Agenda packet, regular meeting — Laguna Hills City Council, February 10, 2026 (part 1 of 11)

1 City of Laguna Hills
City Council / Planning Agency
Regular Meeting Agenda
Tuesday, February 10, 2026 - 6:00 PM
(Closed Session at 5:00 p.m. when scheduled)
City Council Chamber
24035 El Toro Road
Laguna Hills, CA 92653
Don Caskey
Mayor
Jared Mathis
Mayor Pro Tempore
Erica Pezold
Council Member
Joshua Sweeney
Council Member
Dave Wheeler
Council Member
In Person Public Comments: Any person wishing to address the City Council/Planning Agency on any matter, whether or not it appears on this Agenda, is asked to complete a pink “Request to Speak” form available on the table at the back of the Chamber and submit the form to the City Clerk. The Request to Speak form assists the Mayor in ensuring that all persons wishing to address the City Council are recognized and ensures accurate identification of meeting participants in the City Council/Planning Agency Minutes. Completion of the form is voluntary. It is City policy to limit public testimony to up to three minutes per person, as determined by the Mayor, for Public Comments. If you are commenting on an Agenda item, your comments will be heard at the time that item is scheduled on the Agenda. If you are addressing the City Council on an item not listed on the Agenda, the City Council is prohibited by law from discussing or taking any action on that item.

Submission of Electronic Public Comments: Those wishing to make electronic public comments may submit their comments by email to the City Clerk no later than 2 hours prior to the meeting on Tuesday, February 10, 2026. In the subject line of the email, please state your name and the item number you are commenting on. Any public comment received that does not specify a particular agenda item number will be announced during the general public comment portion of the agenda.

All comments received by the deadline on the date of the meeting will be provided to the City Council and will be provided for public inspection at the meeting. During the applicable agenda item, the City Clerk will announce the name of the sender and subject matter of all electronic comments received by the deadline on Tuesday, February 10, 2026. Email comments will NOT be read by the City Clerk during the meeting. Electronic public comments may only be submitted via email and comments via text and social media (Facebook, X (formerly Twitter), etc.) will not be accepted.

For questions or assistance, please contact the City Clerk’s Office at (949) 707-2635 or via email.

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City Council/Planning Agency Regular Meeting Agenda
Tuesday, February 10, 2026
2 General Business Convening at 6:00 PM
Call to Order
Resolution No. 96-04-09-1 established rules of decorum for public meetings held by the City of Laguna Hills. Resolution No. 96-04-09-1 is available on the table at the back of the City Council Chamber.

Invocation: Council Member Sweeney
Pledge of Allegiance: Council Member Sweeney
Roll Call of City Council Members

1. Presentations and Proclamations

1.1 Appointment of Laguna Hills High School Student Liaisons Katherine Armstrong and Peyton Edberg
Recommendation: That Mayor Caskey present a Certificate of Appointment to Laguna Hills High School Student Liaisons, Katherine Armstrong and Peyton Edberg.

1.2 Laguna Hills High School Student Liaison Report
Recommendation: That the City Council receive a report from Laguna Hills High School Student Liaison Peyton Edberg.

2. Schedule of Future Events

2.1 Schedule of Future Events
Recommendation: That the Community Services Director announce the upcoming meetings and events.

3. Public Comments
This is the time to address the City Council on any matter not listed on this Agenda that is within the subject matter jurisdiction of the City Council. Public Comments are limited to three minutes per person, as determined by the Mayor.

4. Consent Calendar
All matters listed under “CONSENT CALENDAR” are considered to be routine and will be enacted by one motion approving the recommendation listed on the Agenda. There will be no separate discussion unless Members of the City Council or City staff request specific items be removed from the Consent Calendar.

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City Council/Planning Agency Regular Meeting Agenda
Tuesday, February 10, 2026
3 4.1 Waive Reading in Full of all Ordinances and Resolutions on the Agenda Recommendation: That the City Council waive reading in full of all ordinances and resolutions on the agenda and declare that said titles which appear on the public agenda shall be determined to have been read by title and further reading waived.

4.2 Approval of Minutes for January 27, 2026, Regular Meeting Recommendation: That the City Council approve the City Council/Planning Agency Minutes for the January 27, 2026, Regular Meeting.

4.3 Ratification of February 10, 2026 Warrant Register
Recommendation: That the City Council ratify the accompanying Warrant Register for the period from January 16, 2026, to January 29, 2026, in the amount of $954,423.41.

Items Removed from the Consent Calendar

5. Planning Agency

5.1 Roll Call of Planning Agency Members

5.2 Public Comments

5.3 Approval of Minutes

5.4 Administrative Reports

5.5 Planning Agency Public Hearings

5.5.1 Vesting Tentative Tract Map (VTTM)/Site Development Permit (SDP) No. USE-0211-2025 (23161 Mill Creek Drive/Toll Brothers/Khoshbin) Recommendation: That the Planning Agency:

1. Conduct a public hearing;

2. Find and determine that the proposed Project is categorically exempt from the California Environmental Quality Act (CEQA) pursuant to the Class 32 Exemption applicable to infill development projects (14 Cal.Code.Regs. Section 15332); and

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City Council/Planning Agency Regular Meeting Agenda
Tuesday, February 10, 2026
4 at 23161 Mill Creek Drive (APN 588-142-07), and finding that the project is Categorically Exempt from the California Environmental Quality Act pursuant to the Class 32 exemption applicable to infill development projects (14 Cal. Code. Regs. Section 15332).”

5.6 Planning Agency Adjournment
Public Improvement Corporation
Convene Public Improvement Corporation
Roll Call of Public Improvement Corporation Board
Public Improvement Corporation Business Items
1 Election of Public Improvement Corporation Officers
Recommendation: That the Board of Directors adopt a Resolution entitled: “A Resolution of the Laguna Hills Public Improvement Corporation, Laguna Hills, California, Electing Officers for 2026."
2 Approval of the Public Improvement Corporation Minutes for February 11, 2025, Annual Meeting
Recommendation: That the Board of Directors approve the minutes of the February 11, 2025, Annual Meeting.

Public Improvement Corporation Adjournment

6. City Council Public Hearings

7. Administrative Reports

7.1 City Manager

7.2 Community Services Director

7.2.1 2026 4th of July Fireworks Display
Recommendation: That the City Council:

1. Review proposed options and select and approve either Option 1, Option 2, or Option 3;

2. Direct the City Attorney’s office to draft an Amendment No. 1 to the previously approved 2026 4th of July Celebration Fireworks Display Agreement with Garden State Fireworks, Inc. (GSF), reflecting the Council-selected option and any other changes to the Scope of Work;

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City Council/Planning Agency Regular Meeting Agenda
Tuesday, February 10, 2026
5 3. Authorize the City Manager to approve and execute the Amendment;

4. Authorize and direct the Finance Director to amend the budget, accordingly; and

5. Discuss and provide direction for the firework display soundtrack.

7.2.2 2026-2028 Half Marathon, 5k and 10k Honoring USMC Dark Horse Battalion Medal Series
Recommendation: That the City Council discuss and provide direction for the 2026-2028 Half Marathon, 5k and 10k Honoring USMC Dark Horse Battalion Medal Series design.

8. Matters Agendized and Presented by City Council Members

9. City Council Member Committee Reports

9.1 Committee Assignment Report
Recommendation: That the City Council receive reports from the City Council Members on the City Council Committee Assignments listed on the staff report.

10. City Council Member Comments
Adjournment
The next Regular Meeting of the City Council/Planning Agency will be February 24, 2026, at 6:00p.m., in the City Council Chamber, located at 24035 El Toro Road, Laguna Hills, California.

CERTIFICATION
I, JENNIFER LEE, City Clerk of the City of Laguna Hills, do hereby certify that a copy of the foregoing Agenda was posted at Laguna Hills City Hall, Laguna Hills Community Center, and Knotty Pine Park by February 6, 2026, at 5:00p.m.

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City Council/Planning Agency Regular Meeting Agenda
Tuesday, February 10, 2026
6 It is the intention of the City of Laguna Hills to comply with the Americans with Disabilities Act in all respects. If as an attendee or a participant at this meeting you will need special assistance beyond what is normally provided, the City of Laguna Hills will attempt to accommodate you in every reasonable manner. Please contact the office of the City Clerk at (949) 707-2635. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to assure accessibility to this meeting.

Materials related to an item on this Agenda submitted to the City Council after distribution of the agenda packet are available for public inspection in the City Clerk’s Office at 24035 El Toro Road, Laguna Hills, California, during normal business hours. In addition, such writings or documents will be made available for public review on the Agenda and Minutes public portal website and at the respective public meeting.

City Council Members receive no additional compensation or stipend as a result of simultaneously convening meetings of the Laguna Hills Planning Agency.

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Item No. 1.1
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: February 10, 2026
To: Mayor and Council Members
From: Kayle McDonald, Deputy City Clerk
Issue: Appointment of Laguna Hills High School Student Liaisons Katherine Armstrong and Peyton Edberg
Recommendation: That Mayor Caskey present a Certificate of Appointment to Laguna Hills High School Student Liaisons, Katherine Armstrong and Peyton Edberg.

Background:

By action of the City Council on July 27, 2023, the City Council of the City of Laguna Hills and Laguna Hills High School established a Student Liaison Program to create a direct link between Laguna Hills High School and the Council. Katheine Armstrong and Peytron Edberg were selected to serve as the 2026 Spring Student Liaisons. Both Student Liaisons met with the Deputy City Clerk prior to this meeting to administer the Oath of Office.

Attachments:

1. Certificates of Appointment - LHHS Student Liaisons

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CITY OF LAGUNA HILLS

CERTIFICATE OF APPOINTMENT
be it known that

KATHERINE ARMSTRONG
on February 10, 2026, took the
Oath of Office
and on this date began serving as the
STUDENT ~IAISON
for the City of Laguna Hills
Dated this 10th day of February 2026.

DON CASKEY, MAYOR

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CITY OF LAGUNA HILLS

CERTIFICATE OF APPOINTMENT
be it known that

PEYTON EDBERG
on February 10, 2026, took the
Oath of Office
and on this date began serving as the

STUDENT LIAISON
for the City of Laguna Hills
Dated this 10th day of February 2026.

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Item No. 2.1
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: February 10, 2026
To: Mayor and Council Members
From: Holland Gannon, Community Services Director
Issue: Schedule of Future Events
Recommendation: That the Community Services Director announce the upcoming meetings and events.

Meetings:

City Council/Planning Agency Regular Meetings
Tuesday, February 24th, 6:00 p.m., Laguna Hills Civic Center Council Chamber Tuesday, March 10th, 6:00 p.m., Laguna Hills Civic Center Council Chamber Events, Communication, & Beautification Committee Regular Meeting Monday, March 9th, 10:00 a.m., Laguna Hills Civic Center Admin Conference Room Traffic Commission Regular Meeting
Wednesday, March 18th, 6:00 p.m., Laguna Hills Civic Center Council Chamber City Facility Closures:

Holiday Closure
Monday, February 16th, Laguna Hills Civic Center and Laguna Hills Community Center Events:

Let’s Make Workshop
Wednesday, February 11th, 4:00 p.m., Laguna Hills Community Center Classroom Excursion to Birch Aquarium, La Jolla
Friday, February 13th, 11:30 a.m. – 8:00 p.m., meet at the Laguna Hills Community Center Excursion to Riverside County Fair & National Date Festival Saturday, February 14th, 1:00 p.m. – 10:00 p.m., meet at the Laguna Hills Community Center

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Item No. 2.1
Excursion to Maritime Museum of San Diego & Liberty Station Sunday, February 15th, 8:30 a.m. – 7:00 p.m., meet at the Laguna Hills Community Center Excursion to Nixon Library & Museum
Monday, February 16th, 9:00 a.m. – 7:00 p.m., meet at the Laguna Hills Community Center Daddy Daughter Dinner Dance
Friday, February 20th, 6:30 p.m. – 8:30 p.m., Laguna Hills Community Center Heritage Room Attachments:

1. Event and Activities Flyer(s)

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Travel down the coast to dive into a world of sharks, seahorses, and colorful coral reefs at one of San Diego’s best attractions. Explore stunning marine life and the wonders of our ocean planet at Birch Aquarium at Scripps located in La Jolla. As the public outreach center for Scripps Institution of Oceanography at UC San Diego, Birch Aquarium features amazing creatures including a rescued Loggerhead Sea Turtle, a Giant Pacific Octopus, Weedy Seadragons and Moon Jellies. Get hands on with local creatures, gaze at Giant Kelp, see spectacular seahorses, and visit the newest habit for the world’s smallest penguins — Little Blue Penguins. The aquarium houses more than 3,000 animals representing over 380 species. Discover ocean habitats featured in more than 60 habitats found all over the world! Bring plenty of water, snacks and a sack lunch to picnic. Participants meet at the Laguna Hills Community Center where City staff will provide transportation. Call (949) 707-2680 for more information. No refunds or transfers for this event.
*Registration starts on November 10, 2025 Class# 1940
2/13 11:30AM-8:00PM Saturday
Fee: Resident $35, Non-Resident $40
To register or for more information, please call (949) 707-2680 or visit www.lagunahillsca.gov
Excursion to Birch Aquarium

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Excursion to Riverside County Fair &
National Date Festival
This vibrant celebration blends the excitement of a classic county fair with the unique heritage of the Coachella Valley’s date-growing tradition. Enjoy an evening full of entertainment, culinary delights, carnival rides, exhibits, and live music, all set against the backdrop of the desert landscape. Explore artisan vendors, agricultural displays, and themed competitions that highlight the region’s rich agricultural history, with a special focus on the iconic date palm.

Please note: Admission tickets are not included, and additional costs will apply. Participants should plan to dress in layers, wear comfortable shoes, and bring water. Participants meet at the Laguna Hills Community Center where City staff will provide transportation. Call (949) 707-2680 for more information.

No refunds or transfers for this event. Class# 2108
2/14 1:00PM-10:00PM Saturday
Fee: Resident $20, Non-Resident $25
Like us on at www.facebook.com/lagunahillscc
To register or for more information, please call (949) 707-2680 or visit www.lagunahillsca.gov

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Step aboard legendary ships, discover maritime history through interactive exhibits at the Maritime Museum of San Diego, located on the San Diego Embarcadero. This museum comprises 8 – 10 different boats that you can board and traverse. The boats range from a submarine and ferry to an old pirate looking ship. The fleet of vessels are listed on the National Register preserved and operated by the staff and volunteers. Followed by exploring Seaport Village and Liberty Station. Bring plenty of water, snacks and a sack lunch or purchase at food vendor on site. Participants meet at the Laguna Hills Community Center where City staff will provide transportation. Call (949) 707-2680 for more information. No refunds or transfers for this event. *Registration starts on November 10, 2025 Class# 1941
2/15 8:30AM-7:00PM Sunday
Fee: Resident $30, Non-Resident $35
Like us on at www.facebook.com/lagunahillscc
To register or for more information, please call (949) 707-2680 or visit www.lagunahillsca.gov

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Excursion to Nixon
Library & Museum
February 16, 2026
9:00AM—7:00PM
Residents $30
Non-Residents $35
Children must be accompanied by an adult.
*Registration begins November 10, 2025
Class# 1942
Transportation is provided by City staff
from the Laguna Hills Community Center.

For more information:

Tel. 949-707-2680

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1 City of Laguna Hills
City Council / Planning Agency
Regular Meeting
Minutes
Tuesday, January 27, 2026
General Business Convening at 6:00 PM
Call to Order
The meeting was called to order at 6:00 p.m. by Mayor Caskey.

Invocation: Mayor Pro Tempore Mathis
Pledge of Allegiance: Mayor Pro Tempore Mathis
Roll Call of City Council Members

Present:

Mayor Don Caskey
Mayor Pro Tempore Jared Mathis
Council Member Erica Pezold
Council Member Joshua Sweeney
Council Member Dave Wheeler

Absent:

1. Presentations and Proclamations

1.1 Appointment of Laguna Hills High School Student Liaison Katherine Armstrong
Laguna Hills High School Student Liaison Katherine Armstrong was not available at the meeting to receive the Certificate of Appointment.

1.2 Laguna Hills High School Student Liaison Report
Laguna Hills High School Student Liaison Katherine Armstrong was not available at the meeting to provide the report.

2. Schedule of Future Events

2.1 Schedule of Future Events
Community Services Director Gannon announced the upcoming meetings and events.

3. Public Comments
There were no public comments on non-agendized items.

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
2 Mayor Caskey took Item No. 8 out of order on the Agenda.

8. Matters Agendized and Presented by City Council Members

8.1 Recycle From Home Program
Recommendation: Council Member Pezold and Mayor Caskey recommend that the City Council receive a presentation from Recycle From Home and discuss a potential implementation of a residential recycling program in Laguna Hills.

Damion and Ryan Hickman provided a visual presentation to the City Council on the Recycle From Home program and responded to Council Member requests for additional information.

Assistant City Attorney Eggart responded to Council Member requests for additional information.

Assistant City Manager Ames responded to Council Member requests for additional information.

A motion to direct staff to implement the Recycle From Home program was moved by Council Member Pezold, seconded by Council Member Wheeler.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

4. Consent Calendar
A motion to approve the balance of the Consent Calendar with Council Member Wheeler removing Item No. 4.5, Item No. 4.6, Item No. 4.7, and Item No. 4.9 was moved by Council Member Wheeler, seconded by Council Member Pezold.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
3 4.1 Waive Reading in Full of all Ordinances and Resolutions on the Agenda Recommendation: That the City Council waive reading in full of all ordinances and resolutions on the agenda and declare that said titles which appear on the public agenda shall be determined to have been read by title and further reading waived.

4.2 Approval of Minutes for January 13, 2026, Regular Meeting Recommendation: That the City Council approve the City Council Minutes for the January 13, 2026, Regular Meeting.

4.3 Ratification of January 27, 2026 Warrant Register
Recommendation: That the City Council ratify the accompanying Warrant Register for the period from January 2, 2026, to January 15, 2026, in the amount of $1,989,367.79.

