Laguna Hills City Council
January 27, 2026

Item No. 5.5.1
income group throughout the planning period. If a jurisdiction approves a development on a parcel identified in its Housing Element sites inventory with fewer units in an income category than shown in the Housing Element, the City must either make findings that the Housing Element’s remaining sites have sufficient capacity to accommodate the remaining unmet RHNA by each income level, or identify and make available additional adequate sites to accommodate the remaining unmet RHNA for each income category.

However, a jurisdiction may not disapprove a housing development project on the basis that approval of the development would trigger the identification or zoning of additional adequate sites to accommodate the remaining RHNA.

Approval of this Project will not prompt the City to identify and make available any additional sites, as the remaining sites identified in the Housing Element are adequate to meet the requirements of Section 65583.2 and to accommodate the City’s remaining share of the unmet RHNA for the planning period. Government Code section 65863 requires findings be made to ensure that the City can continue to fulfill requirements of Housing Element Law, including the accommodation of the RHNA. The findings must include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of sites identified in the Housing Element to accommodate that need by income level.

The City’s 6th RHNA requires the City to plan for 1,985 housing units for all income levels. A component of preparing the City’s Housing Element is the identification of vacant and underutilized sites suitable for residential development, and an evaluation of the housing development potential of these sites in fulfilling the City’s RHNA. The project site is identified in the Housing Element as having a realistic capacity to accommodate 236 lower income units. Because the proposed project includes 250 above moderate-income units and no lower income units, the City must determine whether the remaining Housing Element inventory sites have sufficient capacity to accommodate the City’s remaining unmet RHNA by income level if the project is approved as proposed. Staff has evaluated the housing projects that have been permitted or approved during the current planning period, or which are otherwise not accounted for in the Housing Element site analysis and has determined that the remaining sites identified in the Housing Element have sufficient capacity to accommodate the City’s remaining unmet RHNA need for each income level.

At the time the Housing Element was prepared and adopted, the City’s RHNA was calculated to be 1,985 units, broken down as follows: 921 lower-income units, 354 moderate-income units, and 710 above moderate-income units. The sites identified in the certified Housing Element were determined adequate to accommodate a total of 3,061 units, including 619 more units than the City’s unmet RHNA in the lower income

Item No. 5.5.1
category, 51 more units than the City’s unmet RHNA for the moderate-income category, and 406 more units than the City’s unmet RHNA for the above-moderate income category. Overall, the sites inventory in the adopted Housing Element reflected a total capacity surplus of 1,076 units.

After accounting for permitted and entitled units since the beginning of the 6th RHNA cycle, and the 250 units in the proposed project, the City’s total remaining capacity surplus for lower income units in excess of its RHNA would be 402 units. Due to this surplus, the overall residential capacity on sites identified in the Housing Element would still be sufficient to accommodate the City’s total remaining unmet RHNA if the proposed project is approved. The required No Net Loss findings can be made and are included in the proposed Resolution.

Conclusion:

With exception to the waivers and reductions permitted under State Density Bonus Law and given that (i) the proposed project meets all objective UVSP development standards; (ii) the development includes Senior Housing; (iii) the development properly invokes Density Bonus Law and requests four development standard waivers; (iv) AB 130 has been properly invoked by the Applicant; and (v) the Project meets all the criteria imposed by that law and the Tribal Consultation process is complete, Staff recommends approval of VTPM/SDP/PP/PUP No. 0166-2023.

Public Notice:

The proposed project was advertised in an adjudicated newspaper of general circulation on January 15, 2026. In addition, 75 property owners within a 500-foot radius of the subject property were mailed a public hearing notice. Any written comments received will be distributed at the public hearing held by the Planning Agency.

CEQA:

The Applicant contends that the proposed Project is exempt from review under the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66 (AB 130). The City’s Consultant, Dudek, evaluated the proposed Project and determined that, if the Project is deemed consistent with applicable general plan and zoning requirements because it is subject to Density Bonus Law (Government Code Section 65915), then it satisfies the qualifying criteria set forth in Section 21080.66 (Attachment 4). Tribal consultation was conducted and concluded under AB 130.

Consistent with AB 130, Conditions of Approval have been included pertaining to

Item No. 5.5.1
monitoring of tribal cultural resources during construction and requiring identification and remediation of any hazardous substances located on the Project site.

Fiscal Impact:

City regulations require applicants for development projects to reimburse the City for the actual fees and costs incurred by the City in conjunction with the City’s review, evaluation, and processing of land use applications and reviewing proposed projects pursuant to the provisions of the California Environmental Quality Act (“CEQA”). The Applicant shall be responsible for payment of all applicable fees pertaining to development of the Project pursuant to the City’s Comprehensive Fee Schedule.

Attachments:

1. Proposed Resolution of Approval

2. Project Plan Set

3. AB 130 Infill Housing Exemption Checklist

4. State Density Bonus Law Summary

5. Link to Project Documents

RESOLUTION NO. PA2026-X

A RESOLUTION OF THE PLANNING AGENCY OF THE

CITY OF LAGUNA HILLS, CALIFORNIA, CONDITIONALLY

APPROVING VESTING TENTATIVE PARCEL MAP / SITE

DEVELOPMENT PERMIT / PRECISE PLAN / PARKING USE
PERMIT NO. 0166-2023, A REQUEST BY MATTHEW

HAUGEN, ON BEHALF OF BSP OAKBROOK, LLC, TO
PERMIT A PROJECT THAT CONSISTS OF: THE
SUBDIVISION OF AN EXISTING 8.42-ACRE PARCEL
LOCATED AT 24422 AVENIDA DE LA CARLOTA INTO ONE

4.18-ACRE PARCEL (LOT 1) AND ONE 4.24-ACRE
PARCEL (LOT 2), CONSTRUCTION OF A NEW 250-UNIT
SENIOR LIVING DEVELOPMENT WITH A 755-STALL
PARKING STRUCTURE ON LOT 1, A REDUCTION IN THE

AMOUNT OF PARKING SPACES REQUIRED FOR THE
EXISTING OFFICE BUILDING ON LOT 2 TO FACILITATE

ITS CONVERSION TO MEDICAL OFFICE USES, AND THE

JOINT USE OF THE PARKING FACILITIES BETWEEN THE
RESIDENTIAL USES ON LOT 1 AND THE COMMERCIAL
USES ON LOT 2; AND FINDING THE PROJECT EXEMPT

FROM THE CALIFORNIA ENVIRONMENTAL QUALITY ACT

PURSUANT TO PUBLIC RESOURCES CODE SECTION
21080.66.

The Planning Agency of the City of Laguna Hills, California, hereby finds, determines, declares, and resolves as follows:

WHEREAS, BSP Oakbrook, LLC (the “Applicant”) has requested approval of the subdivision of an existing 8.42-acre parcel currently containing 120,354-square-foot commercial office building and surface parking into one 4.18-acre parcel (Lot 1) and one

4.24 acre parcel (Lot 2), the construction of a new 250-Unit Senior Living Development with a 755-stall parking structure on proposed Lot 1, a reduction in the amount of parking spaces required for the office building to facilitate its conversion to a medical office building; and the joint use of the of the parking facilities between the residential uses on Lot 1 and office uses on proposed Lot 2 (the “Project”); and WHEREAS, the Subject Property is generally located at the corner of Avenida De La Carlota and Los Alisos Boulevard; and
WHEREAS, on June 7, 2023, the Applicant submitted a preliminary application to the City for a 240-unit age restricted senior housing project and associated structured parking, 572,421 combined square footage of construction, and 731 parking spaces on the Subject Property; and
WHEREAS, on December 12, 2023, the Applicant submitted a land use application to the City for the Project, which the City determined and notified the Applicant was incomplete on January 10, 2024;

WHEREAS, on February 12, 2024, the Applicant submitted supplemental application materials to the City, and on March 11, 2024 the City determined and notified the Applicant that the supplemented application remained incomplete; and WHEREAS, on March 12, 2024, the Applicant submitted supplemental application materials to the City, and on April 11, 2024, the City’s Community Development Director determined the application to be complete in accordance with Government Code Sections 65941.1(e) and 65943; and
WHEREAS, the City subsequently provided technical comments to the Applicant and timely written notice to the Applicant pursuant to Government Code Section 65589.5(j)(2)(A) of those City plans, programs, policies, ordinances, standards, and requirements that the proposed Project was, or potentially was, inconsistent, not in compliance, or not in conformity with; and
WHEREAS, on April 1, 2025, the Applicant submitted revised and updated Project plans and materials to the City; and
WHEREAS, as revised, the final Project application is for a 250-unit age restricted senior housing project, associated structured parking, 585,877 combined square footage of construction, and 755 parking spaces, and incorporates a twenty percent (20%) density bonus and certain waivers of development standards that would physically preclude the Project at the proposed density pursuant to the State Density Bonus Law (Government Code section 65915); and
WHEREAS, on June 30, 2025, the Legislature adopted, and the Governor signed, Assembly Bill (“AB”) 130, which was an urgency measure that took effect immediately; and
WHEREAS, amongst other changes, AB 130 added Section 21080.66 to the Public Resources Code, providing that infill housing development projects meeting specified criteria are statutorily exempt from review under the California Environmental Quality Act (“CEQA”); and
WHEREAS, on July 15, 2025, the Applicant notified the City that the proposed Project is exempt from CEQA pursuant to Public Resources Code Section 21080.66; and WHEREAS, subdivision (b) of new Section 21080.66 of the Public Resources Code provides for local governments to offer and to engage in a process to consult with each California Native American tribe that is traditionally and culturally affiliated with the project site in order to identify whether a tribal cultural resource could be affected by the proposed project and to find measures that would avoid significant impacts to a tribal cultural resource; and
WHEREAS, the City consulted with those California Native American tribes that claimed to be traditionally and culturally affiliated with the proposed Project site for the purposes of identifying measures to avoid significant impacts to tribal cultural resources that could potentially be affected by the proposed Project and notified said tribes that the consultations had been concluded on or about October 20, 2025; and

WHEREAS, the Project requires approval of a Vesting Tentative Parcel Map, Site Development Permit, Precise Plan, and a Parking Use Permit; and WHEREAS, the Project site has a General Plan Land Use Designation of Village Commercial, is within the Urban Village Specific Plan area, and has a zoning designation of Village Commercial (VC); and
WHEREAS, the Project is consistent with the Village Commercial General Plan Land Use Designation and certain use and development standards applicable to property with the Urban Village Specific Plan and the Village Commercial zoning designation; and WHEREAS, the Planning Agency has considered evidence and testimony presented by City staff, the Applicant, the public, and other interested parties at a duly noticed public hearing held on January 27, 2026; and
WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred.

NOW, THEREFORE, THE PLANNING AGENCY OF THE CITY OF LAGUNA

HILLS, CALIFORNIA, DOES RESOLVE, DECLARE, DETERMINE, AND ORDER AS FOLLOWS:

SECTION 1. The above recitals are true and correct and are incorporated herein by reference.

SECTION 2. That the Project is statutorily exempt from CEQA pursuant to Public Resources Code Section 21080.66.

SECTION 3. That the conditions imposed on the Project are reasonable and do not reduce the density of the Project or render the Project infeasible.

SECTION 4. The Planning Agency hereby determines that the required findings by the City for approval of Vesting Tentative Parcel Map / Site Development Permit / Precise Plan / Parking Use Permit No. 0166-2023 have been met and made as follows:

Vesting Tentative Parcel Map

1. The proposed map is consistent with the Laguna Hills General Plan and the Urban Village Specific Plan.

The proposed map will subdivide an existing 8.42-gross-acre site located in a master planned area that is governed by the Urban Village Specific Plan (“UVSP”) and has the General Plan Village Commercial land use designation. The Village Commercial land use designation and UVSP identify professional office and high-density residential uses as appropriate for this master plan area. Additionally, the site is designated in the General Plan Housing Element as an underutilized site that could accommodate a future housing development. The proposed map subdivides the existing lot into two separate lots to accommodate the project. The proposed map furthers the intent of the Land Use and Housing Elements of the General Plan and the UVSP by facilitating a project that maintains the existing office

building on one lot and the development of a high-density, multiple-family, 250-unit senior housing project on the second lot.

2. The design and improvement of the proposed subdivision is consistent with the Laguna Hills General Plan and the Urban Village Specific Plan.

The Village Commercial land use designation is implemented by the specific development standards and policies outlined in the UVSP. The site currently includes an existing professional office building; however, the subdivision will establish two conforming lots per General Plan land use standards and Specific Plan. The newly created Lot 1 will be the site of a new 250-unit senior housing development. The Village Commercial designation and UVSP envision offices and high density residential uses and development and incorporate design and improvement standards enables the lots to be utilized per the area’s to support those types of projects. Additionally, as a designated site for multiple-family, high-density housing in the Housing Element, the design and improvement of the subdivision of land to accommodate the development of the senior housing is supported by the General Plan.

3. The site is physically suitable for the proposed type of development in that it is of a reasonable shape, size, and topography to accommodate a residential subdivision.

The 8.42-gross-acre site is currently developed with a commercial office building and associated surface parking lot on relatively flat topography. The site is surrounded by public roads and does not share a property line with another developed property. The proposed subdivision creates a new lot within a portion of the existing surface parking lot of substantial size, utilizable shape, and flat topography which would create a viable area for high density residential development. Therefore, the site physically suitable for the proposed type of development.

4. The requirements of the California Environmental Quality Act have been satisfied.

The proposed project qualifies for the CEQA Infill Housing Exemption per the requirements of Public Resources Code Section 21080.66, and all relevant environmental considerations including hazards, conservation, and density, among others, and have been satisfied.

5. The site is physically suitable for the proposed density of development.

The project proposes a residential density on the Lot 1 of 60 dwelling units per acre, which is a twenty percent (20%) density increase over the maximum allowable number of dwelling units per acre for Lot 1 in the Urban Village Specific Plan, but which is permitted through the use of State Density Bonus Law (California Government Code Sections 65915 – 65918) and its associated allowances for density increases for qualifying projects.

The engineering and traffic analyses prepared for the Project demonstrate that the site is physically suitable for the proposed density of development and, as conditioned, the Project will not create adverse impacts on the site.

In addition, there are sufficient remaining vehicle trips remaining in the Urban Village Specific Plan trip budget to accommodate the Project.

Further, the increased water demand and sewer flows anticipated to generated by the Project were analyzed and it was determined that the Project will not have a significant impact on regional water supply capacity or regional wastewater treatment capacity and that no significant regional or local water or sewer impacts are anticipated.

6. The design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitat.

The site is currently developed with an existing commercial office building and surface parking lot and is not located near sensitive fish or wildlife habitats. The subdivision facilitates a development project and the related improvements associated with the project have been analyzed in the AB 130 checklist prepared in conjunction with the Project, as well as the Phase 1 Environmental Site Assessment Report, the Hydrology Report, Soils Report, Tree Preservation Analysis, and Water Supply and Sewer Assessment. The associated reports and analyses have determined the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage or substantial and avoidable injury to fish or wildlife or their habitats.

7. The design of the subdivision and the type of improvements proposed are not likely to cause serious public health problems.

The subject property is not located on a site with potential hazardous waste per the State Department of Health Services, State Water Resources Board, and the California Waste Management Board and, therefore, associated design of the subdivision will not cause serious public health problems. Nonetheless, per AB 130, any contamination discovered on the Property must be remediated per State law before any certificates of occupancy may be issued. The proposed improvements of a new agerestricted, high-density residential structure have been reviewed for all potential hazards, and the proposed project meets all associated requirements for housing projects within 500 feet of an interstate per AB 130 requirements.

8. The design of the subdivision and the type of improvements proposed will not conflict with easements of record or 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 will be substantially equivalent to ones previously acquired by the public.

As conditioned, the proposed subdivision and associated improvements will not conflict with any public access easements of record or acquired by court judgment. Utility easements not related to public access in conflict with the proposed project will be quitclaimed and new utility easements will be dedicated.

9. The design and improvement of the proposed subdivision is suitable for the uses proposed and the subdivision can be developed in compliance with the applicable zoning regulations.

The site currently contains a surface parking lot which is the site of the proposed improvement of high-density residential structure and the site is large enough to accommodate the creation of two conforming lots per Urban Village Specific Plan lot area standards. Therefore, the design and improvement of the proposed subdivision is suitable for the uses proposed and the subdivision can be developed in compliance with the applicable zoning regulations of the Urban Village Specific Plan. The base density of the new residential lot is consistent with the density permitted by the Urban Village Specific Plan, and the overall density is permitted pursuant to the State Density Bonus Law. In addition, there are sufficient remaining vehicle trips remaining in the Urban Village Specific Plan trip budget to accommodate the Project.

10. The design of the subdivision, to the extent feasible, does have allowance for future passive or natural heating and cooling opportunities.

While Lot 2 would maintain the existing office building without any modifications, the project would meet the applicable UVSP standards including setbacks and exceeds the minimum open space area required for the new development of the senior housing development. This would accommodate landscaping that can be provided throughout the site with adequate setbacks, which would provide for natural/passive cooling opportunities.

Furthermore, the construction of the senior housing project shall be required to comply with the California Energy Commission’s adopted Building Energy Efficient Standards that require the inclusion of energy conservation features in residential development, and to incorporate energy-saving design solutions to reduce energy consumption by at least 10 percent below the California Energy Code (Title 24, Part 6 of the California Code of Regulations, California Energy Efficiency Standards for Residential and Non-Residential Buildings). The proposed design of the subdivision provides for future passive or natural heating or cooling opportunities, to the extent feasible.

11. The design, density, and configuration of the subdivision strikes a balance between the effect of the subdivision on the housing needs of the region and of public service needs.

The subdivision creates a new lot for high-density residential development within the City’s Village Commercial General Plan Land Use Designation and the Urban Village Specific Plan, both of which promote the development of high-density residential structures. The site is identified in the Housing Element as appropriate for the development of housing to help the City meet its regional housing need. The use of an existing surface parking lot within close proximity of commercial amenities and services further promotes the stated need of enhanced pedestrian areas. The location of the site is within an area with access to existing public services and there is no evidence the

proposed density will create undue burdens on existing public services. The proposed housing units address the housing needs of the region at an appropriate scale and in a suitable area to absorb more residential density.

Site Development Permit

1. That the site design complies with standards of the development code.

The Project complies with all the development standards outlined for properties within the Urban Village Specific Plan area, including lot area standards, building height, setback, landscape coverage, open space, and amenities standards of the Urban Village Specific Plan. Under State Density Bonus Law (“SBDL”), the project qualifies for modifications of development standards that would have the effect of physically precluding the construction of the proposed density bonus units or the requested developer’s requested concession or incentive. where there is no feasible method to satisfactorily mitigate the specific adverse impact.

The project incorporates the following waivers from the applicable development standards:
a. LHMC Section 9-44.060.L (Design standards for parking facilities) requires the minimum distance from a parking stall adjacent to a wall to be 2 ft 5 in.

The Project provides a distance of 1 foot between parking stalls which are adjacent to walls within the parking structure.
b. LHMC Section 9-44.110.B (Parking Structure Design Standards) states “The edge of support structure columns shall be located a minimum of two feet and a maximum of four feet from the parking aisle and shall not be located within the area of the parking stall.” The Project locates the support structure columns less than two feet from the parking aisle. c. LHMC Section 9-44.110.E (Parking Structure Design Standards) states “All ramps shall be provided with transition zones at the top and bottom of the ramp. Ramps with a grade of ten percent or less shall have a transition zone at least eight feet in length. Ramps with a grade of greater than ten percent shall have transition zones at least twelve (12) feet in length. The grade of transition zone shall not exceed one-half the grade of the ramp it serves.” The Project does not providing any transition zones at the top or bottom of the ramps within the proposed parking structure. d. LHMC Table 9.44.C (Access Design for Parking Locations) requires a minimum driveway throat length of 24 ft. for residential parking structures with over 250 parking spaces and 40 ft. for commercial parking structures with over 250 parking spaces. The Project provides a driveway throat length of 10 ft. at the northeast garage entry and 29 ft. at the northwest garage entry.

2. That the site is suitable for the proposed development.

The site is currently improved with a 120,354-square-foot, multi-story, professional office building and surface parking lot with some landscaping. The site is topographically flat and considered a corner lot with adjacent access to two roadways, and access to nearby services and amenities. Additionally, the site was studied and determined to be an underutilized site that could accommodate a future housing development. The project was analyzed for impacts to the

community, including but not limited to potential impacts to air quality, noise, traffic and circulation, soils and geology, and hydrology. The site is surrounded by public roads and does not share a property line with another developed property.

Immediately north of the site is Interstate 5. Southwest of the subject property is Sofi Laguna Hills apartments, along with the Reata Apartments and the Oakbrook Village shopping center. Southeast of the subject property, across Los Alisos Boulevard, are single-family homes located along Christina Court. From a larger scale, the Projects proximity to the Saddleback Medical Center and surrounding medical offices provide nearby resources and synergy to the medical office building and senior housing development. Additionally, the Project’s location is across Avenida de Carlota from the Oakbrook Village commercial center, where employees and visitors to the office building and residents of the senior housing project can easily be served by the various retail and personal services.

3. That the project is consistent with the general plan and applicable design guidelines.

The proposed project is within the Village Commercial General Plan land use designation area, which identifies the UVSP area as a "future study area" where intensification and redevelopment were expected to occur. Both the General Plan and UVSP promote an “urban core” concept, where a variety of commercial, recreational, and high-density residential uses, work in concert to create an urban village within the master planned area of the UVSP. The General Plan 6th Cycle Housing Element (2021-2029) designates the property as an underutilized site for multiple-family, high-density housing in the Housing Element. The Project implements the General Plan vision for the UVSP by providing for the redevelopment of an 8.42-acre property with an existing professional office building with surface parking by adding a new 250-unit senior housing development to the site. The urban village concept is furthered by the Project’s location, across Avenida de Carlota, and proximity to the Oakbrook Village commercial center. Employees and visitors to the office building and residents of the senior housing project can easily be served by the various retail and personal services. The proposed project conforms to the development standards, with exception the qualified waivers under SDBL, within the Urban Village Specific Plan related to residential development including varied rooflines, on-site parking hidden from view from the street, architecturally enhanced entryways that provide direct access to the street, and building massing stepped down at the corner of the site.

The proposed Project is consistent with and help implement the following goals of the General Plan Land Use and Housing Elements:
• Goal LU-2. Ensure development is compatible and interdependent with neighboring uses
• Goal LU-3. Encourage infill development that involves the revitalization of property in an economically and environmentally sustainable manner. • Goal LU-4. Place a high priority on design, architecture, and landscaping that reflect the community’s identity and gracious lifestyle. • Goal H-2. Facilitate the development of a range of housing types, densities, and affordability levels to meet the diverse needs of the community for all economic levels and age groups and special needs groups, such as large

families, female-headed households, the disabled, seniors, and the homeless.
• Goal H-3: Ensure that adequate housing opportunities are available to all persons in Laguna Hills without discrimination in accordance with federal and state fair housing laws.

The proposed Project is also consistent with a number of policies set forth in the General Plan, including, but not limited to the following:
• Policy LU-1.1: Encourage new mixed-use developments in the Urban Village that complement and enhance Laguna Hills’ existing community character. • Policy LU-1.2: Encourage the compatible integration of residential and service retail uses in proximity to job centers.
• Policy LU-1.3: Promote intensified and revitalized land uses in the Urban Village within traffic, parking, and transit capabilities. • Policy M-6.1: Reduce the amount of land devoted to parking, if feasible, by integrating multiple use and creative parking solutions that still provide adequate parking for all uses.
• Policy M-6.4: Encourage parking in shared surface lots or parking structures to make the most efficient use of land.
• Policy M-6.5: Identify solutions to neighborhood- and activity-specific parking issues through implementation of a broad range of parking management tools and strategies.
• Policy H-2.1: Provide opportunities for higher density residential development, mixed use residential/commercial development, and transitoriented development in appropriate areas of the City.

Policy H-3.3: Encourage housing design to accommodate the special needs of the disabled, seniors, large families, single-parent households, and lowincome households. Designs may include single-story units, units with three, four, or five bedrooms; on-site childcare facilities; or on-site job training facilities.

4. That the site design and structural components are appropriate for the site and function of the proposed uses.

The site is designed for high-density residential and partially underground structured parking for residents and the adjacent commercial office building with appropriate vehicular access and circulation and enhanced pedestrian access and circulation within the site. The design of the residential building was intended to be complimentary to the existing office building while reflecting the architectural styles present within the entitlements approved in 2022 Village at Laguna Hills (“VALH”) project given the proposed project’s proximity to the VALH project area.

Materials include Hardie Plank Lap Siding, Simulated Wood Porcelain Tile, Painted Stucco, and Concrete Finish. The massing is managed by varying the facades by utilizing balconies, roof height/pitch variation, and materials. All rooftop mechanical equipment is proposed to be screened from public view. In addition, the proposed project complies to the UVSP’s design guidelines for

residential development, including roofs that incorporate pitches, ridges, rakes, ridgelines and materials that are common to the area; overhangs and insets of fenestration that is consistent with its architectural style; on-site parking that is hidden from view from the street; entryways that direct access to the street, either individually or for the entire building; entryways that are architecturally enhanced to compliment the structure; and building massing that respects the surrounding structures and step down at the corners.

Precise Plan

1. That the plan and the uses proposed are consistent with the general plan.

The Village Commercial land use area was envisioned as a master planned area where commercial, civic, and high-density residential uses would work in concert to create an urban village within the master planned area of the UVSP. Consistent with Land Use Element Goal LU-3: “Encourage infill development that involves the revitalization of property in an economically and environmentally sustainable manner” and Mobility Element Land Use Policy M-6.1 “Reduce the amount of land devoted to parking, if feasible, by integrating multiple use and creative parking solutions that still provide adequate parking for all uses,” the Project will add a high-density, senior housing project on an underutilized parking lot. The Precise Plan for development promotes the incorporation of high-density residential structures with enhanced pedestrian areas that conveniently link commercial, residential, and civic activity areas.

2. That the proposed plan is consistent with adopted development standards for the area in which proposed.

The proposed plan is consistent with all lot area standards, building height, setback, landscape coverage, open space, and amenities standards of the Urban Village Specific Plan, with the exception of the modifications to the development standards permitted under State Density Bonus Law. In addition, the proposed plan is consistent with all objective design standards within the Urban Village Specific Plan related to residential development including varied rooflines, on-site parking hidden from view from the street, architecturally enhanced entryways that provide direct access to the street, and building massing stepped down at the corner of the site.

3. That the plan promotes community image and enhances compatibility of uses in the plan area.

The plan is consistent with the design and landscaping standards of the Urban Village Specific Plan and promotes an enhanced pedestrian area by its within proximity of commercial amenities and services, including adjacent high-density residential and the Village at Laguna Hills. The new senior housing development will enhance the community character and will serve to meet senior housing demands in the area. The new building and landscaping will efficiently use the underutilized space while establishing what is intended to be high-quality development at designated perimeter entry to the Urban Village Specific Plan area. Landscaping used in strategic places will help define the character of the property. Taken collectively, the architectural and landscape design features of

the Project promote community image and enhance compatibility of uses in the plan area as envisioned in the UVSP.

4. That the plan will reduce undesirable environmental consequences while improving economic needs of the area and community.

The Project is an infill housing project that enhances community character, supports increased transit use, and promotes a more walkable environment within its portion of the UVSP. The Plan implements General Plan and UVSP policies for the area and will reduce undesirable environmental consequences by removing an existing asphalt parking lot thereby reducing runoff and associated heat-island effects of asphalt parking lots and replacing it with age-restricted residential units of various sizes within close proximity to medical services and associated amenities. The proposed residential development provides more housing options for seniors in an area that contains a variety of services within walking distance. All new development will be required to comply with updated building codes and standards that will improve energy and water use efficiency.

5. That the plan is sufficiently detailed to ensure design values and controls needed to achieve a balance and integration of uses.

The site plan and associated architectural plans provide sufficient detail of the site design in terms of pedestrian and vehicle access between both buildings and the shared parking between both uses. The plans also provide sufficient detail on materials proposed for the new residential building and landscaping to integrate the uses into the Urban Village Specific Plan area.

Joint Parking Use Permit

1. That the proposed joint parking use permit is consistent with the intent and purpose of the development code.

The Joint Use Parking Plan proposes to share a portion of new parking spaces within the residential parking structure between the residential use and the commercial office use while also retaining existing surface parking spaces dedicated to the commercial office use. The existing 120,354-square-foot commercial office building is proposed to split its floor area between 80 percent “Medical/Dental Office” and 20 percent “Low Intensity Medical Office” and utilize the existing 211 surface parking spaces and share 713 spaces within the structure while 250 parking spaces within the structure are reserved for residents per the Laguna Hills Municipal Code (LHMC) standard of 1 space per unit for senior housing units. The uses proposed are permitted per Title 9 (Zoning and Subdivisions) of the Laguna Hills Municipal Code and the associated Joint Use Parking Plan proposes to share parking between the residential and commercial use and the parking demand will be monitored via the requirements of LHMC Section 9.44.070. Therefore, the proposed parking use permit is consistent with the intent and purpose of the development code.

2. That the joint parking use permit provides a reasonable and enforceable means for all uses to share parking facilities.

The Joint Use Parking Plan requires the property owner to provide written verification from the tenants and property owner acknowledging acceptance and compliance with the requirements of plan; provide notice of the Joint Use Parking

Plan to all future property owners, tenants, and other uses; provide a means to amend the agreement to include future users/tenants or changes based upon participant modifications to uses; provide a site plan showing all parking spaces, building square footage and tenant spaces within the complex or area participating; and provide a joint use parking matrix with all relevant monitoring information including the hourly parking demand for all tenants on weekdays, Saturdays, Sundays, and a comparison between hourly parking demand and the parking supply to show that the demand will not exceed parking supply.

Therefore, the joint parking use permit provides a reasonable and enforceable means for all uses to share parking facilities.