4.4 Treasurer's Investment Report for December 2025
Recommendation: That the City Council receive and file the Treasurer's Investment Report for the month of December 2025.

4.8 Informal Bidding Ordinance Use Quarterly Report for Public Works Projects Recommendation: That the City Council receive and file the report.

Items Removed from the Consent Calendar

4.5 2025 Holiday Event Series Post Event Report
Recommendation: That the City Council receive and file the 2025 Holiday Event Series Post-Event Report.

Council Member Wheeler removed Item No. 4.5 from the Consent Calendar to request additional information.

Community Services Director Gannon responded to Council Member requests for additional information.

A motion to receive and file the report was moved by Council Member Wheeler, seconded by Mayor Pro Tempore Mathis.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
4 4.6 2026 4th of July Fireworks Agreement
Recommendation: That the City Council approve the Fireworks Display Agreement between Garden State Fireworks ("GSF") and the City of Laguna Hills for 2026 and authorize the City Manager to execute the Agreement.

Council Member Wheeler removed Item No. 4.6 from the Consent Calendar to request additional information.

Community Services Director Gannon responded to Council Member requests for additional information.

A motion to approve staff's recommendation was moved by Council Member Wheeler, seconded by Council Member Pezold.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

4.7 Award of Professional Services Agreement to Advantec Consulting Engineers, Inc. for Regional Traffic Signal Synchronization Program for Avenida de la Carlota Corridor Project, CIP 168-N
Recommendation: That the City Council: 1. Award a Professional Services Agreement to Advantec Consulting Engineers, Inc. for Regional Traffic Signal Synchronization Program for Avenida de la Carlota Corridor Project in the amount of $146,500.00, and 2. Authorize the City Manager to execute the Agreement.

Council Member Wheeler removed Item No. 4.7 to request additional information.

Assistant City Manager Ames responded to Council Member requests for additional information.

A motion to approve staff's recommendation was moved by Council Member Wheeler, seconded by Mayor Pro Tempore Mathis.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
5 4.9 Development Application Status Report
Recommendation: That the City Council receive and file the report.

Council Member Wheeler removed Item No. 4.9 from the Consent Calendar to request additional information.

Community Development Director Lowe responded to Council Member requests for additional information.

Assistant City Attorney Eggart responded to Council Member requests for additional information.

A motion to receive and file the report was moved by Council Member Wheeler, seconded by Council Member Pezold.

Vote Result: Passed
Yes 5, No 0, Abstained 0
Ayes: Mayor Caskey, Mayor Pro Tempore Mathis, Council Member Pezold, Council Member Sweeney, Council Member Wheeler
Nays: None
Abstain: None

5. Planning Agency
Mayor Caskey recessed the City Council Meeting, and acting in capacity as Chair, called the Regular Meeting of the Planning Agency of the City of Laguna Hills, California, to order at 7:39 p.m.

5.1 Roll Call of Planning Agency Members

Present:

Chair Don Caskey
Vice Chair Jared Mathis
Agency Member Erica Pezold
Agency Member Joshua Sweeney
Agency Member Dave Wheeler

Absent:

5.2 Public Comments
There were no public comments for the Planning Agency on non-agendized items.

5.3 Approval of Minutes
The Planning Agency Minutes are approved by the City Council.

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
6 5.4 Administrative Reports
There were no Planning Agency administrative reports.

5.5 Planning Agency Public Hearings

5.5.1 Vesting Tentative Parcel Map/ Site Development Permit/ Precise Plan/ Parking Use Permit No. 0166-2023 (Oakbrook Plaza Senior Housing Project)
Recommendation: That the Planning Agency:

1. Conduct a public hearing;

2. Find and determine that the proposed project is exempt from review under the California Environmental Quality Act pursuant to Public Resources Code Section 21080.66; and

3. Adopt Resolution No. PA2026-01-27-1: 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 752- 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 medical office uses on Lot 2, and finding the Project exempt from the California Environmental Quality Act pursuant to Public Resources Code section 21080.66.

Contract Assistant Planner Pisarkiewicz reviewed the information provided in the staff report, provided a visual presentation, and responded to Agency Member requests for additional information.

Community Development Director Lowe responded to Agency Member requests for additional information.

Assistant City Attorney Eggart responded to Agency Member requests for additional information.

Chair Caskey opened the public hearing.

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
7 Project applicant Matthew Haugen, Senior Vice President, Buchanan Street Partners, L.P., responded to Agency Member requests for additional information and agreed to abide by the proposed conditions of approval on the project.

Project applicant Tobin Symmank. Principal, AO, responded to Agency Member requests for additional information.

The following individuals submitted an electronic public comment on Item No.

5.5.1 that was received, forwarded to the Planning Agency prior to the meeting, posted on the City's website, and announced into the record by City Clerk Lee:

Bruce Schilder
The following individual(s) provided public comments on Item No. 5.5.1.:

Scott Miller
Heidi Prescott
Edna Weber
David Fauls
Chair Caskey closed the public hearing and upon seeing another public speaker, reopened the public hearing.

The following individual(s) provided public comments on Item No. 5.5.1.:

Ken Weber
Project applicant Matthew Haugen, Senior Vice President, Buchanan Street Partners, L.P., provided final remarks.

Chair Caskey closed the public hearing.

Chair Caskey reopened the public hearing.

Project applicant Matthew Haugen, Senior Vice President, Buchanan Street Partners, L.P. agreed to abide by an additional proposed condition of approval.

Chair Caskey closed the public hearing.

A motion to approve staff's recommendation with discussed changes to the conditions of approval for the project was moved by Agency Member Sweeney, seconded by Vice Chair Mathis.

Roll Call Vote Result: Passed
Yes 3, No 2, Abstained 0

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
8 Ayes: Chair Caskey, Vice Chair Mathis, Agency Member
Sweeney
Nays: Agency Member Pezold, Agency Member Wheeler
Abstain: None

5.6 Planning Agency Adjournment
Chair Caskey adjourned the Planning Agency Meeting at 10:36 p.m. and reconvened the City Council Meeting.

6. City Council Public Hearings
There were no City Council public hearings.

7. Administrative Reports

7.1 City Manager
The City Manager provided no administrative reports.

7.2 Chief of Police Services

7.2.1 Public Safety Update
Chief of Police Services, Captain Burk, provided a public safety update report, including a visual presentation.

9. City Council Member Committee Reports

9.1 Committee Assignment Report
The City Council received reports from City Council Members on City Council Committee Assignments.

10. City Council Member Comments
Council Member Pezold
Council Member Pezold provided comments on the use of AI.

Mayor Pro Tempore Mathis
Mayor Pro Tempore Mathis congratulated Sweeney on being elected as Chair of the OCFA Board of Directors.

Mayor Pro Tempore Mathis reported that the Laguna Hills Hawks Girls Varsity Soccer team is currently undefeated and, as of tonight, are league champions.

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City Council/Planning Agency Regular Meeting Minutes
Tuesday, January 27, 2026
9 Council Member Wheeler
Council Member Wheeler provided comments on the method used by the County to determine property tax amounts.

Council Member Sweeney
Council Member Sweeney provided comments on City spending and provided a quote from President Reagan.

Mayor Caskey
Mayor Caskey followed up on Council Member Wheeler's comments.

Council Member Wheeler
Council Member Wheeler provided additional comments on tax dollar amounts.

Council Member Pezold
Council Member Pezold requested that a discussion on street banners be agendized for a future meeting and received a second from Council Member Wheeler.

Adjournment
There being no further business before the City Council at this session, Mayor Caskey declared the meeting adjourned at 11:09 p.m.
____________________________________
Jennifer Lee, City Clerk
ATTEST:
____________________________________
Don Caskey, Mayor
Approved at meeting of February 10, 2026

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Item No. 4.3
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date: February 10, 2026
To: Mayor and Council Members
From: Eric Hendrickson, Finance Director
Issue: Ratification of February 10, 2026 Warrant Register Recommendation: That the City Council ratify the accompanying Warrant Register for the period from January 16, 2026, to January 29, 2026, in the amount of $954,423.41.

Background:

The City issues accounts payable disbursements on a regular basis and presents it to the City Council for ratification at its next regularly scheduled City Council Meeting. The attached Warrant Register containing checks and electronic funds transfers for the period from January 16, 2026, to January 29, 2026, is being presented for ratification by the City Council. Payments have been reviewed and approved by the appropriate departmental staff. The Finance Director certifies to the accuracy of the attached register and to the availability of monies for payment thereof.

Fiscal Impact:

Ratification of the accompanying Warrant Register includes disbursements totaling $954,423.41.

Attachments:

1. Warrant Register - February 10, 2026

2. Payables Detail Report - February 10, 2026

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6146 Z-CS-0519 AREMIA VENTURA 01/29/2026 500.00
1/29/2026 6:07:58 PM Page 1 of 4
6144 A-0360 ARC DOCUMENT SOLUTIONS, LLC 01/29/2026 119.06 6145 A-0359 ARDURRA GROUP, INC. 01/29/2026 12,714.00
6142 A-0378 A.Y. NURSERY, INC. 01/29/2026 1,319.94
6143 A-0400 AGA ENGINEERS, INC 01/29/2026 12,570.71
6140 V-2258 VORTEX INDUSTRIES, LLC 01/23/2026 10,055.66 6141 Z-CD-0541 YORKSHIRE FEDERAL INC 01/23/2026 7,100.00 6138 T-2712 TOTAL SOURCE OFFICEWORKS 01/23/2026 30.15
6139 Z-CD-0540 TRS ROOFING CO 01/23/2026 600.00
6136 S-2308 SPECTRUM SPORTS MANAGEMENT, INC. 01/23/2026 7,000.00 6137 B-0304 THE BEE MAN 01/23/2026 195.00
6134 S-1904 SOUTHERN CALIFORNIA EDISON 01/23/2026 10.42 6135 O-1575 SOUTHERN CALIFORNIA NEWS GROUP 01/23/2026 352.15 6132 C-1233 SCOTT CUMMINGS 01/23/2026 250.00
6133 S-2336 SESAC 01/23/2026 1,278.00
6130 S-1902 SAN DIEGO GAS AND ELECTRIC 01/23/2026 41,329.77 6131 S-2332 SANTA MARGARITA PLUMBING AND AIR 01/23/2026 13,298.57 6128 R-1977 RJ ELECTRIC 01/23/2026 11,816.82
6129 S-2322 SAGECREST PLANNING AND ENVIRONMENTAL 01/23/2026 1,005.00 6126 C-1003 ORANGE COUNTY TREASURER-TAX COLLECTOR 01/23/2026 1,961.00 6127 R-1998 RAPIDFIRE SAFETY & SECURITY LLC 01/23/2026 866.13 6124 O-1613 ONTARIO REFRIGERATION SERVICE, INC. 01/23/2026 1,750.00 6125 O-1618 OPPENHEIMER INVESTIGATIONS GROUP LLP 01/23/2026 8,321.00 6122 O-1617 OCY MANAGEMENT, LLC 01/23/2026 5,298.00
6123 O-1546 OFFICE SOLUTIONS 01/23/2026 96.54
6120 M-1486 MAIN GRAPHICS 01/23/2026 359.04
6121 M-1606 MTM YEE CORP 01/23/2026 400.00
6118 L-1395 LIVING INTERIORS 01/23/2026 246.12
6119 L-1233 LSA ASSOCIATES, INC 01/23/2026 5,176.75
6116 J-1057 JAMEY CLARK, INC. 01/23/2026 10,623.91
6117 K-1209 KOA CORPORATION 01/23/2026 13,994.92
6114 H-0974 HERK EDWARDS, INC. 01/23/2026 4,525.00
6115 I-0942 IRVINE RANCH WATER DISTRICT 01/23/2026 293.06 6112 G-0799 GRAHAM COMPANY 01/23/2026 590.00
6113 H-0841 HARPER & BURNS LLP 01/23/2026 5,312.00
6110 G-0878 ERIK R GARCIA 01/23/2026 500.00
6111 F-0729 FULL TRAFFIC MAINTENANCE, INC. 01/23/2026 8,260.92 6108 D-0583 DMS FACILITY SERVICES, LLC 01/23/2026 104,109.04 6109 D-0575 DOG WASTE DEPOT 01/23/2026 708.67
6106 C-1122 CROSSTOWN ELECTRICAL AND DATA, INC. 01/23/2026 16,908.27 6107 D-0461 DATA TICKET, INC. 01/23/2026 551.84
6104 C-1222 COUNTS UNLIMITED, INC. 01/23/2026 450.00
6105 C-1190 COUNTY OF ORANGE 01/23/2026 908.00
6102 C-1144 CHARLES ABBOTT ASSOCIATES, INC 01/23/2026 78,982.98 6103 C-0324 CITY OF MISSION VIEJO 01/23/2026 5,502.73
6100 B-0222 BILL'S SOUND AND SECURITY 01/23/2026 420.00 6101 Z-CD-0330 BRIAN'S POOL PLASTERING 01/23/2026 500.00 6098 A-0365 AT&T 01/23/2026 31.88
6099 A-0190 AUTOMOBILE CLUB OF SOUTHERN CALIFORNIA 01/23/2026 92.00 6096 A-0359 ARDURRA GROUP, INC. 01/23/2026 7,561.50
6097 Z-CS-0518 ARIANA GOMEZ 01/23/2026 500.00
Payment Type: Regular
6094 A-0377 ACTION WELDING CORP 01/23/2026 2,070.00
6095 A-0400 AGA ENGINEERS, INC 01/23/2026 24,696.37
Warrant Register - February 10, 2026
City of Laguna Hills, CA By Check Number
Date Range: 01/16/2026 - 01/29/2026
Check Number Vendor Number Vendor Name Payment Date Payment Amount

Page 28 of 1727 ends

Total Regular: 927,210.59
1/29/2026 6:07:58 PM Page 2 of 4
6180 R-1801 WOODRUFF & SMART, A PROFESSIONAL CORPORATION 01/29/2026 40,581.10 6181 W-2452 WSP USA ENVIRONMENT AND INFRASTRUCTURE INC 01/29/2026 16,135.00 6178 W-2451 W.G. ZIMMERMAN ENGINEERING, INC. 01/29/2026 4,569.40 6179 W-2337 WEST COAST ARBORISTS, INC. 01/29/2026 37,301.25 6176 T-2712 TOTAL SOURCE OFFICEWORKS 01/29/2026 242.04
6177 T-2656 TYLER TECHNOLOGIES, INC. 01/29/2026 70,000.00 6174 T-2717 TAIT & ASSOCIATES, INC 01/29/2026 12,117.50 6175 R-1888 THE RITZ COMPANIES 01/29/2026 12,900.00
6172 S-2330 SOCALGAS 01/29/2026 205.82
6173 S-1904 SOUTHERN CALIFORNIA EDISON 01/29/2026 157.88 6170 S-2332 SANTA MARGARITA PLUMBING AND AIR 01/29/2026 7,987.45 6171 S-2331 SKYLINE PEST CONTROL 01/29/2026 360.00
6168 R-1806 RJM DESIGN GROUP, INC. 01/29/2026 51,660.13 6169 S-1935 SAN JOAQUIN HILLS TRANSPORT CORRIDOR AGENCY 01/29/2026 5,726.87 6166 R-1994 RAMON TOTAL ROOFING 01/29/2026 36,000.00
6167 R-1977 RJ ELECTRIC 01/29/2026 1,957.00
6164 M-1302 MOULTON NIGUEL WATER DISTRICT 01/29/2026 8,837.86 6165 O-1613 ONTARIO REFRIGERATION SERVICE, INC. 01/29/2026 653.46 6162 L-1395 LIVING INTERIORS 01/29/2026 159.00
6163 M-1609 MITSUBISHI ELECTRIC US, INC. 01/29/2026 450.00 6160 J-1071 JCTEES.COM CORPORATION 01/29/2026 382.17
6161 K-1210 KIMLEY-HORN AND ASSOCIATES INC 01/29/2026 935.00 6158 H-0829 HARTZOG AND CRABILL, INC. 01/29/2026 18,317.35 6159 J-1057 JAMEY CLARK, INC. 01/29/2026 1,648.88
6156 E-0504 EL TORO WATER DISTRICT 01/29/2026 126.95
6157 G-0877 GA TECHNICAL SERVICES, INC. 01/29/2026 58,799.69 6154 D-0583 DMS FACILITY SERVICES, LLC 01/29/2026 4,876.00 6155 E-0554 ECONOMICS, INC. 01/29/2026 43,824.00
6152 D-0453 DEPARTMENT OF CONSERVATION 01/29/2026 455.83 6153 D-0423 DIVISION OF THE STATE ARCHITECT STATE OF CALIFORNIA 01/29/2026 18.40 6150 C-1177 CANON FINANCIAL SERVICES, INC. 01/29/2026 1,678.86 6151 C-0060 COUNTY OF ORANGE PF RD FINANCIAL SERVICES 01/29/2026 2,918.37 6148 B-0452 BRITTANY MARIE RYAN 01/29/2026 50,000.00
6149 C-1102 CALIFORNIA BUILDING STANDARDS COMMISSION 01/29/2026 743.40 Check Number Vendor Number Vendor Name Payment Date Payment Amount 6147 A-0365 AT&T 01/29/2026 371.01
Warrant Register - February 10, 2026 Date Range: 01/16/2026 - 01/29/2026

Page 29 of 1727 ends

1/29/2026 6:07:58 PM Page 3 of 4
152 90 0.00 954,423.41
Bank Drafts 17 2 0.00 27,212.82
EFT's 0 0 0.00 0.00
Manual Checks 0 0 0.00 0.00
Voided Checks 0 0 0.00 0.00
Total Bank Draft: 27,212.82
Bank Code 1 - General Summary
Payable
Count
Payment
Payment Type Count Discount Payment
Regular Checks 135 88 0.00 927,210.59
Payment Type: Bank Draft
DFT0003312 H-0966 HIGH LEVEL SECURITY SOLUTIONS, INC. 01/29/2026 7,308.00 DFT0003313 U-2170 US BANK CORPORATE PAYMENT SYSTEMS 01/20/2026 19,904.82 Warrant Register - February 10, 2026 Date Range: 01/16/2026 - 01/29/2026 Check Number Vendor Number Vendor Name Payment Date Payment Amount

Page 30 of 1727 ends

998 Pooled Cash & Investments 1/2026 954,423.41
954,423.41
1/29/2026 6:07:58 PM Page 4 of 4
152 90 0.00 954,423.41
Fund Summary
Fund Name Period Amount
Bank Drafts 17 2 0.00 27,212.82
EFT's 0 0 0.00 0.00
Manual Checks 0 0 0.00 0.00
Voided Checks 0 0 0.00 0.00
All Bank Codes Check Summary
Payable
Count
Payment
Payment Type Count Discount Payment
Regular Checks 135 88 0.00 927,210.59
Warrant Register - February 10, 2026 Date Range: 01/16/2026 - 01/29/2026

Page 31 of 1727 ends

Amount
1/29/2026 6:08:36 PM Page 1 of 11
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (3165) 01.06.26 Signarama 100-355-720701 199.34 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4243) 01.06.26 Aliso Smog Check 100-355-646100 58.45 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 GFOA Membership, 7/1/26 - 100-000-140000 208.33 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (3165) 01.06.26 Chevron 100-355-646100 133.94
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (3165) 01.06.26 Green Thumb International 100-355-720700 107.73 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (3165) 01.06.26 Smartlink 100-355-720700 510.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (2811) 01.06.26 Home Depot 100-225-622000 46.31 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (2811) 01.06.26 76 - APRO LLC 100-225-646100 138.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (2829) 01.06.26 ChatGPT Subscription, 1/3/26 - 100-155-610000 20.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (2811) 01.06.26 Intelius 100-225-610000 4.99
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (2811) 01.06.26 Intelius 100-225-610000 24.86
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Alicia Cleaners, Holiday Extravaganza 100-310-695510 140.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Alicia Cleaners, Holiday Extravaganza 100-310-695510 414.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Starbucks, Holiday Toy Drive 100-310-695510 132.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Walmart, Holiday Extravaganza 100-310-695510 68.31 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Starbucks, Holiday Extravaganza 100-310-695510 77.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Costco, Holiday Extravaganza 100-310-695510 179.92 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Mangia Bene 100-310-622000 320.04 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Smart & Final 100-310-622000 77.64 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Smart & Final, Breakfast with Santa 100-310-695510 63.57 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Ralphs 100-310-622000 7.49
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Party Plus 100-310-622000 45.68 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 Calo Kitchen 100-310-622000 326.61 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (0629) 01.06.26 Baker Party Rentals, Holiday Dance Extravaganza
100-310-695510 1,284.11
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 ASCAP License, 7/1/26 - 12/31/26 100-000-140000 229.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (1281) 01.06.26 ASCAP License, 1/1/26 - 6/30/26 100-310-610000 229.00 Payables Detail Report
City of Laguna Hills, CA By Fund
Payment Dates 01/16/2026 - 01/29/2026
Payment Date Vendor Name Payable Number Description (Item) Account Number Fund: 100 - General Fund
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (0629) 01.06.26 Juuno.co Subscription, 12/14/25 - 1/14/26
100-310-610000 10.00

Page 32 of 1727 ends

Amount
1/29/2026 6:08:36 PM Page 2 of 11
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Aliso Smog Check 100-310-646100 58.45 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Chevron 100-310-646100 109.88
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Exxon Circle K 100-310-646100 81.14 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Dick's Sporting Goods 100-310-622500 878.15 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Home Depot 100-310-645500 25.76 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Home Depot 100-310-645500 10.53 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Kahoot! Subscription, 12/18/25 - 6/30/26
100-310-610000 65.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Ralphs 100-310-622000 26.97
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Costco 100-310-622000 77.54
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Amazon 100-355-622000 9.15
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Ephonomation.com, 12/11/25 -
1/7/26
100-355-630000 298.77
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Kahoot! Subscription, 7/1/26 -
12/18/26
100-000-140000 55.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 CEAOC Membership, 1/1/26 - 100-355-610000 25.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Antonucci's Italian Cucina 100-355-622000 312.83 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Amazon 100-355-622000 20.14
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 CEAOC Membership, 7/1/26 -
12/31/26
100-000-140000 25.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Dropbox 100-195-700090 11.99
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (5166) 01.06.26 Microsoft 365, 12/1/25 - 12/31/25 100-195-700090 151.90 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Green Thumb International 100-155-622000 161.52 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Nespresso USA, Inc. 100-195-622000 281.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Amazon 100-355-622000 121.16
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Amazon 100-155-622000 41.18
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Amazon 100-155-622000 31.04
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Amazon 100-155-622000 28.52
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Daiso 100-155-611001 63.26
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Trader Joe's 100-155-611001 33.90 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Nothing Bundt Cakes 100-155-611001 99.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Bru Grill & Market 100-155-611001 1,187.66 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Bru Grill & Market 100-155-611001 450.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 Home Goods 100-155-611001 258.11 Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 ChatGPT Subscription, 12/23/25- 1/23/26
100-155-610000 20.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (4849) 01.06.26 GFOA Membership, 12/1/25 - 100-155-610000 291.67

Page 33 of 1727 ends

Amount
1/29/2026 6:08:36 PM Page 3 of 11
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Angels Flight Development Excursion 100-310-695500 1.50 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Los Angeles Zoo Excursion 100-310-695500 35.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 County of San Bernardino, Big Bear Zoo Excursion
100-310-695500 15.50
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Prime Video, Book to Movie Club Rental
100-310-695500 3.99
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Warner Bros Studio Excursion 100-310-695500 76.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Lightscape at San Diego Botanic Garden Excursion
100-310-695500 53.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Morongo Travel Center 100-310-646100 42.94 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Sharp Seating Company, Floatfest Excursion
100-310-695500 397.50
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Lightscape at San Diego Botanic Garden Excursion
100-310-695500 152.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Exxon Circle K 100-310-646100 67.25 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Costco Gas 100-310-646100 58.90 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Exxon Circle K 100-310-646100 49.81 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon 100-310-622000 38.76
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Exxon Circle K 100-310-646100 77.61 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Exxon Circle K 100-310-646100 89.98 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (7241) 01.06.26 Shell 100-355-646100 143.04
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (7941) 01.06.26 GFOA - ACFR Award Application, FY 24/25
100-155-700050 590.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon 100-310-622000 64.62
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (7241) 01.06.26 Grammarly Subscription, 7/1/26 - 12/16/26
100-000-140000 29.70
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (7241) 01.06.26 Grammarly Subscription, 12/17/25 - 6/30/26
100-355-610000 35.10
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (7241) 01.06.26 Home Depot 100-355-622000 37.69 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6976) 01.06.26 APA Membership, 7/1/26 - 12/31/26 100-000-140000 360.10 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6976) 01.06.26 APA Membership, 1/1/26 - 6/30/26 100-225-610000 360.10 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6976) 01.06.26 Panini Kabob Grill 100-225-622000 564.60 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Smart & Final, Holiday Extravaganza 100-310-695510 39.06 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Starbucks, Breakfast with Santa 100-310-695510 132.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Walmart, Holiday Extravaganza 100-310-695510 (77.17) 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Albertsons, Holiday Extravaganza 100-310-695510 193.46 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Walmart, Holiday Extravaganza 100-310-695510 77.17 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Smart & Final, Holiday Extravaganza 100-310-695510 54.31 Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Costco, Parent's Night Out 100-310-695500 345.10 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (6615) 01.06.26 Costco, Parent's Night Out 100-310-695500 64.33

Page 34 of 1727 ends

Amount
01/23/2026 SOUTHERN CALIFORNIA EDISON 010526 - Acct #700697306974 Utilities - Electric, 12/3/25 - 1/4/26 100-356-631400 10.42 01/23/2026 AUTOMOBILE CLUB OF SOUTHERN

CALIFORNIA
011526 Membership, Public Works, 7/1/26 -
2/10/27
100-000-140000 57.50
1/29/2026 6:08:36 PM Page 4 of 11
01/23/2026 KOA CORPORATION 000024906-5 Citywide Safety Action Plan, 10/25/25 - 11/21/25
100-355-700000 13,994.92
01/23/2026 SOUTHERN CALIFORNIA NEWS 0011769100 Legal Advertising, Dec '25 100-155-624001 352.15 01/23/2026 IRVINE RANCH WATER DISTRICT 010526 Utilities - Water, 12/1/25 - 1/2/26 100-355-635000 293.06 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, WiFi City Hall, 12/19/25 - 100-195-630000 182.62 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Best Buy, TV/Monitor 100-195-940000 544.74 01/23/2026 AT&T 000024619208 Traffic Signal, 12/6/25 - 1/5/26 100-356-630000 31.88 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, Cable, City Hall, 12/10/25 - 1/9/26
100-195-630000 361.74
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, WiFi City Hall, 11/19/25 - 12/18/25
100-195-630000 182.62
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, Traffic Signal, 12/7/25 - 1/6/26 100-195-630000 84.00 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, WiFi Comm Ctr, 11/28/25 -
12/27/25
100-195-630000 654.77
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, T-1 Comm Ctr, 12/17/25 - 100-195-630000 584.27 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, T-1 Comm Ctr, 11/17/25 -
12/16/25
100-195-630000 584.27
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Best Buy 100-195-622000 32.31
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, T-1 City Hall, 12/5/25 - 1/4/26 100-195-630000 845.31 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8740) 01.06.26 Cox, WiFi Comm Ctr, 12/28/25 -
1/27/26
100-195-630000 654.77
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8665) 01.06.26 Smart & Final 100-310-695510 43.92 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8665) 01.06.26 Target 100-310-695510 25.31
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8665) 01.06.26 Orange County Wholesale Flowers 100-310-695510 95.05 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Breakfast with Santa 100-310-695510 50.38 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8151) 01.06.26 Amazon Prime Subscription 100-420-610000 16.15 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8665) 01.06.26 Trader Joe's 100-310-695510 136.77 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Holiday Family Movie Night 100-310-695510 29.08 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Breakfast with Santa 100-310-695510 30.94 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Holiday Toy Drive 100-310-695510 22.62 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Holiday Toy Drive 100-310-695510 18.67 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Wishing Tree 100-310-695510 33.90 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Breakfast with Santa 100-310-695510 26.93 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Holiday Extravaganza 100-310-695510 38.97 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Prime Video, Holiday Family Movie Night Rental
100-310-695510 3.99
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Breakfast with Santa 100-310-695510 11.84 Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Pasadena High School, Floatfest Excursion
100-310-695500 20.00
01/20/2026 US BANK CORPORATE PAYMENT

SYSTEMS
CalCard (8097) 01.06.26 Amazon, Holiday Extravaganza 100-310-695510 43.40

Page 35 of 1727 ends

Amount
01/23/2026 JAMEY CLARK, INC. 77368 Park Repairs, Public Works, Jan '26 100-355-720701 315.19 1/29/2026 6:08:36 PM Page 5 of 11
01/23/2026 JAMEY CLARK, INC. 77338 Park Repairs, Public Works, Jan '26 100-355-720701 352.51 01/23/2026 JAMEY CLARK, INC. 77347 Park Repairs, Public Works, Jan '26 100-355-720701 144.00 01/23/2026 JAMEY CLARK, INC. 77367 Graffiti Removal, Jan '26 100-355-720500 1,088.21 01/23/2026 JAMEY CLARK, INC. 77315 Janitorial Services, Dec '25 100-310-721505 3,450.00 01/23/2026 JAMEY CLARK, INC. 77321 Graffiti Removal, Dec '25 100-355-720500 1,152.00 01/23/2026 JAMEY CLARK, INC. 77334 Graffiti Removal, Jan '26 100-355-720500 672.00 01/23/2026 CHARLES ABBOTT ASSOCIATES, INC 69855 - A (Mandeville Park)Park Signs, Dec '25 100-355-720701 155.85 01/23/2026 CHARLES ABBOTT ASSOCIATES, INC 69872 Project Manager Services, Dec '25 100-355-700000 20,650.00 01/23/2026 JAMEY CLARK, INC. 77209 Janitorial Services, Nov '25 100-310-721505 3,450.00 01/23/2026 RJ ELECTRIC 64442 Moulton Tunnel Lighting Repairs, Jan '26
100-355-720701 403.00
01/23/2026 RJ ELECTRIC 64465 Electric Repairs, Santa Vittoria Park, Jan '26
100-355-720701 434.00
01/23/2026 CHARLES ABBOTT ASSOCIATES, INC 69820 Professional Services, Dec '25 100-225-700000 30,763.31 01/23/2026 SCOTT CUMMINGS 633 Volleyball Rack Installation, Dec '25 100-310-622500 250.00 01/23/2026 RJ ELECTRIC 64358 Community Center Light Repairs, Dec '25
100-310-645500 7,175.00
01/23/2026 RJ ELECTRIC 64391 Interior Lighting Repairs, Dec '25 100-310-645500 3,804.82 01/23/2026 SAGECREST PLANNING AND

ENVIRONMENTAL
5565 Plan Check Fee, USE-0211-2025, Dec
'25
100-000-223000 495.00
01/23/2026 SAGECREST PLANNING AND

ENVIRONMENTAL
5566 Contract Staffing Services, Dec '25 100-225-720512 510.00 01/23/2026 CROSSTOWN ELECTRICAL AND DATA,
INC.
5976 - 6075 Traffic Signal Maintenance, Dec '25 100-356-720420 16,908.27 01/23/2026 GRAHAM COMPANY 41320 Emergency Lighting System Maintenance, Jan '26
100-310-645500 590.00
01/23/2026 FULL TRAFFIC MAINTENANCE, INC. 46468 Traffic Maintenance, Dec '25 100-355-720401 8,260.92 01/23/2026 BILL'S SOUND AND SECURITY 47295 Fire Alarm Monitoring, Jan - Mar '26 100-310-630000 420.00 01/23/2026 HARPER & BURNS LLP 341 Professional Services, Legal, Dec '25 100-155-700011 1,764.50 01/23/2026 HERK EDWARDS, INC. 3777 Basketball Height Adjuster Replacement, Jan '26
100-310-646000 4,525.00
01/23/2026 TOTAL SOURCE OFFICEWORKS 40857 Operating Supplies, Jan '26 100-195-622000 30.15 01/23/2026 CITY OF MISSION VIEJO 21568 Homelessness Outreach, Dec '25 100-310-720302 5,502.73 01/23/2026 COUNTS UNLIMITED, INC. 251170 Traffic Data Collection, Jan '26 100-356-700101 450.00 01/23/2026 HARPER & BURNS LLP 336 Professional Services, Legal, Nov '25 100-155-700011 3,547.50 01/23/2026 DATA TICKET, INC. 188702 Process Fee, Parking Citations, Dec 100-420-720823 551.84 01/23/2026 LSA ASSOCIATES, INC 202171 Professional Services, USE-0239- 2025, Nov '25
100-000-223000 5,176.75
01/23/2026 SPECTRUM SPORTS MANAGEMENT,
INC.
2025-160 Event Mgmt Services, 1/2 Marathon,
1st Billing
100-310-695507 7,000.00
01/23/2026 MAIN GRAPHICS 166910 Letterhead, Jan '26 100-155-623000 130.54 01/23/2026 ARDURRA GROUP, INC. 178353 Permitting Services, Dec '25 100-355-700250 7,561.50 01/23/2026 ACTION WELDING CORP 18249 Parks Contract Repair, Jan '26 100-355-720701 2,070.00 01/23/2026 SANTA MARGARITA PLUMBING AND
AIR
16609-46679 Water Heater Replacement, Dec '25 100-310-910000 12,973.57 01/23/2026 SANTA MARGARITA PLUMBING AND
AIR
16609-46688 Water Heater Leak Repair, Dec '25 100-310-645500 325.00 01/23/2026 MAIN GRAPHICS 166869 Business Cards, Jan '26 100-155-623000 228.50 01/23/2026 SESAC 10866499 Music License, 1/1/26 - 6/30/26 100-310-610000 639.00 01/23/2026 MTM YEE CORP 11761 Advertising-Program Services, Jan '26 100-310-624500 400.00 01/23/2026 THE BEE MAN 136987 Bee Removal, Dec '25 100-355-720701 195.00 01/23/2026 ERIK R GARCIA 02202026 Daddy Daughter Dinner Dance DJ & Lighting, 2/20/26
100-310-695500 500.00
01/23/2026 VORTEX INDUSTRIES, LLC 09 - 2101290 Door Repairs, Dec '25 100-310-645500 10,055.66 01/23/2026 SESAC 10866499 Music License, 7/1/26 - 12/31/26 100-000-140000 639.00 01/23/2026 SAN DIEGO GAS AND ELECTRIC 011526 Utilities - Electric, 11/7/25 - 12/31/25 100-355-631000 11,959.62 01/23/2026 SAN DIEGO GAS AND ELECTRIC 011526 Utilities - Electric, 11/7/25 - 12/31/25 100-356-631400 16,190.05 01/23/2026 SAN DIEGO GAS AND ELECTRIC 011526 Utilities - Electric, 12/1/25 - 12/31/25 100-356-631900 738.23 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/23/2026 SAN DIEGO GAS AND ELECTRIC 011526 Utilities - Electric, 11/7/25 - 12/31/25 100-310-631000 12,441.87 01/23/2026 AUTOMOBILE CLUB OF SOUTHERN

CALIFORNIA
011526 Membership, Public Works, 2/11/26 -
6/30/26
100-355-610000 34.50
Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026

Page 36 of 1727 ends

Amount
1/29/2026 6:08:36 PM Page 6 of 11
01/29/2026 ARC DOCUMENT SOLUTIONS, LLC 13014176 Printing Services, Public Works, Jan 100-355-623000 119.06 01/29/2026 SANTA MARGARITA PLUMBING AND
AIR
16324-46733 Emergency Shut Off Valve, Dec '25 100-355-645500 6,625.14 01/29/2026 SANTA MARGARITA PLUMBING AND
AIR
16324-46743 Restroom Repair, Dec '25 100-355-645500 365.17 01/29/2026 CALIFORNIA BUILDING STANDARDS