3. That the requirement for parking established by the joint parking use permit shall assure that parking demands for the participating uses are continually met.

The parking shall be monitored by the property owner via the requirements of the Joint Use Parking Plan specifically by providing documentation of including the hourly parking demand for all tenants on weekdays, Saturdays, Sundays, and a comparison between hourly parking demand and the parking supply to show that the demand will not exceed parking supply. In addition, a condition has been added which requires the applicant to provide an updated Joint Use Parking Plan which reevaluates parking demands based on the medical office building tenants at the discretion of the Community Development Director. Furthermore, the approved plan shall be binding upon the applicant, tenants and property owners within the project location and a covenant agreement, approved by the City Attorney, shall be recorded establishing and maintaining in perpetuity the approved joint parking program.

4. All the findings in support of a conditional use permit can be made. a. That the proposed use is consistent with the general plan.

The uses (commercial office and multi-family residential) supported by the joint use parking plan are consistent with the vision of the Village Commercial Land Use Designation and, therefore, are consistent with the General Plan. The General Plan encourages shared parking to make the most efficient use of available land and reducing the amount of land devoted to parking by integrating multiple uses and creative parking solutions that still provide adequate parking for all uses. The General Plan also promotes the use of innovative parking solutions to avoid excessive parking requirements in areas that are considered highly walkable and adequately served by transit. areas that are highly walkable and well served by transit.

The joint use parking plan, prepared by RK Engineering, demonstrates that adequate parking will be provided for the professional office and residential uses onsite. Supplementary to the shared parking facilities, the reduction of parking for the Project is mitigated with the lower demand of parking needed for senior housing projects. To assist with transportation needs, the City of Laguna Hills' Senior Dial-A-Taxi Program is funded by OCTA (SMP and M2 Funds) and is designed to provide door-to-door taxi service to eligible Laguna Hills residents over the age of 60.
b. That the nature, condition and development of adjacent uses, buildings and structures have been considered and the proposed conditional use will not

adversely effect or be materially detrimental to the adjacent uses, buildings, or structures.

The surrounding uses include single-family residential, multi-family residential, mixed-use residential, and commercial retail uses. The professional office use is an existing use that will be maintained with minimal operational changes. The new multi-family residential use is appropriate for and consistent with other uses in the immediate area. The sharing of parking facilities shall be an integrated operation between the two uses, and the joint parking plan was designed to supplement and enhance the two uses in the Project. The joint use parking plan demonstrates that the proposed site can accommodate enough parking to serve the existing and proposed uses on the subject site without adversely affecting or being materially detrimental to the adjacent uses, buildings, or structures. c. That the proposed site is adequate in size and shape to accommodate the use and integrate it with the existing and planned uses in the vicinity.

The proposed site meets all minimum lot area requirements of the Urban Village Specific Plan and the site plan integrates both uses with adequate vehicle and pedestrian circulation. A reduction in the amount of parking provided onsite for the medical office building and senior housing development is offset with the sharing of unreserved/guest spaces onsite. d. That all required development standards prescribed by this code can be achieved.

A total of 960 spaces will be provide for the entire Project. Lot 1 provides 752 spaces within a 4-level parking structure. On Lot 2, 211 surface level parking spaces are provided for the office tenants and visitors. The 250-unit senior housing development requires a total of 377 parking spaces. Of the 377 parking spaces, 250 parking spaces will be reserved for resident use and 127 spaces will be unreserved spaces for visitors. As a part of the joint use parking plan, the Project will convert the existing office building to full occupancy by medical office tenants. Per the Laguna Hills Municipal Code Section 9-44.050, the medical building requires 727 parking spaces. The remaining 583 parking spaces are available to the medical office building.

The remaining 127 parking spaces will be shared use between residential guests and medical office patrons. Therefore, all required development standards prescribed by the Development Code can be achieved. e. That the conditions and limitations placed upon the use are necessary to ensure compatibility with adjacent or abutting uses and the preservation of the public peace, safety, and welfare.

The conditions and limitations imposed on the parking use permit, including but not limited to Condition No. 102 are intended to maintain the continued operations and functionality of the joint use parking plan to ensure compatibility with adjacent or abutting uses and the preservation of the public peace, safety, and welfare.

SECTION 5. Pursuant to California Government Code Section 65863, the Planning Agency finds that, although the proposed project will result in fewer lower income units

than were assumed for the project site in the Housing Element, the remaining sites identified in the Housing Element will are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the City's share of the regional housing need pursuant to Section 65584, based on the following:

1. The project site is identified in the City’s certified Housing Element as having a realistic capacity to accommodate 236 lower income units. The proposed project includes 250 above moderate-income units and no lower income units.

Nonetheless, there is an adequate surplus of lower income units on sites identified in the Housing Element to accommodate the City’s remaining lower income RHNA.

2. At the time the Housing Element was prepared and adopted, the City’s RHNA was calculated to be 1,985 units, consisting of 921 lower-income units, 354 moderateincome units, and 710 above moderate-income units. The sites identified in the certified Housing Element and anticipated ADUs were determined adequate to accommodate a total of 3,061 units, including 619 more units than the City’s unmet RHNA in the lower income category, 51 more units than the City’s unmet RHNA for the moderate-income category, and 406 more units than the City’s unmet RHNA for the above-moderate income category. Overall, the sites identified in the adopted Housing Element and anticipated ADUs reflected a total capacity surplus of 1,076 units.

3. Since the beginning of the 6th RHNA cycle, the City has approved or permitted 18 lower-income apartment units, 162 above moderate-income apartment units, 11 lower income ADUs, and 16 above-moderate income ADUs.

4. After accounting for permitted and entitled units since the beginning of the 6th RHNA cycle, and the 250 units in the proposed project, the City’s total remaining capacity surplus in excess of its RHNA would be 402 lower-income units. Due to this surplus, the overall residential capacity on sites identified in the Housing Element would still be sufficient to accommodate the City’s total remaining unmet RHNA for each income category if the proposed project is approved.

5. This finding demonstrates the remaining sites in the inventory are adequate to meet the requirements of Government Code Section 65583.2 and to accommodate the remaining share of the regional housing need pursuant to Section 65584. This finding includes a quantification of the remaining unmet need for the City’s share of the regional housing need at each income level and the remaining capacity of sites identified in the housing element to accommodate that need by income level.

SECTION 6. In addition to the foregoing, the facts and findings set forth in the staff report made a part of the record of the public hearing are hereby incorporated herein by this reference.

SECTION 7. Based upon the above findings, the Planning Agency of the City of Laguna Hills does hereby approve VTPM/SDP/PP/PUP No. 0166-2023, subject to the following conditions:

GENERAL

1. The following Conditions of Approval (“Conditions”) shall be binding and enforceable against, and, whenever used herein, the term “Applicant” shall mean and refer to, each of the following: the project applicant, Matthew Haugen, on behalf of BSP Oakbrook, LLC , the owner(s) and tenant(s) of the property, and each of their respective successors and assigns.

2. Unless the context dictates otherwise, whenever the term “this Permit” is used in the following Conditions of Approval, it shall collectively refer to VTPM/SDP/PP/PUP No. 0166-2023 approved pursuant to this Resolution.

Failure to abide by and faithfully comply with all conditions of approval shall constitute grounds for revocation and/or termination of the Vesting Tentative Parcel Map, Site Development Permit, Precise Plan, and ParkingUse Permit approved in conjunction with the Project, as applicable.

3. Unless the context dictates otherwise, whenever the term “Project” is used in the following Conditions of Approval, it shall collectively refer to the plans presented at the January 27, 2026, meeting of the Laguna Hills Planning Agency (Plan or Plans), and other studies and exhibits submitted to the City by the Applicant to depict the subdivision of and improvements to be constructed on the Applicant’s property, consisting of an approximately 8.42-acre parcel located at 24422 Avenida De La Carlota (APN 620-492-04) (the “Subject Property) as part of the Project, as modified by these Conditions of Approval.

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

Development shall be consistent with the approved Plans, as modified by these Conditions of Approval, and all applicable architectural design guidelines and all other development standards specified in the Laguna Hills Municipal Code (“LHMC”). Any relocation, alteration, modification, or addition to any use, structure, feature, or material, not specifically approved shall require an application for a Changed Plan (CP) to VTPM/SDP/PP/PUP No. 0166-2023, unless the Community Development Director (“Director”) determines the proposed change is immaterial and consistent with the provisions and the spirit and intent of the original approval. The Director may approve minor modifications to these Conditions of Approval through the Changed Plan process.

5. To the fullest extent permitted by law, the Applicant shall, at its sole cost and expense, protect, defend, indemnify, and hold harmless the City, its elected and appointed officers and officials, employees, agents, departments, agencies, authorized volunteers, consultants, attorneys, boards, commissions, and committees, and instrumentalities thereof ("Indemnitees"), from and against any and all claims, liabilities, losses, fines, demands, penalties, lawsuits, writs of mandamus, and any other claims or actions or proceedings

of any kind whatsoever (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to, arbitrations, mediations, and other such procedures), judgments, orders and decisions (collectively "Claims" and “Actions”), brought against the Indemnitees, which seek to attack, challenge, modify, set aside, void, or annul any action of or any permit or approval issued by the Indemnitees (including actions approved by the voters of the City) for, in connection with, or concerning the approval of this Permit. It is expressly understood and agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the defense of the Indemnitees for the Claims and Actions, and that the Applicant shall promptly reimburse the City for all costs and expenses directly and necessarily incurred by the City in the course of the defense, including reasonable attorneys' fees. The City shall promptly notify the Applicant of any Claims and Actions brought against the Indemnitees and shall cooperate in the defense of any such Claims and Actions. If the Applicant fails to so defend the Claims and Actions, the City shall have the right but not the obligation to do so and, if it does, the Applicant shall promptly pay the City's full cost thereof.

6. Except as otherwise mandated by State law, approval of this Permit constitutes approval of the proposed Project only to the extent that it complies with the City’s Development Code and any other applicable zoning regulations in effect on the date the application was deemed complete pursuant to subdivision (h)(5) of Government Code section 65589.5. Approval does not include any action or findings as to compliance or approval of the Project regarding any other applicable ordinance, regulation, or requirement.

7. Failure to abide by and faithfully comply with any and all Conditions of Approval shall constitute grounds for revocation of this Permit by the Laguna Hills Planning Agency.

8. The Applicant shall agree in writing to these conditions of approval within 30 days of the Planning Agency’s approval.

9. The conditions of Project approval set forth herein include certain development impact fees and other exactions. Pursuant to Government Code §66020(d), these conditions constitute written notice of the amount of such fees. The Applicant is hereby notified that the 90-day period in which the Applicant may protest the fees, dedications, reservations, or exactions imposed on this Project through the Conditions of Approval, commencing from the date of approval of the Project, has begun. The Project is subject to the following development impact fees in effect:

a. Citywide Park Fee of $15,636.00 per unit pursuant to LHMC Chapter 8.07 and City Council Resolution No. 2018-11-13-3.

10. Pursuant to City Council Resolution No. 2017-07-11-2, the Applicant shall reimburse the City for any outstanding fees for processing of this Permit within 60 days of the Planning Agency’s approval. The Applicant shall be responsible for payment of all applicable fees pertaining to development of the Project pursuant to the City’s Comprehensive Fee Schedule. All outstanding fees and expenses shall be paid in full prior to a final inspection of the Project improvements.

11. Unless a time extension is granted pursuant to Laguna Hills Municipal Code Section 9-92.080(L), this Permit shall expire and be of no further force or effect if the subject development and construction necessary and incidental thereto is not initiated and commenced within two (2) years of the Planning Agency’s approval and thereafter diligently advanced until completion of the Project. In the event construction of the Project is commenced, but not diligently advanced until completion, the rights granted pursuant to this Permit shall expire if the building permits for the Project expire. Initiated and commenced is defined as issuance of a precise grading permit within two years of the date of approval of the Subject Project and commencement of grading prior to expiration of the grading permit, and subsequently, issuance of a building permit for the foundation of the building shell prior to the expiration of the grading permit and commencement of construction prior to expiration of the building permit.

12. Within 48 hours from project approval, the Applicant shall submit to the City a check in the amount of $50.00, made payable to the Orange County ClerkRecorder, for filing the Notice of Exemption.

13. A final Parcel Map shall be recorded within two (2) years of January 27, 2026 that is in substantial conformance with the Vesting Tentative Parcel Map, unless the Applicant has filed a request for extension consistent with the provisions of City requirements and the California Subdivision Map Act.

14. The Applicant shall prepare a final Parcel Map in accordance with the City, County, and State requirements and standards. The Applicant shall submit the final Parcel Map for plan check to both the City Engineer and County Surveyor and pay all applicable plan check fees to both agencies. The Applicant shall submit a current title report, supporting documents, and traverse closure calculations for plan check. Following recordation of the final Parcel Map, the Applicant shall provide the City with a duplicate Mylar of the recorded document.

15. Any map shall be prepared in conformance with the State’s Subdivision Map Act, the County’s map processing manual, the City’s municipal code, and as

determined and approved by the City Engineer, which may require the posting of security instruments guaranteeing the construction of future improvements.

The Applicant shall submit a current title report, supporting documents, and traverse closure calculations for plan check. Following recordation of the map, the Applicant shall provide the City with a duplicate Mylar of the recorded document.

16. After the final Parcel Map has been recorded by the County Clerk’s Office, the Applicant shall provide the City with a duplicate mylar and scanned TIFF files of all maps.

17. Prior to the commencement of map checking, a deposit shall be posted for map check fees. Map check fees will be based on time and materials to be invoiced at the completion of the map check process. All map check fees shall be paid in full before the map will be sent to City Council for approval.

18. Prior to the issuance of Certificate of Use and Occupancy, all survey monumentation shall be placed by a California Licensed Land Surveyor as required by and shown on the map.

PLANNING DIVISION

19. The Applicant shall maintain the Subject Property in compliance with property maintenance standards as set forth in LHMC Chapter 9-74. This includes prohibitions on outdoor storage and maintenance of the premises that cause obnoxious odors.

20. No permanent overhead utilities shall be installed.

21. Prior to issuance of any grading permits, the Applicant shall submit the Project’s grading plan to the Community Development Director for review and approval.

The grading plan shall be consistent with the architectural site plan as approved by this Permit to the reasonable satisfaction of the Community Development Director.

22. Prior to the issuance of a building permit, the Applicant shall submit a final landscape and irrigation plan to the Community Development Director for review and approval. The plan shall demonstrate compliance with the provisions of Laguna Hills Municipal Code Chapters 9-46 and 9-47, including sufficient wall screening, landscaping, planter size and shade trees along the site perimeter and within the Project parking lot, installation of “Smart” landscape irrigation controllers, low precipitation-rate sprinkler heads, and water efficient landscaping, as applicable.

23. Prior to the issuance of a building permit, the Applicant shall submit a lighting and photometric plan to the Community Development Director for review and approval. The Community Development Director may require additional lighting if lighting levels at approved pedestrian walkways and internal intersections under construction are insufficient to comply with the requirements of LHMC Chapter 9-40, when completed. The plan shall include a photometric analysis of proposed lighting and shall comply with lighting requirements of the Laguna Hills Municipal Code, including that light and glare shall not be projected beyond the boundaries of the Subject Property. The City may withhold issuance of a Certificate of Use and Occupancy for any building or portion thereof if the lighting associated with such building has not been installed.

24. Outdoor security and other lighting shall be designed and maintained so as not to illuminate beyond the Subject Property. All exterior lights shall be focused inward and away from surrounding uses and adjacent residential properties.

Prior to the issuance of a building permit, the Applicant shall provide an updated photometric plan showing compliance with the Laguna Hills Municipal Code.

Pursuant LHMC Section 9-40-170, exterior lighting shall be shielded or recessed so that direct glare and reflections are contained within the boundaries of the parcel, and shall be directed downward and away from adjoining properties and public rights-of-way. No lighting shall blink, flash, or be of unusually high intensity or brightness. All lighting fixtures shall be appropriate in scale, intensity, and height to the use served.

25. Prior to issuance of a Certificate of Use and Occupancy, the Applicant shall submit a Master Sign Program for review and approval pursuant to Laguna Hills Municipal Code Chapters 9-42 and 9-92 and the Urban Village Specific Plan.

Signage within the parking structure shall be included as part of the Master Sign Program for the property.

26. The Applicant shall comply with all temporary and permanent sign requirements of the City’s Sign Ordinance, as specified in Laguna Hills Municipal Code Chapter 9-42, and the Urban Village Specific Plan. The Applicant shall not use or display any prohibited signs listed in LHMC Section 9-42.260.

27. Prior to the issuance of a building permit, the Applicant shall submit a striping and signage plan that includes information demonstrating compliance with the requirements of Subsection K of Laguna Hills Municipal Code Section 9-44.060 (Design standards for parking facilities). Subsection K establishes criteria that apply to the siting of all parking facilities, whether above or below grade in structures or at surface level. The plan shall be reviewed and approved as part of the building permit review process.

28. This Permit only authorizes use of the Subject Property as an independent living, age restricted, rental apartment development and does not authorize the establishment of any non-residential uses such as, but not limited to any medical or healthcare-related services, including but not limited to assisted living services, skilled nursing care, or any form of medical treatment. The provision of any form of medical services, or the conversion of any portion of the complex to an assisted living facility or other healthcare-related use shall require separate application and approval of a Change Plan, Conditional Use Permit (CUP), or other appropriate permit or approval in accordance with the Laguna Hills Municipal Code.

29. Prior to issuance of a grading permit, the Applicant shall provide evidence to the reasonable satisfaction of the Community Development Director that there are no easements (including, but not limited to, easements for reciprocal access and/or parking or utilities) that conflict with the proposed Project.

30. Prior to issuance of a building permit, Applicant shall submit requisite contribution to the City’s Public Art In-Lieu Fund. The contribution amount shall be established using the Public Art Value Formula described in Section V (pg. 39) of the Urban Village Specific Plan and shall be one-half percent (0.5%) of the total aggregate construction costs of the Project, which will be based on the valuation as determined by the City's Community Development Director and indicated on the building applications submitted in order to obtain permits for construction of the Project components. As part of the submission, the Applicant shall provide a separate document displaying the formula and how they established the contribution amount.

BUILDING DIVISION

31. The Applicant shall be responsible for ensuring all applicable building permits are obtained for any activity requiring a permit. Construction shall comply with the 2022 California Building, Plumbing, Mechanical, Electrical, and Green Building Codes, as may be amended, or the applicable California Building Code in effect at the time of building permit issuance. Any required documents submitted for the purpose of building permit issuance shall be accurately labeled and reflect all work to the reasonable satisfaction of the Community Development Director.

32. At the time of document submittal for permit issuance, the Applicant shall demonstrate compliance with California Disabled Accessibility requirements, as required by Chapter 11 of the California Building Code if applicable.

33. The Applicant shall comply with all general construction water quality requirements, as required by the LHMC 5-36.

34. Prior to issuance of any building permit, the Applicant shall submit to the Community Development Director all required approvals from the Orange County Health Department.

35. Prior to issuance of each building permit, the Applicant shall submit to the Community Development Director all required approvals from the Orange County Fire Authority.

36. Prior to issuance of each building permit for the demolition of any existing building, the Applicant shall submit to the Community Development Director evidence of all required approvals from South Coast Air Quality Management District or provide verification of plan submittal, as applicable.

37. The Applicant shall demonstrate compliance with all applicable building energy efficiency standards established by the California Energy Commission that are in effect at the time of the issuance of any permit.

38. The Project shall comply with LHMC Chapter 5-28 (Smoking and Sale of Tobacco Products). Required signage and notices shall be installed prior to the issuance of a Certificate of Use and Occupancy and commencement of any use.

39. During construction, adequate emergency access shall be maintained to the site at all times in accordance with any requirements of the Orange County Fire Authority (OCFA).

40. Prior to the commencement of any work, the Applicant shall provide a contact number to the Community Development Director for the public to call concerning dust, noise, or other construction-related impacts. The information shall also be posted on site in a manner approved by the Community Development Director.

ORANGE COUNTY FIRE AUTHORITY (OCFA)

41. The applicant must address and correct all outstanding OCFA PR105 Conceptual site plan and design review comments, corrections, and/or concerns as outlined in the August 28, 2025 letter (Exhibit A), including complying with any future conditions imposed by OCFA.

42. The applicant must formally submit the following plans to OCFA and gain OCFA approval before City grading and building permits issuance. a. OCFA Fire Master Plan
b. Architectural Plan, Construction Drawings

43. The applicant must formally submit the following plans (as applicable) to OCFA after the fire master plan and architectural plans are approved by OCFA. a. Underground Fire Line
b. Fire Sprinkler Systems
c. Fire Alarm Systems
d. Emergency Power Generator Systems
e. Building Energy Storage Battery Systems
f. Access / Egress Control Systems
g. Security Vehicle Gates, perimeter gates, and doors

PARKING STRUCTURES

44. The parking structure shall be designed to include pavement treatments/materials or finishing techniques that reduce noise generated by automobile tire squeal. All pavement treatments and materials shall be subject to the reasonable approval of the Community Development Director prior to building permit issuance for any parking structure.

45. Prior to building permit issuance for the parking structure, the Applicant shall confer with the Orange County Sheriff’s Department (OCSD) to identify features consistent with best practices identified in “Crime Prevention Through Environmental Design in Parking Facilities” or other standards acceptable to OCSD that could be incorporated into the parking structure for which a building permit is requested.

MECHANICAL EQUIPMENT

46. Mechanical equipment, storage, trash areas, and utilities installed at ground level shall be architecturally screened by solid or semi-solid material from public view to the reasonable satisfaction of the Community Development Director.

The method of screening shall be architecturally compatible in terms of materials, color, shape, and size. The screening design shall blend with the building design and include landscaping when on the ground. For rooftop mechanical equipment, building parapet walls shall be at least as high as the equipment and vents installed on each building. For any roof-top equipment, in lieu of fully screening the equipment, the Applicant may provide a “line of sight”

study to the Director that indicates no screening is required given the location of mechanical equipment on the roof of a building relative to one or more viewpoints within the Project (as reasonably determined by the Community Development Director) at finished grade. Roof mounted solar panels are excluded from this requirement so long as the overall height of the equipment is as close to the height of building parapet walls as possible, or where integrated into an accessory building such as a roof top carport.

PUBLIC WORKS DEPARTMENT

47. Prior to the issuance of any grading permit or building permit, security instruments shall be posted guaranteeing construction of on-site and off-site improvements in accordance with LHMC Section 10-16.300, and these Conditions of Approval. Security instruments shall include a grading bond and a landscape bond, unless the latter is waived by the Community Development Director.

48. The Applicant shall comply with the recommendations in the Geotechnical Evaluation Report prepared for the Project (Exhibit B).

49. Prior to the issuance of a Certificate of Use and Occupancy, the applicant shall pay for all required geotechnical testing services for improvements in the public right-of-way, which shall be invoiced by the City based on time and materials.

These fees will be in addition to all applicable encroachment, grading, subdivision, etc. inspection fees. These fees must be paid in full prior to release of any grading bonds.

50. Prior to the issuance of a building permit, the Applicant shall submit a grading and erosion control plan for any on-site drive aisle, parking space, sidewalk and/or other hardscape improvements. As applicable, the grading plan shall show the construction of all curb and gutter, asphalt and concrete pavement, sidewalk, storm drain, sewer and water systems (for reference only) and other improvements, and must include a horizontal control plan.

51. Prior to release of any grading bonds, the Project improvements must be completed to the reasonable satisfaction of the City Engineer. This includes completion of all punch list items, approved mylar as-builts, underground inspections (for storm drain systems, if any), required paperwork (such as soils reports, certifications, etc.). All associated permits will be considered active, until all items (including paperwork) have been completed to the reasonable satisfaction of the City Engineer. All permits must be current (not expired) at time of bond release. The Applicant is advised that there may be permit renewal fees if said permits have expired prior to completion of all above listed items.

52. AII grading and storm drain plans shall be prepared on City standard ARCH D size sheets by a licensed civil engineer and shall be submitted to the City Engineer for approval. All landscaping plans shall be prepared on City standard ARCH D size sheets by a licensed landscape architect and shall be submitted to the City Engineer for approval. All plans must be in substantial conformance with the approved site/concept plans. Plan check and inspection fees shall be paid by the Applicant in accordance with the City's fee schedule.

53. Prior to the release of any grading bonds, all grading, storm drain, and landscaping plans associated with the Project shall be as-built upon completion of the Project. Once the as-built drawings are approved, the Applicant shall provide the City with a duplicate mylar of the plans and scanned PDF or TIFF files of all plans.

54. Prior to the issuance of a precise grading permit, all on-site improvement construction (parking lots, sidewalks, ramps, grading) shall be bonded for with the precise grading plan and permit.

55. Prior to the issuance of any grading permit, erosion control, demolition, and earth moving work shall be bonded for with the rough or precise grading plan and permit, whichever occurs first.

56. Prior to work in the public right-of-way, an encroachment permit shall first be obtained from the City Engineer. The City Engineer at his sole discretion may require the posting of an encroachment permit bond to guarantee the completion of work in the public right-of-way.

PUBLIC WORKS DESIGN CONDITIONS

57. Grading of the Subject Property shall be in accordance with the City of Laguna Hills Grading Code and Manual and to the reasonable satisfaction of the City Engineer. Any grading required outside of the Project boundaries will require either slope easements or right-of-entry letters from the adjacent property owners.

58. Prior to the issuance of a grading permit, the following on site (private property) improvements shall be designed in a manner meeting the approval of the City Engineer in conformance with Laguna Hills Municipal Code Section 10-16.020:
a. All provisions for surface drainage.
b. All necessary storm drain facilities extending to a satisfactory point of disposal for the proper control and disposal of storm runoff.

c. AII structural pavement sections for on-site and off-site streets, including all newly constructed or reconstructed parking lots, shall be submitted to and approved by the City Engineer. The soils engineer shall submit pavement section recommendations based on "R" Value analysis of the subgrade soils and approved City traffic indices. In no event shall the minimum pavement sections be less than the City's engineering standard plan minimum pavement sections.

59. Prior to the issuance of any grading permit, the Applicant shall provide a Certified Access Specialist (CASp) report reviewing existing pathways, sidewalks and access ramps for both on-site access and adjacent to the site access along the accessible pathways for compliance with the Americans with Disabilities Act (ADA) for approval by the City Engineer and the Building Official. Accessible pathways shall not include a path within any drive aisle, except as necessary to cross a drive aisle at 90° to the drive aisle. The CASp report shall include an implementation plan to correct all deficiencies noted and as reasonably approved by the City Engineer and the Building Official.

60. Prior to the issuance of a Certificate of Use and Occupancy, any sidewalk or pathway not in compliance with ADA standards and the CASp report, as approved by the City Engineer and the Building Official, shall be reconstructed to the City's standards.

61. Prior to the issuance of a precise grading permit, a horizontal control plan showing dimensioning of drive aisle, driveway, parking stall, and hardscape improvements shall be prepared for review and approval by the City Engineer.

Minimum dimensions for drive aisles, driveways, and parking stalls shall adhere to City engineering standard plans and the Municipal Code. The City of Laguna Hills has adopted County of Orange Public Works Standard Plans as its engineering standard plans.

62. Prior to the issuance of a Certificate of Use and Occupancy, the Applicant shall demonstrate to the reasonable satisfaction of the City Engineer that a corner cut-off area is created at the intersection of each driveway serving the Project and a public street that satisfies the requirements of LHMC Section 9-40.160 or otherwise provides traffic vision clearance meeting the corner vision clearance requirements set forth in the California Department of Transportation Highway Design Manual or other applicable published public safety standard.

63. Prior to the issuance of a building permit, the Applicant shall provide plans demonstrating compliance with Laguna Hills Municipal Code Section 9-40.200 (Undergrounding of utilities) which states, in pertinent part: “Utilities shall be placed underground. If an above-ground electrical transformer is located

outdoors on any site, it shall be screened from view with a solid wall and landscaping and not located in any setback area.”

PUBLIC WORKS CONSTRUCTION CONDITIONS

64. Perimeter fencing shall be installed that has green screen material or approved equal. The fence/screen material shall be properly maintained and be free of rips, tears, fraying, graffiti, and any other damage or vandalism.

65. The Applicant shall comply with all requirements of the Orange County Stormwater Program "Construction Runoff Guidance Manual" during the construction of the Project. The requirements contained in this manual shall be incorporated into the grading plans.

66. All concrete (including sidewalk) that comes in contact with native soils shall contain Type V cement.

67. Prior to the issuance of a Certificate of Use and Occupancy, all uplifted, subsided or severely worn curb, gutter and sidewalk that fronts the Project in the public right-of-way along McIntyre Street shall be removed and replaced.

This includes uplifted, subsided or severely worn curb and gutter and sidewalk that was in this condition prior to the start of construction. Limits of removal and replacement will not be marked out until immediately prior to occupancy so that all damage that occurred during construction can be included in the limits of replacement.

68. Prior to the issuance of a Certificate of Use and Occupancy, all City Street pavement restorations shall be completed to the reasonable satisfaction of the City Engineer.

69. If any asphalt pavement cuts are made into existing City roadways, the subject roadway shall be ground down and overlaid from the gutter line to the centerline or median of the roadway for any cuts made in that portion of the roadway, and to the reasonable satisfaction of the City Engineer.

70. During the course of the Project construction, no public streets shall be utilized for temporary storage of any construction materials and no vehicles shall be off-loaded of deliveries or filled with materials on any public street.

71. Prior to the issuance of any grading permits, a haul route plan for all exports/imports from/to the site shall be submitted for review and approval by, and to the reasonable satisfaction of, the City Engineer. The haul route shall not utilize any arterial highway prior to 9:00 am or after 4:00 pm daily. In addition, a construction vehicle routing plan shall be submitted for review and

approval by, and to the reasonable satisfaction of, the City Engineer prior to any demolition or construction work.

72. During the course of Project construction, no construction equipment traffic shall access or depart the site during morning or evening traffic peak periods, which are 7:00 a.m. to 9:00 a.m. and 4:00 p.m. to 6:00 p.m., Monday through Friday.

73. During the course of Project construction, the Applicant shall adhere to Laguna Hills Municipal Code provisions limiting hours of construction. Pursuant to LHMC Section 5-24.070, activities associated with construction or grading that generate noise levels in excess of those set forth in LHMC Chapter 5-24 shall not take place between the hours of eight p.m. and seven a.m. on weekdays, including Saturday, or at any time on Sunday or a federal holiday.

74. If construction commences during the nesting season (February – September), the Applicant shall cause a pre-construction nesting survey to be conducted within 3 days prior to ground disturbing activities to determine the presence/absence of nesting birds. If an active nest is found on the study area, a qualified biologist will establish a buffer around the nest (up to 500 feet for raptors and 300 feet for passerine birds) and ongoing biological monitoring during construction may be required until the nestlings have fledged and the nest is no longer active. The buffer will be established by a biologist based on the sensitivity of the species to disturbance and the proximity to project activities. Construction activities may commence outside of the buffer under the discretion of a monitoring biologist. Once the monitoring biologist has determined the nest is no longer active, the buffer can be removed.

75. The Applicant shall implement all of the following measures during construction, as applicable:
a. The project applicant shall comply with all requirements of South Coast Air Quality Management District (SCAQMD) Rule 403 regarding fugitive dust control.
b. All construction equipment shall be maintained and properly tuned in accordance with the manufacturer’s specifications. All equipment shall be checked by a certified mechanic and determined to be running in proper condition prior to operation.
c. Low VOC (i.e., ROG) coatings shall be used that comply with SCAQMD Rule 1113: Architectural Coatings.

PUBLIC WORKS DRAINAGE AND HYDROLOGY CONDITIONS

76. In accordance with Laguna Hills Municipal Code Section 10-16.340, which requires conformance with the Grading Manual, prior to the issuance of a grading permit, a hydrology and hydraulic study (including off-site areas affecting the development) shall be prepared by a qualified civil engineer and approved by the City Engineer. The report shall include detailed drainage studies indicating how the grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100-year flood.

77. Prior to the issuance of grading permits or the approval of improvement plans, a recorded drainage acceptance letter for any concentration or increase of drainage runoff to adjacent properties shall be required.

78. All storm drain systems shall be designed and constructed in accordance with the County of Orange Local Drainage Manual, Orange County Public Works Standard Plans, and applicable City standard engineering plans.

79. Prior to the issuance of a Certificate of Use and Occupancy, any storm drains modified by the Project, if any, shall be inspected by the County of Orange Underground Inspection Team (the City will arrange for the inspection). There will be additional fees for this inspection.

PUBLIC WORKS SOLID WASTE AND RECYCLING CONDITIONS

80. The Applicant shall comply with all requirements set forth in Laguna Hills Municipal Code Chapter 5-32.210 and 5-48 (Construction and Demolition Waste Recycling Program) and related CalRecycle regulations. Prior to issuance of building permits, the Applicant shall submit and obtain approval of a waste reduction and recycling plan as prescribed by the C&D Compliance Official and submit all applicable fees and security deposits.

81. Prior to the issuance of a building permit, the Applicant shall provide for review and approval by the City Engineer a trash and recycling plan detailing the expected trash and recycled material volume produced by the Project.

Accordingly, all existing and proposed trash bin enclosures shall be sized to accommodate the required number of trash and recycling bins as required by the plan. At a minimum, any trash bin enclosure shall be built according to the City's standard engineering plan, which requires a floor drain connected to the sanitary sewer system and a solid roof to prevent rain water intrusion, and shall accommodate one three-yard trash bin and one three-yard recycling bin

(approximate dimensions 40" wide x 82" long) and one organics recycling cart (approximate dimensions 30” wide x 36” long) and enough room for personnel to access the trash bins. No trash bin shall be located outside an enclosure approved by the Community Development Director. If, at any time in the future it is determined by the Public Works Director that the trash enclosure is inadequate, the property owner at its expense shall expand the trash enclosure to accommodate extra bins as evidenced by operations or shall order more frequent trash and recycling bin pick-ups. All trash, storage of cartons, containers, and other discarded items shall be screened from public view at all times. LHMC Section 5-32.040 requires that the storage and collection of mixed solid waste and divertable materials be within enclosures.

82. Prior to the issuance of a Certificate of Use and Occupancy, in accordance with Section 5-32.100 of the Laguna Hills Municipal Code, the applicant shall subscribe to the City’s franchise waste hauler’s organics recycling service as required by State Senate Bill 1383. Further information can be found here:
https://www.ci.laguna-hills.ca.us/211/Recycling-For-Businesses

83. Prior to the issuance a grading permit, the Applicant shall provide a will serve letter from the City’s franchise solid waste hauler demonstrating that the site and proposed plan of development will allow the franchise solid waste hauler to service the Project.

PUBLIC WORKS STORM WATER / WATER QUALITY CONDITIONS

84. AII projects, in conjunction with a grading permit, require the preparation of an erosion control plan in conformance with the City of Laguna Hills Grading and Excavation Code. All erosion control plans shall incorporate Best Management Practices to the maximum extent possible. In addition, erosion control shall be implemented during construction year-round.

85. Prior to the issuance of any grading permit, evidence that proper clearances have been obtained from the San Diego Regional Water Quality Control Board such as the filing of a Notice of Intent to Discharge, shall be provided to the City Engineer. If a permit is required, the Applicant will be required to prepare a Storm Water Pollution Prevention Plan.

86. Prior to the issuance of a Certificate of Use and Occupancy, "No Dumping - Drains to Ocean" shall be stenciled directly above any inlets or an approved stencil shall be used to paint this message on inlets.

87. Prior to issuance of any precise grading permit, a Water Quality Management Plan (WQMP) shall be approved by the City Engineer. The WQMP shall be prepared in conformance with the City's WQMP Instructions and Template. The

project design and construction shall comply with the requirements of the latest edition of the City's National Pollutant Discharge Elimination System (NPDES) Permit issued by the San Diego Regional Water Quality Control Board. Copies of the Permit may be downloaded from the Water Board's website at www.waterboards.ca.gov/sandiego. This order and the City's NPDES Local Implementation Plan (LIP) require the City to classify this Project as a priority project. The Applicant will be responsible for complying with the "priority development project" requirements of this Permit, which requires the Project to incorporate source control BMPs and structural treatment BMPs. The Applicant is advised that there are additional plan check fees for the review of this document.

88. Prior to the issuance of a Certificate of Use and Occupancy, all water runoff from the site (including sheet flow), including existing areas, shall be required to be filtered with a water quality device approved by the City Engineer, prior to the discharge of the water to the street gutter or storm drain system. This may require the installation of trench drains the entire width of the entrances to collect and treat sheet flow leaving the site.

89. Prior to the issuance of a Certificate of Use and Occupancy, the property owner shall furnish a recorded copy of a Maintenance Agreement outlining post construction Best Management Practices (BMP's) in accordance with the County of Orange Drainage Area Management Plan Appendix for New Development. The following non-structural BMP's are required to be implemented by the current property owner, and all subsequent property owners to satisfy National Pollution Discharge Elimination System requirements and requirements outlined in the Orange County Drainage Area Management Plan. A copy of these conditions of approval shall be provided to all subsequent property owners. The following BMP's will be required:
a. Storage and Repair of Motor Vehicles - The property owner shall not allow motor vehicles stored on the premises to be washed on site, unless a car wash facility is proposed that is connected to the sanitary sewer system.

Motor vehicles may be lightly rinsed (with no detergents, soaps, or surfactants) provided that de-ionized water is used sparingly and any runoff is diverted to a landscaped area or collected on-site and disposed of into the sanitary sewer system. Vehicles parked at this facility that show evidence of leaking fluids must be stored with drip pans located to catch the leakage and protected from mixing with stormwater. All hazardous pollutants spilled from stored vehicles shall be cleaned and picked up immediately with an appropriate "dry method" absorbent material and disposed of properly. All spills must be contained and cleaned up on the premises.

b. Litter Control - The property owner will be required to implement trash management and litter control procedures in the common areas aimed at reducing pollution of drainage water. The property owner may contract with their landscape maintenance firm to provide this service with the regularly scheduled maintenance, which should consist of litter patrol, emptying of trash receptacles in common areas, and noting trash disposal violations and reporting the violations to the property owner for investigation. c. Trash Enclosures and Dumpsters - The property owner shall post signs on trash enclosure gates that state "Keep Dumpster Lids Closed." The property owner will monitor dumpster usage such that dumpsters are not overfilled and the dumpster lids can close completely. The property owner shall increase the trash pickup schedule as necessary to prevent dumpsters from overfilling.
d. Landscape Maintenance - Ongoing maintenance must be consistent with the City's adopted water conservation ordinance, plus fertilizer and pesticide usage consistent with the "County Management Guidelines for Use and Fertilizers and Pesticides." Landscaping irrigation systems shall be adjusted and properly maintained to prevent over spray runoffs. e. Green Waste Disposal - Green waste shall not be blown or swept into, or disposed of, in the street, gutter, public right-of-way, or storm drain catch basins or inlets. Leaf blowers, if used, shall be used to move green waste into piles so they can be swept and picked up and disposed of in green waste recycling containers.
f. Employee Training - The property owner shall prepare a training manual(s) for existing and future employees. The manual should include information on non-point source pollution and how to use proper Best Management Practices (BMPs) to minimize runoff pollutants. Training shall be provided upon hire and at regular intervals thereafter.
g. Catch Basin/Inlet Inspection - The property owner must inspect all catch basins/inlets on site and clean the catch basins, if necessary, prior to the storm season (no later than October 15 each year).
h. Lot/Street Sweeping - The property owner must sweep outdoor lots regularly (minimum monthly), and prior to the storm season (no later than October 15 each year). Sweeping shall be done with a vacuum-type sweeper. Under no circumstances are outdoor areas/lots to be rinsed or washed with water unless said rinse/wash water is collected and disposed of properly (i.e. into the sewer).

i. Catch Basin Stenciling - All catch basins/inlets/outlets on site must be marked using the City's "No Dumping - Drains to Ocean" curb marker or stenciled using an approved stencil shall be used to paint this message on the top of curb directly above the inlet, and on one side of the curb face.

Labeling for catch basins is to be inspected regularly and maintained so as to be reasonably legible at all times. The inspection and maintenance is to be performed by the property owner. This stencil is to alert the public/employees to the destination of pollutants discharged into the storm water.
j. BMP Maintenance - The property owner shall be responsible for implementation of each non-structural BMP and regularly scheduled cleaning of all BMP structural facilities (catch basin, storm drains, trash enclosures, etc.).
k. Title 22 CCR Compliance - The property owner must comply with Title 22 of the California Code of Regulations and relevant sections of the California Health and Safety Code regarding hazardous waste management, which will be enforced by County Environmental Health on behalf of the State. l. Haz-Mat Disclosure Compliance - The property owner shall comply with County and City ordinances.
m. Uniform Fire Code Implementation - The property owner shall comply with Article 80 of the Uniform Fire Code.
n. Spill Response Plan/Kit- The property owner shall develop a spill response plan and maintain a spill response kit on site. Employees shall be properly trained to use the spill response kit. Owner shall maintain absorbent materials in the spill response kit to adequately contain any spills that can be anticipated (i.e. oil drips, engine coolant, etc.).

90. Prior to the issuance of a precise grading permit, the Applicant shall provide plans and supporting documentation for the review and approval of the City Engineer showing that areas requiring regular washing/cleaning (including dumpster areas) are isolated from the storm drain system. No discharge from such areas shall be allowed into the storm drains. This plan may be incorporated into the WQMP.

91. Prior to the issuance of a precise grading permit, the design plans shall include a solid roof over any proposed loading dock(s) and any drains within the proposed loading dock(s) shall be connected to the sanitary sewer system as required by the City's Best Management Practices (BMP) Design Manual dated

August 31, 2019, and approved by the California Regional Water Quality Control Board, San Diego Region.

92. Prior to the issuance of a Certificate of Use and Occupancy, catch basin filters shall be installed on all catch basins which drain the subject site, including any existing catch basins. Specification sheets shall be submitted to the City Engineer for approval prior to the installation of the filters.

PUBLIC WORKS WATER, SEWER, AND UTILITIES CONDITIONS

93. Prior to the issuance of a Certificate of Use and Occupancy, any damage, either structural or aesthetic, to any public and/or private streets as a result of utility connections to service the Project shall be repaired by the Applicant to the reasonable satisfaction of the City Engineer. The improvements will not be accepted by the City until the necessary repairs are completed.

94. Any above ground utility cabinets shall be placed on private property and an easement dedicated to the appropriate utility company (if required).

95. No above ground utility structures, cabinets, pipes, or valves shall be constructed within the public right-of-way.

PUBLIC WORKS LANDSCAPING-RELATED CONDITIONS

96. The maintenance of any landscaping between the curb and the right-of-way line of any street abutting the parcel shall be the responsibility of the owner of that parcel, unless a recognized association or district has assumed responsibility for said maintenance.

97. All landscape plans shall reflect all improvements shown on the final approved grading plans and building plans including, but not limited to, improvements such as ramps, walkways, driveways, planter areas, fire access lanes, ingress and egress to buildings, and appurtenances constructed to support the use of any improvements such as gates, handrails, fences, or walls.

TRAFFIC AND PARKING CONDITIONS

98. Prior to the issuance of a certificate of occupancy, the applicant shall post a traffic signal improvement bond in a form deemed acceptable to the Public Works Director in the amount of $300,000 to be held for a period of five years.

The traffic signal improvement bond is required to guarantee the future construction of a traffic signal because the traffic impact analysis conducted by RK Engineering on behalf of the applicant identified that the main driveway traffic ingress and egress met the Manual of Uniform Traffic Control Devices

warrant analysis for the construction of a traffic signal. However, the requirement to construct a traffic signal at the entrance is suspended due to the main entrance being in close proximity to the existing Avenida de la Carlota/Oakbrook Village and Avenida de la Carlota/Los Alisos Boulevard traffic signals. The applicant has identified that the traffic signal operations at the other nearby signalized intersections will break up platoons of vehicles (traffic) on Avenida de la Carlota so as to allow ingress and egress of vehicles from the project. However, within one year of the issuance of a certificate of occupancy, the applicant shall conduct another traffic impact assessment in consultation with and approved by the City Engineer to confirm these assumptions and to determine if the construction of a traffic signal at the main entrance is warranted. The determination if a traffic signal is warranted shall be solely determined by the City Engineer. If a traffic signal is warranted, the applicant shall provide final design plans for all traffic signal, communication, and signing and striping improvements. The traffic signal system shall meet all current City specifications and CAMUTCD & Caltrans standards, including but not limited to, traffic signal cabinet, traffic signal controller, battery back-up system, pedestrian push button system, emergency vehicle pre-emption system, CCTV camera, and vehicle detection system. The traffic signal shall be integrated into the City’s communication network. A field study shall be conducted to determine the optimal communication design, which could include underground fiber cable, wireless antennas, or a combination of both. The communication plan shall be subject to review and approval by the City Engineer. The applicant is advised that there will be additional plan check and inspection fees and an Encroachment Bond shall be posted in an amount determined by the City Engineer for the Traffic Signal installation and related equipment.

99. Prior to the issuance of a precise grading permit, a plan for the placement and installation of traffic signing, pavement delineation, and other traffic devices on the subject property shall be prepared for review and approval by the City Engineer. Parking stalls shall be sized and striped according to City engineering standard plans and the Municipal Code, and stop signs along with stop legend bar shall be provided at all locations as specified by the City Engineer. The City of Laguna Hills has adopted County of Orange Public Works Standard Plans as its engineering standard plans.
100. Prior to the issuance of a grading permit, the Applicant shall provide a construction management plan that demonstrates how existing tenants in the existing office building at 24422 Avenida De La Carlota during project construction will maintain access to adequate parking and parking lot circulation in addition to vehicle and pedestrian access. The plan shall ensure the proposed building maintains the following: 1) adequate site access (vehicular and pedestrian); 2) adequate parking; 3) access to public and private

transportation facilities; 4) utility services; and 5) access to adjoining properties that are in existence. In approving the plan, the Public Works Director and Community Development Director may consider the historical vehicular and pedestrian connections between the Subject Property and adjacent properties, and the location of existing driveway entrances/exits. The Applicant shall ensure improvements to remain, or any new improvements required in the approved plan, are maintained in a safe condition for the use of vehicles and pedestrians for as long as the improvements are needed to serve affected buildings until the Project is completed. Prior to City approval of the construction management plan, the Applicant shall obtain approval of the Orange County Fire Authority (OCFA) and provide proof of OCFA approval to the Community Development Director. As reasonably determined by the Community Development Director and Public Works Director, the plan shall be implemented and periodically updated prior to commencement of any project phasing.

JOINT USE PARKING PLAN
101. Property owners and tenants shall provide written verification acknowledging compliance with the joint use plan. This joint-use parking plan will require a clause in all lease agreements that informs all future tenants about the jointuse parking plan and their obligations under it. 102. The Community Development Director will be notified of any proposed changes to the joint-use parking plan. This notification shall include detailed information about the new tenants or changes in uses, along with the impact on parking demand and supply. The Community Development Director will review and approve the amendments.
103. The Applicant shall provide an updated joint-use parking plan that includes site plan layouts for the various floor levels of the proposed medical office building, once tenants and senior housing operator are confirmed. 104. The professional office building shall be permitted to establish full tenancy of the office building with medical and dental offices and “low intensity” medical office uses as parked at the following ratios defined in the Table 9-44.A of the LHMC.
a. Medical and Dental Offices (not to exceed 96,600 square feet): 1 stall/150 square feet of gross floor area.
b. “Low Intensity” Medical Offices (chiropractic, acupuncture, optometry, physical therapy, and psychotherapy offices):1 stall/300 square feet of gross floor area.

105. At full tenant occupancy of the office building and/or upon request by the Community Development Director, the Applicant shall provide an updated tenant roster for the office building to ensure conformance to the joint use parking plan. If onsite parking is found to be inadequate for any reason, including, receipt of substantiated complaints directly related to the Applicant’s operations, the Community Development Director may require, in his or her sole discretion, that the Applicant reevaluates the parking demands from the office building and submit an updated Joint Use Parking Plan to mitigate said adverse impacts, subject to the review and approval by the Community Development Director. The Community Development Director shall have the discretion to bring the Parking Use Permit back to consider additional improvements and protective measures, additional conditions, and amended conditions.
106. Prior to the issuance of a building permit, the applicant shall record a Covenant Agreement signed by the City which establishes and maintains the approved joint parking use plan in perpetuity.

CONSTRUCTION ACCESS
107. During construction of the Project, the Applicant shall maintain adequate site vehicular and pedestrian ingress and egress for customers of adjacent commercial uses and utilize temporary directional signage in the public rightof-way as needed to the reasonable satisfaction of the Public Works Director and Community Development Director. Required directional signage shall comply with City standards and specifications, including but not limited to, the CalTrans design manual, the California Manual of Uniform Traffic Control Devices, and/or as recommended by the American Association of State Highway and Transportation Officials (AASHTO). Required private directional signage shall be provided as appropriate at the reasonable discretion of the Community Development Director.
108. During any construction, adequate emergency access for police, fire, and paramedic vehicles, to the standards of, and approval of, the OCFA, shall be maintained on the Subject Property at all times.
109. Prior to the issuance of any demolition, grading, building or other permit within a District, the Applicant shall submit a construction staging plan to the Community Development Director identifying areas to be used for equipment and material storage, placement of construction trailers, portable restrooms, delivery areas for loading and unloading of materials and equipment, construction waste diversion processing, and construction employee parking.

The Applicant shall periodically submit an updated construction staging plan, as needed and/or when reasonably requested by the Community Development

Director. Appropriate pedestrian and vehicular safety barriers shall be installed in all areas as required by the Community Development Director prior to the issuance of permits. In addition, prior to the issuance of any permits within a District, an on-site pedestrian and vehicle parking circulation plan shall be submitted to the City for review and approval by the Public Services Director and Community Development Director identifying pedestrian and vehicle access, including temporary parking for disabled patrons for businesses that will remain open during construction.
110. During the course of construction, the Applicant shall immediately respond to requests made by a City inspector to reasonably resolve any public safety or access issues identified during the work. Modifications to an approved construction staging plan shall be made when requested by a City inspector within 48 hours, or as soon as possible as determined by the Community Development Director.

COVENANT AGREEMENT
111. The approved Project consists of two separate parcels containing a residential, age-restricted senior apartment complex with structured parking and a medical office building, which share access and parking, and includes approval of a precise plan of development covering both parcels in accordance with the requirements of the Urban Village Specific Plan. Accordingly, prior to issuance of a certificate of use and occupancy, the then current property owner(s) of any portion of the Subject Property shall enter into and record a Covenant Agreement or Agreements (or other appropriate document acceptable to the City) with the City in a form approved by the City Attorney and City Manager.

The City Manager shall be authorized to execute the Covenant Agreement(s) on behalf of the City. Evidence of the recordation of the agreement shall be provided to the City prior to the issuance of any certificate of occupancy. The Applicant shall provide City with a current title report and/or other evidence satisfactory to the City evidencing title ownership of any portion of the Subject Property at the time of recordation of the Covenant Agreement. The Applicant shall reimburse the City for all legal costs incurred by the City associated with implementation of and/or compliance with this condition.

At a minimum, the Covenant Agreement(s) shall:
a. Run with the land and be binding upon all current and future owners and tenants of any portion the Subject Property and their respective heirs, successors, and assignees;
b. Limit occupancy of all units in the residential apartment building to qualified residents and qualified permanent residents, as defined in Sections 51.3 and 51.11 of the Civil Code;

c. Evidence and provide record notice of the approved precise plan for development of all portions of the Subject Property as depicted on the plans and specifications submitted to the City in conjunction with this Permit;
d. Require all portions of the Subject Property to be developed, used, and maintained in a manner consistent with this Permit, as it may be amended from time to time, and the pertinent specifications and standards contained in these Conditions of Approval, the UVSP, and the City's Development Code;
e. Provide for, or reference and incorporate, all current or future reciprocal access and parking easements between and amongst the various parcels on the Subject Property that are necessary to implement this Permit, including all fire lanes as required by the Orange County Fire Authority (OCFA);
f. Memorialize, implement, and require compliance with the Joint Use Parking Plan approved by the City;
g. Establish maintenance standards acceptable to the City for all exterior Project components and areas of the Subject Property and adjacent portions of the right-of-way which Applicant is required to maintain pursuant to these Conditions, including, but not limited to, vehicular, bicycle and pedestrian facilities, parkways, parking facilities, open spaces, landscape areas, furniture and shade structures, signage, utilities, sanitary sewer facilities, and storm water drainage devices, and provide for the allocation of responsibility for maintenance of such components and areas in compliance with such standards and the funding thereof; h. Include provisions identifying an entity or entities responsible for ongoing implementation and funding of the Operations and Maintenance (O&M) Plan associated with the Water Quality Management Plan (WQMP) for the Project and compliance with the LHMC Chapter 5-36 and other applicable National Pollutant Discharge Elimination System (NPDES) regulations; i. Provide that the Covenant Agreement may not be substantively amended or terminated without prior written City approval;
j. Provide that the City may, but shall not be obligated to, enforce the provisions of the Covenant Agreement; and
k. Address and assign responsibility for compliance with Covenant Agreement should portions of the Subject Property be, or in the future come, under separate ownership.

PROTECTION OF TRIBAL CULTURAL RESOURCES: GABRIELENO BAND OF MISSION INDIANS – KIZH NATION
112. The Applicant shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the

subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Grounddisturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
113. A copy of the executed monitoring agreement shall be submitted to the City prior to the earlier of the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.
114. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lCity upon written request to the Tribe. 115. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/City that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/City that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.
116. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.
117. Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an

inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. c. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). d. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
e. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

PROTECTION OF TRIBAL CULTURAL RESOURCES: GABRIELENO BAND OF MISSION INDIANS – JUANEÑO BAND OF MISSION INDIANS, ACJACHEMEN

NATION- BELARDES
118. The Project applicant shall retain a Native American Monitor from or approved by the Juaneño Band of Mission Indians, Acjachemen NationBelardes. The monitor shall be retained prior to the commencement of any ground-disturbing activity for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. 119. A copy of the executed monitoring agreement shall be submitted to the City prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence ground disturbing activity. 120. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant upon written request to the Tribe. 121. On-site tribal monitoring shall conclude upon the latter of the following (1)

written confirmation to the Tribe or Tribal monitoring agency from a designated point of contact for the Project applicant that all ground-disturbing activities and phases that may involve the Project are complete; or (2) a determination and written notification by the Tribe or Tribal monitoring agency to the Director of Community Development, or designee that no future, planned construction activity and/or development/construction phase at the Project site possesses the potential to impact TCRs.
122. Upon discovery of any tribal cultural resources (TCRs), all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Native American Monitor. The Tribe or Tribal monitoring agency will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, In the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural, and/or historic purpose.
123. Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects:
a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed. c. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2). d. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods. e. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

HAZARDOUS SUBSTANCES
124. The Applicant and Project shall be subject to the following required Conditions pursuant to subdivision (c)(1) of Section 21080.66 of the Public Resources Code:
a. The Applicant shall complete a phase I environmental assessment, as defined in Section 78090 of the Health and Safety Code.

Resolution No. PA2026-

b. If a recognized environmental condition is found, the Applicant shall complete a preliminary endangerment assessment, as defined in Health & Safety Code Section 78095, prepared by a qualified environmental assessor to determine the existing of any release of a hazardous substance on the site and to determine if the potential for exposure of future occupants to significant health hazards from any nearby property or activity. c. If a release of a hazardous substance is found to exist on the Project site, no Certificate of Use and Occupancy shall be issued until the Applicant provides satisfactory evidence to the City that the release has been removed or any effects of the release have been mitigated to levels required by current federal and state statutory and regulatory standards. d. If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, no Certificate of Use and Occupancy shall be issued until the Applicant provides satisfactory evidence to the City that the effects of the potential exposure have been mitigated to levels required by current federal and state statutory and regulatory standards.

FREEWAY PROXIMITY MEASURES
125. The Project is located within 500 feet of a freeway; therefore, the Applicant and Project shall be subject to the following required Conditions pursuant to subdivision (c)(2) of Section 21080.66 of the Public Resources Code:
a. The building shall have a centralized heating, ventilation, and airconditioning system. b. The outdoor air intakes for the heating, ventilation, and air-conditioning system shall face away from the freeway.
c. The building shall provide air filtration media for outside and return air that provides a minimum efficiency reporting value of 16.
d. The air filtration media shall be replaced at the manufacturer’s designated interval.
e. The building shall not have any balconies facing the freeway.

PASSED, APPROVED, AND ADOPTED this 27th day of January, 2026.

Resolution No. PA2026-

________________________________

DON CASKEY, CHAIR
ATTEST:
______________________________________

JENNIFER LEE, CITY CLERK

Resolution No. PA2026-

STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss

CITY OF LAGUNA HILLS )
I, Jennifer Lee, City Clerk of the City of Laguna Hills, California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of Resolution No. ____________ adopted by the Planning Agency of the City of Laguna Hills, California, at a Regular Meeting thereof held on the 27th day of January, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________

JENNIFER LEE, CITY CLERK

Resolution No. PA2026-

EXHIBIT A
OCFA Service Request SR# 535805
December 22, 2025 Letter

O R A N G E C O U N T Y FI R E A U T H O R I T Y
F i r e P r e v e n t i o n D e p a r t m e n t
P. O. Box 57115, Irvine, CA 92619-7115 • 1 Fire Authority Road, Irvine, CA 92602 Planning and Development Services • www.ocfa.org • (714) 573-6100 / Fax (714) 368-8843 Serving the Cities of: Aliso Viejo • Buena Park • Cypress • Dana Point • Garden Grove • Irvine • Laguna Hills • Laguna Niguel • Laguna Woods Lake Forest • La Palma • Los Alamitos • Mission Viejo • Rancho Santa Margarita •San Clemente • San Juan Capistrano • Santa Ana Seal Beach • Stanton • Tustin • Villa Park • Westminster • Yorba Linda • and Unincorporated Areas of Orange County Date: 02/15/2024 Page 1 of 1
12/22/25 2
nd Review
To: Jay Wuu
City of Laguna Hills
From: Ben Ver Burg, Fire Prevention Analyst
Subject: City Reference
OCFA Service Request SR #535805
Oakbrook Plaza
24422 Avenida De La Carlota
Laguna Hills
Service Code: PR105 Site Development Review
The applicant must address the comments, corrections, and/or concerns listed below before conditions can be issued for this project. If you need additional information or clarification, please contact me by phone or email: (714) 573-6110, [email protected].

1. Provide a Water Availability Form signed by the local water purveyor to show the results of a recent flow test (within 6 months) near the project site. The available water must meet or exceed the required fire flow of the most demanding structure. The test shall be completed at the fire hydrants nearest to the job site, on the side where water service will be provided. The flow test results provided are for a location too far north. a. Both the provided water availability forms show that the local water network does not have enough water to build a building of this size and construction type. See the water demand needs on page 27 of the OCFA Guideline B-01 (https://storageocfaprod001.blob.core.windows.net/blobocfaprod01/2025/06/B01-Fire-Master-Plan-2023-1.pdf)

2. Provide a traffic analysis from the local traffic engineer’s office or public works department to show the average daily trip (ADT) count for the surrounding roads being proposed for fire department access and laddering to the building.

3. Due to the building construction type, provide approved ladder pads per adopted OCFA Guideline B-01 for all rescue windows up to the third floor.

4. Provide emergency access easement agreements, recorded with the city, for the shared access fire lane road between the proposed building and the existing building.