COMMISSION
123125 Building Standard Fund, Oct-Dec '25 100-000-442000 (82.60) 01/29/2026 COUNTY OF ORANGE PF RD

FINANCIAL SERVICES
123125 - #RFR26-00005 Remittance, CARITS, Moulton Fees, Oct-Dec '25
100-000-221003 530.34
01/29/2026 COUNTY OF ORANGE PF RD

FINANCIAL SERVICES
123125 - #RFR26-00005 Remittance, CARITS, Moulton Fees, Oct-Dec '25
100-000-221004 2,388.03
01/29/2026 SAN JOAQUIN HILLS TRANSPORT

CORRIDOR AGENCY
123125 Remit, Transportation Corridor Fees,
Oct-Dec '25
100-000-221006 774.15
01/29/2026 CALIFORNIA BUILDING STANDARDS

COMMISSION
123125 Building Standard Fund, Oct-Dec '25 100-000-221011 826.00 01/29/2026 DIVISION OF THE STATE ARCHITECT

STATE OF CALIFORNIA
123125 Disability Access Fees, Oct-Dec '25 100-000-221012 184.00 01/29/2026 JCTEES.COM CORPORATION 10862 Basketball League Champion Hoodies, Jan '26
100-310-622500 382.17
01/29/2026 DEPARTMENT OF CONSERVATION 123125 Remittance, SMIP Fee, Oct-Dec '25 100-000-221001 455.83 01/29/2026 SAN JOAQUIN HILLS TRANSPORT

CORRIDOR AGENCY
123125 Remit, Transportation Corridor Fees,
Oct-Dec '25
100-000-221005 4,952.72
01/29/2026 A.Y. NURSERY, INC. 0132418 Landscape Services, Jan '26 100-355-720700 1,319.94 01/29/2026 TYLER TECHNOLOGIES, INC. 025-540648 Assist Complete, 7/1/26 - 1/31/27 100-000-140000 40,833.33 01/29/2026 TYLER TECHNOLOGIES, INC. 025-540648 Assist Complete, 2/1/26 - 6/30/26 100-195-700090 29,166.67 01/29/2026 SOCALGAS 012026 Utilities - Gas, 12/16/25 - 1/16/26 100-310-632000 205.82 01/29/2026 MOULTON NIGUEL WATER DISTRICT 012226 Utilities - Water, 12/16/25 - 1/19/26 100-355-635000 90.80 01/29/2026 SOUTHERN CALIFORNIA EDISON 012226 - Acct #700076000453 Utilities - Electric, 12/2/25 - 1/21/26 100-356-631400 157.88 01/29/2026 MOULTON NIGUEL WATER DISTRICT 011526 Utilities - Water, 12/9/25 - 1/12/26 100-310-635000 726.48 01/29/2026 MOULTON NIGUEL WATER DISTRICT 011526 Utilities - Water, 12/9/25 - 1/12/26 100-355-635000 8,020.58 01/29/2026 EL TORO WATER DISTRICT 011926 Water Usage, 12/5/25 - 1/8/26 100-355-635000 126.95 01/23/2026 LIVING INTERIORS T89014 Interior Plantscape Services, Jan '26 100-310-645500 246.12 01/29/2026 AT&T 000024621182 Alarm, Com Ctr & City Hall Lines, 12/7/25-1/6/26
100-195-630000 215.24
01/29/2026 AT&T 000024621182 Alarm, Com Ctr & City Hall Lines, 12/7/25-1/6/26
100-310-630000 155.77
01/23/2026 DMS FACILITY SERVICES, LLC STL-004987 Landscape Services, Dec '25 100-355-720700 120.38 01/23/2026 DMS FACILITY SERVICES, LLC STL-004991 Landscape Services, Dec '25 100-355-720700 292.52 01/23/2026 DMS FACILITY SERVICES, LLC STL-004992 Landscape Services, Dec '25 100-355-720700 186.61 01/23/2026 DMS FACILITY SERVICES, LLC STL-004946 Landscape Services, Nov '25 100-355-720700 292.52 01/23/2026 DMS FACILITY SERVICES, LLC STL-004985 Landscape Services, Dec '25 100-355-720700 248.95 01/23/2026 DMS FACILITY SERVICES, LLC STL-004986 Landscape Services, Dec '25 100-355-720700 1,288.66 01/23/2026 DMS FACILITY SERVICES, LLC RC-T005616 Landscape Services, Dec '25 100-355-720700 101,390.00 01/23/2026 COUNTY OF ORANGE SH 73274 Fingerprint ID System Charges, Dec 100-420-720835 908.00 01/23/2026 DMS FACILITY SERVICES, LLC STL-004945 Landscape Services, Nov '25 100-355-720700 289.40 01/23/2026 OFFICE SOLUTIONS I-20011768 Operating Supplies, Jan '26 100-195-622000 96.54 01/23/2026 RAPIDFIRE SAFETY & SECURITY LLC INV-706450985 New Extinguishers & Inspection, Dec '25
100-310-645500 866.13
01/23/2026 BRIAN'S POOL PLASTERING POOLR-0024-2025 POOLR-0024-2025, Pool Bond Refund, REC-015478-2025
100-000-228001 500.00
01/23/2026 TRS ROOFING CO BLDR-0371-2025 BLDR-0371-2025, C&D Refund, REC015898-2025100-000-227001 600.00 01/23/2026 ONTARIO REFRIGERATION SERVICE,
INC.

C12147 HVAC Repairs, Suite 150, Dec '25 100-355-645500 1,750.00 01/23/2026 ORANGE COUNTY TREASURER-TAX

COLLECTOR
DEC 25 Parking Fee Surcharge, Dec '25 100-420-720823 1,961.00 01/23/2026 OPPENHEIMER INVESTIGATIONS

GROUP LLP
8949 Legal Services, Dec '25 100-155-700010 8,321.00
01/23/2026 ARIANA GOMEZ 99281639 Refund, Facility Deposit, R #79313330 100-000-222000 500.00 01/23/2026 YORKSHIRE FEDERAL INC BLDC-0042-2025 BLDC-0042-2025, C&D Refund, REC015200-2025100-000-227001 7,100.00 Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/23/2026 DOG WASTE DEPOT 797278 Operating Supplies, Jan '26 100-355-622000 708.67

Page 37 of 1727 ends

Amount
Fund 100 - General Fund Total: 745,007.31
1/29/2026 6:08:36 PM Page 7 of 11
01/29/2026 DMS FACILITY SERVICES, LLC STL-005015 Landscape Services, Nov '25 100-355-720700 400.00 01/29/2026 DMS FACILITY SERVICES, LLC STL-005016 Landscape Services, Nov '25 100-355-720700 3,936.00 01/29/2026 LIVING INTERIORS T89067 Interior Plantscape Services, Feb '26 100-310-645500 159.00 01/29/2026 GA TECHNICAL SERVICES, INC. Pay Request #2 - Invoice 22545 Electrical Upgrades Project, CIP #520, Dec '25
100-000-201001 (3,094.72)
01/29/2026 GA TECHNICAL SERVICES, INC. Pay Request #2 - Invoice 22545 Electrical Upgrades Project, CIP #520, Dec '25
100-000-790600 61,894.41
01/29/2026 DMS FACILITY SERVICES, LLC STL-005014 Landscape Services, Nov '25 100-355-720700 540.00 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79524 Prof Services, Legal, Dec '25, USE0211-2025100-000-223000 4,382.00 01/29/2026 AREMIA VENTURA 99788319 Refund, Facility Deposit, R #83000490 100-000-222000 500.00 01/29/2026 ONTARIO REFRIGERATION SERVICE,
INC.

CM48209 HVAC Maintenance, Jan '26 100-310-645500 653.46 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79521 Prof Services, Legal, Dec '25, USE0239-2025100-000-223000 7,324.20 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79522 Prof Services, Legal, Dec '25, USE0166-2023100-000-223000 1,001.60 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79523 Prof Services, Legal, Dec '25, USE0209-2025100-000-223000 9,527.70 01/29/2026 JAMEY CLARK, INC. 77410 Park Repairs, Public Works, Jan '26 100-355-720701 521.88 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79520 Professional Services, Legal, Dec '25 100-155-700010 16,329.60 01/29/2026 WOODRUFF & SMART, A

PROFESSIONAL CORPORATION
79520 Professional Services, Legal, Dec '25 100-155-700011 2,016.00 01/29/2026 RJ ELECTRIC 64445 Exterior Lighting Repairs, Jan '26 100-355-720701 1,957.00 01/29/2026 JAMEY CLARK, INC. 77393 Park Repairs, Public Works, Jan '26 100-355-720701 192.00 01/29/2026 JAMEY CLARK, INC. 77395 Graffiti Removal, Jan '26 100-355-720500 935.00 01/29/2026 CANON FINANCIAL SERVICES, INC. 42469947 Paperdeck Attachment 2XD05811A, 1/1/26-1/31/26
100-195-641200 36.56
01/29/2026 MITSUBISHI ELECTRIC US, INC. 552177 Elevator Maintenance, Jan '26 100-310-645500 450.00 01/29/2026 HIGH LEVEL SECURITY SOLUTIONS,
INC.
6034 Private Security Patrol, 1/12/26 -
1/25/26
100-420-720850 7,308.00
01/29/2026 CANON FINANCIAL SERVICES, INC. 42468287 Lease, 2XK05658, 1/1/26 - 1/31/26 100-195-641200 303.86 01/29/2026 CANON FINANCIAL SERVICES, INC. 42469946 Usage, 2XD05658 2XD05811, 12/1/25- 12/31/25
100-195-641200 519.15
01/29/2026 CANON FINANCIAL SERVICES, INC. 42469946 Lease, 2XD05658 2XD05811, 1/1/26- 1/31/26
100-195-641200 596.94
01/29/2026 WSP USA ENVIRONMENT AND

INFRASTRUCTURE INC
40301495 Professional Services, NPDES Support,
Dec '25
100-355-700000 16,135.00
01/29/2026 TOTAL SOURCE OFFICEWORKS 40775 Operating Supplies, Jan '26 100-195-622000 242.04 01/29/2026 CANON FINANCIAL SERVICES, INC. 42468287 Usage, 2XK05658, 12/1/25 - 100-195-641200 222.35 01/29/2026 HARTZOG AND CRABILL, INC. 26-0019(HCI#3502) Traffic Signal Mgmt Services, Dec '25 100-356-700101 5,199.25 01/29/2026 SKYLINE PEST CONTROL 374073 Pest and Rodent Control, Jan '26 100-310-645500 360.00 01/29/2026 RJM DESIGN GROUP, INC. 37575 Reader Board Design, Dec '25 100-355-700250 10,260.03 01/29/2026 HARTZOG AND CRABILL, INC. 25-0497(HCI#3502) Traffic Signal Mgmt Services, Nov '25 100-356-700101 6,840.10 01/29/2026 RAMON TOTAL ROOFING 25-1218 Civic Center Roof Repairs, Jan '26 100-355-645500 36,000.00 01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-936 On-Call Engineer Services, Dec '25 100-355-700250 1,125.70 01/29/2026 WEST COAST ARBORISTS, INC. 238758 Tree Trimming Services, 12/16/25 - 12/31/25
100-355-720702 3,480.25
01/29/2026 WEST COAST ARBORISTS, INC. 238964 Tree Trimming Services, 1/1/26 - 1/15/26
100-355-720702 33,821.00
01/29/2026 HARTZOG AND CRABILL, INC. 25-0445(HCI#3502) Traffic Signal Mgmt Services, Oct '25 100-356-700101 6,278.00 01/29/2026 TAIT & ASSOCIATES, INC 168163 Engineer Services, Dec '25 100-355-700250 12,117.50 01/29/2026 ARDURRA GROUP, INC. 178915 Engineering Services, Dec '25 100-355-700250 12,714.00 01/29/2026 THE RITZ COMPANIES 226449 Janitorial Services, Jan '26 100-310-721505 12,900.00 Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/29/2026 SANTA MARGARITA PLUMBING AND
AIR
16324-46856 Faucet Repair, Jan '26 100-355-645500 210.00 01/29/2026 SANTA MARGARITA PLUMBING AND
AIR
16324-46860 Restroom Repair, Jan '26 100-355-645500 787.14

Page 38 of 1727 ends

Amount
01/29/2026 RJM DESIGN GROUP, INC. 37562 Veeh Ranch & San Remo Rehab, CIP #241, Dec '25
600-000-490311 (24,772.10)
1/29/2026 6:08:36 PM Page 8 of 11
01/29/2026 KIMLEY-HORN AND ASSOCIATES INC 34472398 Fiber Coordination Project, CIP #168, Dec '25
600-251-950168 935.00
01/29/2026 RJM DESIGN GROUP, INC. 37561 Cabot Park Rehabilitation, CIP #241, Dec '25
600-000-490311 (16,628.00)
01/29/2026 RJM DESIGN GROUP, INC. 37561 Cabot Park Rehabilitation, CIP #241, Dec '25
600-252-950241 16,628.00
01/29/2026 AGA ENGINEERS, INC 25467-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
600-000-490301 (12,570.71)
01/29/2026 AGA ENGINEERS, INC 25467-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
600-251-950168 12,570.71
01/29/2026 KIMLEY-HORN AND ASSOCIATES INC 34472398 Fiber Coordination Project, CIP #168, Dec '25
600-000-490301 (935.00)
01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-934 Engineer Services, CIP #168, Dec '25 600-251-950168 1,800.00 01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-935 Engineer Services, CIP #168, Dec '25 600-000-490301 (1,643.70) 01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-935 Engineer Services, CIP #168, Dec '25 600-251-950168 1,643.70 Fund 401 - Public Art Fund Total: 50,000.00
Fund: 600 - Capital Improvement Projects Fund
01/23/2026 AGA ENGINEERS, INC 25423-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
600-000-490301 (24,696.37)
01/23/2026 AGA ENGINEERS, INC 25423-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
600-251-950168 24,696.37
01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-934 Engineer Services, CIP #168, Dec '25 600-000-490301 (1,800.00) Fund 311 - Quimby Act Park In-Lieu Fee (VALH) Fund Total: 41,400.10 Fund: 312 - CASp Fee Fund
01/29/2026 DIVISION OF THE STATE ARCHITECT

STATE OF CALIFORNIA
123125 Disability Access Fees, Oct-Dec '25 312-000-442000 (165.60) Fund 312 - CASp Fee Fund Total: (165.60)
Fund: 401 - Public Art Fund
01/29/2026 BRITTANY MARIE RYAN 012626 Dark Horse Memorial, Molding Phase 401-310-900000 50,000.00 01/29/2026 ECONOMICS, INC. 2024.18 Professional Services, Recycling Program, Dec '25
306-355-700000 9,554.58
Fund 306 - Waste & Recycling Fee Fund Total: 43,824.00
Fund: 311 - Quimby Act Park In-Lieu Fee (VALH) Fund
01/29/2026 RJM DESIGN GROUP, INC. 37561 Cabot Park Rehabilitation, CIP #241, Dec '25
311-000-790600 16,628.00
01/29/2026 RJM DESIGN GROUP, INC. 37562 Veeh Ranch & San Remo Rehab, CIP #241, Dec '25
311-000-790600 24,772.10
01/29/2026 KIMLEY-HORN AND ASSOCIATES INC 34472398 Fiber Coordination Project, CIP #168, Dec '25
301-000-790600 935.00
Fund 301 - CARITS Road Fee Program Fund Total: 41,645.78 Fund: 306 - Waste & Recycling Fee Fund
01/29/2026 ECONOMICS, INC. 2024.16 Professional Services, Recycling Program, Oct '25
306-355-700000 25,720.25
01/29/2026 ECONOMICS, INC. 2024.17 Professional Services, Recycling Program, Nov '25
306-355-700000 8,549.17
01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-934 Engineer Services, CIP #168, Dec '25 301-000-790600 1,800.00 01/29/2026 W.G. ZIMMERMAN ENGINEERING, 25-12-935 Engineer Services, CIP #168, Dec '25 301-000-790600 1,643.70 01/29/2026 AGA ENGINEERS, INC 25467-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
301-000-790600 12,570.71
Fund 212 - Measure M2 Fund Total: 27,413.82
Fund: 221 - Senior Mobility Program Fund
01/23/2026 OCY MANAGEMENT, LLC 12406025 Senior Mobility Program, Dec '25 221-310-720000 5,298.00 Fund 221 - Senior Mobility Program Fund Total: 5,298.00 Fund: 301 - CARITS Road Fee Program Fund
01/23/2026 AGA ENGINEERS, INC 25423-IN RTSSP for Paseo de Valencia-Moulton Pkwy, CIP #168
301-000-790600 24,696.37
Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number Fund: 212 - Measure M2 Fund
01/23/2026 CHARLES ABBOTT ASSOCIATES, INC 69855 Road Maintenance, Dec '25 212-355-720400 27,413.82

Page 39 of 1727 ends

Amount
1/29/2026 6:08:36 PM Page 9 of 11
01/29/2026 GA TECHNICAL SERVICES, INC. Pay Request #2 - Invoice 22545 Electrical Upgrades Project, CIP #520, Dec '25
600-000-490100 (61,894.41)
01/29/2026 GA TECHNICAL SERVICES, INC. Pay Request #2 - Invoice 22545 Electrical Upgrades Project, CIP #520, Dec '25
600-255-950520 61,894.41
Fund 600 - Capital Improvement Projects Fund Total: -
Grand Total: 954,423.41
Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Payment Date Vendor Name Payable Number Description (Item) Account Number 01/29/2026 RJM DESIGN GROUP, INC. 37562 Veeh Ranch & San Remo Rehab, CIP #241, Dec '25
600-252-950241 24,772.10