5. Provide occupant load calculation for roof deck area and second exit as needed.

6. Provide existing and proposed fire hydrant locations according to OCFA guideline B-01.

OCFA SR #535805 Page 2 of 2
Oakbrook Plaza
a. The building size and construction type requires 4 hydrants for the project. No hydrants have on the east or south building interfaces have been provided for hose lay and hose pull water supply.

7. Provide the roof layout. Is the roof line contiguous to be walked by firefighters? Also show which stairwells access the rooftop.

8. Provide the code justification for the two levels above grade plane for parking in a type IA construction with 4 levels of R2 occupancy with construction type VA above, per CBC section 510.4.

Resolution No. PA2026-

EXHIBIT B
Geotechnical Report

June 29, 2023 2 GMU Project 23-008-00
Geotechnical Investigation,
Proposed 7- to 8-Story Residential Development,
24422 Avenida De La Carlota,
Laguna Hills, California
Prepared for
BUCHANAN STREET PARTNERS, LP.

June 29, 2023
GMU Project No. 23-008-00

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 i GMU Project 23-008-00
June 29, 2023
Mr. Matthew Haugen
Buchanan Street Partners, LP.
3501 Jamboree Road, Suite 4200
Newport Beach, CA 92660
PROJECT: 23-008-00
SUBJECT: Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California.

Dear Mr. Haugen:

GMU is pleased to present this geotechnical report for the subject project, which summarizes our subsurface exploration, accumulated data, conclusions, and recommendations.

Please note that this report has not been prepared for the use by other parties or projects other than those named or described herein. This report may not contain sufficient information for other parties or other purposes.

We appreciate the opportunity to work on this project. Please do not hesitate to contact the undersigned if you have any questions regarding any aspect of this report.

Respectfully submitted,
David Hansen, M.Sc., PE, GE 3056
Associate Geotechnical Engineer
DISTRIBUTION:

Addressee: (electronic copy)

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 i GMU Project 23-008-00

TABLE OF CONTENTS
Description Page
INTRODUCTION ...........................................................................................................................1 PURPOSE........................................................................................................................................1 SCOPE.............................................................................................................................................1 SITE LOCATION AND DESCRIPTION.......................................................................................2 PROPOSED IMPROVEMENTS.....................................................................................................3 SUBSURFACE EXPLORATION...................................................................................................4 LABORATORY TESTING.............................................................................................................4 GEOLOGIC FINDINGS .................................................................................................................4 REGIONAL GEOLOGIC SETTING..................................................................................4 LOCAL GEOLOGY AND SUBSURFACE SOIL CONDITIONS ....................................4 Artificial Fill (Qaf)...................................................................................................5 Slopewash/Colluvial Materials (Qsw/Qcol) ............................................................5 Niguel Formation Bedrock Materials (Tn) ..............................................................5 Local Geologic Structure .........................................................................................5 GROUNDWATER AND SEEPAGE..................................................................................6 FAULTING AND SEISMICITY ........................................................................................6 SEISMIC HAZARD ZONES ..............................................................................................6 GEOTECHNICAL ENGINEERING FINDINGS...........................................................................7 SOIL AND BEDROCK EXPANSION ...............................................................................7 BEARING MATERIALS AND POTENTIAL DIFFERENTIAL MOVMENT ................7 SOIL CORROSION.............................................................................................................7 SOIL INFILTRATION........................................................................................................8 EXCAVATION CHARACTERISTICS..............................................................................8 Rippability................................................................................................................8 Trenching .................................................................................................................8 Volume Change .......................................................................................................8 CONCLUSIONS AND RECOMMENDATIONS ..........................................................................8 SITE PREPARATION AND GRADING .........................................................................10 General...................................................................................................................10 Demolition and Clearing. ......................................................................................10 Corrective Grading – Residential/Parking Structure Garage Slabs.......................10 Corrective Grading – Exterior Hardscape Structure and Pavement Areas............11 FILL MATERIAL AND PLACEMENT...........................................................................11 Suitability...............................................................................................................11 Compaction Standard and Methodology ...............................................................12 Material Blending ..................................................................................................12 Use of Rock or Broken Concrete ...........................................................................12

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 ii GMU Project 23-008-00
TABLE OF CONTENTS (continued)
Description Page
TEMPORARY EXCAVATION STABILITY..................................................................12 UTILITY TRENCH BACKFILL CONSIDERATIONS...................................................13 General...................................................................................................................13 Pipe Zone (Bedding and Shading).........................................................................13 Trench Backfill ......................................................................................................14 SURFACE DRAINAGE....................................................................................................14 SOIL MOISTURE CONTROL, IRRIGATION, AND LANDSCAPING........................15 FOUNDATION DESIGN RECOMMENDATIONS........................................................15 Structure Seismic Design.......................................................................................15 Foundation Design Considerations........................................................................17 Bedrock Parameters...............................................................................................17 Minimum Conventional Foundation Design Recommendations...........................18 Caisson Recommendations....................................................................................18 Parking Garage Slabs.............................................................................................19 Foundation Settlement ...........................................................................................19 Vapor Retarder/Barrier ..........................................................................................19 Water Vapor Transmission ....................................................................................20 Floor Coverings .....................................................................................................20 CONCRETE ......................................................................................................................20 CORROSION PROTECTION OF METAL STRUCTURES...........................................21 SITE WALL AND RETAINING WALL DESIGN CRITERIA ......................................22 General...................................................................................................................22 Soil Parameters ......................................................................................................22 Minimum Footing Design Recommendations.......................................................22 Construction Joints.................................................................................................23 Retaining Wall Lateral Earth Pressures.................................................................23 Waterproofing ........................................................................................................23 Wall Backfill and Drainage ...................................................................................24 POLE FOUNDATIONS ....................................................................................................24 MISCELLANEOUS FOUNDATIONS.............................................................................24 CONCRETE FLATWORK ...............................................................................................25 Flatwork Design.....................................................................................................25 Subgrade Preparation.............................................................................................25 PAVEMENT DESIGN ......................................................................................................26 FUTURE PLAN REVIEW AND RESPONSES...........................................................................26

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 iii GMU Project 23-008-00

TABLE OF CONTENTS
Description Page
GEOTECHNICAL OBSERVATIONS/TESTING DURING CONSTRUCTION.......................26 LIMITATIONS..............................................................................................................................28 CLOSURE .....................................................................................................................................29 REFERENCES ..............................................................................................................................30 SITE SPECIFIC REFERENCES.......................................................................................30 REGIONAL GEOLOGY REFERENCES.........................................................................30 PLATES
Plate 1 -- Location Map
Plate 2 -- Geotechnical Map
Plate 3.0 -- Geotechnical Section 1-1’
Plate 3.1 -- Geotechnical Section 2-2’
Plate 3.2 -- Geotechnical Section 3-3’

APPENDICES
APPENDIX A – Geotechnical Exploration Procedures and Drill Hole Logs APPENDIX B – Laboratory Test Procedures and Results
APPENDIX C – Retaining Wall Construction Details
APPENDIX D – Concrete Flatwork Recommendations

INTRODUCTION

PURPOSE
This report presents the results of our geotechnical investigation for the 7- to 8-story residential building proposed to the north of the intersection of Avenida De La Carlota and Los Alisos Boulevard at 24422 Avenida De La Carlota within the City of Laguna Hills, California. The purpose of this report is to provide a review of the preliminary architectural plans and grading plans, summarize the results of our geotechnical investigation, and then provide geotechnical recommendations pertaining to site grading and remedial grading and for the design and construction of the proposed residential structure and other associated site improvements. The scope of our services to prepare this report is outlined in the following section.

SCOPE

1. Reviewed the reference (1) architectural plans and reference (2) conceptual grading plan for the subject site.

2. Reviewed background information pertaining to the site including published and unpublished regional geologic maps and literature and seismic hazard maps and reports.

3. Performed a site visit to plot and mark the locations of five exploratory drill holes.

Coordinated with Underground Services Alert (USA) to determine the location of existing utilities and provide advance notification of subsurface drilling locations.

Coordinated with client and subconsultants to set up the site exploration.

4. Conducted a subsurface exploration program that consisted of the advancement of five (5) exploratory drill holes using a hollow-stem auger drill rig to depths of 31.5 to 51 feet below the existing ground surfaces to determine site-specific subsurface geologic and groundwater or seepage conditions. The drill holes were logged by a geologist and soil and bedrock samples were collected for laboratory testing.

5. Performed laboratory testing on bulk and undisturbed samples of soil and bedrock that were collected during our subsurface exploration. Laboratory testing included in-place moisture content and dry density, maximum density and optimum moisture content, particle-size analysis (soil gradation), Atterberg Limits, expansion index, determination of consolidation and shear strength characteristics, and chemical analysis to determine corrosion potential.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 2 GMU Project 23-008-00

6. Interpreted and evaluated field conditions and laboratory data.

7. Performed geotechnical engineering analyses using the field and laboratory data in conjunction with the conceptual grading plans. The analysis addressed site seismicity, foundation design and anticipated settlement, and exterior flatwork and pavement design.

8. Prepared this report which summarizes the results of our research, subsurface exploration, field and laboratory testing, analyses, and conclusions, and provides recommendations regarding:
• Site preparation, remedial excavation, and precise grading requirements. • Acceptability of the site soils for use as fill and backfill. • Site seismicity and seismic design parameters.
• Foundation design, including types, depths, and bearing values. • Anticipated settlement of the structure.
• Lateral earth pressures for retaining/basement wall design. • Temporary slope requirements.
• Design parameters for exterior improvements.
• Corrosion potential of onsite soil and bedrock materials. • Exterior concrete pavement design.
• Installation of underground utilities.

SITE LOCATION AND DESCRIPTION
The subject site currently consists of a paved parking lot that is located north of the intersection of Avenida De La Carlota and Los Alisos Boulevard within the City of Laguna Hills, California.

The general location of the subject site with respect to nearby roadways is shown on Plate 1 – Location Map.

The site has been previously graded into a relatively flat parking lot that slopes towards the west at a sheet flow gradient of approximately 2 percent. Elevations within the parking lot range from approximately 372 to 380 feet above mean sea level. The parking lot is bordered on the north by an existing office building, on the southwest by an approximately 5- to 8-foot-high slope that descends to Avenida De La Carlota at a slope ratio of 2:1, horizontal to vertical, and on the southeast by an approximately 2- to 12-foot-high slope that both descends and ascends to Los Alisos Boulevard at a slope ratio of 2:1, horizontal to vertical.

The parking lot has occasional medians or planter areas that contain groundcover, shrubs and trees. The adjacent slopes to the west and southeast are also covered by groundcover, shrubs and trees and do not show any signs of erosion or slumping.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 3 GMU Project 23-008-00
Other improvements within the site include concrete walkways and patios along the front of the existing office building, concrete curbs around the perimeter of the parking lot and around the medians and planter areas, and concrete swales or ribbon gutters throughout the parking lot. It is also expected that underground utility lines and irrigation lines run through the parking lot.

Just outside of the property lines along the southwest and southeast sides of the site, there are concrete sidewalks adjacent to Avenida De La Carlota and Los Alisos Boulevard along with underground utility line vault boxes and stub-outs.

PROPOSED IMPROVEMENTS
Based on the reference (1) architectural plans and reference (2) conceptual grading plans, it is proposed to construct a 7- to 8-story residential building that will consist of four levels of residential units (Levels 4 through 7) underlain by 3 levels of above-ground parking (Parking Levels P1 through P3) within the subject site. The southwest side of the building will be underlain by a subterranean level of parking (Parking Level B1). The parking levels will also have maintenance and storage rooms, a leasing office, and trash rooms. Level 4 will include a podium with a pool and courtyard. Levels 5 through 7 will have an interior area that is open to the pool and courtyard below.

Retaining walls on the order of 10 feet in height will be required around the perimeter of the underground parking level. It is expected that the structure will be of combined concrete, steel, and wood construction. Structural loads are not available at this time but are expected to be on the order of 300 to 400 kips for column loads and 6 to 15 kips/ft. for wall loads. Once the actual building loads are known, we should be provided with this information so that we may provide revised or alternative recommendations, if necessary.

Exterior improvements will be limited to re-aligning the existing paved driveways and parking stalls along the north and northeast sides of the new building. In addition, new hardscape features (concrete walkways and patios) will be constructed around the perimeter of the new building along with new landscape and planter areas.

According to the conceptual grading plans, the subterranean parking level will have a finish floor elevation of 364.5 feet above mean sea level while parking level P1 will have a finish floor elevation of 374.5 feet above mean sea level. These two parking levels will underly the entire structure. Based on these proposed grades, cuts of approximately 8 to 12 feet will be required to reach proposed grades within the subterranean parking area while fills of only 1 to 2 feet and cuts of up to 5 feet will be required within the parking level P1 area and the adjacent landscape and hardscape areas. Existing ground elevations and proposed grades are shown on the enclosed Geologic Map - Plate 2, which uses the conceptual grading plan as a base map, and on the enclosed Geologic Sections 1-1’ through 3-3' - Plates 3.0 through 3.2.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 4 GMU Project 23-008-00
The proposed cuts within the site can be made by laying back the sidewalls of the excavation in accordance with the recommendations of this report; therefore, shoring will not be required.

SUBSURFACE EXPLORATION
Our subsurface exploration consisted of the advancement of five exploratory drill holes (DH-1 through DH-5) to depths of 31.5 to 51 feet below the existing ground surfaces using a hollowstem auger drill rig to confirm existing subsurface geologic and groundwater or seepage conditions. The drill holes were logged by a geologist and soil and bedrock samples were collected for laboratory testing. The approximate locations of the drill holes are shown on the attached Geotechnical Map, Plate 2, which uses the conceptual grading plan as a base map. The logs of the drill holes are presented in Appendix A.

LABORATORY TESTING
Laboratory testing for the subject investigation was performed to determine soil and bedrock engineering classifications and properties. Laboratory testing included the following: in-place moisture and dry density, maximum dry density and optimum moisture content, particle size analysis, compaction testing, expansion index, direct shear, consolidation, R-value, and chemical analysis of corrosion potential. Laboratory procedures and test results are presented in our Appendix B – GMU Geotechnical Laboratory Procedures and Test Results. Pertinent laboratory test data is also shown in our drill hole logs.

GEOLOGIC FINDINGS

REGIONAL GEOLOGIC SETTING
The site is located at the southeastern edge of the Tustin Plain section of the Peninsular Range Province where the plain meets the rolling hills of the San Joaquin Hills. Geologic units within the area of the subject property are composed primarily of Holocene and Pleistocene-age slopewash/colluvial materials, non-marine terrace deposits, and bedrock materials of the Niguel Formation.

LOCAL GEOLOGY AND SUBSURFACE SOIL CONDITIONS
Based on our subsurface exploration, the subject site is underlain by approximately 4 to 12 feet of compacted fill that overlies both native slopewash/colluvial materials and bedrock materials of the Niguel Formation. The non-marine terrace deposits were not encountered. The fill materials

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 5 GMU Project 23-008-00
within the northwesterly and northeasterly portions of the site are underlain directly by the Niguel Formation bedrock while the fill materials within the southern portion of the site are underlain by approximately 6.5 to 10 feet of in-place native slopewash/colluvial materials and then the bedrock materials. The existing fill depths and geologic units within the site are shown in plan view on the attached Geotechnical Map, Plate 2 while the subsurface geologic conditions are shown in profile on Plates 3.0 through 3.2 – Sections 1-1’ through 3-3’. The map and sections were compiled using the geologic information from our recent subsurface exploration.

Detailed descriptions of the soil and bedrock materials within the site are described in the following sections.

Artificial Fill (Qaf)
Artificial fill materials were encountered to depths of 4 to 12 feet below the existing ground surfaces within our drill holes DH-1 through DH-5. These fill materials were likely placed during the previous grading to create the existing parking lot and the building pad of the adjacent office building. These fill materials were likely derived from the both the native slopewash/colluvial materials and from the bedrock materials and consist of interlayered sandy clays (CL), sandy to clayey silts (ML), and clayey sands (SC) that were observed to be olive to olive gray to brown, damp to moist, and firm to stiff or medium dense with occasional minor gravel.

Slopewash/Colluvial Materials (Qsw/Qcol)
Slopewash/Colluvial materials were encountered below the artificial fill materials within drill holes DH-2, DH-4 and DH-5 at depths of 5 to 12 feet below the existing ground surfaces. These materials consist of fine grained, sandy silts (ML) and sandy to silty clays (CL) that were observed to be damp to moist and firm but with some organics and porosity.

Niguel Formation Bedrock Materials (Tn)
Bedrock of the Niguel Formation lies below the fill materials within the northwest and northeast portions of the site and below the colluvial materials within the south portion of the site. The Niguel Formation bedrock was observed to consist of a damp to moist to very moist, moderately hard to hard, fine to medium grained sandy siltstones and clayey siltstones.

Local Geologic Structure
The bedrock materials of the Niguel Formation are thickly bedded to massive and without any discernible bedding or planes of weakness.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 6 GMU Project 23-008-00

GROUNDWATER AND SEEPAGE
No static groundwater was encountered within our drill holes at least to the maximum depth explored (51 feet); however, some seepage was encountered within drill holes DH-3, DH-4 and DH-5 at depths of 30 to 31 feet below the existing ground surface.

Note that the above groundwater and seepage observations reflect the conditions present during our recent subsurface exploration but are not intended to be a representation or guarantee of groundwater conditions which may exist or occur in the future. Future groundwater conditions are dependent on numerous other factors such as rainfall, irrigation, drainage, utilities, owner improvements, maintenance, etc.

Groundwater or seepage may occur within the site in the future in two general forms:

1. Perched groundwater or seepage along the contact between the fill and slopewash/colluvial materials or along the contact between the slopewash/colluvial materials and the underlying bedrock.

2. Seepage within isolated zones of bedrock, typically near stratigraphic contacts (i.e., sandy siltstone vs. clayey siltstone) or at structural discontinuities (i.e., faults or shears).

FAULTING AND SEISMICITY
The site is not located within an official Alquist-Priolo Earthquake Fault Zone, and no known active faults are shown on the reviewed geologic maps crossing the site. The nearest known active fault is the San Joaquin Hills Blind Thrust (SJHBT) fault, which is located approximately

0.5 miles from the site and capable of generating a maximum earthquake magnitude (Mw) of 7.1.

The site is also located within approximately 9 miles of the Newport Inglewood (N-I) fault, which is capable of generating a maximum earthquake magnitude (Mw) of 7.5. Given the proximity of the site to these and numerous other active and potentially active faults, the site will likely be subject to earthquake ground motions in the future.

SEISMIC HAZARD ZONES
Through the Seismic Hazards Mapping Act, the California Geological Survey (formerly the California Division of Mines and Geology) has established Seismic Hazard Zones for most of the densely populated areas of southern and northern California. According to the Seismic Hazard Zone map for the Dana Point 7.5-minute quadrangle (CDMG, 2001), the site is not situated within an area that has been designated as being susceptible to either earthquake-induced liquefaction or landsliding.

The site is underlain by approximately 4 to 12 feet of cohesive artificial fill materials and then by firm cohesive slopewash/colluvial materials and moderately hard to hard bedrock materials. In addition, no static groundwater was encountered below the site during our recent subsurface

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 7 GMU Project 23-008-00
exploration. Based on these existing conditions, we concur with the Seismic Hazard Zones map that the subject site is not susceptible to either earthquake-induced liquefaction or landsliding. In addition, hazard from other secondary seismic effects, including tsunamis, are considered to be nil based on the distance of the site from the oceans.

GEOTECHNICAL ENGINEERING FINDINGS

SOIL AND BEDROCK EXPANSION
Based on the results of our laboratory testing, the existing onsite fill materials and native slopewash/colluvial materials consist predominantly of sandy silts and sandy clays that have a low to moderately expansion potential while the underlying bedrock materials consist of nonexpansive to slightly expansive sandy siltstones and clayey siltstones.

BEARING MATERIALS AND POTENTIAL DIFFERENTIAL MOVEMENT
Proposed design grades will result in the northwestern foundations and slabs of the structure bearing directly on moderately hard to hard bedrock materials; however, the remainder of the structure will be underlain by the existing fill and native slopewash/colluvial materials. As a result of this transition, there is the potential for differential settlement of the underlying differing materials under the heavy loads of the structure. Therefore, those portions of the hotel structure underlain directly by bedrock may be designed with conventional footings founded into bedrock while those portions of the hotel structure underlain by the existing fill and native slopewash/colluvial materials should be supported on caissons that extend through the fill and native slopewash/colluvial materials and into the underlying bedrock. To provide proper support of the lowermost slabs that will be constructed on-grade, remedial grading will be required as described in the “Site Preparation and Grading” section of this report.

SOIL CORROSION
To evaluate the corrosion potential of the on-site fill, native slopewash/colluvial materials and bedrock materials to both ferrous metals and concrete, representative samples were tested for pH, minimum resistivity, soluble chlorides, and soluble sulfates. The results of the chemical testing are listed in Table B-1 of Appendix B and indicate that the on-site soil and bedrock materials should be considered to have:
• low to very low minimum resistivity (corrosive to severely corrosive to ferrous metals). • A negligible sulfate exposure to concrete per the ACI 318 Table 4.3.1 (non-corrosive to concrete).
• Elevated chloride contents (corrosive to ferrous metals).

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 8 GMU Project 23-008-00

SOIL INFILTRATION
Based on the potential for any future subsurface water to become perched atop the underlying moderately hard to hard and relatively impermeable bedrock materials, infiltration of storm water into the onsite soils is not recommended from a geotechnical point of view.

EXCAVATION CHARACTERISTICS
Rippability
It is expected that the soil and bedrock materials underlying the site can be excavated with conventional grading equipment such as dozers, loaders, excavators, and backhoes.

Trenching
We expect that excavation of new utility trenches within new fill materials or existing soil can be accomplished utilizing conventional trenching machines and backhoes. Excavation of utility trenches in bedrock materials may require excavators. Trench support requirements will be limited to those required by safety laws or other locations where trench slopes will need to be flattened or supported by shoring designed to suit the specific conditions exposed.

Volume Change
To aid planning for the anticipated grading, we estimate that the change in volume of the on-site fill and native slopewash/colluvial materials that are excavated and replaced as new compacted fill at an average relative compaction of 92% will result in an average of about 2% to 5% loss in volume. The onsite bedrock materials are expected to undergo about 2% gain in volume. It should be noted that the aforementioned values are approximate and are for rough planning purposes only.

CONCLUSIONS AND RECOMMENDATIONS
Based on the geologic and geotechnical findings, it is our opinion that the proposed grading and construction is feasible and practical from a geotechnical standpoint if accomplished in accordance with the City of Laguna Hills grading and building requirements and the recommendations presented herein. It is also the opinion of GMU Geotechnical that proposed grading and construction will not adversely affect the geologic stability of adjoining properties provided grading and construction are performed in accordance with the recommendations provided in this report. A summary of conclusions is as follows:

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 9 GMU Project 23-008-00

1. The site should be considered developable and is not expected to adversely impact adjacent properties from a geotechnical perspective utilizing standard grading techniques.

2. In general, the onsite earth materials consist of 4 to 12 feet of existing artificial fill materials overlying 6.5 to 10 feet of soft to firm slopewash/colluvial materials and then moderately hard to hard bedrock materials of the Niguel Formation.

3. Static groundwater was not encountered to the maximum depth explored (51 feet below the existing ground surfaces); however, some seepage was encountered at a depth of 30 to 31 feet below the existing ground surface within drill holes DH-3 through DH-5.

4. The potential for liquefaction is considered non-existent.

5. There are no known active faults within the subject site. The site seismicity is typical for the Laguna Hills area. Structure design should be in accordance with the current CBC.

6. Based on visual observations and laboratory testing of the on-site soil and bedrock materials, minor corrective grading will be required below the proposed structure.

7. Corrective grading consisting of the removal and re-compaction of the existing unsuitable surficial soils will be required for any exterior improvements proposed on-grade and beyond the removals performed for the parking/ residential structure.

8. The parking/ residential structure will need to be supported on a combination of conventional footings and caissons founded into bedrock materials.

9. The onsite fill materials and native slopewash/colluvial materials consist of predominantly of sandy silts and sandy clays that are slightly to moderately expansive while the underlying bedrock materials consist of non-expansive to slightly expansive sandy and clayey siltstones. Slabs constructed on-grade will need to be designed for expansive soil conditions.

10. The testing of onsite soils indicates negligible levels of sulfates; however, they have elevated levels of chlorides. Therefore, Type II/V cement with a water/cement ratio of 0.50 and minimum compressive strength of 4,000 psi is recommended for proposed building foundations and floor slabs and other onsite structures from a geotechnical perspective.

11. Corrosion testing indicates that the on-site soils are severely corrosive to ferrous metals and concrete reinforcement. Consequently, any metal exposed to the soil will need protection, and concrete reinforcement should have adequate (3 to 4 inches) concrete cover wherever concrete is in contact with soil.

12. Infiltration of storm water into the onsite soil is not recommended.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 10 GMU Project 23-008-00

SITE PREPARATION AND GRADING
General
The subject site should be precise graded in accordance with the requirements of the City of Laguna Hills grading manual (and all other applicable codes and ordinances) and the recommendations as outlined in the following sections of this report. The geotechnical aspects of future grading plans and improvement plans should be reviewed by GMU Geotechnical prior to grading and construction. Particular care should be taken to confirm that all project plans conform to the recommendations provided in this report. All planned and corrective grading should also be monitored by GMU Geotechnical to verify general compliance with the recommendations outlined in this report.

Demolition and Clearing
All significant organic materials such as groundcover, shrubs, roots, construction debris, or other decomposable materials should be removed from areas to be graded.

The on-site soil materials are suitable for use as compacted fill from a geotechnical perspective if care is taken to remove all significant organic materials and other decomposable debris and any oversize inert material.

Cavities and excavations created upon removal of subsurface obstructions, such as existing buried utilities, should be cleared of loose soil, shaped to provide access for backfilling and compaction equipment, and then backfilled with properly compacted fill.

GMU Geotechnical (GMU) should provide periodic observation and testing services during demolition operations to document compliance with the above recommendations. In addition, should unusual or adverse soil conditions or buried structures be encountered during grading that are not described herein, these conditions should be brought to the immediate attention of the project geotechnical consultant for corrective recommendations.

Corrective Grading – Residential/ Parking Structure Garage Slabs Proposed design grades will result in the northwestern foundations and garage slabs of the structure being underlain directly by moderately hard to hard and relatively non-expansive bedrock materials, while the remainder of the structure and its garage slabs will be underlain by the existing fill and native slopewash/colluvial materials that are expansive and subject to compression. Therefore, to provide more uniform bearing and expansion conditions for the proposed lowermost parking garage slabs, the building pad should be over-excavated to a depth of at least 3 feet below proposed pad finish grades and the excavated materials then thoroughly blended, moisture conditioned, and replaced as properly compacted fill.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 11 GMU Project 23-008-00
Those portions of the proposed residential/ parking structure that will be underlain by existing fill or in-place native slopewash/colluvial materials will be supported on caissons as recommended in a subsequent section of this report.

Corrective Grading – Exterior Hardscape Structure and Pavement Areas The existing surficial artificial fill materials up to depths of 18 to 24 inches have become desiccated and porous due to weathering and root growth or will be disturbed during proposed clearing and demolition of the site. Therefore, the exterior hardscape structure and pavement areas around the new building should be over-excavated to a minimum depth of at least 24 inches below proposed subgrades or bottoms of footings.

Before replacing excavated materials as properly compacted fill, the exposed bottom surfaces should be:
• Scarified to a depth of 6 inches.
• Moisture conditioned (as necessary) to at least 2 percentage points above the optimum moisture content (i.e., if the optimum moisture content is 12%, the compacted fill’s moisture content shall be at least 14%).
• Recompacted in-place to at least 90% relative compaction per ASTM Test Method D 1557.

Within shallow cut areas where some of the unsuitable surficial soils will already be removed to reach proposed grades, the depths of over-excavation may be reduced accordingly. Within deeper cut areas where all the unsuitable surficial soils are removed, only scarification, moisture conditioning and re-compaction will be required as described above.

To provide proper support of all exterior improvements, the recommended over-excavation and re-compaction should extend at least 2 feet beyond the perimeter edges of new improvements; however, consideration should be given to the protection of existing structures or improvements to be protected in-place. Along the sides of the site, the tops of the over-excavation sidewalls should be kept at least 12 inches away from any existing property line structures to be protected in-place and should extend down into the bottom of the excavation at a 1:1 slope ratio.

FILL MATERIAL AND PLACEMENT
Suitability
All on-site soil and bedrock materials are considered suitable for use as general compacted fill from a geotechnical perspective if care is taken to remove all significant organic and other

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 12 GMU Project 23-008-00
decomposable debris, and to remove and stockpile any hard rock fragments or cobbles larger than 6 inches in maximum diameter.

Compaction Standard and Methodology
All soil material used as compacted fill, processed in-place, or used to backfill walls and trenches, should be:
• Moistened, dried, or blended as necessary to a minimum of 2 percentage points over the optimum moisture content.
• Compacted to at least 90% relative compaction as determined by ASTM Test Method D 1557.

Material Blending
The existing soil and bedrock materials are expected to have variable moisture contents and expansion potentials. Therefore, the soil and bedrock materials to be handled during grading will require thorough blending to become a more homogeneous fill material and either drying out or addition of water to meet acceptable moisture ranges for sufficient compaction (i.e., minimum 2 percentage points over the optimum moisture content).

Use of Oversize Rock
Although not expected, any oversize rock materials or cobbles generated during grading should be collected and hauled off-site unless they can be broken down to 6 inches in diameter or less.

TEMPORARY EXCAVATION STABILITY
During site grading, temporary excavations up to approximately 10 feet in height are expected to be created during construction of the proposed underground parking structure and its subterranean walls. Trench excavations will also be required for underground utility lines.

As shown on Plate 2 – Geotechnical Map and Plates 3.0 through 3.2 – Geotechnical Sections 1- 1’ through 3-3’, the excavation sidewalls are typically expected to expose firm artificial fill and native slopewash/colluvial materials and also thickly bedded to massive and moderately hard siltstone bedrock materials without any discernible bedding or planes of weakness.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 13 GMU Project 23-008-00
Based on the anticipated engineering characteristics of the onsite soil and bedrock materials, OSHA Type B soil characteristics may be assumed.

From a geotechnical standpoint, temporary excavations within the site may be cut vertical to a height of 4 feet and then those portions of the excavation sidewalls above a height of 4 feet should be cut back at a maximum slope ratio of 1:1, horizontal to vertical.

These temporary excavation recommendations are provided only as general guidelines and all work associated with temporary excavations should also meet the minimal requirements as set forth by CAL-OSHA for Type B soils. Temporary slope and trench excavation construction, maintenance, and safety are the responsibility of the contractor. Other factors that should be considered with respect to the stability of temporary slopes include construction traffic and storage of materials on or near the tops of the slopes, construction scheduling, presence of nearby walls or structures, and weather conditions at the time of construction.

Based on the reference (1) conceptual grading plan, there is room within the site to lay back the temporary excavation sidewalls at the above recommended slope configuration without either encroaching into the adjacent properties or undermining existing adjacent structures.

UTILITY TRENCH BACKFILL CONSIDERATIONS
General
New utility line pipeline trenches (greater than 2-feet deep) should be backfilled with both select bedding materials beneath and around the pipes (pipe zone) and compacted soil above the pipe bedding. Recommendations for the material types to be used and their proper placement are provided in the following sections.

Pipe Zone (Bedding and Shading)
The pipe bedding materials should extend to at least 12 inches above the crown of pipes that are 8 inches in diameter or greater. Pipes less than 8 inches in diameter should be covered with at least 6 inches of pipe bedding materials. Pipe bedding should consist of either clean sand with a sand equivalent (SE) of at least 20 or crushed rock. If crushed rock is used, it should consist of ¾-inch crushed rock that conforms to current “Greenbook” standards. Additionally, if crushed rock is used a separation fabric such as Mirafi 140N, or equivalent, should be placed over the top of the crushed rock zone prior to placing fill soils. Pipe bedding should also meet the minimum requirements of the City of Laguna Hills. If the requirements of the City are more stringent, they should take precedence over the geotechnical recommendations. Sufficient laboratory testing should be performed to verify the bedding meets the minimum requirements of the Greenbook and County grading codes.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 14 GMU Project 23-008-00
Based on our subsurface exploration and knowledge of the onsite materials, the soils that will be excavated from the pipeline trenches will not meet the recommendations for pipe bedding materials; therefore, imported materials will be required for pipe bedding.

Granular pipe bedding material having a sand equivalent of 20 or greater should be properly placed in thicknesses not exceeding 3 feet or one-foot over the top of pipe, whichever is less, and then sufficiently jetted in place. The top of the jetted sand should be densified with hand operated compaction equipment to the satisfaction of the geotechnical consultants representative prior to placing the trench backfill. With proper techniques, jetting is not expected to have an adverse impact on existing site soils.

Trench Backfill
All existing soil material within the limits of the pipeline alignment are considered suitable for use as trench backfill above the pipe bedding zone if care is taken to remove all significant organic and other decomposable debris, moisture condition the soil materials as necessary, and separate and selectively place and/or stockpile any inert materials larger than 6 inches in maximum diameter.

Imported soils are not anticipated for backfill since the on-site soils are suitable. However, if imported soils are used, the soils should consist of clean, granular materials with physical and chemical characteristics similar to those described herein for on-site soils. Any imported soils to be used as backfill should be evaluated and approved by GMU prior to placement.

Soils to be used as trench backfill should be moistened, dried, or blended as necessary to achieve a minimum of 2 percentage points over optimum moisture content, placed in loose lifts no greater than 8 inches thick, and mechanically compacted/densified to at least 90% relative compaction as determined by ASTM Test Method D 1557. Jetting is not permitted in the trench zone.

SURFACE DRAINAGE
Design of surface drainage is outside GMU’s purview and should be designed and confirmed by the project civil engineer. Surface drainage should be carefully controlled to prevent runoff over graded slope surfaces and ponding of water on flat pad areas. Positive drainage away from graded slopes and pad areas is essential to reduce the potential for erosion or saturation.

Maintaining positive drainage of all landscaping areas along with avoiding over-irrigation will help minimize the possibility of “perched” groundwater accumulating slightly below the graded surfaces. Surface drainage should be designed in accordance with Section 1804.4 of the 2022 CBC and Section R401.3 of the 2022 CRC.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 15 GMU Project 23-008-00

SOIL MOISTURE CONTROL, IRRIGATION, AND LANDSCAPING
The on-site soils are subject to volume change (both expansion and contraction) in response to changes in moisture. Future planting, irrigation, landscaping, and maintenance should therefore strive to maintain a uniform soil moisture content that is similar to the moisture content at which the fills were placed. Over-irrigation should be avoided; furthermore, the fills should not be allowed to become excessively dry or saturated.

Planter areas placed adjacent to building foundations are not recommended. If planter areas are proposed up against building foundations, irrigation should be carefully controlled. A watering program that maintains a uniform, near optimum moisture condition in the soils should be implemented for the landscape areas.

Overwatering and subsequent saturation of the soils will cause excessive soil expansion and heave and, therefore, should be avoided. On the other hand, allowing the soils to dry out will cause excessive soil shrinkage.

As an alternative to a conventional irrigation system, drip irrigation that maintains constant moisture conditions is strongly recommended for all planter areas. The owner is advised that all drainage devices should be properly maintained throughout the lifetime of the development.

Plants known to have excessive root systems should also be avoided near structural improvements as they can cause heave conditions. Conversely, the root systems can also dry out the soils and cause excessive soil shrinkage below adjacent footings or slabs. Drought-resistant and maintenance-free plant species are recommended.

FOUNDATION DESIGN RECOMMENDATIONS
Structure Seismic Design
The average shear wave velocity for the upper 100 feet of subsurface soils (Vs30) within the subject site is estimated to be between 1200 and 2500 feet per second which corresponds to a “very dense soil and soft rock” soil profile. Therefore, based on this soil profile, the site should be designated as Site Class C. The seismic design coefficients based on ASCE 7-16 and 2022 CBC are listed in the following table.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 16 GMU Project 23-008-00
2022 CBC and ASCE 7-16 Seismic Design Parameters
(To be utilized as per the requirements of Section 11.4.8 of ASCE 7-16) Seismic Item Design
Value
ASCE 7-16 or
2022 CBC Reference
Site Class based on soil profile (ASCE 7-16 Table 20.3-1) D (a) ASCE 7-16 Table 20.3-1
Short Period Spectral Acceleration Ss 1.203
a) CBC Figures 1613.2.1 (1-10)
1-sec. Period Spectral Acceleration S1 0.434(a) CBC Figures 1613.2.1 (1-10) Site Coefficient Fa (2019 CBC Table 1613.2.3(1)) 1.200(a) CBC Table 1613.2.3 (1) Site Coefficient Fv (2019 CBC Table 1613.2.3(2)) 1.500(a) CBC Table 1613.2.3 (2) Short Period MCE* Spectral Acceleration SMS SMS = Fa Ss 1.443 (b) CBC Equation 16-20
1-sec. Period MCE Spectral Acceleration SM1 SM1 = Fv S1 0.652(b) CBC Equation 16-21 Short Period Design Spectral Acceleration SDS SDS = 2/3SMs 0.962(b) CBC Equation 16-22 1-sec. Period Design Spectral Acceleration SD1 SD1 = 2/3SM1 0.434(b) CBC Equation 16-23 Short Period Transition Period TS (sec) TS = SD1/SDS 0.451(b) ASCE 7-16 Section 11.4.6 Long Period Transition Period Tl (sec) 8
(b) ASCE 7-16 Figures 22-14 to 22-17
MCE
(c) Peak Ground Acceleration (PGA) 0.505(a) ASCE 7-16 Figures 22-9 to 22-13 Site Coefficient FPGA (ASCE 7-16 Table 11.8-1) 1.200(a) ASCE 7-16 Table 11.8-1 Modified MCE(c) Peak Ground Acceleration (PGAM) 0.605(a) ASCE 7-16 Equation 11.8-1 Seismic Design Category D(b) ASCE 7-16 Tables 11.6.1 and 11.6.2 (a) Design Values Obtained from USGS Earthquake Hazards Program website that are based on the ASCE-7-16 and 2022 CBC and site coordinates of N33.60733oand W117.69912o. (b) Design Values Determined per CBC Equations 16-20 through 16-23 and ASCE Tables 11.4-2 and 11.6.1-2. (c) MCE: Maximum Considered Earthquake.

Since the Site Class is designated as D and the S1 value is greater than or equal to 0.2, the 2022 CBC requires either a site-specific ground motion hazard analysis per Section 21.2 of ASCE 7- 16 or the application of Exception 2 of Section 11.4.8 of ASCE 7-16. Exception 2 states that a site specific ground motion hazard analysis is not required provided that the value of the seismic response coefficient, Cs, is conservatively calculated by the project structural engineer using Eqn. 12.8-2 of ASCE 7-16 for values of T<1.5Ts and taken as equal to 1.5 times the value computed in accordance with either Eqn. 12.8-3 for TL>T>1.5Ts or Eqn. 12.8-4 for T>TL.

Per the 2022 CBC and ASCE 7-16, the Design Earthquake peak ground acceleration (PGAD) may be assumed to be equivalent to SDS/2.5; therefore, for the subject site, a PGAD value of

0.38g (0.962g/2.5) should be used.

It should be recognized that much of southern California is subject to some level of damaging ground shaking due to movement along the major active (and potentially active) fault zones that characterize this region. Design utilizing the 2022 CBC is not meant to completely protect against damage or loss of function. Therefore, the preceding parameters should be considered as minimum design criteria.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 17 GMU Project 23-008-00
Foundation Design Considerations
As described previously, proposed design grades will result in the northwestern foundations and slabs of the structure bearing directly on moderately hard to hard bedrock materials; however, the remainder of the structure will be underlain by the existing fill and native slopewash/colluvial materials with a combined depth of up to approximately 15 feet. To mitigate the potential for adverse total and differential settlement, those portions of the building structure underlain directly by bedrock may be designed with conventional shallow footings founded into bedrock while those portions of the structure underlain by fill and/or in-place slopewash/colluvial materials should be supported on caissons that extend through the fill and in-place slopewash/colluvial materials and into the underlying bedrock.

The methods used in the design and construction of the slab foundation system should conform to all applicable and current codes, ordinances, and standards. The allowable limits selected for foundation deflection due to any differential soil movements should be coordinated with the architect and structural engineer responsible for the design of the structure framing and roof systems. They should confirm that such deflection will not cause excessive distress to those systems or to interior and exterior walls and ceilings of the planned structures.

As previous mentioned actual structural loads are not available at this time. The foundation design parameters outlined below are based on expected structural loads on the order of 300 to 400 kips for column loads and 6 to 15 kips/ft. for wall loads. Once actual building loads are forwarded to GMU, these parameters may need to be revised or alternative recommendations may need to be provided.

Bedrock Parameters
Bearing Material: Bedrock
Bearing Value: 3000 psf, based on a minimum 12 inch deep by 12 inch wide footing:
(see subsequent sections for actual minimum recommended footing embedment and dimensions.)
• May be increased 10% for each additional foot of
footing width and by 20% for each additional foot of
footing depth into bedrock to a maximum of 6000 psf).
• One-third increase for wind or seismic loading.

Coefficient of Friction: 0.35
• One-third increase for wind or seismic loading.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 18 GMU Project 23-008-00
Passive Resistance: 375 psf/ft of depth to a maximum value of 3,500 psf. • Disregard upper 6 inches
• One-third increase for wind or seismic loading.

Modulus of Subgrade Reaction: 125 pci
Minimum Conventional Foundation Design Recommendations
The following design parameters are considered applicable for design and construction of conventional shallow foundations.

Footing Depths: Perimeter Footings Constructed On-Grade: Minimum 24-inch embedment below lowest adjacent final grade or at least 2 feet into competent bedrock materials, whichever is greater.

Interior Footings: Minimum 18 inches below bottoms of
adjacent grade or at least 2 feet into bedrock, whichever is greater.

Footing Reinforcement: Minimum four No. 4 bars, two top and two bottom, but final reinforcement to be determined by structural engineer.

Caisson Recommendations
Caissons may be used if designed in accordance with the following design parameters:

Foundation Material: Bedrock
Skin Friction: 300 psf for a minimum embedment of 5 feet into bedrock. • One-third increase for wind or seismic loading.

End Bearing: 6000 psf for a minimum 5 feet embedment into bedrock. • May combined with skin friction without reduction.
• One-third increase for wind or seismic loading.

Passive Resistance 450 psf/per foot of caisson depth.
• Can be applied over 2 pile diameters provided piles
are spaced at least 3 pile diameters, center to center
(e.g. 900 psf/ft of pile diameter per foot of depth).
• One-third increase for wind or seismic loading.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 19 GMU Project 23-008-00
Minimum Caisson Diameter: 24 inches.

Minimum Caisson Depth: To a minimum depth of at least 5 feet into competent bedrock.

Minimum Grade Beam Depth: 18 inches
Minimum Beam Reinforcement: Two #4’s both top and bottom.

Parking Garage Slabs
The garage slabs to be constructed on-grade should be designed by the structural engineer using the following minimum design recommendations.

Slab Thickness: Minimum 6-inch-thick slabs.

Slab Reinforcement: Minimum No. 4 bars at 18 inches on center, both ways.

Slab Subsection: 4 inches of ¾-inch graded rock to act as a capillary break.

Slab Subgrade Moisture Content: 2 percentage points over optimum to minimum depth of 18 inches.

Foundation Settlement
Provided that all building foundations are extended through the existing filI and native slopewash/colluvial materials and into competent bedrock as recommended previously, total settlements of the foundations can be expected to range from ½ of an inch to an inch with a maximum differential settlement of approximately ½ of an inch over a span of 40 feet. Once the actual building loads are known, we will re-analyze our settlement estimates and provide revised total and differential design settlement amounts, as necessary.

Vapor Retarder/Barrier
• Stego 15 Mil Class A or equivalent
o Constructed below all moisture-sensitive floor areas of the foundation system. o Installed per manufacture’s specifications as well as with all applicable recognized installation procedures such as ASTM E 1643-98. o Joints between the sheets and the openings for utility piping should be lapped and taped. If the retarder/barrier is not continuously placed across footings/ribs, the retarder/barrier should, as a minimum, be lapped into the sides of the footing/rib trenches down to the bottom of the trench.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 20 GMU Project 23-008-00
o Punctures in the vapor retarder/barrier should be repaired prior to concrete placement.
• The moisture vapor retarder/barrier may be placed directly on the subgrade soil. Prior to placing the retarder/barrier, the subgrade should be smooth and free of any protrusions that may damage the retarder.
• From a geotechnical standpoint, sand is not required above the moisture vapor retarder/barrier system. If sand above the retarder system is selected by the architect or structural engineer, then it should be placed in a dry condition.

Note: The architect may choose to omit the vapor retarder if a fully enclosed waterproofing system is utilized below the concrete slabs.

Water Vapor Transmission
As discussed above, placement of a moisture vapor retarder/barrier below all slab areas is recommended where moisture sensitive flooring will be placed. This moisture vapor retarder/barrier recommendation is intended only to reduce moisture vapor transmissions from the soil beneath the concrete and is consistent with the current standard of the industry for residential construction in Southern California. It is not intended to provide a “waterproof” or “vapor proof” barrier or reduce vapor transmission from sources above the retarder. Sources above the retarder include any sand placed on top of the retarder (i.e., to be determined by the project structural designer) and from the concrete itself (i.e., vapor emitted during the curing process). The evaluation of water vapor from any source and its effect on any aspect of the proposed living space above the slab (i.e., floor covering applicability, mold growth, etc.) is outside our purview and the scope of this report.

Floor Coverings
Prior to the placement of flooring, the floor slabs should be properly cured and tested to verify that the water vapor transmission rate (WVTR) is compatible with the flooring requirements.

CONCRETE
Based on the results of our laboratory testing, the onsite soil and bedrock materials have negligible sulfate contents; however, they have elevated levels of chlorides per Section 1904.3 of the 2022 CBC. Therefore, we recommend using the following:

Structural Elements (i.e., foundations, walls, etc.)
• Cement Type: II/V
• Maximum Water Cement Ratio: 0.50
• Minimum Strength: 4,000 psi (geotechnical perspective only)

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 21 GMU Project 23-008-00
• Reinforcement steel should be covered by at least 3 inches of concrete placed against earth.

Consideration should also be given to including a corrosion inhibiting additive within the concrete mix. These recommendations will serve to minimize the potential of water and/or vapor transmission through the concrete, minimize the potential for physical attack to concrete from non-sulfate based salts, and add additional protection to embedded steel reinforcement. In addition, wet curing of the concrete as described in ACI Publication 308 should be considered.

Non-structural Elements (i.e., flatwork, pavement, etc.) Non-structural onsite concrete (i.e. walkways, patios, driveways, etc.) may be designed with concrete strengths that are determined by the engineer or designer responsible for that particular site improvement. The concrete design should account for the severe sulfate content of the onsite soils. Specific flatwork concrete requirements are provided in Appendix D.

The aforementioned recommendations for concrete are made from a soils perspective only. Final concrete mix design as well as any concrete testing is outside our purview. All applicable codes, ordinances, regulations, and guidelines should be followed in regard to designing a durable concrete with respect to the potential for detrimental exposure from the on-site soils and/or changes in the environment.

CORROSION PROTECTION OF METAL STRUCTURES
The results of the laboratory chemical tests performed on soil samples collected within and adjacent to the subject area indicate that the on-site soils are severely corrosive to ferrous metals.

Consequently, metal structures which will be in direct contact with the soil (i.e., underground metal conduits, pipelines, metal sign posts, metal door frames, etc.) and/or in close proximity to the soil (wrought iron fencing, etc.) may be subject to corrosion. The use of special coatings or cathodic protection around buried metal structures has been shown to be beneficial in reducing corrosion potential. The potential for corrosion of ferrous metal reinforcing elements embedded in structural concrete will be reduced by the use of the recommended maximum water/cement ratio for concrete and additional concrete cover.

The laboratory testing program performed for this project does not address the potential for corrosion to copper piping. In this regard, a corrosion engineer should be consulted to perform more detailed testing and develop appropriate mitigation measures (if necessary). Otherwise, the on-site soils should be considered corrosive to copper.

The above discussion is provided for general guidance regardingo the corrosiveness of the on-site soils to typical metal structures used for construction. Detailed corrosion testing and recommendations for protecting buried ferrous metal and/or copper elements is beyond our purview.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 22 GMU Project 23-008-00

SITE WALL AND RETAINING WALL DESIGN CRITERIA
General
Retaining walls will be required for the perimeter subterranean parking garage walls. In addition, miscellaneous exterior walls ranging from free-standing screen walls, planter walls, and low-height retaining walls to full-height retaining walls are planned at the site.

The bedrock parameters and minimum footing design recommendations provided previously for the building foundations should be used for the design of the parking structure retaining walls.

The criteria contained in the following sections may be used for the design and construction of the exterior retaining walls and site walls within the site that will be founded on compacted fill rather than bedrock.

Soil Parameters
Bearing Material: Compacted Fill
Allowable Bearing Value: 2000 psf, based on a 12 inch deep by 12 inch wide footing:
(see subsequent section for actual minimum recommended
footing dimensions.)
• May be increased 10% for each additional foot of width and by 20% for each additional foot of depth to a
maximum of 3000 psf).
• One-third increase for wind or seismic loading.

Coefficient of Friction: 0.30
• One-third increase for wind or seismic loading.

Passive Resistance: 300 psf/ft of depth to a maximum value of 3,000 psf. 175 psf/ft of depth (sloping ground)
• Disregard upper 6 inches (level ground)
• Disregard upper 12 inches (sloping ground)
• One-third increase for wind or seismic loading.

Minimum Footing Design Recommendations
Minimum Footing Width: 24 inches
Minimum Footing Depth: Depth below lowest adjacent grade to bottom of footing:
18 inches

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 23 GMU Project 23-008-00
Minimum Reinforcement: Four #4 bars (two at top and two at bottom).

Construction Joints
Construction joints within free-standing walls should be implemented and designed by a structural engineer. As a minimum, construction joints should be provided at a maximum interval of 20 feet and at all angle points and other locations where differential movement is likely to occur. Joints to consist of a clear vertical break of all masonry materials.

Retaining Wall Lateral Earth Pressures
• Lateral Earth Pressures: 40 pcf (Active – Level Backfill). 60 pcf (Active – 2:1 Backfill).
55 pcf (At-Rest – Level Backfill).
70 pcf (At-Rest – 2:1 Backfill).

The unrestrained (active) values are applicable only when the walls are designed and constructed as cantilevered walls allowing sufficient wall movement to mobilize the active pressure conditions. A wall movement of at least 0.01 H (where H = the total height of the wall) should be assumed for the unrestrained (active) values to be applicable. Where the wall movement must be held to less than 0.01H, the restrained or at-rest pressures should be used.

Per the 2022 CBC, the following seismic lateral earth coefficients and lateral earth pressures should be utilized for walls with a retaining height in excess of 6 feet. These values are based on a “design level ground” acceleration (PGA) equivalent to SDS/2.5 (0.962/2.5 = 0.38g). • Seismic Lateral Earth Coefficient: KH = (0.5)PGA = (0.5)0.38g = 0.19g • Seismic Earthquake Pressure (EFP): 17.5 pcf (normal triangular pressure distribution added to either active or at-rest
earth pressures)
• Unit Weight of Backfill: 125 pcf
Waterproofing
The back side of all retaining walls should be waterproofed down to and onto the top of the foundation prior to placing subdrains or backfill. The design and selection of the waterproofing system is outside the scope of our report and is outside our purview.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 24 GMU Project 23-008-00
Wall Backfill and Drainage
The retaining walls should be provided with subdrain systems and backfilled per the Retaining Wall Construction Detail diagram (Plate C-1) contained within Appendix C.

POLE FOUNDATION DESIGN PARAMETERS
The following geotechnical design parameters may be used for the design of pole foundations for proposed pedestrian light poles and similar structures:

Bearing Materials: Engineered fill
Minimum Pole Foundation Depth: Per Structural Engineer (3 feet minimum) Minimum Pole Foundation Diameter: 18 inches
Allowable End Bearing: 3000 psf (for minimum pole depth of 3 feet) Allowable Skin Friction: 250 psf
Allowable Passive Resistance: 320 psf/per foot of pole foundation depth. o Disregard the upper foot due to soil
disturbance unless placed in concrete
hardscape or asphalt areas
o Can be applied over 2 pole foundation
diameters provided poles are spaced at
least 3 pole diameters, center to center
(e.g., 640 psf/ft of pole diameter per foot of
depth).

MISCELLANEOUS FOUNDATIONS
Foundations for miscellaneous structures to be constructed at the site (i.e., marketing or monument signs, sculptures, and similar structures) should be embedded a minimum of 18 inches deep below the lowest adjacent final grade. Minimum reinforcement for continuous footings should consist of two #4 bars placed in the top and bottom of the footings (four bars total). For pad footings, a minimum of two #4 bars, both ways, should be placed near the bottoms of the footings.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 25 GMU Project 23-008-00

CONCRETE FLATWORK
Flatwork Design
Concrete flatwork should be designed in minimum accordance with the recommendations contained in Appendix D - Table 1. It should be noted that the recommendations contained in this table are largely to improve “post-cure” performance relative to expansive soils. All other aspects of concrete design (i.e., concrete mix design, curing, type, and location of joints, etc.) as well as concrete inspection of any kind is outside our purview. It is recommended that the final flatwork design be reviewed by our office prior to bidding.

Even with extensive crack control and expansive soil mitigation, all concrete flatwork will crack and move (i.e., lift) to some degree due to a variety of mechanisms. Consequently, concrete cracking and movement and hence concrete repair/replacement should be anticipated.

Subgrade Preparation
Due to the length of time that is expected to elapse between initial site grading and eventual placement of exterior concrete flatwork along with the likely disturbance of the exterior subgrade soils due to significant construction activity, it is expected that the exterior subgrade soils will become disturbed. Therefore, just prior to concrete placement, any disturbed surficial subgrade soils below concrete flatwork areas should be scarified, watered to achieve a moisture content that is at least 2% over optimum, and then re-compacted in-place to a minimum relative compaction of 90 percent. This moisture content should extend to a depth of approximately 18 inches into the subgrade soils and be maintained in the subgrade during concrete placement to promote uniform curing of the concrete and minimize the development of unsightly shrinkage cracks. Flooding or ponding of the subgrade is not considered feasible to achieve the above moisture conditions since this method would likely require construction of numerous earth berms to contain the water. Therefore, moisture conditioning should be achieved with sprinklers or a light spray applied to the subgrade over a period of several days just prior to pouring concrete.

Soil density and presoaking should be observed, tested, and accepted by GMU prior to pouring the concrete.

All concrete has the tendency to crack, and cracks in concrete can be caused by many different 0factors. When constructing concrete decks, patios, walkways, etc., it is important that the ground on which these improvements are to rest be properly prepared, including moisture conditioning. Slab thickness, location of joints, reinforcement, and concrete mixture must also be appropriate for the intended use. Proper placement, finishing, and curing of concrete are also very important factors in minimizing cracking.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 26 GMU Project 23-008-00

PAVEMENT DESIGN
The following asphalt pavement structural sections are considered applicable for the design of new drive aisles and parking stalls within the site. The structural sections are based on an R-value of 17 and traffic indices of 5.5 for the drive aisles and 4.5 for the parking stalls.

Location Traffic
Index
Asphalt Concrete (in.)/
Aggregate Base (in.)
Full Depth Asphalt
Concrete (in.)
Drive Aisles 5.5 4/8.0 7.5
Parking Stalls 4.5 4/4.5 6
Aggregate base may consist of either CAB or CMB as per current Greenbook standards. The base materials (CAB or CMB) and asphalt concrete materials (AC) should be of a type meeting the minimum County of Orange and Greenbook standards. Asphalt pavement base course shall be 3/4" (II-B3-PG 64-10) while the surface course shall be 1/2" (III-C2-PG 64-10). The subgrade soils should be moisture conditioned to at about 2% above the optimum moisture content, compacted to at least 90% relative compaction and be unyielding. For full depth asphalt sections, the subgrade soils should be compacted to at least 95% relative compaction to a depth of 12 inches and be unyielding. The AB and AC materials should be compacted to at least 95% relative compaction.

FUTURE PLAN REVIEW AND RESPONSES
GMU Geotechnical, Inc. (GMU) should review future project plans to check for conformance to the recommendations provided herein, provide geotechnical response letters to support the permit process, and provide additional geotechnical recommendations as needed. Specifically, GMU should review the following:
• Finalized Grading Plans
• Building Foundation Plans along with Calculations and Actual Building Loads • Site Wall/Retaining Wall Plans and Calculations, if any. • Landscape Plans

GEOTECHNICAL OBSERVATIONS/TESTING DURING CONSTRUCTION
Consistent with the standard of practice in the geotechnical industry, these observation and testing services will need to be provided by GMU during construction as a condition of our geotechnical design report.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 27 GMU Project 23-008-00
Rough Grading
• Attend a pre-grade meeting with contractor and design team. • Observe processing of areas to receive fill or areas of shallow cut. • Field density testing relative to fill placement.
• Grading release letter to obtain building permit from City of Dana Point.

Foundation and Slab Construction
• Observe foundation excavations, including caissons.
• Observe backfill and compaction of interior utility trenches. • Testing of subgrade preparation for building and garage floor slabs (i.e., presaturation). • Observation of moisture vapor retarder placement.
• Observation of placement of subdrains behind subterranean garage walls and basement walls.
• Observation and testing of placement and compaction of backfill behind subterranean garage walls and basement walls.

On-Site Improvements
• Observe footing excavations for exterior site walls, retaining walls, and similar structures.
• Observation of placement of subdrains behind exterior retaining walls. • Observation and testing of placement and compaction of backfill behind exterior retaining walls.
• Testing for gas, sewer, water, storm drain, electric, telephone, cable and all other utility trench backfills.
• Testing of subgrade preparation for concrete pavement and flatwork (i.e., presaturation).

Laboratory Testing
• Laboratory tests (compaction, sand equivalent, and subgrade and pre-saturation moisture tests).

A final report will be prepared to submit to the City of Laguna Hills documenting the results of our observation and testing as required for occupancy.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 28 GMU Project 23-008-00

LIMITATIONS
All parties reviewing or utilizing this report should recognize that the findings, conclusions, and recommendations presented represent the results of our professional geological and geotechnical engineering efforts and judgments. Due to the inexact nature of the state of the art of these professions and the possible occurrence of undetected variables in subsurface conditions, we cannot guarantee that the conditions actually encountered during grading and site construction will be identical to those observed, sampled, and interpreted during our study, or that there are no unknown subsurface conditions which could have an adverse effect on the use of the property.

We have exercised a degree of care comparable to the standard of practice presently maintained by other professionals in the fields of geotechnical engineering and engineering geology, and believe that our findings present a reasonably representative description of geotechnical conditions and their probable influence on the grading and use of the property.

Our conclusions and recommendations are based on the assumption that our firm will act as the geotechnical engineer of record during construction and grading of the project to observe the actual conditions exposed, to verify our design concepts and the grading contractor's general compliance with the project geotechnical specifications, and to provide our revised conclusions and recommendations should subsurface conditions differ significantly from those used as the basis for our conclusions and recommendations presented in this report. Since our conclusions and recommendations are based on a limited amount of current and previous geotechnical exploration and analysis, all parties should recognize the need for possible revisions to our conclusions and recommendations during grading of the project.

It should be further noted that the recommendations presented herein are intended solely to minimize the effects of post-construction soil movements. Consequently, minor cracking and/or distortion of all on-site improvements should be anticipated.