Page 40 of 1727 ends

100-310-646100 Vehicles - Fuel & Maintenance 635.96
1/29/2026 6:08:36 PM Page 10 of 11
100-310-630000 Communications 575.77
100-310-631000 Utilities - Electric 12,441.87
100-310-632000 Utilities - Gas 205.82
100-310-635000 Utilities - Water 726.48
100-310-645500 Facility Maintenance & Repairs 24,721.48 100-310-646000 Equipment Maintenance & 4,525.00
100-225-700000 Professional Services - Building & 30,763.31 100-225-720512 Contract Services 510.00
100-310-610000 Memberships & Subscriptions 943.00
100-310-622000 Operating Supplies 985.35
100-310-622500 Program & League Supplies 1,510.32
100-310-624500 Printing & Advertising 400.00
100-195-641200 Copier Leases 1,678.86
100-195-700090 IT Contract Services & Support 29,330.56 100-195-940000 Computer Hardware 544.74
100-225-610000 Memberships & Subscriptions 394.94
100-225-622000 Operating Supplies 610.91
100-225-646100 Vehicles - Fuel & Maintenance 138.00
100-155-624001 Advertising - Legal 352.15
100-155-700010 Legal Services - General Counsel 24,650.60 100-155-700011 Legal Services - Litigation 7,328.00
100-155-700050 Professional Services - Financial 590.00 100-195-622000 Operating Supplies 682.04
100-195-630000 Communications 4,349.61
100-000-442000 Building Related Permits (82.60)
100-000-790600 Transfers Out to Capital 61,894.41
100-155-610000 Memberships & Subscriptions 331.67
100-155-611001 Staff Development & Team 2,091.93
100-155-622000 Operating Supplies 262.26
100-155-623000 Printing & Mailing 359.04
100-000-221011 Building Standards Fee 826.00
100-000-221012 SB1186 ADA CASp Fees 184.00
100-000-222000 Refundable Deposits 1,000.00
100-000-223000 Plan Application Deposit 27,907.25
100-000-227001 Security Deposit - Waste 7,700.00
100-000-228001 Swimming Pool Construction 500.00
100-000-201001 Accounts Payable - Retention (3,094.72)
100-000-221001 SMIP - Residential 455.83
100-000-221003 Moulton Fees 530.34
100-000-221004 CARITS Road Fees 2,388.03
100-000-221005 SJHTC A Fees 4,952.72
100-000-221006 SJHTC B Fees 774.15
311 - Quimby Act Park In-Lieu Fee (VALH) Fund 41,400.10 312 - CASp Fee Fund (165.60)
401 - Public Art Fund 50,000.00
600 - Capital Improvement Projects Fund -
Grand Total: 954,423.41
Account Summary
Account Number Account Name Payment Amount
100-000-140000 Prepaid Items 42,436.96
Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Report Summary
Fund Summary
Fund Payment Amount
100 - General Fund 745,007.31
212 - Measure M2 Fund 27,413.82
221 - Senior Mobility Program Fund 5,298.00
301 - CARITS Road Fee Program Fund 41,645.78
306 - Waste & Recycling Fee Fund 43,824.00

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Project Account Summary
Project Account Key Payment Amount
**None** 954,423.41
Grand Total: 954,423.41
1/29/2026 6:08:36 PM Page 11 of 11
600-000-490301 Transfers In from CARITS Road (41,645.78) 600-000-490311 Transfers In from Quimby Act (41,400.10) 600-251-950168 Traffic Signal Improvements 41,645.78
600-252-950241 General Park Renovations 41,400.10
600-255-950520 Community Center Electrical 61,894.41
Grand Total: 954,423.41
301-000-790600 Transfers Out to Capital 41,645.78
306-355-700000 Professional Services 43,824.00
311-000-790600 Transfers Out to Capital 41,400.10
312-000-442000 Building Related Permits (165.60)
401-310-900000 Public Artwork 50,000.00
600-000-490100 Transfers In from General Fund (61,894.41) 100-420-610000 Memberships & Subscriptions 16.15
100-420-720823 Parking Citation Processing 2,512.84
100-420-720835 Fingerprint Identification Services 908.00 100-420-720850 Private Security Patrol 7,308.00
212-355-720400 Street Maintenance 27,413.82
221-310-720000 Contract Services 5,298.00
100-355-720702 Tree Maintenance 37,301.25
100-356-630000 MOE - Communications 31.88
100-356-631400 MOE - Electric (Streetlights & 16,358.35 100-356-631900 MOE - Electric (On-Bill Financing) 738.23 100-356-700101 MOE - Traffic Engineer Services 18,767.35 100-356-720420 MOE - Traffic Signal Maintenance 16,908.27 100-355-700000 Professional Services 50,779.92
100-355-700250 On-Call Services 43,778.73
100-355-720401 Other Public Works Maintenance 8,260.92
100-355-720500 Graffiti Removal 3,847.21
100-355-720700 Landscape Maintenance 110,922.71
100-355-720701 Parks Maintenance & Repairs 6,939.77
100-355-623000 Printing & Mailing 119.06
100-355-630000 Communications 298.77
100-355-631000 Utilities - Electric 11,959.62
100-355-635000 Utilities - Water 8,531.39
100-355-645500 Facility Maintenance & Repairs 45,737.45 100-355-646100 Vehicles - Fuel & Maintenance 335.43
100-310-695510 Holiday Event Series 3,389.51
100-310-720302 Contract Services - Homelessness 5,502.73 100-310-721505 Contract Services - Janitorial & 19,800.00 100-310-910000 Furniture & Equipment 12,973.57
100-355-610000 Memberships & Subscriptions 94.60
100-355-622000 Operating Supplies 1,209.64
Payables Detail Report Payment Dates: 01/16/2026 - 01/29/2026 Account Summary
Account Number Account Name Payment Amount
100-310-695500 Special Events - Program Services 1,663.92 100-310-695507 Marathon 5k 7,000.00

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Item No. 5.5.1
City of Laguna Hills
City Council / Planning Agency
Staff Report
Date:

To:

From:

Issue:

February 10, 2026
Chair and Agency Members
David Blumenthal, Contract Planner
Jennifer Lowe, Community Development Director
Vesting Tentative Tract Map (VTTM)/Site Development Permit (SDP) No. USE0211-2025 (23161 Mill Creek Drive/Toll Brothers/Khoshbin) Recommendation: That the Planning Agency:

1. Conduct a public hearing;

3. Adopt a Resolution entitled: “A Resolution of the Planning Agency of the City of Laguna Hills, California, approving Vesting Tentative Tract Map (VTTM)/Site Development Permit (SDP) No. USE-0211-2025, a request by Toll West Coast, LLC (Toll Brothers) for approval of a 36-unit residential development on an approximately 2.44 acre parcel located at 23161 Mill Creek Drive (APN 588-142- 07), and finding that the project is Categorically Exempt from the California Environmental Quality Act pursuant to the Class 32 exemption applicable to infill development projects (14 Cal. Code. Regs. Section 15332).” Background:

Toll West Coast, LLC (“Applicant”), commonly referred to as Toll Brothers, proposes to redevelop an approximately 2.44-acre parcel with a 36-unit residential condominium development (“Project”). The subject site (“Site”) is located on the west side of Mill

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Item No. 5.5.1
Creek Drive, approximately 1,300 feet south of Lake Forest Drive, which is in the northern portion of the City. The site is currently owned by Khoshbin Hillside, LLC (“Owner”).

The Site has a General Plan land use designation of Mixed Use, which is intended to “provide for areas where a variety of goods and services can be obtained within an overall planned environment” (Laguna Hills General Plan Page LU-12). The General Plan also identifies the Site within the North Business Park future study area. While the general plan does not identify specific actions for the future study areas, it denotes that “opportunities exist to redevelop, improve, or intensify some of the land uses in the future study areas” (Laguna Hills General Plan Page LU-25). The Site is zoned Mixed Use (MXU), which according to Laguna Hills Municipal Code (“LHMC”) Section 9-30.010 is intended “to provide for areas where a variety of goods and services can be obtained within an overall planned environment. This zone permits commercial, recreational, light industrial, and high density residential uses.” The Site is not one of the sites identified in the inventory of sites in the City’s Housing Element to accommodate the City’s Regional Housing Needs Allocation.

The Site is currently improved with a 48,777-square-foot, 3-story, approximately 38-foot tall, multi-tenant office building located on the northern portion of the site (see Figure 1). The building was approved under the jurisdiction of the County of Orange (UP80- 17P/SP80-19P/VA80-2P) and constructed in 1987.

Figure 1. Existing Office Building

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Item No. 5.5.1
To the south of the office building is a parking lot with 186 parking spaces. A trelliscovered seating area and a trash enclosure are located on the east side of the building.

The remaining portions of the Site are improved with landscaping and walkways. Access to the Site and parking area is directly from Mill Creek Drive via a single driveway approach on the southeast corner of the site. Southern California Edison maintains a sixfoot wide easement that runs east to west from Mill Creek Drive to near the western property line for purposes of underground powerlines to serve the site. Due to Mill Creek Drive sloping up from north to south, the southeast corner of the development pad, which is located at the driveway approach, is at the same elevation as Mill Creek Drive. However, the northeast corner of the development pad is approximately 25 feet above Mill Creek Drive.

To the north of the Project Site, is a 21,800-square-foot, 3-story, multi-tenant office building (23091 Mill Creek Drive). The development pad for this building is approximately 40-feet below the Project Site. South of the Project Site is a 27,100 square foot, three story, multi-tenant office building (23201 Mill Creek Drive), which was built in 1982. This site is approximately ten feet above the Project Site. West of the Project Site is a multi-family condominium development (Laguna Village), which includes one- and two-story condominiums that were built in the mid- to late-1970’s. This residential development has a general plan land use designation of Medium-Low Density Residential and is zoned Medium-Low Density Residential (MLDR). To the east, across Mill Creek Drive, is New Vista School, a private secondary education institute (6 to 12+) for special needs students (23092 Mill Creek Drive). The school has been in operation since the late 1980’s.

Authority:

The Development Code (commonly cited as the “Zoning Code” or the “Code”) is codified as Title 9 of the LHMC and provides specific rules and standards for property use and development within the City of Laguna Hills (“City”). Chapter 9-92 of the Code outlines the process the city must ordinarily follow in reviewing new development projects.

Pursuant to Chapter 9-92, approval of the proposed Site Development Permit requires Planning Agency approval. Chapter 9-92 also sets forth specific findings that ordinarily must be made in order to approve a Site Development Permit. Review and approval of subdivisions is established through LHMC Chapter 9-86, which adopts Orange County Municipal Code (OCMC) Title 7 (Land Use and Building Regulations), Division 9 (Planning), Article 3 (The Subdivision Code) by reference. OCMC Section 7-9-255 establishes the required findings to adopt a tentative map.

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Item No. 5.5.1
For housing development projects, the Housing Accountability Act adds an additional burden on the City’s ability to deny a housing project that complies with applicable objective general plan, zoning, subdivision, and design standards. Subdivision (j)(1) of Government Code Section 65589.5 states:
(j) (1) When a proposed housing development project complies with applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete, but the local agency proposes to disapprove the project or to impose a condition that the project be developed at a lower density, the local agency shall base its decision regarding the proposed housing development project upon written findings supported by a preponderance of the evidence on the record that both of the following conditions exist:
(A) The housing development project would have a specific, adverse impact upon the public health or safety unless the project is disapproved or approved upon the condition that the project be developed at a lower density. As used in this paragraph, a “specific, adverse impact” means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.
(B) There is no feasible method to satisfactorily mitigate or avoid the adverse impact identified pursuant to paragraph (1), other than the disapproval of the housing development project or the approval of the project upon the condition that it be developed at a lower density.

If a court finds a violation of the Housing Accountability Act, then the Court under that same statute has an ability to impose liability on an offending agency or city (depending on the facts of the case) for fines, penalties, sanctions, and the attorney’s fees and costs incurred by the applicant and any other entity given standing under the Housing Accountability Act to sue for a violation of that statute.

Senate Bill 330
SB 330 (Chapter 654, Statutes of 2019), also known as the “Housing Crisis Act of 2019”, established a “preliminary application” process for housing developments, which allows an applicant to vest its rights in the current zoning and development standards by submitting a form to the City containing specified information about the proposed project (Government Code §§ 65941.1 and 65589.5(o)). Upon submittal of a preliminary application containing the information listed in the statute, the project becomes vested

Page 46 of 1727 ends

Item No. 5.5.1
for a period of 180 days in the ordinances, policies, standards, and fees in place at the time the preliminary application was submitted, provided the applicant submits a formal application to the City within the 180-day period.

On December 18, 2024, the Applicant submitted a preliminary application to the City, pursuant to Government Code Section 65941.1, for a 36-unit multi-family development.

The preliminary application included 36-attached single family homes in a duplex format. Each unit was proposed with a 2-car garage, and 10 open parking spaces were located throughout the site. A formal application was submitted by the Applicant on January 30, 2025, thus locking in the Project’s vesting in the ordinances, policies, standards, and fees in place on December 18, 2024. The key dates in staff’s review of the application are shown in Attachment 3.

State Density Bonus Law (“SBDL”)
As part of the Site Development Permit, the Applicant is also requesting to utilize State Density Bonus Law (“SDBL”). Codified as California Government Code Sections 65915- 65918, SDBL requires the City to approve increases in density, concessions/incentives, parking reductions, and development standard reductions/waivers for qualified housing development projects. The specifics of the density bonus request are discussed below in the Proposal & Analysis section of this report, however much like the Housing Accountability Act, the City’s ability to deny a request is limited.

Generally, under SDBL, depending on the quantity and target income level of affordable units provided, developers are eligible an increase in prescribed density for a site. The Applicant was able to invoke the use of SBDL due to the inclusion of five percent (5%) of the total base units of the proposed housing development for sale to very low-income households, as defined in Section 50105 of the Health and Safety Code (See Gov’t Code §65915(b)(1)(B)).

State Density Bonus Law allows developers to request an “incentive” or “concession” of a development standard in order to facilitate the construction of the development including the density bonus units. (See Gov’t Code §65915(b)). The number of allowed incentives or concessions increases as projects provide more affordable housing. To deny a concession or incentive, the City must make a written finding, based upon substantial evidence, that the requested concession or incentive:

1. Does not result in identifiable and actual cost savings to the project to provide for the affordable housing costs; or

2. Would have a specific adverse impact on public health, safety or on property

Page 47 of 1727 ends

Item No. 5.5.1
which is listed on the state Register of Historical Resources and there is no feasible method to satisfactorily mitigate the specific adverse impact without making the project unaffordable to the affordable households; or

3. Would be contrary to state or federal law.

In addition to incentives and concessions, SDBL allows developers to request an unlimited number of “waivers” or modifications of development standards that would have the effect of physically precluding the construction of the proposed project with the density bonus units and the developer’s requested concessions or incentives. (See Gov’t Code §65915(e)). A city can only deny the requested waiver if it finds, based upon substantial evidence, that the waiver is contrary to state or federal law or would have a specific adverse impact on public health or safety or on property which is listed on the state Register of Historical Resources and where there is no feasible method to satisfactorily mitigate the specific adverse impact. Notwithstanding this, the City is not required to approve a waiver that:

1. Would have a specific adverse effect on the public and safety and which the specific adverse effect cannot be mitigated. For purposes of this finding a specific adverse effect means a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete,

2. Would impact any property that is listed in the California Register of Historical Resources, or

3. Would violate state or federal law.

Parking
State Density Bonus Law incentivizes the construction of affordable and senior citizen housing units by allowing the reduction of the minimum number of parking spaces required for Density Bonus projects. (See Gov’t Code §65915(p)). Upon the developer’s request, the city or county may not require more than the following parking ratios for a density bonus project:

Unit Type Parking Requirement
Studio 1 space
1 bedroom 1 space
2 bedroom 1.5 spaces

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Item No. 5.5.1
Unit Type Parking Requirement
3 bedroom 1.5 spaces
4 bedroom 2.5 spaces
Bedspace in Student Housing 0 spaces
A more detailed summary of State Density Bonus Law is attached to this report for reference (see Attachment 5).

Proposal & Analysis:

Overview
The Applicant is proposing to demolish all of the existing site improvements and construct 36 single-family attached condominium units within 18 buildings. Every unit proposed is a three-story, four-bedroom, four-bathroom unit ranging in size from 1,991 square feet to 2,033 square feet. Two of the units will be reserved for very low-income households; as a result, the Applicant is proposing to incorporate one concession and certain waivers or reductions of development standards pursuant to the State Density Bonus Law. Requested entitlements include a Site Development Permit and Vesting Tentative Tract Map (VTTM).

Site Design/Circulation
Access to the site will be through a single-entry point, near the southeast corner of the site. Although a new approach will be provided, this entry point is the same as currently provided for the site. The site entry has been designed to locate the gate approximately 90’ from the Mill Creek Drive right-of-way. A small landscape island is located adjacent to the street that will provide a specimen size tree and the call box. A vehicle turnaround is located between the landscape island and the entry gate. There are three parking stalls located on the south side of the entry. To enhance the appearance of this entry, the Applicant proposes to utilize pavers instead of asphalt (see Figure 2). Orange County Public Works Standard (“OCPWS”) No. 1107 establishes design criteria for privately owned streets. This standard requires the gate to be located a minimum of 100’ from the right-of-way and the vehicle turn around be located before the call box.

The Applicant has included the reduction in these standards in their density bonus request to allow the entry as designed.

The internal roadways, which will be privately owned, are 26’ wide, curb-to-curb, with no sidewalk provided, except to connect the mailboxes, ADA parking space, and public right-of-way. The roadways allow for two-way traffic, with no parking provided within

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Item No. 5.5.1
the street area. The Applicant has included support in their plan set (Attachment 2, Sheets C6, C7, and F1) to demonstrate that the reduced width roadways will accommodate fire access, moving/delivery vehicles, and trash pickup. OCPWS No. 1107 requires a 40’ wide street with sidewalks and parkways to be located on both sides of the street. The Applicant’s density bonus request includes reducing the street width to 26’ and eliminating the requirement to provide the sidewalks and parkways. The Public Works Department and Orange County Fire Authority have reviewed these plans and found they satisfy their individual requirements for site access and circulation.

Figure 2. Project Entry
Consistent with the single-family attached format, two independent residential housing units will be attached by a common wall. Buildings are separated by a minimum distance clear of 6’-6”. The buildings are setback from the private street a minimum of 3’ with an approach into the garage and a 3’ wide pedestrian path leads to the front door of the unit. In-lieu of a common trash enclosure, each unit will be provided three trash containers (refuse, recycle, organic), which will be stored in the garage during nonpickup days. The trash storage area is located outside of the 20’ by 20’ garage space.