This report has not been prepared for the use by other parties or projects other than those named or described herein. This report may not contain sufficient information for other parties or other purposes.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 29 GMU Project 23-008-00

CLOSURE
We are pleased to present the results of our geotechnical investigation for this project. The Plates and Appendices that complete this report are listed in the Table of Contents.

If you have any questions concerning our findings, please call and we will be glad to discuss them with you.

Respectfully submitted,
David Hansen, M.Sc., PE, GE 3056
Associate Geotechnical Engineer
Alan B. Mutchnick, PG, CEG 1789
Associate Engineering Geologist
dwh/23-008-00R (06-29-23)

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 30 GMU Project 23-008-00

REFERENCES

SITE-SPECIFIC REFERENCES
(1) Buchanan Street Partners Architectural Plans, 24422 Avenida De La Carlota, Laguna Hills, CA; prepared by Architects Orange, dated April 19, 2023. (2) Conceptual Grading Plan, 24422 Avenida De La Carlota, Laguna Hills, California; prepared by Fuscoe Engineering, dated March 2023.

REGIONAL GEOLOGY REFERENCES
California Division of Mines and Geology, 2001, Seismic Hazard Zone Report for the San Juan Capistrano 7.5-Minute Quadrangles, Orange County, California, Seismic Hazard Zone Report 053.

California Division of Mines and Geology, 2001, Seismic Hazard Zones Official Map for the San Juan Capistrano 7.5-Minute Quadrangle, Orange County, California, official map released December 21, 2001.

Morton, P.K., Edgington, W.J. and Fife, D.L, 1974, Geology and Engineering Geologic Aspects of the San Juan Capistrano Quadrangle, Orange County, California: California Division of Mines and Geology, Special Report 112.

Morton, P.K., Miller, R.V., and Evans, J.R., 1976, Environmental Geology of Orange County, California: California Division of Mines and Geology, Open File Report 79-8 LA.

Morton, P.K., and Miller, R.V., 1981, Geologic Map of Orange County, Showing Mines and Mineral Deposits: California Division of Mines and Geology, Scale: 1” = 4000’.

0 3000'
Date:Project No.:

Plate
Location Map
23-008-00
June 29, 2023
1 ENGINEERS&GEOLOGISTS
PROJECT LOCATION24422 AVENIDA DE LA CARLOTALAGUNA HILLS, CALIFORNIA LAGUNA
HILLS
LAGUNA
WOODS

MISSION
VIEJO
LAKE
FOREST

ALISOVIEJO
INTERSTATE 5 FWY
CA-71

OSO PKWY

LA PAZ RD

VALENCIA

DE PASEO

ALICIA PKWY

LOS ALISO BLVD

0 100'
SCALE: 1" = 100'
Date:Project No.:

Plate
Geotechnical Map
23-008-00
June 29, 2023
2 ENGINEERS&GEOLOGISTS

GEOTECHNICAL LEGEND

LOCATION OF DRILL HOLEARTIFICIAL FILLCOLLUVIUMBEDROCK - NIGUEL FORMATION(CIRCLED WHERE BURIED)GEOLOGIC CONTACT(DOTTED WHERE BURIED)GEOLOGIC SECTION DH-5
Qaf
Qcol
Tn
3 3'
(CIRCLED WHERE BURIED)
1 1'
2 2'
3 3'
DH-1
DH-2
DH-3
DH-4
DH-5
Qaf
Qaf
Qaf
Qaf
Qaf
Qaf
Tn Tn
Tn
Tn
Tn
Qcol/Tn Qcol/Tn
?
?
?
?

APPENDIX A
Geotechnical Exploration Procedures
and Drill Hole Logs

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 A-1 GMU Project 23-008-00

APPENDIX A

GMU GEOTECHNICAL EXPLORATION PROCEDURES AND DRILL HOLE LOGS Our exploration at the subject site consisted of the advancement of five (five) exploratory drill holes to depths of 31.5 to 51 feet below the existing ground surfaces using a hollow-stem auger drilling rig. Our drill holes were logged by a geologist and drive and bulk samples of the excavated soil and bedrock materials were collected for laboratory testing. Blow counts recorded during sampling from the California Modified Sampler (Cal Mod) are shown on the drill hole logs. The logs of each drill hole are contained in this Appendix A, and the Legend to Logs is presented as Plates A-1 and A-2. The approximate locations of the drill holes are shown on Plate 2 – Geotechnical Map.
“Undisturbed” Cal Mod samples were taking using a 3.0-inch for thin walled outside-diameter drive sampler which contains a 2.416-inch-diameter brass sample sleeve 6 inches in length. Bulk samples of the soil materials were also collected from various depths of the site soils.

The geologic and engineering field descriptions and classifications that appear on these logs are prepared according to Corps of Engineers and Bureau of Reclamation standards. Major soil classifications are prepared according to the Unified Soil Classification System as modified by ASTM Standard No. 2487. Since the descriptions and classifications that appear on the Log of Drill Hole are intended to be that which most accurately describe a given interval of a drill hole (frequently an interval of several feet), discrepancies do occur in the Unified Soil Classification System nomenclature between that interval and a particular sample in that interval. For example, an 8-foot-thick interval in a log may be identified as silty sand (SM) while one sample taken within the interval may have individually been identified as sandy silt (ML). This discrepancy is frequently allowed to remain to emphasize the occurrence of local textural variations in the interval.

110
26 22
25 12
25 36
10 19
21 16
26 26
ASHPALT CONCRETE - 4-inches
AGGREGATE BASE - 6-inches
SANDY CLAY (CL); olive gray, damp,
firm, fine- to medium-grained sand
SANDY SILTSTONE; pale brown to light
gray, damp, moderately hard to hard, fineto medium-grained sand SANDY CLAYEY SILTSTONE; pale
brown, damp, moderately hard to hard,
fine-grained sand
SANDY SILTSTONE; pale brown, damp,
moderately hard to hard, fine-grained
sand
ARTIFICIAL FILL (Qaf)
Few roots up to 1/4" in diameter, few
subangular gravel up to 1/2" in diameter
BEDROCK - NIGUEL FORMATION (Tn)
Slightly oxidized sand grains
Becomes unoxidized
Pinhole sized charcoal fragments
140
140
140
Remarks

SAMPLE DATA ADDITIONAL TESTS

ORIENTATION

DATA GRAPHIC LOG
1/20/23

ENGINEERING

CLASSIFICATION AND
DESCRIPTION MOISTURE CONTENT, %

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
CME 75 372.0
RA
Approx. Surface
Elevation, ft MSL
Open drive sampler with 6-inch
sleeve, Bulk
ELEVATION, feetDEPTH, feet

31.5 feet
8 Date(s)
Drilled
Driving Method
and Drop
2R Drilling

TEST DATA
Sampling
Method(s)
Drilling
Contractor
NA
Logged
By DW
Drilling
Method
Diameter(s)
of Hole, inches
Groundwater Depth
[Elevation], feet
Drill Rig
Type SAMPLE NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs DRY UNIT WEIGHT, pcf Checked
By
Drill Hole
Backfill
Auto Hammer
Native
Total Depth
of Drill Hole Hollow Stem Auger
370
365
360
355
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 1 of 2
5 10
15 Project: Buchanan Street Partners Log of Drill Hole DH-1 Project Number: 23-008-00
Drill Hole DH-1
5 10
15 DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

108
109
26 27
26 12
15 25
12 18
27 10
18 27
SANDY SILTSTONE; pale brown, damp,
moderately hard, fine-grained sand
Becomes pale brown to light gray, few
fine-grained sand
Total Depth = 31.5'
No Groundwater
BEDROCK - NIGUEL FORMATION (Tn)
Sand grains become slight to moderately
oxidized, yellow fine-grained sand blips,
increase in mica abundance
Decrease in oxidized sand grains, minor rig
chatter
Increase in oxidized sand grains, yellow
fine-grained sand blips
140
140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
350
345
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 2 of 2
25 30
Project: Buchanan Street Partners Log of Drill Hole DH-1 Project Number: 23-008-00
Drill Hole DH-1
25 30
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

96 98
108
PS ATT
CP EI
pH SU
CH MR
R-val
DS
20 16
20 24
4 6
15 6
10 18
13 22
30 ASPHALT CONCRETE - 3.5-inches
AGGREGATE BASE - 6.0-inches
SANDY CLAY (CL); olive with gray, firm,
damp, fine- to medium-grained sand,
trace gravel
SANDY SILT (SL); grayish yellow, damp,
firm, fine-grained sand
SILTY CLAY (CL); gray and brown, damp
to moist, very stiff, some fine-grained
sand
CLAYEY SILTSTONE; light gray and light
olive, damp, moderately hard, some very
fine-grained sand
ARTIFICIAL FILL (Qaf)
SLOPEWASH/COLLUVIUM (Qsw/Qcol)
Moderate rig chatter
Some rootlets, caliche stringers
BEDROCK - NIGUEL FORMATION (Tn)
Moderately weathered
Oxidized blips
140
140
140
Remarks

SAMPLE DATA ADDITIONAL TESTS

ORIENTATION

DATA GRAPHIC LOG
1/20/23

ENGINEERING

CLASSIFICATION AND
DESCRIPTION MOISTURE CONTENT, %

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
CME 75 372.0
DW/RA
Approx. Surface
Elevation, ft MSL
Open drive sampler with 6-inch
sleeve, Bulk
ELEVATION, feetDEPTH, feet

31.5 feet
8 Date(s)
Drilled
Driving Method
and Drop
2R Drilling

TEST DATA
Sampling
Method(s)
Drilling
Contractor
NA []
Logged
By
Drilling
Method
Diameter(s)
of Hole, inches
Groundwater Depth
[Elevation], feet
Drill Rig
Type SAMPLE NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs DRY UNIT WEIGHT, pcf Checked
By
Drill Hole
Backfill
Auto Hammer
Native
Total Depth
of Drill Hole Hollow Stem Auger
370
365
360
355
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 1 of 2
5 10
15 Project: Buchanan Street Partners Log of Drill Hole DH-2 Project Number: 23-008-00
Drill Hole DH-2
5 10
15 DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

109
27 23
26 13
24 27
11 15
18 8
16 19
SANDY SILTSTONE; pale brown to light
gray, damp, moderately hard, fine- to
medium-grained sand
SANDY CLAYEY SILTSTONE; light gray,
damp, moderaly hard, fine-grained sand
SANDY SILTSTONE; pale brown to light
gray, damp, moderaly hard, fine-grained
sand
Total Depth = 31.5'
No Groundwater
BEDROCK - NIGUEL FORMATION (Tn)
Slightly oxidized sand grains, pinhole
charcoal fragments
Slight increase in oxidized sand grain
abundance
140
140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
350
345
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 2 of 2
25 30
Project: Buchanan Street Partners Log of Drill Hole DH-2 Project Number: 23-008-00
Drill Hole DH-2
25 30
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

113
108
18 26
22 14
34 36
11 18
31 10
20 22
ASPHALT CONCRETE - 3.5-inches
AGGREGATE BASE - 6.0-inches
SANDY SILT (ML); brown, damp, medium
dense, fine- to medium-grained sand,
SANDY SILTSTONE; pale brown, damp,
moderately hard to hard, fine-grianed
sand
Becomes pale brown to gray
ARTIFICIAL FILL (Qaf)
Few roots up to 1/4" in diameter, some
bedrock fragments, trace sub-angular
gravel up to 1/4" in diameter
BEDROCK - NIGUEL FORMATION (Tn)
Slower drilling, some minor rig chatter,
bedrock is massive with no discernible
bedding, slightly oxidized sand grain blips
Increase in mica abundance, pinhole sized
charcoal fragments
140
140
140
Remarks

SAMPLE DATA ADDITIONAL TESTS

ORIENTATION

DATA GRAPHIC LOG
1/20/23

ENGINEERING

CLASSIFICATION AND
DESCRIPTION MOISTURE CONTENT, %

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
CME 75 376.0
RA
Approx. Surface
Elevation, ft MSL
Open drive sampler with 6-inch
sleeve, Bulk
ELEVATION, feetDEPTH, feet

31.5 feet
8 Date(s)
Drilled
Driving Method
and Drop
2R Drilling

TEST DATA
Sampling
Method(s)
Drilling
Contractor
NA
Logged
By DW
Drilling
Method
Diameter(s)
of Hole, inches
Groundwater Depth
[Elevation], feet
Drill Rig
Type SAMPLE NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs DRY UNIT WEIGHT, pcf Checked
By
Drill Hole
Backfill
Auto Hammer
Native
Total Depth
of Drill Hole Hollow Stem Auger
375
370
365
360
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 1 of 2
5 10
15 Project: Buchanan Street Partners Log of Drill Hole DH-3 Project Number: 23-008-00
Drill Hole DH-3
5 10
15 DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

107
23 25
26 15
28 29
9 13
19 12
13 21
CLAYEY SILTSTONE; pale brown, damp,
moderately hard to hard, some
fine-grained sand
Becomes damp to moist, moderately hard
Becomes very moist
Total Depth = 31.5'
Seepage at 31'
BEDROCK - NIGUEL FORMATION (Tn)
Slightly oxidized sand grains
Slight increase in oxidized sand grains,
white fine-grained sand blips
Moderately oxidized sand grains
Slight seepage
140
140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
355
350
345
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 2 of 2
25 30
Project: Buchanan Street Partners Log of Drill Hole DH-3 Project Number: 23-008-00
Drill Hole DH-3
25 30
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

97 93 CN
24 14
11 6
10 19
4 4
10 6
12 14
ASPHALT CONCRETE - 3.5-inches
AGGREGATE BASE - 6.0-inches
SANDY SILT (ML); brown with gray,
moist, firm, fine- to medium-grained sand,
trace gravel
CLAYEY SILT (ML); light gray with orange
staining, moist, firm to stiff, some very
fine-grained sand
SANDY CLAY (CL); dark brown, damp,
firm, fine- to medium-grained sand
Becomes moist to very moist
SANDY SILT (ML); light brown, moist, firm
to stiff, fine- to medium-grained sand,
some gravel
CLAYEY SILTSTONE; yellow with gray,
moist, moderately hard, trace very
fine-grained sand
ARTIFICIAL FILL (Qaf)
SLOPEWASH (Qsw)
Moderate rig chatter, some rootlets
Rootlets continue
BEDROCK - NIGUEL FORMATION (Tn)
Moderately weathered
140
140
140
Remarks

SAMPLE DATA ADDITIONAL TESTS

ORIENTATION

DATA GRAPHIC LOG
1/20/23

ENGINEERING

CLASSIFICATION AND
DESCRIPTION MOISTURE CONTENT, %

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
CME 75 373.0
DW
Approx. Surface
Elevation, ft MSL
Open drive sampler with 6-inch
sleeve, Bulk
ELEVATION, feetDEPTH, feet

41.5 feet
8 Date(s)
Drilled
Driving Method
and Drop
2R Drilling

TEST DATA
Sampling
Method(s)
Drilling
Contractor
NA
Logged
By
Drilling
Method
Diameter(s)
of Hole, inches
Groundwater Depth
[Elevation], feet
Drill Rig
Type SAMPLE NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs DRY UNIT WEIGHT, pcf Checked
By
Drill Hole
Backfill
Auto Hammer
Native
Total Depth
of Drill Hole Hollow Stem Auger
370
365
360
355
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 1 of 2
5 10
15 Project: Buchanan Street Partners Log of Drill Hole DH-4 Project Number: 23-008-00
Drill Hole DH-4
5 10
15 DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

108
106
107
25 27
26 28
25 12
19 23
10 13
17 10
13 16
15 16
20 10
28 38
CLAYEY SILTSTONE; light yellowish
brown with gray and orange staining,
damp to moist, moderately hard, some
very fine-grained sand
SANDY SILTSTONE; light olive, moist,
moderately hard, very fine-grained sand
CLAYEY SILTSTONE; light olive and
yellow, moist to very moist, moderately
hard, some very fine-grained sand
SANDY SILTSTONE; gray with orange
staining, damp to moist, moderately hard
Becomes dark gray and dark brownish
gray, damp, hard
Total Depth = 41.5'
Seepage at 30'
BEDROCK - NIGUEL FORMATION (Tn)
Manganese staining blips, rootlets within
fractures
Slight Seepage
Starting to become unoxidized
Unoxidized, faint subhorizontal wavy
laminations
140
140
140
140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
350
345
340
335
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 2 of 2
25 30
35 40
Project: Buchanan Street Partners Log of Drill Hole DH-4 Project Number: 23-008-00
Drill Hole DH-4
25 30
35 40
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

110
123
92 CN
12 7
20 10
13 13
27 40
40 5
9 10
ASPHALT CONCRETE - 3.5-inches
AGGREGATE BASE - 6.0-inches
SANDY SILT (ML); olive, damp, medium
dense, fine- to medium-grained sand
Becomes yellow with olive and brown,
trace gravel
CLAYEY SAND (SC); yellow and olive,
moist, dense, fine- to coarse-grained
sand, some gravel
SANDY SILT (ML); brownish gray, moist,
very stiff, fine- to medium-grained sand,
trace gravel
ARTIFICIAL FILL (Qaf)
Lifts of brown silty sand, pinhole porosity
Moderate rig chatter, fine-grained silty
sandstone fragments
SLOPEWASH/COLLUVIUM (Qsw/Qcol)
Grass pieces
140
140
140
Remarks

SAMPLE DATA ADDITIONAL TESTS

ORIENTATION

DATA GRAPHIC LOG
1/20/23

ENGINEERING

CLASSIFICATION AND
DESCRIPTION MOISTURE CONTENT, %

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
CME 75 374.0
DW
Approx. Surface
Elevation, ft MSL
Open drive sampler with 6-inch
sleeve, Bulk
ELEVATION, feetDEPTH, feet

51.0 feet
8 Date(s)
Drilled
Driving Method
and Drop
2R Drilling

TEST DATA
Sampling
Method(s)
Drilling
Contractor
NA
Logged
By
Drilling
Method
Diameter(s)
of Hole, inches
Groundwater Depth
[Elevation], feet
Drill Rig
Type SAMPLE NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs DRY UNIT WEIGHT, pcf Checked
By
Drill Hole
Backfill
Auto Hammer
Native
Total Depth
of Drill Hole Hollow Stem Auger
370
365
360
355
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 1 of 3
5 10
15 Project: Buchanan Street Partners Log of Drill Hole DH-5 Project Number: 23-008-00
Drill Hole DH-5
5 10
15 DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

93 114
107
PS ATT
EI pH
SU CH
MR
17 14
11 17
28 26
10 7
9 17
20 48
15 17
32 12
19 23
16 24
31 SANDY CLAY (CL); brownish gray, moist,
firm, fine- to medium-grained sand, trace
gravel
SANDY SILTSTONE; yellowish brown,
damp, moderately hard, fine-grained sand
CLAYEY SILTSTONE; light brown, soft to
moderately hard, wet, fine- to
medium-grained sand
SANDY SILTSTONE; gray with orange
staining, damp, moderately hard, some
very fine-grained sand
CLAYEY SILTSTONE; dark gray, damp,
moderately hard
Ped surfaces around gravel
Moderate rig chatter
Moderately weathered
BEDROCK - NIGUEL FORMATION (Tn)
No rig chatter
Manganese stained blips - pinhole sized
Some seepage
Moderately to well cemented
Becomes unoxidized, faint subhorizontal
wavy laminations
140
140
140
140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
350
345
340
335
330
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 2 of 3
25 30
35 40
Project: Buchanan Street Partners Log of Drill Hole DH-5 Project Number: 23-008-00
Drill Hole DH-5
25 30
35 40
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

109
26 25
22 50/6"
26 50/6"
SANDY SILTSTONE; dark gray, damp,
moderately hard
Total Depth = 51'
Seepage at 30'
BEDROCK - NIGUEL FORMATION (Tn) 140
140 SAMPLE DRY UNIT WEIGHT, pcf ADDITIONAL TESTS

ENGINEERING

CLASSIFICATION AND

DESCRIPTION

ORIENTATION
DATA

GEOLOGICAL

CLASSIFICATION AND

DESCRIPTION
ELEVATION, feetDEPTH, feet GRAPHIC LOG NUMBER OF BLOWS / 6" DRIVING WEIGHT, lbs MOISTURE CONTENT, %

TEST DATASAMPLE DATA
325
Project Location: 24422 Avenida De La Carlota, Laguna Hills Sheet 3 of 3
50 Project: Buchanan Street Partners Log of Drill Hole DH-5 Project Number: 23-008-00
Drill Hole DH-5
DH_REV3 23-008-00.GPJ GMULAB.GPJ 6/20/23

APPENDIX B
Geotechnical Laboratory Procedures
and Test Results

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 B-1 GMU Project 23-008-00

APPENDIX B

GMU GEOTECHNICAL LABORATORY PROCEDURES AND TEST RESULTS

MOISTURE AND DENSITY
Field moisture content and in-place density were determined for selected 6-inch sample sleeve of undisturbed soil material obtained from the drill holes. The field moisture content was determined in general accordance with ASTM Test Method D 2216 by obtaining one-half the moisture sample from each end of the 6-inch sleeve. The in-place dry density of the sample was determined by using the wet weight of the entire sample.

At the same time the field moisture content and in-place density were determined, the soil material at each end of the sleeve was classified according to the Unified Soil Classification System. The results of the field moisture content and in-place density determinations are presented on the right-hand column of the Log of Drill Hole and are summarized on Table B-1.

The results of the visual classifications were used for general reference.

PARTICLE SIZE DISTRIBUTION
As part of the engineering classification of the materials underlying the site, samples of the onsite soils were tested to determine their distribution of particle sizes. The distribution was determined in general accordance with ASTM Test Method D 422 using U.S. Standard Sieve Openings 3", 1.5", 3/4, 3/8, and U.S. Standard Sieve Nos. 4, 10, 20, 40, 60, 100, and 200. In addition, on some samples a standard hydrometer test was performed to determine the distribution of particle sizes passing the No. 200 sieve (i.e., silt and clay-size particles). The results of the tests are contained in this Appendix B. Key distribution categories (% gravel; % sand, etc.) are contained on Table B-1.

ATTERBERG LIMITS
As part of their engineering classification, samples of the on-site soil and bedrock materials were tested to determine their relative plasticity. This relative plasticity is based on the Atterberg limits determined in general accordance with ASTM Test Method D 4318. The results of these tests are contained in this Appendix B and also Table B-1.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 B-2 GMU Project 23-008-00

EXPANSION TESTS
To provide a standard definition of one-dimensional expansion, tests were performed on typical on-site soil and bedrock materials in general accordance with ASTM Test Method D 4829. The result from each test is reported as the “expansion index”. The results of these tests are contained in Appendix B and also Table B-1.

COMPACTION TEST
A bulk sample representative of the on-site soils was tested to determine its maximum dry density and optimum moisture content. These compactive characteristics were determined in general accordance with ASTM Test Method D 1557. The results of this test are contained in this Appendix B and also Table B-1.

CHEMICAL TESTS
The corrosion potential of typical on-site soil and bedrock materials under long-term contact with both metal and concrete was determined by chemical and electrical resistance tests. The soluble sulfate test for potential concrete corrosion was performed in general accordance with California Test Method 417, the minimum resistivity test for potential metal corrosion was performed in general accordance with California Test Method 643, and the concentration of soluble chlorides was determined in general accordance with California Test Method 422. The results of these tests are contained in Table B-1.

CONSOLIDATION TESTS
The one-dimensional consolidation properties of “undisturbed” samples of the onsite slopewash/colluvial materials were evaluated in general accordance with the provisions of ASTM Test Method D 2435. Sample diameter was 2.416 inches and sample height was

1.00 inch. Water was added during the test at various normal loads to evaluate the potential for hydro-collapse and to produce saturation during the remainder of the testing. Consolidation readings were taken regularly during each load increment until the change in sample height was less than approximately 0.0001 inch over a two-hour period. The graphic presentation of consolidation data is a representation of volume change in change in axial load. The results of these tests are contained in this Appendix B.

Mr. Matthew Haugen, Buchanan Street Partners, LP.

Geotechnical Investigation, Proposed 7- to 8-Story Residential Development, 24422 Avenida De La Carlota, Laguna Hills, California
June 29, 2023 B-3 GMU Project 23-008-00

DIRECT SHEAR STRENGTH TESTS
Direct shear tests were performed on typical on-site bedrock materials. The general philosophy and procedure of the tests were in accord with ASTM Test Method D 3080 - “Direct Shear Tests for Soils Under Consolidated Drained Conditions”.

The tests were single shear tests and were performed using a sample diameter of 2.416 inches and a height of 1.00 inch. The normal load was applied by a vertical dead load system. A constant rate of strain was applied to the upper one-half of the sample until failure occured.

Shear stress was monitored by a strain gauge-type precision load cell and deflection was measured with a digital dial indicator. This data was transferred electronically to data acquisition software which plotted shear strength vs. deflection. The shear strength plots were then interpreted to determine peak and ultimate shear strengths. Strain rates compatible with the grain size distribution of the soils was utilized. The interpreted results of these tests are shown in this Appendix B.

R-VALUE TEST
A bulk sample representative of the onsite soils was tested to measure the response of a compacted sample to a vertically applied pressure under specific conditions. The R-value of a material is determined when the material is in a state of saturation such that water will be exuded from the compacted test specimen when a 16.8 kN load (2.07 MPa) is applied. The results from this test procedure are reported in this Appendix B-1.

DH-1 5 367.0 Tn Siltstone 15.9
DH-1 10 362.0 Tn Siltstone 11.7 110 62
DH-1 15 357.0 Tn Siltstone 14.6
DH-1 20 352.0 Tn Siltstone 16.1 108 80
DH-1 25 347.0 Tn Siltstone 17.0
DH-1 30 342.0 Tn Siltstone 15.7 109 80
DH-2 1 371.0 Qafc CL 20.1 5 21 74 21 43 23 20 114.0 14.5 35 17 8.7 161 492 1459 DH-2 5 367.0 Qsw/Qcol ML 16.1 96 59
DH-2 10 362.0 Qsw/Qcol CL 20.3 98 78
DH-2 15 357.0 Tn Siltstone 14.5 108 72
DH-2 20 352.0 Tn Siltstone 16.8
DH-2 25 347.0 Tn Siltstone 13.2 109 68
DH-2 30 342.0 Tn Siltstone 15.8
DH-3 5 371.0 Tn Siltstone 12.3 113 70
DH-3 10 366.0 Tn Siltstone 15.6
DH-3 15 361.0 Tn Siltstone 12.0 108 60
DH-3 20 356.0 Tn Siltstone 13.4
DH-3 25 351.0 Tn Siltstone 14.6 107 71
DH-3 30 346.0 Tn Siltstone 15.9
DH-4 5 368.0 Qafc ML 15.6 97 59
DH-4 10 363.0 Qsw/Qcol CL 14.1 93 48
DH-4 15 358.0 Qsw/Qcol ML 11.1
DH-4 20 353.0 Tn Siltstone 15.3 108 76
DH-4 25 348.0 Tn Siltstone 17.4
DH-4 30 343.0 Tn Siltstone 16.1 106 76

SUMMARY OF SOIL LABORATORY DATA
TABLE B-1
USCS
Group
Symbol
PL PI
Sample Information
Boring
Number
In Situ
Water
Content,
%
In Situ
Dry Unit
Weight,
pcf
<2µ,
%
Elevation,
feet
Geologic
Unit
LL Maximum
Dry Unit
Weight,
pcf
Sand,
% pH
R-Value
Chemical Test Results
Expansion
Index
Min.

Resistivity
(ohm/cm)
Chloride
(ppm)
Sulfate
(ppm)
Atterberg Limits
In Situ
Saturation,
%
Depth,
feet
Compaction
<#200,
%
Gravel,
%
Sieve/Hydrometer
Optimum
Water
Content,
%
Project No. 23-008-00
Project: Buchanan Street Partners
GMU_TABLE_SOIL_LAB_DATA 23-008-00.GPJ FNC AB GWGN01.GDT 7/2/23

DH-4 35 338.0 Tn Siltstone 18.4
DH-4 40 333.0 Tn Siltstone 14.8 107 72
DH-5 5 369.0 Qafc CL 12.1 110 64
DH-5 10 364.0 Qafc SC 7.5 123 58
DH-5 15 359.0 Qsw/Qcol SM-ML 19.8 92 66
DH-5 20 354.0 Qsw/Qcol SM/SC 17.2 93 59
DH-5 20.2 353.8 Qsw/Qcol CL 13.7 1 40 59 23 32 18 14 56 7.8 131 468 716 DH-5 25 349.0 Tn Siltstone 11.4
DH-5 30 344.0 Tn Siltstone 13.1 114 77
DH-5 35 339.0 Tn Siltstone 18.4
DH-5 40 334.0 Tn Siltstone 15.7 107 76
DH-5 45 329.0 Tn Siltstone 16.4
DH-5 50 324.0 Tn Siltstone 15.2 109 78

SUMMARY OF SOIL LABORATORY DATA
TABLE B-1
USCS
Group
Symbol
PL PI
Sample Information
Boring
Number
In Situ
Water
Content,
%
In Situ
Dry Unit
Weight,
pcf
<2µ,
%
Elevation,
feet
Geologic
Unit
LL Maximum
Dry Unit
Weight,
pcf
Sand,
% pH
R-Value
Chemical Test Results
Expansion
Index
Min.

Resistivity
(ohm/cm)
Chloride
(ppm)
Sulfate
(ppm)
Atterberg Limits
In Situ
Saturation,
%
Depth,
feet
Compaction
<#200,
%
Gravel,
%
Sieve/Hydrometer
Optimum
Water
Content,
%
Project No. 23-008-00
Project: Buchanan Street Partners
GMU_TABLE_SOIL_LAB_DATA 23-008-00.GPJ FNC AB GWGN01.GDT 7/2/23

0 10
20 30
40 50
60 70
80 90
100
10 1 0.1 0.01 0.001
20 14
GRAVEL

OPENING

SILT CLAY
DH-2
DH-5
COARSE
3" 1.5"

COARSE MEDIUM FINE

PARTICLE SIZE IN MILLIMETERS PERCENT FINER BY WEIGHT
43 32
#10
U.S. STANDARD SIEVE NUMBERS
SAND
#20 #40
FINE

1.0 20.2
3/8" #4 #60 #100
U.S. STANDARD SIEVE
LEAN CLAY with SAND (CL)

SANDY LEAN CLAY (CL)
3/4" #200

PARTICLE SIZE DISTRIBUTION
Qafc
Qsw/Qcol
Symbol LL Boring
Number PI Depth
(feet)
Geologic
Unit Classification
Project: Buchanan Street Partners
Project No. 23-008-00
GMU_GRAIN_SIZE 23-008-00.GPJ 6/20/23

0 10
20 30
40 50
60 0 20 40 60 80 100
PL
20 14
LL PI Test
Symbol
Depth
(feet)
Geologic
Unit
Qafc
Qsw/Qcol
DH-2
DH-5
LEAN CLAY with SAND (CL)

SANDY LEAN CLAY (CL)
43 32
Boring
Number
23 18
Classification
"A" LINE

PLASTICITY INDEX (PI)

LIQUID LIMIT (LL)
CL or OL
ML or OL MH or OH
CH or OH
CL-ML

ATTERBERG LIMITS

1.0 20.2
Insitu Water
Content (%)
20 14
Project: Buchanan Street Partners
Project No. 23-008-00 LIMITS 23-008-00.GPJ 6/20/23

80 85
90 95
100
105
110
115
120
125
130
135
140
0 10 20 30 40 50
MOISTURE CONTENT (%)
SG=2.60
SG=2.70
DH-2 14.5
Symbol
Qafc LEAN CLAY with SAND (CL)
Classification
DRY DENSITY (pcf)
Optimum
Moisture
Content, %
Maximum
Dry Density,
pcf
Depth
(feet)

1.0 Geologic
Unit

COMPACTION TEST DATA
114
Boring
Number
Project: Buchanan Street Partners
Project No. 23-008-00 DVTCOMP 23-008-00.GPJ 6/18/23

-4
-3
-2
-1
0 1
2 3
4 5
6 10 100 1,000 10,000
W = water added
% HydroCollapse
DH-4 In Situ 63.49 SANDY CLAY (CL)
Boring
Number
Depth
(feet)

10.0 Geologic
Unit
Qsw/Qcol
Symbol

CONSOLIDATION TEST DATA
STRAIN (%)
STRESS (psf)
W
Classification
In Situ or
Remolded
Sample
Project: Buchanan Street Partners
Project No. 23-008-00
GMU_CONSOL 23-008-00.GPJ GM&U.GDT 6/20/23

-4
-3
-2
-1
0 1
2 3
4 5
6 10 100 1,000 10,000
W = water added
% HydroCollapse
DH-5 In Situ 0.23 SILTY SAND (SM-ML)
Boring
Number
Depth
(feet)

15.0 Geologic
Unit
Qsw/Qcol
Symbol

CONSOLIDATION TEST DATA
STRAIN (%)
STRESS (psf)
W
Classification
In Situ or
Remolded
Sample
Project: Buchanan Street Partners
Project No. 23-008-00
GMU_CONSOL 23-008-00.GPJ GM&U.GDT 6/20/23

0 500
1,000
1,500
2,000
2,500
3,000
3,500
4,000
0 1,000 2,000 3,000 4,000

SAMPLE AND TEST DESCRIPTION

SHEAR TEST DATA
Sample Location:

STRENGTH TYPE
NORMAL STRESS (psf)

STRENGTH PARAMETERS
FRICTION ANGLE (degrees)
SHEAR STRESS (psf)
COHESION (psf)
Notes:

Strain Rate (in/min):

DH-2 @ 15.0 ft Geologic Unit: Classification: SANDY SILTSTONE

0.001
Sample saturated prior and during shearing
Tn
Sample Preparation: Undisturbed
Project: Buchanan Street Partners
Project No. 23-008-00
Peak Strength 420 32.0
GMU_DIRECT_SHEAR 23-008-00.GPJ GM&U.GDT 6/20/23
Ultimate Strength 210 29.0

APPENDIX C
Retaining Wall Construction Details

TOP OF WALL ELEVATION

PER GRADING PLAN

NATIVE SOIL CAP
WATERPROOFING (see Notes3 and 4)
(see Note 6)
Minimum NATIVE OR
Width=2' SELECT SOIL

BACKFILL

SELECT GRANULAR

BACKFILL MATERIAL
(see Note 2) BACKCUT PER SOILS

REPORT AND OSHA

PROPOSED FINISH REQUIREMENTS

GRADE ELEVATION

TOP OF FOOTING

ELEVATION PER

GRADING PLAN

BACK DRAIN
(SEE NOTES 7 AND 8)

FOOTING PER

STRUCTURAL

DETAILS

RETAINING WALL DETAIL

NOT TO SCALE

1. FINALDETERMINATIONOFTHEMATERIALTOBEUSEDFORBACKFILLSHALLBEMADEBYGMU.

2. ALLSELECTBACKFILLTOWITHIN1TO2FEETOFFINALGRADESHOULDCONSISTOF FREE-DRAININGGRANULARMATERIAL(I.E.

SE 30SAND,PEAGRAVEL,ORCRUSHEDROCK). CRUSHED ROCK,IFUSED,SHOULDBEWRAPPEDINFILTERFABRIC(MIRAFI140N OREQUIVALENT)TOMINIMIZE THEPOTENTIALFORMIGRATIONOFFINESINTOTHEROCK. THE SELECT BACKFILL SHOULD BE

MOISTURE CONDITIONED TO ACHIEVE OVER OPTIMUM MOISTURE CONTENT PER THE SOILS REPORT AND COMPACTED TO AT LEAST 90% RELATIVE COMPACTIONASDETERMINEDBYASTMTESTMETHODD1557.

3. FINE-GRAINED NATIVESOILSSHOULD BE USED TOCAPTHESELECTBACKFILL ZONE.

4. ALL NATIVE OR SELECT SOIL WALL BACKFILL SHOULD BE MOISTURE CONDITIONED AS NECESSARY TO OVER OPTIMUM MOISTURE CONTENTPER THE SOILS REPORT AND COMPACTED TO AT LEAST 90% RELATIVE COMPACTIONAS DETERMINEDBYASTMTEST METHODD1557.

5. THE BACKSIDE OF THE WALLS SHOULD BE WATERPROOFEDDOWNTOANDACROSS THE TOP OFTHEFOOTING. THEDESIGNAND SELECTION OF THE WATERPROOFING SYSTEM IS OUTSIDE OF THE PURVIEW OF GMU.

6. THE WATERPROOFING SYSTEM AND ANY DRAIN BOARDS SHOULD BE PROTECTED FROM DAMAGE BY CONSTRUCTION ACTIVITIES. THE TOP EDGE OF THE WATERPROOFING AND ANY DRAIN BOARDS SHOULD BE PROPERLY ADHERED TO THE

WALL AND SEALED TO PREVENT THE POSSIBLE ACCUMULATION OF DEBRIS BETWEEN THE DRAINAGE/WATERPROOFING SYSTEM AND THE WALL.

7. THE BACKDRAIN SYSTEM SHOULD CONSIST OF 4" PERFORATED PIPE SURROUNDED BY AT LEAST ONE CUBICFOOTOF3/4"-

1.5"OPENGRADEDGRAVELWRAPPEDINMIRAFI140NFILTERFABRIC(OR EQUIVALENT). THEPERFORATED PIPESHOULD CONSIST OFSDR-35OR SCHEDULE 40PVC PIPE(OR APPROVEDEQUIVALENT) LAIDONATLEAST2"OFCRUSHEDROCKWITH THEPERFORATIONSLAID DOWN. THEBACKDRAIN GRADIENTSHOULD NOTBE LESSTHAN 1% WHEN POSSIBLE. THE PERFORATED PIPESHOULD OUTLETINTO AREA DRAINS OR OTHER SUITABLE OUTLET POINTS AT RUNSOF 200FEET OR LESS, IF PRACTICAL. IF THE BACKDRAINS CANNOT BE OUTLETED BY GRAVITY FLOW, A SUMP PUMP SYSTEM WILL NEED TO BE DESIGNED AND CONSTRUCTED. REDUNDANT BACK-UP PUMPS OR COMPONENTS ARE RECOMMENDED. DESIGN OF THIS SYSTEM IS OUTSIDE OF THE PURVIEW OF GMU.

8. THETIE-INLOCATIONSFORBACKDRAINOUTLETSSHOULD BESHOWNONTHEPRECISEGRADING,SITE WALL, AND/OR LANDSCAPE PLANS.

RETAINING WALL CONSTRUCTION DETAIL
PLATE
C-1

APPENDIX D
Concrete Flatwork Recommendations

TABLE 1

FLATWORK RECOMMENDATIONS, RESIDENTIAL SITE,
24422 AVENIDA DE LA CARLOTA, LAGUNA HILLS, CA
Description Subgrade Preparation Minimum Concrete
Thickness (Full)
Edge Thickness Reinforcement(2) Joint Spacing
(Maximum)
Cement
Type
Sulfate
Resistance
Isolated Concrete
Sidewalks and
Walkways (<6 feet
in width)(4)
1) 2% over optimum to 18" (1), 2) 2” of sand
or well graded rock (i.e., Class II base or
equiv.) above moisture conditioned subgrade.
4 inches Not Required 1) No. 3 bars at 18" o.c. (2)
, 2) where
adjacent to curbs or structures and at
cold joints/ expansion joints use
dowels: No. 3 bars at 18" o.c. (5)
5 feet II/V (3)
Concrete Walkways,
Patios, Entryways
and Courtyards (> 6
feet in width) (4)
1) 2% over optimum to 18"(1), 2) 2” of sand
or well graded rock (i.e., Class II base or
equiv.) above moisture conditioned subgrade.
5 inches Where adjacent to
landscape areas – 12"
from adjacent finish
grade. Min. 8" width
1) No. 3 bars at 18" o.c. (2) extend into
thickened edge, 2) Thickened Edge:
one No. 3 bar placed in long direction,
3) dowel into adjacent curbs or
structures and across cold joints/
expansion joints (5)
8 feet II/V (3)
Concrete
Driveways, Trash
Enclosures and Fire
Access Lanes(4)
1) 2% over optimum to 18" (1), 2) 4” of well
graded rock (i.e., Class II base or equiv.)
above moisture conditioned subgrade.
8 inches Where adjacent to
landscape areas - 12"
from adjacent finish
grade. Min. 8" width
1) No. 3 bars at 18" o.c. (2) extend into
thickened edge, 2) Thickened Edge:
one No. 3 bar placed in long direction,
3) dowel into adjacent curbs or
structures and across cold joints/
expansion joints (5)
8 feet II/V (3)
Concrete
Interlocking Pavers
(non-vehicular)(4,6)
1) 2% over optimum to 18"(1), 2) 4 inches of
CAB or CMB compacted to a minimum of
95% relative compaction or concrete sub slab
may be used in lieu of base section (see
adjacent columns).
4 inch concrete sub
slab if base section not
used
Where adjacent to
landscape areas - 12"
from adjacent finish
grade. Min. 8" width
1) No. 3 bars at 18" o.c. (2) extend into
thickened edge, 2) Thickened Edge:
one No. 3 bar placed in long direction,
3) dowel into adjacent curbs or
structures and across cold joints/
expansion joints (5)
8 feet II/V (3)
Concrete
Interlocking Pavers
(vehicular) (4, 6)
Subgrade: 2% over optimum to 18"(1)
Non-fire access: 8 inches of CAB or CMB
compacted to 95% relative compaction over
Mirafi 600x or equivalent geotextile, or
concrete sub slab may be used in lieu of
base/geotextile section (see adjacent column)
Fire Access: 10 inches of CAB or CMB
compacted to 95% over 600X or equivalent
geotextile, or concrete sub slab may be
utilized in lieu of base/geotextile section (see
adjacent column)
Non-Fire Access: 5-
inch concrete sub slab
if base section not used
Fire Access: 6-inch
concrete sub slab if
base section not used
Where adjacent to
landscape areas - 12"
from adjacent finish
grade. Min. 8" width
1) No. 3 bars at 18" o.c. (2) extend into
thickened edge, 2) Thickened Edge:
one No. 3 bar placed in long direction,
3) dowel into adjacent curbs or
structures and across cold joints/
expansion joints (5)
8 feet II/V (3)
(1) The moisture content of the subgrade must be verified by the geotechnical consultant prior to sand/rock placement. (2) Reinforcement to be placed at or above the mid-point of the slab (i.e., a minimum of 2.0 to 2.5 inches above the prepared subgrade). (3) Soils having severe levels of sulfates as defined by CBC are expected. Concrete mix design shall be selected by the concrete designer. Concrete mix design is outside the geotechnical engineer’s purview. (4) Where concrete/ flatwork is adjacent a stucco surface, a ¼" to ½" foam separation/expansion joint should be used. (5) If dowels are placed in cored holes, the core holes shall be placed at alternating in-plane angles (i.e., not cored straight into slab). (6) Pavers to be installed per minimum manufacturers recommendations.

General Note: Minor deviations to the above recommendations may be required at the discretion of the soils engineer or his representative.

24422 AVENIDA DE LA CARLOTTA

SITE
APPLICANT/OWNER:

BUCHANAN STREET PARTNERS, L.P.
3501 Jamboree Rd., Ste 4200
Newport Beach, CA 92660
(949)721-1414
Contact: Matthew Haugen
[email protected]
RESIDENTIAL ARCHITECT:

AO
144 North Orange St.

Orange, CA 92866
(714) 639-9860
Contact: Tobin Symmank
tobins @aoarchitects.com
CIVIL ENGINEER:

FUSCOE
16795 Von Karman, Ste 100
Irvine, CA 92606
(949) 474-1960
Contact: Soojin Shim
[email protected]
PROJECT TEAM:

LANDSCAPE ARCHITECT:

MJS LANDSCAPE ARCHITECTURE
507 30th Street
Newport Beach, CA 92663
(949) 675-9964
Contact: Mark Schattinger
[email protected]
2022-0834
12-17-2024
JOB NO.

DATE
24422 AVENIDA DE LA CARLOTA

LAGUNA HILLS, CA

PLACE HOLDER TEXT

TABLE OF CONTENTS
COVER SHEET G1
SHEET INDEX G 2
PROJECT NARRATIVE G 3
SURROUNDING CONTEXT G 4
RESIDENT LIFESTYLE G 5
PROJECT INFORMATION G 6
CONCEPTUAL PERSPECTIVES AP1.0
COMPUTER GENERATED BUILDING MASS MODEL AP1.1
SITE PLAN - PARKING LEVEL A1.0
SITE PLAN - PODIUM LEVEL A1.1
OPEN SPACE - GROUND LEVEL A1.2
OPEN SPACE - PODIUM LEVEL A 1.3
EGRESS PLAN A 1.4
EGRESS PLAN - UPPER LEVELS A 1.4A
WASTE MANAGEMENT PLAN A 1.5
FIRE AREA PLAN A 1.6
BUILDING COMPOSITE PLAN - SUB LEVEL & P1 A 2.0
BUILDING COMPOSITE PLAN - P2 & P3 A 2.1
BUILDING COMPOSITE PLAN - LEVEL 4 (PODIUM) & 5 A 2.2
BUILDING COMPOSITE PLAN - LEVEL 6 & 7 A 2.3
BUILDING COMPOSITE PLAN - ROOF PLAN A 2.4
CONCEPTUAL BUILDING SECTIONS A 3.0
CONCEPTUAL BUILDING ELEVATIONS A 4.0
CONCEPTUAL BUILDING ELEVATIONS A 4.1
CONCEPTUAL UNIT PLANS A 5.0
CONCEPTUAL UNIT PLANS A 5.1
COLOR & MATERIAL BOARD A 6.0
SUN SHADOW STUDY EXH1.0
COMPOSITE LANDSCAPE PLAN L.1
LIFESTYLE IMAGERY L.2
GROUND LEVEL PLAN L.3
POOL COURTYARD ENLARGEMENT PLAN L.4
DINING COURTYARD ENLARGEMENT PLAN L.5
ROOF DECK ENLARGEMENT PLAN L.6
MATERIALS BOARD L.7
TREE PLAN L.8
HYDROZONE PLAN L.9
LIGHTING PLAN L.10
TENTATIVE PARCEL MAP C1
EXISTING SITE PLAN C2
TECHNICAL SITE PLAN C3
CONCEPTUAL GRADING PLAN C4
CONCEPTUAL UTILITY PLAN C5
SHEET INDEX G2
7-15-2024 Page 387 of 1199
HOUSING 250 APARTMENT HOMES, THIS

BUILDING IS COMPRISED OF FOUR RESIDENTIAL
LEVELS ATOP TWO PARKING TIERS. THE PROJECT

PROVIDES ABOUNDANT OUTDOOR SPACES WITHIN

ITS THREE COURTYARDS, EACH WITH ITS DISTINCT
CHARACTER AND ATMOSPHERE. AMONG THE

MANY AMENITIES OFFERED ARE A RESORT STYLE

POOL, CLUBHOUSE, STATE OF THE ART FITNESS

CENTER, PET SPA, AND TWO ROOF DECKS WITH
SWEEPING VIEWS OF THE SURROUNDING AREA.

Situated on a highly visible location along
Insterstate 5, the project aims to capitvate passers
by with its contemporary design and stature. With
a neutral tone pallette, the materials selected
reflect a refined and modern atmosphere.

Indoor and outdoor spaces throughout the site
capture the best of California lifestyle. Each
courtyard is beautifully landscaped and offers its
own unique ambiance and experience. Individual
dwelling units are provided with their own private
open space, some with panoramic views of the
vicinity.

The double volume leasing space welcomes new
residents with a preview of the upscale lifestyle
offered within this community.

Ample parking is conveniently located within
the building’s lower levels, including two
subterranean tiers.

Laguna Hills is more than just a beautiful
location; it’s a thriving community that offers
top-notch schools, exceptional healthcare
facilities, and a strong sense of community spirit.

Our new apartment community at Avenida de
la Carlota positions you at the center of it all,
providing easy access to major highways and
transportation hubs, making your commute or
day trips to nearby beaches, cultural centers, and
entertainment venues a breeze.

Located in the heart of Orange County,
Laguna Hills offers a combination of shopping
convenience, endless dining options and plenty
of choices for the outdoor and golf enthusiasts.
2022-0834
12-17-2024
JOB NO.

DATE
24422 AVENIDA DE LA CARLOTA

LAGUNA HILLS, CA
PLACE HOLDER TEXT G3 PROJECT NARRATIVE

1/2 MILE RADIUS
RALPH A. GATES

ELEMENTARY
SCHOOL

4.4 MILES

TO IRVINE SPECTRUM
CENTER

10.2 MILES TO

SAN JUAN

CAPISTRANO
Date 11-03-2023
Job No.

Scale
2022-776
Date
Job No.

Scale
A-20
NORTH
1" = 30'

BUILDING PLAN
0 30' 60' 90' 120' 11-06-2023

1.2 MILES

TO MISSION
VIEJO
SITE
RD

ALICIA PKWY
PASEO
BRIDGER RD.

DE VALENCIA

AVENIDA DE LA CARLOTA

EL TORO

ALISO PARK

LAGUNA HILLS
MALL
LOS ALISOS BLVD.

ROCKFIELD BLVD.

SADDLEBACK

MEMORIAL

MEDICAL
CENTER

ALISO CREEK

BECKENHAM
PARK

EL TORO
PARK

LOS ALISOS

INTERMEDIATE
SCHOOL
MUIRLANDS BLVD.

CARLINGTON
PARK

3.6 MILES TO

ALISO VIEJO

SYCAMORE
PARK
2022-0834
12-17-2024
JOB NO.

DATE
24422 AVENIDA DE LA CARLOTA

LAGUNA HILLS, CA
PLACE HOLDER TEXT SITE CONTEXT G4

2022-0834
12-17-2024
JOB NO.

DATE
24422 AVENIDA DE LA CARLOTA

LAGUNA HILLS, CA
PLACE HOLDER TEXT G5 RESIDENT LIFESTYLE

Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS Project Information - Unit Summary, Parking Analysis G1.1 RESIDENTIAL BUILDING N/A 1. Parking: a. Minimum dimension adjacent to wall (or column) 2'-6”. Providing 1'-0”. b. Edge of support column between 2' to 4' from aisle. Providing less than 2'. c. Parking Ramp transition 12' in length. Providing no transition. Per CBC, allowed ramp of 6.67% max requires no transition. 2. Driveway throat length minimum: 24' Residential; 40' Commercial; Providing 10' at NE garage entry & 29' at NW garage entry. REQUEST FOR WAIVERS

KEY MAP NORTH N.T.S. LOS ALISOS BLVD AVENIDA DE LA CARLOTA Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 0" = 00' Conceptual Perspectives AP1.0 RESIDENTIAL BUILDING VIEW FROM THE PARKING LOT IN NORTH EAST LOOKING SOUTH WEST 4 VIEW FROM AVENIDA DE LA CARLOTA AND LOS ALISOS BLVD INTERSECTION 1 VIEW FROM AVENIDA DE LA CARLOTA LOOKING SOUTH EAST 2 VIEW FROM THE EXISTING OFFICE BUILDING LOOKING SOUTH 3 1 4 3 2 EXISTING OFFICE BUILDING EXISTING OFFICE BUILDING EXISTING OFFICE BUILDING

KEY MAP NORTH N.T.S. LOS ALISOS BLVD AVENIDA DE LA CARLOTA Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 0" = 00' Computer Generated Building Mass Model AP1.1 RESIDENTIAL BUILDING SITE CONTEXT AERIAL VIEW 1 SITE CONTEXT AERIAL VIEW 2 SITE CONTEXT AERIAL VIEW 3 1 3 2 AVENIDA DE LA CARLOTA HIGHWAY I-5LOS ALISOS BLVD HIGHWAY I-5 AVENIDA DE LA CARLOTA HIGHWAY I-5 LOS ALISOS BLVD

10002
371.39
370
365
365
370 375
380
385
385
380
375
370
390
390
385
375
370
375
375
375
385
380
370
380
380
380
375
370 370
366.2
361.9
360.9
364.9
371.6
369.1
374.4
377.1
380.3
385.2
388.5
390.2
393.1
391.2
394.9
390.8
389.8
386.9
384.3
375.2
376.8
365.4
360.1
361.8
360.8
363.7
364.2
367.9
366.4
369.8
368.8
370.9
371.2
371.5
370.7
371.3
371.1
371.4
371.6
371.1
372.5
372.2
371.2
370.3
370.5
372.3
372.6
370.9
372.1
373.1
374.1
374.3
373.9
374.4
375.6
375.1
376.7
375.2
375.9
374.8
374.3
374.5
374.1
373.3
372.3
373.1
373.3
373.7
375.2
377.8
380.7
382.5
382.5
380.3
378.4
380.1
378.5
376.5
378.8
372.6
373.4
371.3
371.2
368.1
366.7
365.2
365.6
375.1
375.3
363.7
363.9
362.7
359.3
359.5
368.1
383.4
370.3
370.6
370.5
371.1
371.5
371.1
370.5
371.8
369.7
391.8
373.9
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured PROPERTY LINE (CENTERLINE OF STREET) AVENIDA DE LA CARLOTA

LOS ALISOS BOULEVARD

PROPERTY LINE
(CENTERLINE OF STREET) +373' 381'+ 375.6' 372' 373' 390' +385'+390' 385' +385' +380' +378' +383' 380' +380' 375' 370' 365' 370' 375' +376' +370' 373'+ HIGHWAY I-5
T
T PER ALTA THIS EASEMENT IS FOR FUTURE STREETS / HIGHWAYS - RECORDED 1978 PER ALTA THIS EASEMENT IS FOR FUTURE STREETS - RECORDED 1974 SETBACK LINE SETBACK LINE

DOG PARK
O.F.A. 184 STALLS + 2 SURFACE STALLS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB UP DN
LANDING THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING 383'-5"
169'-8"
102'-7"
307'-6" TRASH TERMINATION ROOM 2
NO
PARKING MAIL/PARCEL/ PACKAGE 747 SQ. FT. TRASH TERMINATION ROOM 1 USPS ONLY NO
PARKING PET SPA 336 SQ. FT. BIKE STORAGE 388 SQ. FT. OPEN TO ABOVE LEASING 1946 SQ. FT.

VAN PARKING STRUCTURE ENTRY PARKING STRUCTURE ENTRY
LL
L
L
L
2 UP EXHAUST SHAFT SHAFT SHAFT SETBACK LINE

SETBACK LINE
DERO
'FIXIT PLUS & AIR KIT 4'
BIKE RACK DD16-LL-G
16 BIKES TYP. SHEAR WALL
O.F.A. O.F.A.

O.F.A. SHAFT SHAFT RAMP DOWN 5% RAMP UP 5%
2 (GARAGE: 3 LEASING/MAIL + 1 USPS + 65 OFFICE +115 RESIDENTIAL) TYP. SHEAR WALL

O O O O O O O O O O O R

O O O O O O O O O

O O O O O O O O O

O O O O O O O
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV

EV EV EV
EV EV
EV

EV EV EV EV EV EV EV

EV EV EV EV EV

EV EV EV EV EV EV
R
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
R
O
R
O O O
O
O
O
O
O
O
O O

EV EV EV EV EV EV EV EV EV

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
O.F.A. UP DN

LANDING
EV
EV
EV EV
EV
EV EV EV EV EV EV EV EV (SURFACE: 2 LEASING)
O
O

R COMPACT COMPACT COMPACT COMPACT

R R R R R R R R
R R R R R R R R R 20 OFFICE STALLS
29 OFFICE STALLS 16 OFFICE STALLS

R R R R R R

R R R GATE R R R R R R R R R R R

R R R R R R R R R GATE GATE

R R R R R R R R
R R R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R EL. 373 EL. 373 EL. 375

RAMP UP

2.2%

RAMP UP

2.2% EL. 373 EL. 373 EL. 373 EL. 375
R
R
R R METER ROOM 549 SQ. FT.

EV
R R
R
R
TANDEM STALLS METER ROOM 433 SQ. FT. METER ROOM 932 SQ. FT.

BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD08-LL-G
8 BIKES
9'
18'
24'
18'
9' 1'
9'
24' 1' 9' 9' 9'
24' 18' 18' EXISTING OFFICE BLDG
20'-0"
10'-0" SETBACK LINE EV EV ADA ADA ADA ADA ADA ADA ADAADA ADA EV EV ADA ADA ADAEV ADA ADA ADA EV ADA ADA EV ADA ADA ADA 211 SURFACE STALLS (INLCUDING 13 ADA STALLS + 7 EV ADA STALLS) 10'-0" T 378' FH (RELOCATED)
T FF:377' @METER RM. ONLY 18'-0" x 9'-0" 9'-0" x 18'-0" 9'-0" x 18'-0" 9'-0" x 18'-0" 9'-0" x 18'-0" 9'-0" x 18'-0" NO PARKING 9'-0" 9'-0" 5'-0" MINIMUM 9'-0" 18'-0" x 9'-0" 18'-0" x 9'-0" 18'-0" 24'-0" 18'-0" x 9'-0" 18'-0" x 9'-0" 18'-0" x 9'-0"18'-0" 1'-6" 1'-6"9'-0" 9'-0" 9'-0" 1'-0"
60'-0" 9'-0" 9'-0"
2'-6" EV OR STD STALL EV OR STD STALL EV OR STD STALL WHEELSTOPS (MIN. 36" X 6") ONLY REQUIRED WHERE STALL ABUTS FRONTING WALL (WITHIN PARKING STRUCTURE) OR LANDSCAPE PLANTER (FOR SURFACE PARKING LOT STALLS). NOTE: GRAPHICS SHOWN ARE SIMPLIFIED FOR CONVEYING DIMENSIONAL REQUIREMENTS. STRIPING SHALL BE PER LHMC SECTION 9-44.060.K Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 1"=30'-0" 0 15' 30' 60' 90' Site Plan - Parking Level A1.0 RESIDENTIAL BUILDING NORTH INDICATES RESIDENTIAL INDICATES RESIDENTIAL LEASING / AMENITY LEGENDINDICATES STRUCTURED PARKING (3 LEVELS+ SUB-T) USPS DESIGNATED PATH OF TRAVEL PARKING STALL VIGNETTES N.T.S.

T ELECTRICAL TRANSFORMER LOCATION

10002
371.39
370
365
365
370 375
380
385
385
380
375
370
390
390
385
375
370
375
375
375
385
380
370
380
380
380
375
366.2
361.9
360.9
364.9
371.6
369.1
374.4
377.1
380.3
385.2
388.5
390.2
393.1
391.2
394.9
390.8
389.8
386.9
384.3
375.2
376.8
365.4
360.1
361.8
360.8
363.7
364.2
367.9
366.4
369.8
368.8
370.9
371.2
371.5
370.7
371.3
371.1
371.4
371.6
371.1
372.5
372.2
371.2
370.3
370.5
372.3
372.6
370.9
372.1
373.1
374.1
374.3
373.9
374.4
375.6
375.1
376.7
375.2
375.9
374.8
374.3
374.5
374.1
373.3
372.3
373.1
373.3
373.7
375.2
377.8
380.7
382.5
382.5
380.3
378.4
380.1
378.5
376.5
378.8
372.6
373.4
371.3
371.2
368.1
366.7
365.
365.6
375.1
375.3
363.7
363.9
362.7
359.3
359.5
368.1
383.4
381.5
370.3
370.6
370.5
371.1
371.5
371.1
370.5
371.8
369.7
391.8
373.9
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured 370' SETBACK LINE 375' SETBACK LINE SETBACK LINE

LOS ALISOS BOULEVARD

PROPERTY LINE
(CENTERLINE OF STREET) PROPERTY LINE (CENTERLINE OF STREET) AVENIDA DE LA CARLOTA 10'-0"
10'-0" PER ALTA THIS EASEMENT IS FOR FUTURE STREETS / HIGHWAYS - RECORDED 1978 PER ALTA THIS EASEMENT IS FOR FUTURE STREETS - RECORDED 1974 SETBACK LINE

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN

LANDING
L COATS W/D REF. P A1 A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A B1B A3 A2 POOL STGTRASH RM 5' DIA.