The development standards set forth in LHMC Section 9-30-040 do not require public open space; as a result, common open space is not required either. The Applicant is not proposing any public or common open space in conjunction with this Project. The

Page 50 of 1727 ends

Item No. 5.5.1
Applicant is, however, required to pay a Park Dedication In-Lieu Fee (Quimby Act Fee), as established in LHMC Chapter 8-06. The current fee is $15,636 per unit, which equates to $562,896 (Condition #9). LHMC Section 9-30.040 requires private open space which equates to 10% of the site area. For the project site, this results in a minimum of 10,636 square feet of private open space; however, the Applicant is proposing 10,568 square feet. As part of their density bonus request, the Applicant has requested to reduce the private open space requirement to 9%. Each unit will be provided with private open space, which includes a minimum of 150 square feet of open space in the rear yard of each unit and a 130 square foot balcony located on the second floor.

Parking
Each unit has a 20’ by 20’ enclosed garage. To ensure the garages remain open for parking of two vehicles, a condition of approval (Condition #27) to require the HOA to adopt and enforce rules that the garages remain available for parking of vehicles at all times is included in the draft Resolution. Units 16, 17, and 18 have driveways that are sufficiently deep to accommodate additional parking. As such, these units will have four parking spaces (two within the garage and two within the driveway). Seventeen unassigned open parking spaces are also proposed, which includes one accessible space and three parking spaces located outside the entry gate. The open parking spaces are 9’ wide by 18’ deep. In total 95 parking spaces are provided.

Two different parking standards can apply to the Project. First, LHMC Section 9-44-050 requires attached single-family homes to provide two assigned parking spaces in a garage or parking structure and 0.3 unassigned parking spaces per unit. Second, Government Code Section 65915(p) limits the required parking in a project subject to the Density Bonus Law to 2.5 spaces per unit when the units are four bedrooms. The proposed Project meets both the LHMC standard and the parking ratios permitted by the Density Bonus Law. A summary of the parking provided as compared to these standards is shown in the following table:

Parking Type Required per
LHMC 9-44-050
Required per
Gov Code 65915(p)
Parking
Provided
Within Garage 72 N/A 72
Unassigned Open 11 N/A 17
Assigned Open N/A N/A 6
Total 83 90 95

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Item No. 5.5.1
Architecture
Section 4.1 of the City’s Objective Design Standards (“ODS”) specifies that Spanish, Mediterranean, or Ranch architectural styles shall be used for residential projects in the northern portions of the City. Once a style is selected, the ODS requires the same style is used throughout the Project. The Applicant is proposing a Mediterranean architectural style (Attachment 2, Sheets A3 – A6). According to the ODS this architectural style includes the use of “symmetrical facades, clay tiles, ornate archways, intricate cornices, decorative window frames and wrought iron balconies, window grilles, and decorations.”
The proposed residences include a limestone veneer on the first floor of the front façade with stucco being used on the remainder of the facades. A casing trim is proposed around the windows to provide add shadow lines is proposed. Corniced eaves are included with the s-shaped tile roof. The use of articulation within the facades adds visual interest to the buildings. The sides of street facing units have additional articulation. The Applicant is proposing four earthtone color schemes to avoid architecture monotony, while maintaining a consistent appearance throughout the development.

Figure 3. Front Façade
Each building contains two units, divided by a common wall, with the garage, one

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Item No. 5.5.1
bedroom, bathroom, and the entry on the first floor. The second floor of the unit is the general living space (kitchen, living room, dining area), half bath, and the outdoor balcony. The third floor includes three bedrooms (one of which is a primary suite), bathroom, and laundry area. Two different unit sizes are proposed, one being 1,991 square feet and the other being 2,033 square feet. Each building has a height of 36’-9½”.

Mechanical equipment will be located on the ground behind the unit, which will comply with setback and screening requirements set forth in the LHMC, as modified by the density bonus request.

Landscaping/Walls
The Applicant is proposing to utilize a variety of trees, shrubs, and groundcovers throughout the site (Attachment 2, Sheet L-4). All the conceptual landscaping throughout the project site consists of drought-tolerant (very-low to medium water use) plants. Forty-five trees are proposed, with the larger canopy trees being focused near the project entry. Since the site slopes up from the street, the applicant is proposing to landscape the slope area, which will lead to retaining walls for the building pads (see Figure 4). The Applicant does not propose to maintain any of the existing landscaping and the project would provide new landscaping per the submitted plans. Vines will be planted at the base of the retaining walls, which will grow to cover the walls. The remaining trees, shrubs, and ground covers are proposed adjacent to the internal roadways, between buildings, and next to the unassigned parking spaces. The private open spaces to the rear of each unit will be provided to the individual owners unfinished. The initial buyers of the units will be required to improve these open space areas with landscape, hardscape, or a combination thereof, within six months of closing (Condition #27).

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Item No. 5.5.1
Figure 4. Landscape Slope
Retaining walls will be required along all property boundaries, which will vary in height from two-feet to 19-feet, based on the finished grade elevation differential. For the retaining walls facing Mill Creek Drive, a six-foot tall tubular steel fence will be located on top of the retaining wall. The remaining retaining walls will have a steel cable guard rail. Six-foot tall split face block walls will separate the private open spaces. To further enhance the project entry, a cultural stone veneer will be added to the walls at the vehicle entry (see Figure 5).

Figure 5. Entry Gate
Site Lighting
Exterior lighting will include a combination of 16-foot-tall post lights, bollard lights, and coach lights mounted to the font of the units. The City has multiple regulations to ensure adequate lighting is provided for safety, but lighting does not create an impact onto the neighbors. This includes
LHMC Section 9-40.170 (Lighting):

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. Security lighting shall be provided at all entrances/exits.

Objective Design Standard Section 2.9.1 (Nuisance Prevention):

All lights shall be directed, oriented, and shielded to prevent light trespass or glare onto adjacent properties. The light level at property lines shall not exceed 0.3 footcandles.

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Item No. 5.5.1
Objective Design Standard Section 2.9.5.1 (Pedestrian Paths):

Pedestrian walkways shall have a light level of not less than one (1) foot-candle average with minimum levels at 0.6 foot candles. Light coverage shall extend beyond the immediate path to eliminate any potential “risk areas.” Objective Design Standard Section 2.9.5.3 (Multi-Unit Residential Developments):

Aisles, passageways, and entryways/recesses related to and within the building complex shall be illuminated with an intensity of at least 0.25 foot-candles at the ground level during the hours of darkness.

The Applicant submitted a conceptual photometric plan (Attachment 2, Sheet EP-1) that demonstrates light intensities throughout the site and any off-site spillover of light. With the exception of a small portion of the western property line (adjacent to the Units 8 and 9), the proposed lighting meets the aforementioned requirements. For these two spots the photometric plan shows proposed lighting will result in 1.0 footcandle of light at the property line (0.3 is maximum). While this difference would not be discernable to the human eye, staff is recommending a condition of approval (Condition #24) that would require the applicant to provide additional shielding on the lights in these areas.

The final photometric plan, which would be included in the plan check, would need to demonstrate compliance with the condition of approval.

Vesting Tentative Tract Map
The Applicant is requesting approval of Vesting Tentative Tract Map No. 19346 to allow a 36-unit condominium (airspace) subdivision on site. The condominium map allows the site to be held under single ownership (typically by the homeowners’ association) but allows the separate conveyance of the individual units. The owners of the dwelling units would retain their property rights within the envelope of the dwelling unit. A vesting tentative map grants the Applicant the right to proceed with the project under the ordinances, policies, and standards in effect at the time the application is deemed complete, provide the map does not expire.

Density Bonus
The Applicant is proposing to deed restrict two of the units (5.6% of the units) to reserve them for very low-income households. The income limits for very low-income households is typically 50% of the median household income for the county. However, these numbers can be adjusted to account for a higher cost of living in certain areas of the State. HCD releases the annual adjusted income limits every April. For 2025, the income limits are as follows:

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As noted in the Authority section of this report, the City’s ability to deny the density bonus is limited. A denial of any of the provisions must be accompanied by substantial evidence in the record that supports the denial findings. California Government Code Section 65915(r) states, “This chapter shall be interpreted liberally in favor of producing the maximum number of total housing units”, which the courts have used to strengthen the inability for City’s to deny such requests.

There are four types of relief provided for affordable housing projects through density bonus. This includes an increase in the number of permitted units, a reduction in parking standards, concessions/incentives, and development standard waivers/reductions.

Number of Permitted Units
Reserving 5% of the units for very low-income households provides for a 20% increase in density. State law does not provide an avenue for the City to deny a request to increase the density provided the minimum number of affordable units are included in the project.

The MXU zone permits up to 20 dwelling units per acre, thus allowing a maximum base density on the site of 49 dwelling units (2.44 acres x 20 du/acre). The 20% increase would permit another 10 dwelling units, resulting in the construction of 59 units on the site. Notwithstanding this, the Applicant is proposing to construct 36 units in this development and is not requesting to utilize this provision.

Parking
The proposed units will be four-bedroom units, which under State Density Bonus law parking requirements cannot exceed 2.5 spaces per unit. This parking can be reduced to zero for projects that are within ½ mile of a major transit stop and meet other requirements. There are no major transit stops within ½ mile of the Site, so the maximum base parking of 2.5 spaces per unit would apply. State density bonus law does not provide a method for the City to require additional parking. Nevertheless, LHMC only requires 2.3 parking spaces per unit for this Project, which is divided between enclosed garage and open guest spaces. As previously noted in the parking discussion section of this report, the LHMC requires 83 parking spaces, density bonus regulations

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require 90 parking spaces, and the Applicant is proposing 95 parking spaces. Therefore, the Applicant complies with the parking requirements.

Concessions/Incentives
A concession or incentive is a reduction or modification to a development standard, approval of a mixed-use zone, or other regulatory relief that results in identifiable and actual cost reduction. With 5% of the base density being dedicated to very low-income households, the Project qualifies for one concession or incentive.

The Applicant is requesting a concession from Objective Design Guidelines Section 4.3.3 (Walls & Windows) to waive the requirement for either casement or double-hung windows and the requirement that windows be recessed 2 to 12 inches from the façade.

Instead, the windows will be a combination of fixed and single hung. While the applicant is providing trim around the windows to give the allusion they are recessed, the windows will be flushed to the building façade.

This concession would result in cost savings through reduced window purchase cost and reduce the need for additional water proofing of the recessed windows. Approval of this concession would not impact public health or safety standards, policies, or conditions, and does not violate state or federal law.

Waivers
According to California Government Code Section 65915(e) the City is prohibited from applying any development standard that will have the effect of physically precluding the construction of an affordable housing project at the permitted densities. There is no maximum number of waivers or reductions to development standards an applicant can request for a project.

The applicant has included waivers or reductions to 20 development standards, design guidelines, or public works standards. Each of these waivers and reductions is listed in Attachment 5.

In their Density Bonus Law Request letter (Attachment 4), the Applicant has demonstrated that each of the above listed waivers or reductions are needed to allow development of the Project, which is within the permitted density of the site.

Furthermore, approval of these waivers and reductions would not impact public health or safety standards, policies, or conditions; create an impact to a historical property; and would not violate state or federal law.

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Conclusion:

Given that the Project complies with all the development standards, objective design guidelines, and other policies of the City, with exception to the concessions, waivers, and reductions permitted under State Density Bonus Law. Staff recommends approval of VTTM/SDP No. USE-0211-2025.

Public Notice:

The proposed project was advertised in an adjudicated newspaper of general circulation on January 29, 2026. In addition, 160 property owners and occupants/tenants 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.

Applicant Community Meeting
At the request of Staff, the Applicant conducted a developer-led community meeting to discuss the project on January 20, 2026. Notice of the meeting was mailed to all property owners and occupants/tenants within 500 feet of the project site. The Applicant provided a brief presentation about the project and then was available for questions from the community. Four community members, including property owners and business owners, attended the meeting. A City representative also was in attendance but did not participate or respond to questions regarding the project.

Questions from the community included the anticipated timing of the project, anticipated price range of the new homes, will the gate be staffed, how much open space provided, and will the project meet accessibility requirements.

CEQA:

The Applicant contends that the proposed Project is exempt from CEQA pursuant to CEQA’s Class 32 categorical exemption that applies to infill development projects. (14 Cal. Code Regs. Section 15332.) To qualify for the Class 32 exemption, a project must:
(1) be consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulations; (2) be located on a project site of no more than five acres and substantially surrounded by urban uses; (3) be located on a project site that has no value as habitat for endangered, rare, or threatened species; (4) not result in any significant traffic, noise, air quality, or water quality impacts; and (5) be adequately served by all required utilities and public services. It should be noted that, when the Density Bonus Law requires a City to waive development standards (such as height limits, setbacks, or floor area ratios), those

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waived standards are not “applicable” for purposes of Class 32’s requirement that a project be consistent with the applicable general plan and zoning. (Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1349.)
The Applicant has submitted a Class 32 CEQA Exemption Checklist (Attachment 6) that demonstrates the Project’s compliance with the requirements of the Class 32 exemption. The checklist is supported by technical studies in the following areas: air quality / greenhouse gases, biological resources, cultural resources, drainage, geotechnical, health risk, noise, vehicle miles traveled, and water quality. A Phase I Environmental Site Assessment was also provided. This checklist and its supporting studies were peer reviewed by the City’s environmental consultant, De Novo Planning Group, who concurred that the Project meets the requirements for the Class 32 Exemption.

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. Summary of Key Dates

4. Density Bonus Law Request Letter

5. State Density Bonus Summary

6. Class 32 CEQA Exemption Checklist

7. Link to Project Documents

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RESOLUTION NO. PA2026-__

A RESOLUTION OF THE PLANNING AGENCY OF THE

CITY OF LAGUNA HILLS, CALIFORNIA, APPROVING

VESTING TENTATIVE TRACT MAP (VTTM)/ SITE
DEVELOPMENT PERMIT (SDP) NO. USE-0211-2025, A

REQUEST BY TOLL WEST COAST, LLC (TOLL
BROTHERS) FOR APPROVAL OF A 36-UNIT

RESIDENTIAL DEVELOPMENT ON AN APPROXIMATELY

2.44 ACRE PARCEL LOCATED AT 23161 MILL CREEK
DRIVE (APN 588-142-07), AND FINDING THAT THE

PROJECT IS CATEGORICALLY EXEMPT FROM THE

CALIFORNIA ENVIRONMENTAL QUALITY ACT
PURSUANT TO THE CLASS 32 EXEMPTION APPLICABLE
TO INFILL DEVELOPMENT PROJECTS (14
CAL.CODE.REGS. SECTION 15332)
The Planning Agency of the City of Laguna Hills, California, hereby finds, determines, declares, and resolves as follows:

WHEREAS, Toll West Coast, LLC (“Applicant”), commonly referred to as Toll Brothers, proposes to redevelop an approximate 2.44-acre parcel located at 23161 Mill Creek Drive in the City of Laguna Hills and identified as Assessor’s Parcel No. 588-142- 07 (“Subject Property”), with a 36-unit residential development (“Project”). The Project will reserve two units for very low-income households, with the remaining 34 units being sold at market rate. The Vesting Tentative Map will allow a condominium (airspace) subdivision of the development to allow the units to be sold independently; and WHEREAS, on December 18, 2024, the Applicant submitted a “preliminary application” to the City pursuant to Government Code Section 65941.1 for a housing development project consisting of 36 single family attached homes (18 buildings). Each unit was proposed with a two-car garage, and 10 open parking spaces were located throughout the site; and
WHEREAS, on January 30, 2025, the Applicant submitted a land use application to the City for the Project, which the City ultimately determined to be complete in accordance with Government Code Sections 65941.1(e) and 65943 after the submittal of additional information, documentation, and revisions; and WHEREAS, the Project requires approval of a Site Development Permit and Vesting Tentative Tract Map; and

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WHEREAS, the Project has been designed to incorporate certain waivers or reductions of development standards pursuant to the State Density Bonsu Law (Government Code Section 65915); and
WHEREAS, the Applicant submitted a Class 32 CEQA Exemption Checklist pursuant to Section 15332 of Title 14 of the California Code of Regulations. The checklist demonstrates that the Project (1) is consistent with the applicable general plan designation and all applicable general plan policies as well as with the applicable zoning designation and regulation; (2) is located on a project site of no more than five acres and substantially surrounded by urban uses; (3) is located on a project site that has no value as habitat for endangered, rare, or threatened species; (4) would not result in any significant traffic, noise, air quality, or water quality impacts; and (5) can be adequately served by all required utilities and public services. The checklist is supported by numerous technical environmental studies. The checklist was peer-reviewed by the City’s environmental consultant, De Novo Planning Group, who concurred that the project meets the requirements for a Class 32 Exemption; and
WHEREAS, the Subject Property has a General Plan Land Use Designation of Mixed Use and a zoning designation of Mixed Use (MXU); 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 February 10, 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 categorically exempt from CEQA pursuant to the Class 32 Exemption applicable to infill development projects (14 Cal. Code. Regs. Section 15332).

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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 Tract Map/Site Development Permit No. USE-0211- 2025 have been met and made as follows:

Vesting Tentative Tract Map

1. The proposed map is consistent with the Laguna Hills General Plan.

The proposed map will create a 36-unit condominium (airspace) subdivision on a 2.44-acre site. The Project site has a General Plan Land Use Designation of Mixed Use, which is implemented by the Mixed-Use (MXU) zoning district. The MXU zoning district permits residential density of up to 20 dwelling units per acre. The proposed condominium project would achieve a density of 14.8 dwelling units per acre, which is less than the maximum permitted density for the Property. The Subject Property is also within North Business Park future study area, which the General Plan identifies opportunities to redevelop and improve. The Project is consistent with the intent of the land use designation and future study area as it would redevelop the site and establish new residential uses in areas that also include goods and services. Furthermore, the Project would implement General Plan Policies LU-2.1, LU-3.2, and H-2.1.