TRASH ROOM PASSAGEWAY A3
PASSAGEWAY OPEN TO ABOVE CLUBHOUSE / FITNESS 4284 SQ. FT. A3 A2B2 PASSAGEWAY A4
101'-0" 96'-3"
110'-0" B1 A4 COURTYARD 1 9751 SQ. FT. CTYD 2 4444 SQ. FT. CTYD 3 1993 SQ. FT. B1A A2 S1 S1 S1 S1S1 S1 B3 B3 B3 A3 A4 A3 UP DN

LANDING
PASSAGEWAY A2 A2

PASSAGEWAY
UP DN

LANDING
170'-2" B1C
42'-11" 383'-5"
102'-7"
307'-6" AMENITY 3A 697 SQ. FT. A2 B2 A1 A1 A4 SETBACK LINE

SETBACK LINE

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP DN
LANDING AMENITY 3B 712 SQ. FT. A1
PASSAGEWAY A2 B1 A3 B2A B2A A2 A2 A2 AMENITY 2 574 SQ. FT.

PASSAGEWAY B5 A1 S2A1A A1B

KITCHEN
BATH
ENTRY
WIC
LIVING
11'-6" x 12'-6"
12'-0" x 12'-0" BEDROOM

PATIO/BALCONY
13'-0" x 7'-6"
W/D
LIVABLE AREA: UNIT A1B: 1BR / 1BA
703 SQ. FT. PATIO/BALCONY: 92 SQ. FT.

COATS
LIN. A1C A1C EXISTING OFFICE BLDG
HIGHWAY I-5
20'-0" Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 1"=30'-0" 0 15' 30' 60' 90' Site Plan - Podium Level A1.1 RESIDENTIAL BUILDING NORTH INDICATES RESIDENTIAL INDICATES RESIDENTIAL LEASING / AMENITY LEGENDINDICATES STRUCTURED PARKING (3 LEVELS+ SUB-T) USPS DESIGNATED PATH OF TRAVEL

O.F.A. 184 STALLS + 2 SURFACE STALLS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB UP DN
LANDING THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING 383'-5"
169'-8"
102'-7"
307'-6" TRASH TERMINATION ROOM 2
NO
PARKING MAIL/PARCEL/ PACKAGE 747 SQ. FT. TRASH TERMINATION ROOM 1 USPS ONLY NO
PARKING PET SPA 336 SQ. FT. BIKE STORAGE 388 SQ. FT. OPEN TO ABOVE LEASING 1946 SQ. FT.

VAN PARKING STRUCTURE ENTRY PARKING STRUCTURE ENTRY
LL
L
L
L
2 UP EXHAUST SHAFT SHAFT SHAFT SETBACK LINE

SETBACK LINE
DERO
'FIXIT PLUS & AIR KIT 4'
BIKE RACK DD16-LL-G
16 BIKES TYP. SHEAR WALL
O.F.A. O.F.A.

O.F.A. SHAFT SHAFT RAMP DOWN 5% RAMP UP 5%
2 (GARAGE: 3 LEASING/MAIL + 1 USPS + 65 OFFICE +115 RESIDENTIAL) TYP. SHEAR WALL

O O O O O O O O O O O R

O O O O O O O O O

O O O O O O O O O

O O O O O O O
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV

EV EV EV
EV EV
EV

EV EV EV EV EV EV EV

EV EV EV EV EV

EV EV EV EV EV EV
R
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
R
O
R
O O O
O
O
O
O
O
O
O O

EVEV EV EV EV EV EV EV EV

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
O.F.A.

UP DN

LANDING
EV
EV
EV EV
EV
EV EV EV EV EV EV EV EV (SURFACE: 2 LEASING)
O
O

R COMPACT COMPACT COMPACT COMPACT

R R R R R R R R
R R R R R R R R R 20 OFFICE STALLS
29 OFFICE STALLS 16 OFFICE STALLS

R R R R R R

R R R GATE

R R R R R R R R R R R

R R R R R R R R R GATE GATE

R R R R R R R R
R R R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R EL. 373 EL. 373 EL. 375

RAMP UP

2.2%

RAMP UP

2.2% EL. 373 EL. 373 EL. 373 EL. 375
R
R
R R METER ROOM 549 SQ. FT.

EV
R R
R
R
TANDEM STALLS METER ROOM 433 SQ. FT. METER ROOM 932 SQ. FT.

BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD08-LL-G
8 BIKES
9'
18'
24'
18'
9' 1'
9'
24' 1' 9' 9' 9'
24' 18' 18' PROPERTY LINE (CENTERLINE OF STREET) AVENIDA DE LA CARLOTA +373' 380'+ 372' +385'+390' +385' +380' +378' +383' +380' 370' +376' +370' 375'370' SETBACK LINE SETBACK LINE SETBACK LINE PER ALTA THIS EASEMENT IS FOR FUTURE STREETS / HIGHWAYS - RECORDED 1978 PER ALTA THIS EASEMENT IS FOR FUTURE STREETS - RECORDED 1974

LOS ALISOS BOULEVARD

PROPERTY LINE
(CENTERLINE OF STREET)
T10'-0" LANDSCAPE 2 1,851 SQ. FT. LANDSCAPE 1 35709 SQ. FT. DOG PARK 1111 SQ. FT. 20'-0"
10'-0" SETBACK LINE

T EXISTING OFFICE BLDG
10002
371.39
370
365
365
370 375
380
385
385
380
375
370
390
390
385
375
370
375
375
375
385
380
370
380
380
380
375
370 370
366.2
361.9
360.9
364.9
371.6
369.1
374.4
377.1
380.3
385.2
388.5
390.2
393.1
391.2
394.9
390.8
389.8
386.9
384.3
375.2
376.8
365.4
360.1
361.8
360.8
363.7
364.2
367.9
366.4
369.8
368.8
370.9
371.2
371.5
370.7
371.3
371.1
371.4
371.6
371.1
372.5
372.2
371.2
370.3
370.5
372.3
372.6
370.9
372.1
373.1
374.1
374.3
373.9
374.4
375.6
375.1
376.7
375.2
375.9
374.8
374.3
374.5
374.1
373.3
372.3
373.1
373.3
373.7
375.2
377.8
380.7
382.5
382.5
380.3
378.4
380.1
378.5
376.5
378.8
372.6
373.4
371.3
371.2
368.1
366.7
365.2
365.6
375.1
375.3
363.7
363.9
362.7
359.3
359.5
368.1
383.4
370.3
370.6
370.5
371.1
371.5
371.1
370.5
371.8
369.7
391.8
373.9
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured
O.F.A. 184 STALLS + 2 SURFACE STALLS

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB UP DN
LANDING THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING 383'-5"
169'-8"
102'-7"
307'-6" TRASH TERMINATION ROOM 2
NO
PARKING MAIL/PARCEL/ PACKAGE 747 SQ. FT. TRASH TERMINATION ROOM 1 USPS ONLY NO
PARKING PET SPA 336 SQ. FT. BIKE STORAGE 388 SQ. FT. OPEN TO ABOVE LEASING 1946 SQ. FT.

VAN PARKING STRUCTURE ENTRY PARKING STRUCTURE ENTRY
LL
L
L
L
2 UP EXHAUST SHAFT SHAFT SHAFT SETBACK LINE

SETBACK LINE
DERO
'FIXIT PLUS & AIR KIT 4'
BIKE RACK DD16-LL-G
16 BIKES TYP. SHEAR WALL
O.F.A. O.F.A.

O.F.A. SHAFT SHAFT RAMP DOWN 5% RAMP UP 5%
2 (GARAGE: 3 LEASING/MAIL + 1 USPS + 65 OFFICE +115 RESIDENTIAL) TYP. SHEAR WALL

O O O O O O O O O O O R

O O O O O O O O O

O O O O O O O O O

O O O O O O O
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV
EV

EV EV EV
EV EV
EV

EV EV EV EV EV EV EV

EV EV EV EV EV

EV EV EV EV EV EV
R
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
R
O
R
O O O
O
O
O
O
O
O
O O

EVEV EV EV EV EV EV EV EV

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
O.F.A.

UP DN

LANDING
EV
EV
EV EV
EV
EV EV EV EV EV EV EV EV (SURFACE: 2 LEASING)
O
O

R COMPACT COMPACT COMPACT COMPACT

R R R R R R R R
R R R R R R R R R 20 OFFICE STALLS
29 OFFICE STALLS 16 OFFICE STALLS

R R R R R R

R R R GATE

R R R R R R R R R R R

R R R R R R R R R GATE GATE

R R R R R R R R
R R R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R
R EL. 373 EL. 373 EL. 375

RAMP UP

2.2%

RAMP UP

2.2% EL. 373 EL. 373 EL. 373 EL. 375
R
R
R R METER ROOM 549 SQ. FT.

EV
R R
R
R
TANDEM STALLS METER ROOM 433 SQ. FT. METER ROOM 932 SQ. FT.

BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD16-LL-G
16 BIKES
BIKE RACK DD08-LL-G
8 BIKES
9'
18'
24'
18'
9' 1'
9'
24' 1' 9' 9' 9'
24' 18' 18'
T
T
T
DOG PARK LANDSCAPE 1 35709 SQ. FT. Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 1"=30'-0" 0 15' 30' 60' 90' Open Space - Ground Level A1.2 RESIDENTIAL BUILDING NORTH PRIVATE OPEN SPACE (PATIO AND BALCONY) LEGENDENCLOSED AMENITY SPACE LANDSCAPE COVERAGE (HARDSCAPE & SOFTSCAPE) COMMON OPEN SPACE (COURTYARDS)

10002
371.39
370
365
365
370 375
380
385
385
380
375
370
390
390
385
375
370
375
375
375
385
380
370
380
380
380
375
370 370
366.2
364.9
371.6
369.1
374.4
377.1
380.3
385.2
388.5
390.2
393.1
391.2
394.9
390.8
389.8
386.9
384.3
375.2
376.8
365.4
361.8
3 364.2
367.9
366.4
369.8
368.8
370.9
371.2
371.5
370.7
371.3
371.1
371.4
371.6
371.1
372.5
372.2
371.2
370.3
370.5
372.3
372.6
370.9
372.1
373.1
374.1
374.3
373.9
374.4
375.6
375.1
376.7
375.2
375.9
374.8
374.3
374.5
374.1
373.3
372.3
373.1
373.3
373.7
375.2
377.8
380.7
382.5
382.5
380.3
378.4
380.1
378.5
376.5
378.8
372.6
373.4
371.3
371.2
368.1
366.7
365.2
365.6
375.1
375.3
363.7
363.9
362.7
359.3
359.5
368.1
383.4
370.3
370.6
370.5
371.1
371.5
371.1
370.5
371.8
369.7
391.8
373.9
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured
Vegetation Ground Obscured

COATS W/D
P REF.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN

LANDING
L COATS W/D REF. P A1 A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A W/D
COATS
P REF. B1B A3 A2 POOL STGTRASH RM
5' DIA.

TRASH ROOM

COATS W/D
P REF. A3
COATS W/DP REF.

PASSAGEWAY
PASSAGEWAY OPEN TO ABOVE CLUBHOUSE / FITNESS 4284 SQ. FT. A3 A2B2 PASSAGEWAY A4
101'-0" 96'-3"
110'-0" B1 A4 COURTYARD 1 9751 SQ. FT. CTYD 2 4444 SQ. FT. CTYD 3 1993 SQ. FT. B1A A2 S1 S1 S1 S1S1 S1 B3 B3 B3

COATS W/D
P REF. A3 A4
COATS W/DP REF. A3
UP DN

LANDING
PASSAGEWAY A2 A2

PASSAGEWAY
UP DN

LANDING
170'-2" B1C
42'-11" 383'-5"
102'-7"
307'-6" AMENITY 3A 697 SQ. FT. A2 B2 A1 A1 A4 SETBACK LINE

SETBACK LINE

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP DN
LANDING AMENITY 3B 712 SQ. FT. A1
PASSAGEWAY A2 B1
COATS W/DP REF. A3 B2A B2A A2 A2 A2 AMENITY 2 574 SQ. FT.

PASSAGEWAY B5 A1 S2A1A KITCHEN
BATH
ENTRY
WIC
11'-6" x 12'-6" LIVING

BEDROOM
11'-6" x 12'-3"

PATIO/BALCONY
8'-0" x 6'-2"
W/D

BARN DOOR
COATS A1B A1C A1C PROPERTY LINE (CENTERLINE OF STREET) AVENIDA DE LA CARLOTA 10'-0" PER ALTA THIS EASEMENT IS FOR FUTURE STREETS / HIGHWAYS - RECORDED 1978 PER ALTA THIS EASEMENT IS FOR FUTURE STREETS - RECORDED 1974

LOS ALISOS BOULEVARD

PROPERTY LINE
(CENTERLINE OF STREET) 10'-0" EXISTING OFFICE BLDG
20'-0" SETBACK LINE

COATS W/D
P REF.

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN

LANDING
L COATS W/D REF. P A1 A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A W/D
COATS
P REF. B1B A3 A2 POOL STGTRASH RM
5' DIA.

TRASH ROOM

COATS W/D
P REF. A3
COATS W/DP REF.

PASSAGEWAY
PASSAGEWAY OPEN TO ABOVE CLUBHOUSE / FITNESS 4284 SQ. FT. A3 A2B2 PASSAGEWAY A4
101'-0" 96'-3"
110'-0" B1 A4 COURTYARD 1 9751 SQ. FT. CTYD 2 4444 SQ. FT. CTYD 3 1993 SQ. FT. B1A A2 S1 S1 S1 S1S1 S1 B3 B3 B3

COATS W/D
P REF. A3 A4
COATS W/DP REF. A3
UP DN

LANDING
PASSAGEWAY A2 A2

PASSAGEWAY
UP DN

LANDING
170'-2" B1C
42'-11" 383'-5"
102'-7"
307'-6" AMENITY 3A 697 SQ. FT. A2 B2 A1 A1 A4 SETBACK LINE

SETBACK LINE

THYSSEN-KRUPP

SYNERGY

SELF-SUPPORTED
3500LB
UP DN
LANDING AMENITY 3B 712 SQ. FT. A1
PASSAGEWAY A2 B1
COATS W/DP REF. A3 B2A B2A A2 A2 A2 AMENITY 2 574 SQ. FT.

PASSAGEWAY B5 A1 S2A1A KITCHEN
BATH
ENTRY
WIC
11'-6" x 12'-6" LIVING

BEDROOM
11'-6" x 12'-3"

PATIO/BALCONY
8'-0" x 6'-2"
W/D

BARN DOOR
COATS A1B A1C A1C 1"=30'-0"
0 15' 30' 60' 90' Open Space - Podium Level A1.3 RESIDENTIAL BUILDING NORTH PRIVATE OPEN SPACE (PATIO AND BALCONY) LEGENDENCLOSED AMENITY SPACE LANDSCAPE COVERAGE (HARDSCAPE & SOFTSCAPE) COMMON OPEN SPACE (COURTYARDS) Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS

O.F.A. 184 STALLS + 2 SURFACE STALLS THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DNLANDING THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING TRASH TERMINATION ROOM 2 NO PARKING MAIL/PARCEL/ PACKAGE 747 SQ. FT. TRASH TERMINATION ROOM 1 USPS ONLY NO
PARKING PET SPA 336 SQ. FT. BIKE STORAGE 388 SQ. FT. OPEN TO ABOVE LEASING 1946 SQ. FT.

VAN PARKING STRUCTURE ENTRY PARKING STRUCTURE ENTRY LL L L L 2 UP EXHAUST SHAFT SHAFT SHAFT SETBACK LINE SETBACK LINE DERO 'FIXIT PLUS & AIR KIT 4' BIKE RACK DD16-LL-G 16 BIKES TYP. SHEAR WALL O.F.A. O.F.A. O.F.A. SHAFT SHAFT 2 (GARAGE: 3 LEASING/MAIL + 1 USPS + 65 OFFICE +115 RESIDENTIAL) TYP. SHEAR WALL O O O O O O O O O O O R O O O O O O O O O O O O O O O O O O O O O O O O O R O O O O O O O O O O O O O O O O R O R O O O O O O O O O O O THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB O.F.A. UP DNLANDING (SURFACE: 2 LEASING) O O R COMPACT COMPACT COMPACT COMPACT R R R R R R R R R R R R R R R R R 20 OFFICE STALLS 29 OFFICE STALLS 16 OFFICE STALLS R R R R R R R R R GATE R R R R R R R R R R R R R R R R R R R R GATE GATE R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R R EL. 373 EL. 373 EL. 375 EL. 373 EL. 373 EL. 373 EL. 375 RR R R METER ROOM 549 SQ. FT. R R R R TANDEM STALLS METER ROOM 433 SQ. FT. METER ROOM 932 SQ. FT. BIKE RACK DD16-LL-G 16 BIKES BIKE RACK DD16-LL-G 16 BIKES BIKE RACK DD08-LL-G 8 BIKES 380 385385 390 390 385
375
370
375
375
380
374.4
380.3
385.2
388.5
390.2
390.8
389.8
386.9
376.8
374.4
375.6
375.1
376.7
375.2
377.8
380.7
382.5
380.3
378.4
371.2
368.1 366.7 365. 365.6
375.1
375.3
370.3
391.8
373.9 +373' 380'+ 375.6' 372' 375' 373' 375' 390' +385'+390' 385' +385' +380' +378' +383' +380' 370' 375' +376' +370' 373'+ EXISTING OFFICE BLDG SETBACK LINE PROPERTY LINE 10'-0"
10'-0" T 20'-0"
10'-0" T T T COATS W/D P REF.

THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING L COATS W/D REF. P A1 A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A COATS W/D P REF. B1B A3 A2 POOL STGTRASH RM5' DIA.

TRASH ROOM
COATS
W/D P REF. A3 COATS W/D P REF. PASSAGEWAY PASSAGEWAY OPEN TO ABOVE CLUBHOUSE / FITNESS 4284 SQ. FT. A3 A2B2 PASSAGEWAY A4 B1 A4 COURTYARD 1 9751 SQ. FT. CTYD 2 4444 SQ. FT. CTYD 3 1993 SQ. FT. B1A A2 S1 S1 S1 S1S1 S1 B3 B3 B3 COATS W/D P REF. A3 A4 COATS W/D P REF. A3 UP DNLANDING PASSAGEWAY A2 A2

PASSAGEWAY
UP
DN
LANDING B1C AMENITY 3A 697 SQ. FT. A2 B2 A1 A1 A4 SETBACK LINE SETBACK LINE THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DNLANDING AMENITY 3B 712 SQ. FT. A1 PASSAGEWAY A2 B1 COATS W/D P REF. A3 B2A B2A A2 A2 A2 AMENITY 2 574 SQ. FT.PASSAGEWAY B5 A1 S2A1A A1B KITCHEN BATH ENTRY WIC
LIVING 11'-6" x 12'-6"
12'-0" x 12'-0" BEDROOM
PATIO/BALCONY 13'-0" x 7'-6"
W/D
COATS
LIN. A1C A1C 242 FT. 242 FT.
236 FT.
105 FT.
129 FT.
171 FT.
214 FT.
202 FT. Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 1"=30'-0"0 15' 30' 60' 90' Egress plan A1.4 RESIDENTIAL BUILDING NORTH VICINITY MAP SITE 5 LOS ALISOS BLVD MOULTON PKWY LAGUNA HILLS DR EL TORO RD VALENCIA PASEO DE ALICIA PWKY LA PAZ RD ROCKFIELD BLVD MUIRLANDS BLVD JERONIMO RD 2-HOUR VERTICAL EXIT ENCLOSURE 2-HOUR EXIT PASSAGEWAY LEGEND 1. EXIT ACCESS TRAVEL DISTANCES SHOWN ARE MEASURED FROM THE MOST REMOTE POINT WITHIN EACH DWELLING UNIT TO EITHER AN EXTERIOR EXIT STAIRWAY OR EXIT DISCHARGE AS PER CBC SECTION 1016. 2. THE MAXIMUM LENGTHS OF EXIT ACCESS TRAVEL PER OCCUPANCY ARE LISTED BELOW AS PER CBC TABLE 1016.1: A: 250 FEET (WITH SPRINKLER SYSTEM) B: 300 FEET (WITH SPRINKLER SYSTEM) R: 250 FEET (WITH SPRINKLER SYSTEM) S-2: 400 FEET (WITH SPRINKLER SYSTEM) 3. EGRESS THROUGH AN INTERVENING SPACE SHALL COMPLY WITH SECTION 1014.2 4. THE COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE FOLLOWING DISTANCES PER SECTIONS 1014.3 AND 1028.8: A: 75 FEET* B: 100 FEET* R-2: 125 FEET* S-2: 100 FEET* ( * = PROVIDED THAT THE BUILDING IS PROTECTED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2) 5. SEE ELECTRICAL DRAWINGS AND ARCHITECTURAL REFLECTED CEILING PLANS FOR ADDITIONAL INFORMATION REGARDING EXIT SIGNS. 6. EXIT ACCESS (SECTION 1002): THAT PORTION OF A MEANS OF EGRESS SYSTEM THAT LEADS FROM ANY OCCUPIED PORTION OF A BUILDING OR STRUCTURE TO AN EXIT. 7. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. SECTION 1006.2 8. THE MEAN OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF A POWER SUPPLY FAILURE, AN AUTOMATIC EMERGENCY ELECTRICAL SYSTEM SHALL BE PROVIDED PER SECTION 1006.3. 9. APPROVED EXIT SIGNS SHALL BE LOCATED AS NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL AS REQUIRED BY BUILDING CODE 1011.1; AND SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AS REQUIRED BY SECTION 1011.3 IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTIONS 1011.5 AND 1011.6. NOTE: ADDITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION. 10. IN THE EVENT OF POWER FAILURE AN EMERGENCY ELECTRICAL SYSTEM SHALL ILLUMINATE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTION 1011.6.3 EXIT PATH NOTE: MAXIMUM TRAVEL DISTANCE FROM UNIT TO EXIT TO PUBLIC WAY SHALL NOT EXCEED 250 FEET. GENERAL NOTES BUILDING PARKING (GROUND) LEVEL P1 BUILDING LEVEL 3 PODIUM (1ST RESIDENTIAL LEVEL)

COATS
W/D P REF.

THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING L COATS W/D REF. P A1 A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A W/DCOATS P REF. B1B A3 A2 TRASH RM5' DIA.

TRASH ROOM B2 A4 B1 A4 A2 COATS W/D P REF. A3 COATS W/D P REF. A3 UP DNLANDING UP
DN
LANDING SETBACK LINE SETBACK LINE THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DNLANDING B1 COATS W/D P REF. A3 B2A B2A A2 A2 A2 L COATS W/D P REF. L COATS W/D P REF. A2 B2 B2 B2 B4 B4 STG A4 B1A S1 B2 B2 A1 A1 A4 ROOF DECK 1 1185 SQ. FT. B1C ROOF DECK 2 1482 SQ. FT. B5 A1 S2 S1 S1 S1S1 S1 B3 B3 B3 A1 A1A A1B KITCHEN BATH ENTRY WIC
LIVING 11'-6" x 12'-6"
12'-0" x 12'-0" BEDROOM
PATIO/BALCONY 13'-0" x 7'-6"
W/D
LIVABLE AREA: UNIT A1B: 1BR / 1BA 703 SQ. FT. PATIO/BALCONY: 92 SQ. FT.COATSLIN. A1C A1C 242 FT. 249 FT. 236 FT.
105 FT.
129 FT.
171 FT. 72 FT.
170 FT.
214 FT.
202 FT.

COATS
W/D P REF.

THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DN LANDING L COATS W/D REF. P A1A1B A2 A3 A4 A4 A4 A4 A4 A4 A5 A5 B2 B1 B1 B4 A1 A1 A2A W/DCOATS P REF. B1B A3 A2 TRASH RM5' DIA.

TRASH ROOM B2 A4 B1 A4 A2 COATS W/D P REF. A3 COATS W/D P REF. A3 UP DNLANDING B5 A1 UP DN LANDING B1C A1C SETBACK LINE SETBACK LINE THYSSEN-KRUPP SYNERGY SELF-SUPPORTED 3500LB UP DNLANDING B1 COATS W/D P REF. A3 B2A B2A A2 A2 A2 L COATS W/D P REF. L COATS W/D P REF. A2 B2 B2 B2 B4 B4 STG AMENITIES OPEN TO BELOW A1 A1 A4 A4 B1A S1 B2 B2 S2 S1 S1 S1S1 S1 B3 B3 B3 A1 A1A KITCHEN BATH ENTRY WIC
LIVING 11'-6" x 12'-6"
12'-0" x 12'-0" BEDROOM
PATIO/BALCONY 13'-0" x 7'-6"
W/D
LIVABLE AREA: UNIT A1B: 1BR / 1BA 703 SQ. FT. PATIO/BALCONY: 92 SQ. FT.COATS LIN. A1C 242 FT. 242 FT. 236 FT.
195 FT.
105 FT.
214 FT.
129 FT.
171 FT.
202 FT. Scale Date Job No. 08-20-2025 2022-834 24422 AVENIDA DE LA CARLOTA LAGUNA HILLS, CA BUCHANAN STREET PARTNERS 1"=30'-0"0 15' 30' 60' 90' Egress plan A1.4A RESIDENTIAL BUILDING NORTH VICINITY MAP SITE 5 LOS ALISOS BLVD MOULTON PKWY LAGUNA HILLS DR EL TORO RD VALENCIA PASEO DE ALICIA PWKY LA PAZ RD ROCKFIELD BLVD MUIRLANDS BLVD JERONIMO RD 2-HOUR VERTICAL EXIT ENCLOSURE 2-HOUR EXIT PASSAGEWAY LEGEND 1. EXIT ACCESS TRAVEL DISTANCES SHOWN ARE MEASURED FROM THE MOST REMOTE POINT WITHIN EACH DWELLING UNIT TO EITHER AN EXTERIOR EXIT STAIRWAY OR EXIT DISCHARGE AS PER CBC SECTION 1016. 2. THE MAXIMUM LENGTHS OF EXIT ACCESS TRAVEL PER OCCUPANCY ARE LISTED BELOW AS PER CBC TABLE 1016.1: A: 250 FEET (WITH SPRINKLER SYSTEM) B: 300 FEET (WITH SPRINKLER SYSTEM) R: 250 FEET (WITH SPRINKLER SYSTEM) S-2: 400 FEET (WITH SPRINKLER SYSTEM) 3. EGRESS THROUGH AN INTERVENING SPACE SHALL COMPLY WITH SECTION 1014.2 4. THE COMMON PATH OF EGRESS TRAVEL SHALL NOT EXCEED THE FOLLOWING DISTANCES PER SECTIONS 1014.3 AND 1028.8: A: 75 FEET* B: 100 FEET* R-2: 125 FEET* S-2: 100 FEET* ( * = PROVIDED THAT THE BUILDING IS PROTECTED THROUGHOUT WITH AN APPROVED AUTOMATIC SPRINKLER SYSTEM IN ACCORDANCE WITH SECTION 903.3.1.1 OR 903.3.1.2) 5. SEE ELECTRICAL DRAWINGS AND ARCHITECTURAL REFLECTED CEILING PLANS FOR ADDITIONAL INFORMATION REGARDING EXIT SIGNS. 6. EXIT ACCESS (SECTION 1002): THAT PORTION OF A MEANS OF EGRESS SYSTEM THAT LEADS FROM ANY OCCUPIED PORTION OF A BUILDING OR STRUCTURE TO AN EXIT. 7. THE MEANS OF EGRESS, INCLUDING THE EXIT DISCHARGE, SHALL BE ILLUMINATED TO A LEVEL OF NOT LESS THAN ONE FOOT-CANDLE AT THE WALKING SURFACE AT ALL TIMES THE BUILDING SPACE SERVED BY THE MEANS OF EGRESS IS OCCUPIED. SECTION 1006.2 8. THE MEAN OF EGRESS ILLUMINATION SHALL BE PROVIDED BY THE PREMISES' ELECTRICAL SUPPLY. IN THE EVENT OF A POWER SUPPLY FAILURE, AN AUTOMATIC EMERGENCY ELECTRICAL SYSTEM SHALL BE PROVIDED PER SECTION 1006.3. 9. APPROVED EXIT SIGNS SHALL BE LOCATED AS NECESSARY TO CLEARLY INDICATE THE DIRECTION OF EGRESS TRAVEL AS REQUIRED BY BUILDING CODE 1011.1; AND SHALL BE INTERNALLY OR EXTERNALLY ILLUMINATED AS REQUIRED BY SECTION 1011.3 IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTIONS 1011.5 AND 1011.6. NOTE: ADDITIONAL EXIT SIGNS MAY BE REQUIRED AT THE TIME OF FIELD INSPECTION. 10. IN THE EVENT OF POWER FAILURE AN EMERGENCY ELECTRICAL SYSTEM SHALL ILLUMINATE EXIT SIGNS FOR A DURATION OF NOT LESS THAN 90 MINUTES IN ACCORDANCE WITH THE PROVISIONS SET FORTH IN SECTION 1011.6.3 EXIT PATH NOTE: MAXIMUM TRAVEL DISTANCE FROM UNIT TO EXIT TO PUBLIC WAY SHALL NOT EXCEED 250 FEET. GENERAL NOTES BUILDING LEVEL 5 (2ND RESIDENTIAL LEVEL) (SIMILAR TO BLDG LEVEL 6) BUILDING LEVEL 7 (4TH RESIDENTIAL LEVEL)