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

The design and improvements of the proposed subdivision are consistent with the General Plan. The Project has a General Plan Land Use Designation of Mixed Use, which is intended to “provide for areas where a variety of goods and services can be obtained within an overall planned environment”. The Subject Property is also within North Business Park future study area, which the General Plan identifies opportunities to redevelop and improve. The Project is consistent with the intent of the land use designation and future study area as it would redevelop the site and establish new residential uses in areas that also include goods and services. Furthermore, the Project would implement General Plan Policies LU-2.1, LU-3.2, and H-2.1. The Subject Property is also suitable for the uses proposed, and the subdivision can be developed in compliance with the applicable zoning regulations. The Subject Property is located in the MXU zone, which establishes several development standards for residential projects, including allowing residential developments of up to 20

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dwelling units per acre. The Project meets these minimum standards, with exception to the waivers and reductions of development standards authorized by the State Density Bonus Law (Government Code Section 65915(e)). The Project is within the allowable density, and the Applicant has provided support to demonstrate that the waivers are required in order to construct the Project.

With approval of the waivers the Project is in compliance with the Development Code. 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.

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

The Project has been reviewed for compliance with CEQA and has been found to be categorically exempt pursuant to Class 32 of the CEQA Guidelines, applicable to infill development projects (14 Cal. Code. Regs. § 15332). This Class 32 exemption satisfies all the requirements of CEQA.

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

The site is physically suitable for the proposed density of development. The maximum allowed density for the site is 20 units per acre, whereas the Project is proposed at 14.8 units per acre. As noted in the second finding above, the project complies with the requirements of the Zoning code. Inasmuch as the Project is within the allowable density and complies with the development standards, the Site is physically suitable for the proposed density.

5. 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 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. A biological resources report prepared for the site found that ornamental landscaping is located on the property. This landscaping does not serve as a sensitive natural community and does not support any special-status species. No special-status plants or animal species were observed on the Project Site.

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

The design of the subdivision and the type of improvements proposed are not likely to cause serious public health problems. The Project would replace the existing office building with a new 36-unit residential development. The demolition of the existing office building would be conducted in compliance with all applicable laws and regulations. An analysis of the Project completed as part of the Class 32 checklist demonstrates that the Project would not create significant impacts traffic, noise, air quality, or water quality. In addition, a health risk assessment was completed which concludes that Project construction would result in less than significant health risks. Finally, a Phase I Environmental Site Assessment was also submitted to the City which concluded that there were no recognized environmental conditions, controlled recognized environmental conditions, or historical recognized environmental conditions on the property. Accordingly, approval of the project would not create a serious public health problem to those who live and work in the area.

7. 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.

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. SCE maintains a six-foot wide easement that runs east to west from Mill Creek Drive to near the western property line for purposes of underground powerlines to serve the site. Prior to the issuance of building permits, the easement either be removed or amended to accommodate the Project site layout.

8. 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.

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The site is physically suitable for the proposed type of development. The Project Site is a 2.44-acre parcel that is currently improved with a multi-story office building. While some expansion of the building pad will occur, it will not result in off-site impacts. Furthermore, as noted in the other findings of this section, the Project is compliant with the General Plan, Development Code, and Objective Design Standards.

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

The project would meet the applicable LHMC standards including setbacks and exceeds the minimum open space area, with exception to the modifications requested under the State Density Bonus law. This still would accommodate landscaping that can be provided throughout the site with adequate setbacks, which would provide for natural/passive cooling opportunities.

Furthermore, construction of the 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.

10. 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 high-density residential development within the General Plan Land Use Designation of Mixed Use and a zoning designation of Mixed Use (MXU), both of which promote the development of high-density residential structures. Even though the site is not identified in the Housing Element as an opportunity site for the development of housing, the project would still count towards meeting the City’s assigned RHNA allocation. . 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.

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SECTION 5. In considering the Site Development Permit, the Planning Agency finds as follows:

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

The site design complies with standards of the Development Code. The Subject Property is located in the MXU zone, which establishes several development standards for residential projects, including allowing residential developments of up to 20 dwelling units per acre. The Project meets these minimum standards, with exception to the waivers and reductions of development standards authorized by the State Density Bonus Law (Government Code Section 65915(e)). The Project is within the allowable density, and the Applicant has provided support to demonstrate that the waivers/reductions of development standards are required in order to construct the Project. With approval of the waivers the Project is in compliance with the Development Code.

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

The site is suitable for the proposed development. The Project Site is a 2.44- acre parcel that is currently improved with a multi-story office building. While some expansion of the building pad will occur, it will not result in off-site impacts. Furthermore, as noted in the other findings of this section, the Project is compliant with the General Plan, Development Code, and Objective Design Standards.

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

The project is consistent with the general plan and applicable design guidelines. The Project has a General Plan Land Use Designation of Mixed Use, which is intended to “provide for areas where a variety of goods and services can be obtained within an overall planned environment”. The Subject Property is also within North Business Park future study area, which the General Plan identifies opportunities to redevelop and improve. The Project is consistent with the intent of the land use designation and future study area as it would redevelop the site and establish new residential uses in areas that also include goods and services. Furthermore, the Project would implement the following General Plan policies:

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Policy LU-2.1: Preserve the distinctive character of residential neighborhoods by applying adopted design standards to new renovation projects. The Project complies with the Objective Design Guidelines through providing a Mediterranean architectural style.

Policy LU-3.2: Encourage new development that uses land efficiently and offers flexibility to changing resident and shopping needs, contributing to the longterm vitality of the community. The current use of the property is office; however, demand for office space has declined over the past five years. The Project would provide 36 new residential units to support the City’s growing demand for new homes.

Policy H-2.1: Provide opportunities for higher density residential development, mixed use residential/commercial development, and transit oriented development in appropriate areas of the City. The Project would provide a higher density residential development.

The Project is also subject to the City of Laguna Hills Objective Design Standards, which are intended to ensure harmonious development throughout the City. For the northern portion of the City, Spanish, Mediterranean, and Ranch style architecture is permitted. The Project would replace the current late modernism architecture with a Mediterranean architectural style. With exception of the permitted concessions and waivers authorized by the State Density Bonsu Law, the Project complies all Objective Design Standards.

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

That the site design and structural components are appropriate for the site and function of the proposed uses. The Project consists of 36 units arranged in duplex style buildings. Each unit has a two-car enclosed garage with direct access to the common street and private open space. The site has been designed to function as a traditional single-family neighborhood while meeting modern site layout standards and not impacting surrounding properties.

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.

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SECTION 7. Based upon the above findings, the Planning Agency of the City of Laguna Hills does hereby approve SDP/VTTM No. USE-0211-2025, 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, Toll West Coast, Toll Brothers, 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 USE-0211- 2025 (SDP/VTTM) 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 Site Development Permit and Vesting Tentative Tract Map 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 February 10, 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 improvements to be constructed on the Applicant’s property, consisting of an approximately 2.44-acre parcel located at 23161 Mill Creek Drive (APN 588-142-07), 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 USE-0211-2025 (SDP/VTTM), 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.

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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, and modified herein, 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 as of December 18, 2024. 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.

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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 as of December 18, 2024:
a. Park In-Lieu Fee of $15,636 per unit pursuant to LHMC Chapter 8-06 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. Except as otherwise provided by State law, unless a time extension is granted pursuant to Laguna Hills Municipal Code Section 9-92.080(L) and/or the Subdivision Manual, this Permit shall expire and be of no further force or effect unless the Vesting Tentative Tract Map is recorded within two (2) years of the Planning Agency’s approval. Once the Vesting Tentative Tract Map is recorded, this Permit shall expire if the subject development and construction necessary and incidental thereto is not initiated and commenced within one (1) year of the recordation date 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.

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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. The Applicant shall prepare the final Tract Map in conformance with the State's Subdivision Map Act, the County's map processing manual, and the City’s municipal code, and as solely 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 the final Tract 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.

14. A final Tract Map shall be recorded within two (2) years of February 10, 2026 that is substantial conformance with the Vesting Tentative Tract Map, unless the Applicant has filed a request for extension consistent with the provisions of City requirements and the California Subdivision Map Act.

15. The Applicant shall prepare the final Tract Map in conformance with the State's Subdivision Map Act, the County's map processing manual, and the City’s municipal code, and as solely 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 the final Tract 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.

16. 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.

17. Following recordation of the final Tract Map, the Applicant shall provide the City with a duplicate Mylar and TIFF files of the recorded document.

18. 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.

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19. 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

20. 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.

21. No permanent overhead utilities shall be installed.

22. 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.

23. 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 in effect on December 18, 2024, 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.

24. Prior to the issuance of a building permit, the Applicant shall submit a final lighting and photometric plan to the Community Development Director for review and approval. The final lighting and photometric plan shall include repositioning and/or shielding of lights such that no portion of the site exceeds

0.3 footcandles at the property line. No lighting shall blink, flash, or be of unusually high intensity or brightness.
a. 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 in effect on December 18, 2025, when completed.

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b. 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.

25. 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 in effect on December 18, 2024. The Applicant shall not use or display any prohibited signs listed in LHMC Section 9-42.260.

26. Prior to issuance of a grading permit, 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. This shall include providing such that it does not go beneath proposed structures.

27. Covenants, Conditions and Restrictions (CC&Rs) shall be submitted to the Community Development Director and City Attorney for review and approval prior to the recordation of the final map, the cost of which shall be borne by the Applicant. Prior to the acceptance of the CC&Rs for review, the applicant shall submit a deposit in the amount as determined by the Community Development Director to cover the cost of said review. The Community Development Director may require replenishment of the deposit fund should the cost of reviewing the CC&Rs exceed the amount deposited. The CC&Rs shall be consistent with the Project approval, shall be enforceable by the City at their sole discretion, shall run with the land, shall bind all current and future owners and tenants of all or portions of the site, shall provide that a violation of the terms of the CC&Rs constitutes a violation of these conditions of approval, and shall not be modified or terminated without prior written approval from the City. The CC&Rs shall, at a minimum, include the following provisions:
a. Detailed provisions pertaining to responsibilities for operating, funding, and maintaining of all commonly owned areas, landscaping, utilities, parking areas, streets, lighting, and all other structures.
b. Attach, incorporate, and require compliance with the Conditions of Approval by the individual property owners.

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c. Detailed provisions pertaining to responsibilities for operating, funding, and maintaining the water quality BMPs required per the WQMP and implementation of the approved O&M Plan.
d. Require that each two-car garage maintain a 20’ by 20’ open area from floor to ceiling for the parking of two motor vehicles, except as otherwise preempted by State law.
e. Include enforceable parking requirements consistent with any applicable City Code provisions (like parking of recreational vehicles, etc.). f. Limit placement of trash bins in front of the residences to pick-up days only. g. Prohibit short term rentals, time shares, and fractional ownership of units. h. Allow the City, at the City’s sole discretion, to enforce provisions of the CC&Rs, conditions of approval, and all City codes against individual property owners and the HOA.
i. Require City approval for any amendments or termination of the CC&Rs. j. Initial purchasers of each unit shall improve the private open space within six months of closing of the initial sale of the property. Improvements shall consist of landscape, hardscape, or a combination thereof.

BUILDING DIVISION

28. The Applicant shall be responsible for ensuring all applicable building permits are obtained for any activity requiring a permit. Construction shall comply with the 2025 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.

29. 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.

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

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

32. Prior to issuance of any permit for the demolition of the existing building, or other improvements on the site, 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.

33. 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.

34. 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.

35. 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).

36. 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)

37. Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required, the Applicant shall submit a fire master plan to OCFA for review and approval (Service Code PR145).

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38. Prior to issuance of a precise grading permit or a building permit, if a grading permit is not required, the Applicant shall submit plans for the gates to OCFA for review and approval (Service Code PR180)

39. Prior to the issuance of a building permit, the Applicant shall submit the following to OCFA for review and approval:
a. Underground piping for private hydrants and fire sprinkler systems if present (Service Codes PR470-PR475)
b. Fire sprinkler system (Service Codes PR400-PR465)

MECHANICAL EQUIPMENT

40. Roof mounted mechanical equipment shall be prohibited. Mechanical equipment shall be ground mounted to the rear of each unit. Roof mounted solar panels are excluded from this requirement.

PUBLIC WORKS DEPARTMENT

41. 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.

42. 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.

43. 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.

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44. 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.

45. 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.

46. 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.

47. 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.

48. 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.

49. 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

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50. 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.

51. 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.

52. 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.

53. 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.

54. Prior to the issuance of a precise grading permit, a horizontal control plan showing dimensioning of drive aisle, driveway, parking stall, and hardscape

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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.

55. 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.

56. 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

57. 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.

58. 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.

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

60. 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

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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.

61. 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.

62. 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.

63. 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.

64. 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.

65. 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.

66. 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.

67. The Applicant shall comply with all applicable laws, regulations, and provisions of the City of Laguna Hills Municipal Code including, without limitation:

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a. South Coast Air Quality Management District (SCAQMD) Rule 403 regarding fugitive dust control.
b. SCAQMD Rule 1113: Architectural Coatings and Rule 1143: Consumer Paint Thinners & Multi-Purpose Solvents requiring low or zero VOC coatings and thinners.
c. California Air Resources Board, California Code of Regulations, Title 13, Sections 2480 and 2485 limiting diesel engine idling for commercial vehicles and school buses.
d. California Department of Resources Recycling and Recovery (CalRecycle), Senate Bill 1383 regarding landfill waste diversion.
e. California Department of Industrial Relations and California Division of Occupational Safety and Health (Cal/OSHA), California Code of Regulations, Title 8, regarding the maintenance of construction equipment. f. U.S. Code, Title 16, Sections 703-712; California Fish and Wildlife Code Sections 3503.5, 3511, and 3515; and the California Migratory Bird Protection Act regarding migratory birds.
g. City of Laguna Hills Municipal Code, Chapter 5-24, Noise Control. h. City of Laguna Hills Tree Preservation Ordinance (Policy No. 315). i. California Code of Regulations, title 14, Section 4308, regarding the protection of archeological and historic objects.
j. California Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98 regarding the inadvertent discovery of human remains during construction.
k. The requirements of the National Pollution Discharge Elimination System (NPDES), as implemented through Municipal Code Chapter 5-36, regarding water quality.

PUBLIC WORKS DRAINAGE AND HYDROLOGY CONDITIONS

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68. 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.

69. 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.

70. 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.

71. 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

72. 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.

73. 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

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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.

74. 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

75. 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

76. 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.

77. 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.

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78. 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.

79. 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.

80. 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.

81. 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.

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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

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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.

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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.).

82. 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.

83. 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.

84. 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

85. The Applicant shall complete all improvements and comply with requirements of the Moulton-Niguel Water District, as set forth in its letter dated February 29, 2024, and/or any subsequent analysis performed by the Water District (Exhibit C). Prior to the issuance of any building permit or grading permit, Applicant shall provide evidence to the City of the Water District’s concurrence that all of its requirements to provide water and sewer service to the Project have been satisfied. Prior to the issuance of a precise grading permit, water and sewer improvement plans shall be approved by the appropriate water district and the City Engineer. All water and sewer facilities shall be constructed in accordance with the appropriate agency's specifications, with all incidental fees paid by the Applicant. These facilities shall be dedicated to the appropriate water district by the Applicant to the reasonable satisfaction of the City Engineer.

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4904-0280-3851, v. 1

86. On-site water and sewer facilities that will not be maintained by Moulton-Niguel Water District shall be plan checked and inspected by the City's Building Department. All fees shall be paid in accordance with the City's fee schedule.

87. Any above ground valve assemblies or back-flow devices shall be placed on private property and an easement dedicated to Moulton-Niguel Water District.

88. 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.

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

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

PUBLIC WORKS LANDSCAPING-RELATED CONDITIONS

91. 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.

92. 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

93. 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

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4904-0280-3851, v. 1
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.

CONSTRUCTION ACCESS

94. 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.

95. 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.

96. 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.

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4904-0280-3851, v. 1

97. 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.

AFFORDABLE HOUSING OBLIGATIONS

98. At Applicant’s request, Applicant has been granted reduced parking ratios, an incentive/concession and multiple waivers or modifications of applicable development standards pursuant to the State Density Bonus Law (Government Code section 65915). To comply with the provisions of Government Code section 65915, the Applicant has offered to, and shall, reserve at least two (2) dwelling units in the project for initial occupancy by very low-income households. The following requirements apply with respect to the affordable units.
a. The Applicant shall verify and certify that the initial buyer(s) of each affordable unit are very low-income households and shall require the initial buyer(s) of each affordable unit to occupy the affordable unit at all times until resale of the affordable unit.
b. In order to enable the City to adequately enforce the proposed income restrictions and the continued affordability of the affordable units, the property owner(s) shall enter into and record an affordable housing regulatory agreement (“regulatory agreement”) with the City, in a form acceptable to the City Manager, which satisfies the criteria set forth in subdivision (c) of Government Code section 65915. The regulatory agreement shall be approved by the City and recorded prior to final map approval. The City Manager shall be authorized to enter into and implement the regulatory agreement on behalf of the City. The regulatory agreement shall be prepared by the City at the Applicant’s expense. Unless otherwise provided by State law or determined by the City Manager, the regulatory agreement shall include provisions addressing or providing for the following:
i. The regulatory agreement shall identify which units will be reserved for the affordable households. The specific units to be reserved shall be subject to City approval.

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4904-0280-3851, v. 1
ii. The regulatory agreement shall require the affordable units to be constructed concurrently with or prior to the market rate units. iii. The regulatory agreement shall include uniform provisions governing Applicant’s development of the project and the affordable units. The interior and exterior appearance, entrances to the units, and other architectural features of the units will vary within the project, but within the range of a common architectural theme. Within that range, the exterior appearance, entrances, and other architectural features and the interior features, fixtures, and amenities of each affordable unit shall be indistinguishable from those of the market rate units of the same size, model, and/or plan type, provided, however, that a buyer of a market rate unit may elect and pay for upgrades or improvements that are not included in the purchase price for a unit of the same price for a unit of the same size and model and thus not necessarily included in a corresponding affordable unit. Finishes and features shall be durable, of good quality, and consistent with contemporary standards for new housing.
iv. The regulatory agreement shall require that the owners and occupants of each affordable unit shall be provided or have access to the same amenities as the owners and occupants of the market rate units.
v. The regulatory agreement shall include uniform provisions requiring the buyer(s) of each affordable unit meet the applicable income and eligibility requirements established for the affordable unit and occupy the affordable unit at all times until resale of the affordable unit. vi. The regulatory agreement shall contain provisions satisfying the criteria set forth in paragraph (2) of subdivision (c) of Government Code Section 65915. The regulatory agreement shall also require the initial purchaser and, if applicable, each subsequent purchaser, of an affordable unit, to execute and/or record one or more agreements and/or restrictive covenants benefiting and enforceable by the City, which address, among other things, the purchaser's obligations pertaining to certification of income, financing or refinancing of the unit, occupancy of the unit, property maintenance, insurance, periodic certification of compliance with applicable agreement terms, and re-sale of the unit (collectively, "Homebuyer

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Resolution No. PA2026-

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4904-0280-3851, v. 1
Documents"). Homebuyer Documents may include, without limitation promissory notes, deeds of trust, reimbursement agreements, option agreements, equity sharing agreements, and/or other covenants and regulatory documents necessary to ensure continued compliance with pertinent provisions of applicable law, conditions of approval, and the regulatory agreement for the required affordability period. vii. The regulatory agreement shall contain provisions requiring the owner: (a) to prepare and obtain the City's approval of a marketing program for the sale of the affordable units to qualified purchasers prior to the issuance of a certificate of occupancy for any portion of the project; (b) to thereafter market the affordable units in accordance with the marketing program; and (c) to provide the City with periodic reports with respect to the leasing or sale of the affordable units. Except as otherwise approved by the City, the marketing program shall include, without limitation: (i) a plan for and detailed description of how the owner will solicit and identify potential qualified purchasers for the affordable units; (ii) a description of the process the owner will implement to evaluate and select qualified purchasers for the affordable units; (iii) the form of the purchase and sale agreement the owner proposes to enter into with qualified purchasers; (iv) copies of forms, disclosures, and other documents owner intends to provide to qualified purchasers; and (v) such other information reasonable requested or required by the City. viii. The regulatory agreement shall contain a provision requiring the owner or successors in interest to reimburse the City for the estimated reasonable costs incurred by the City: (i) to monitor the owner's compliance with, and to otherwise administer, the regulatory agreement, prior to the initial sale of each affordable unit, and (ii) to monitor each subsequent purchaser's compliance with, and to administer, the homebuyer documents following the initial sale of each affordable unit.
ix. The regulatory agreement shall require the owner, at its expense, to defend (with counsel acceptable to City and subject to approval by owner), indemnify, and hold harmless City, and its officers, agents, employees and representatives from any and all losses, liabilities, claims, lawsuits, causes of action, judgments, settlements, court costs, attorneys’ fees, expert witness fees, and other legal expenses,

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4904-0280-3851, v. 1
costs of evidence of title, costs of evidence of value, and other damages of whatsoever nature arising out of or in connection with owner’s failure to perform its obligations under the agreement, the owner’s ownership or operation of the site, or the development of the project, except for such liability arising from the gross negligence or willful misconduct of City.
c. The regulatory agreement shall remain a senior, non-subordinate covenant and as an encumbrance running with the land for the full term thereof. In no event shall the regulatory agreement be made junior or subordinate to any deed of trust or other documents providing financing for the construction or operation of the project, or any other lien or encumbrance whatsoever for the entire term of the required covenants.
d. The Applicant shall reimburse the City for the actual fees and costs incurred by the City in conjunction with negotiation and preparation of the regulatory agreement and homebuyer documents, review of the initial marketing plan required as part of the regulatory agreement, review and confirmation that potential purchasers of the affordable units meet the applicable income qualifications, and the preparation of escrow instructions and all associated escrow costs associated with execution and recordation of the homebuyer documents. Prior to the City commencing preparation of a regulatory agreement, the Applicant shall execute a reimbursement agreement with the City, in a form approved by the City Attorney, and provide a deposit in an amount equal to the estimated reasonable cost to be incurred by the City for the aforementioned items, as determined by the City Manager in his or her reasonable discretion.

PASSED, APPROVED, AND ADOPTED this 10th day of February, 2026. ________________________________

DON CASKEY, CHAIR
ATTEST:
______________________________________

JENNIFER LEE, CITY CLERK

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Resolution No. PA2026-

Page 35 ends

4904-0280-3851, v. 1

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 10th day of February, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAIN:
_____________________________________

JENNIFER LEE, CITY CLERK

Page 94 of 1727 ends

MILL CREEK DR.
23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

11.25.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346

VICINITY MAP

PROJECT

LOCATION

SHEET LEGEND
C1

DEVELOPMENT STANDARDS TABLE

SITE PLAN COVER SHEET
–
–
–
–
–
–
–
–
’ –
–
– ’
–
–
’ –
” –
–
’
– ’
–
”
–
’
–
–

Page 95 of 1727 ends

MILL CREEK DR.

A
A
D D
F
F
G
G
B
B
C
C
23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

9.8.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346

EASEMENT NOTES
1 LEGEND
T G R

SITE PLAN
C2

Page 96 of 1727 ends

23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

7.17.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346

SECTIONS
C3

Page 97 of 1727 ends

6 5
4 3
2 1
8 7
9 10 11 12
13 14
16 15
17 19 18
21 20
22 23
25 26 27
28 29 30
31 32
33 34
35 36
24 MILL CREEK DR.
23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

7.17.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346
LEGEND

CONCEPTUAL GRADING AND DRAINAGE PLAN
C4

Page 98 of 1727 ends

MILL CREEK DR.
23161 MILL CREEK
LAGUNA HILLS CA. 92653
23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

7.16.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346
LEGEND

EXISTING SITE PLAN
C5

Page 99 of 1727 ends

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

7.17.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346

PARKING AND ACCESS PLAN
C6

TURNING RADII
TYP.

MINIMUM PARKING

STALL DIMENSIONS

STANDARD STALLS ACCESSIBLE STALL

Page 100 of 1727 ends

6 5 4 3
2 1
8 7
9 10 11 12
13 14
16 15
17 19 18
21 20
22 23
25 26 27
28 29 30
31 32
33 34
35 36
24 MILL CREEK DR.
23161 MILL CREEK | TOLL BROTHERS
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
Wilson Mikami Corporation
9 Corporate Park, Suite 100, Irvine, CA, 92606
T: (949) 679-0090 | F: (949) 679-0091

WILSON MIKAMI

CORPORATION

7.17.2025
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346
LEGEND

TRASH PICKUP PLAN
C7

Page 101 of 1727 ends

FP
BRUSH
260
260
295
290
285
280
275
270
265
295
290
285
280
275
270
265
260
305
300
295
290
285
280
275
270
265
260
270
315
310
320
325
330
325
330
335
335
310
315
320
325
305
300
295
290
285
280
275
270
265
300
295
290
285
280 300
295
290
325 320
315
310
300

EXISTING OFFICE BUILDING
P
P
P
P
P
P
P
P
P
P
P P P
P P
P
P P
P
P P
P
P
P
KS
KB

EXISTING

COMMERCIAL USE

NOT A PART
1 2
3 4
5 6
7 8
9 10
11 12
13 14
15 16
17 18
19 20
21 22
23 25
26 27
28 29
30 31
32 33
34 35
36 24

EXISTING MILL CREEK DRIVE

EXISTING

COMMERCIAL USE

NOT A PART

EXISTING

COMMERCIAL USE

NOT A PART

EXISTING

COMMERCIAL USE

NOT A PART
25' 28'
24'-6"
23'
26'
23'
26'
13'
13'
18'
E 21'-6"
B
23161 MILL CREEK DRIVE - LAGUNA HILLS
PRELIMINARY FIRE ACCESS EXHIBIT SHEET 1 OF 1
DATE: 07/17/2025
PLANS PREPARED BY:
28506 AIROSO STREET
RANCHO MISSION VIEJO, CA 92679
(949) 240-5911
0 GRAPHIC SCALE
1 inch = ft.
20' 40'
20 INDICATES FIRE APPARATUS TURNING RADII:
20' WIDE PATH WITH 20' INSIDE AND 40' OUTSIDE R=40' R=20' 20'

PROPOSED FIRE HYDRANT

PROPOSED PAVED ACCESS ROADS SHALL BE

DESIGNED AND MAINTAINED TO SUPPORT AN IMPOSED
LOAD OF 94,000 LBS. PER OCFA REQUIREMENTS.

PROPOSED PAINTED RED CURB WITH "FIRE
LANE - NO PARKING" STENCILING PER

DETAILS HEREON

PROPOSED FIRE LANE ENTRY SIGN
LEGEND

INDICATES APPROXIMATE LOCATION OF A

SUB-KEYED KNOX KEY SWITCH FOR THE

VEHICULAR ACCESS GATE
#

INDICATES UNIT NUMBER
KS

KB INDICATES APPROXIMATE LOCATION OF
THE SUB-KEYED KNOX BOX WITH 3-SETS

OF ENTRY DOOR/GATE KEYS FOR THE

PEDESTRIAN WALK IN GATE AT THE
PROJECT ENTRY.

INDICATES PROPOSED BUILDING INDICATES EXISTING FIRE HYDRANT

FIRE LANE ENTRY SIGNS

VIOLATING VEHICLES

WILL BE CITED

OR TOWED AT
CVC 22658(a)

FIRE LANE
CVC 22500.1

OWNER'S EXPENSE
2" BOLD,

CONDENSED RED

LETTERING ON

WHITE REFLECTIVE

BACKGROUND
1" RED LETTERING

ON WHITE

REFLECTIVE

BACKGROUND
18"
12"
NO

PARKING
2" BOLD,

CONDENSED WHITE

LETTERING ON RED

BACKGROUND

VIOLATING VEHICLES

WILL BE CITED

OR TOWED AT
OC SHERIFF (949) 770-6011
CVC 22658(a)

NO PARKING IN AREAS

MARKED AS FIRE LANES

FIRE LANE
NOTICE
CVC 22500.1

OWNER'S EXPENSE
1-3/8" BOLD RED

LETTERING ON

WHITE REFLECTIVE

BACKGROUND
2-3/4" BOLD WHITE

REFLECTIVE

LETTERING ON RED

BACKGROUND
1-3/8" BOLD RED

LETTERING ON

WHITE REFLECTIVE

BACKGROUND
1" RED LETTERING

ON WHITE

REFLECTIVE

BACKGROUND

TOWING COMPANY CONTACT INFORMATION IS REQUIRED FOR ALL PROPERTIES WITH A STANDING WRITTEN AGREEMENT FOR SERVICES WITH A TOWING COMPANY PER THE CALIFORNIA VEHICLE CODE. 30"
18"

PHONE NUMBER
TOWING COMPANY 1" RED LETTERING

ON WHITE

REFLECTIVE

BACKGROUND
18"
24"
24"
24"

ROLLED CURB STANDARD CURB
BURY DEPTH SHALL BE A MINIMUM OF 24

INCHES AND REBAR, A CONCRETE FOOTING,

OR ANOTHER METHOD TO PREVENT
REMOVAL OF THE SIGN IS RECOMMENDED.

SIGN SHALL BE MOUNTED FACING THE
DIRECTION OF VEHICULAR TRAVEL.

PEDESTRIAN
AREAS: 7'

ALL OTHER
AREAS: 5'

PEDESTRIAN
AREAS: 7'

ALL OTHER
AREAS: 5'

PROPOSED FIRE LANE ENTRY SIGN
PROPOSED "FIRE LANE NO PARKING" SIGN

FIRE HYDRANT SPACING REQUIREMENTS
THE PROPOSED R-3 DUPLEX UNITS ARE LESS THAN 6,200 SQ.FT. AND PROTECTED WITH AUTOMATIC FIRE SPRINKLERS, AND SHALL REQUIRE A FIRE FLOW NO LESS THAN 1,000 GPM AT 20PSI FOR 1 HOUR. THIS PROJECT SHALL MEET THE HYDRANT SPACING BELOW PER OCFA GUIDELINE B-01 300' MAXIMUM HOSE PULL DISTANCE TO

THE FURTHEST POINT OF THE DUPLEX UNIT
15' 25' 45' 25'
50' 20' 50'
R20'
R20'
INDICATES FIRE DEPARTMENT TURNAROUND PER OCFA GUIDELINE B-01

FIRE LANE PAINTED RED CURB DETAILS
NOTE: CURBS ALONG ACCESS LANES SHALL BE PAINTED
OSHA SAFETY RED OR EQUIVALENT. "FIRE LANE NO
PARKING" SHALL BE PAINTED ON TOP OF CURB IN WHITE
LETTERING 3 INCHES HIGH AND SHALL BE SPACED 30'-0" ON
CENTER OR PORTION THEREOF.

FIRE LANE - NO PARKING
6"

STANDARD CURB

FIRE LANE - NO PARKING
8"
6" ROLLED CURB

WEDGE CURB
8" FIRE LANE - NO PARKING
PAINT
RED
PAINT
RED

PAINT RED

SIGNS MAY BE MOUNTED ON EXISTING

POSTS OR BUILDINGS IF CENTERLINE
OF SIGN IS NO MORE THAN 24 INCHES
FROM EDGE OF ROADWAY.

VIOLATING VEHICLES

WILL BE CITED

OR TOWED AT
CVC 22658(a)

FIRE LANE
CVC 22500.1

OWNER'S EXPENSE
2" BOLD,

CONDENSED RED

LETTERING ON

WHITE REFLECTIVE

BACKGROUND
1" RED LETTERING

ON WHITE

REFLECTIVE

BACKGROUND
18"
12"
NO

PARKING
2" BOLD,

CONDENSED WHITE

LETTERING ON RED

BACKGROUND
PROPOSED "END FIRE LANE NO PARKING" SIGN

VIOLATING VEHICLES

WILL BE CITED

OR TOWED AT
CVC 22658(a)

FIRE LANE
CVC 22500.1

OWNER'S EXPENSE
2" BOLD,

CONDENSED RED

LETTERING ON

WHITE REFLECTIVE

BACKGROUND
1" RED LETTERING

ON WHITE

REFLECTIVE

BACKGROUND
18"
12"
NO

PARKING
2" BOLD,

CONDENSED WHITE

LETTERING ON RED

BACKGROUND
PROPOSED " BEING FIRE LANE NO PARKING" SIGN

PROPOSED FIRE LANE ENTRY SIGN

BEGIN END
B E
B
E

Page 102 of 1727 ends

I, Paul Haden, hereby certify that I am the design professional or owner of copyright materials who prepared the architectural drawings for the development application of the above-described property. I hereby grant the City authorization to reproduce the plans within the agenda packet for public hearings and post them on the internet and further acknowledge that members of the public will have access to these plans, and they may be copied.

LEGEND
Gate Entry with Call Box
Monument Signage Wall
Parking Stall and Stripping
Community Mailboxes
Private yard
View Fence on top of Retaining Wall
Planted Slope
Retaining Wall with Vine Planting
Concrete Pavers at Entry
Elevation A - Entry Monument: See Sheet L-3
Elevation B - Vehicular Gate: See Sheet L-3
1 2
3 4
5 6
7 8
9 M I L L C R E E K D R I V E
A B
5 4
3 5
6 6
3 3
7 3
5 3
1 9
2 8
B
A

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-1 Collaborative

ILLUSTRATIVE SITE PLAN
0 10’ 20’ 40’
Scale: 1”= 20’-0”

Page 103 of 1727 ends

LEGEND

SIDEYARD WALL

VIEW FENCE

ENTRY WALL

GUARDRAIL

RETAINING WALL
-Split Face Block w/ Precision Cap
-6’-0” ht.
-Tubular Steel
-6’-0” ht.
-Cultured Stone Veneer with Cap
-7’-0” ht.
-Steel Cable with Wood Posts
-3’-6” ht.
-CMU Block with Cap or MSE Wall
-Height varies per Civil Engineer

M I L L C R E E K D R I V E

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-2 Collaborative
0 10’ 20’ 40’
CONCEPTUAL WALL AND FENCE PLAN Scale: 1”= 20’-0”

Page 104 of 1727 ends

LEGEND
Cultured Stone Veneer w/ Cap
Project Signage
Call Box
Rolling Vehicular Gates
Pedestrian Gate
1 2
3 4
5 ELEVATION A: ENTRY MONUMENT
SCALE: 3/8”=1’-0”
ELEVATION B: ENTRY GATES
SCALE: 3/8”=1’-0”
15’-6”
4’-0” 13’-0”
7’-0”
7’-6” 14’-0” 13’-0”
4’-0”
4’-0”
3 5 4 1
1 2

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-3 Collaborative

ELEVATIONS

Page 105 of 1727 ends

SHRUBS/VINES:

GROUNDCOVERS:

M I L L C R E E K D R I V E

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-4 Collaborative
TREES:

Cercidium ‘Desert Museum’ Desert Museum Palo Verde VL
Pistacia chinensis Chinese Pistache L
Platanus racemosa Western Sycamore M
Podocarpus gracilior African Fern Pine M
Quercus virginiana Southern Live Oak M
Ulmus parvifolia True Green Chinese Elm M
Cercis occidentalis Western Redbud L
Feijoa sellowiana Pineapple Guava L
Podocarpus elongatus ‘Monmal’ Icee Blue Podocarpus M
Podocarpus macrophyllus Fern Podocarpus M
Prunus caroliniana ‘Bright and Tight’ Carolina Cherry Laurel M Arbutus ‘Marina’ Marina Strawberry Tree L
Laurus nobilis Sweet Bay L
Tristania confereta Brisbane Box M
Cercis canadensis Eastern Redbud M
Lagerstroemia ssp. Crape Myrtle M
Olea europaea ‘Swan Hill’ Olive L
Platanus acerfolia London Plane Tree M
Searsia lancea African Sumac L

SYMBOL SCIENTIFIC NAME COMMON NAME WUCOLS

SYMBOL SCIENTIFIC NAME COMMON NAME WUCOLS
LARGE CANOPY TREES (48” BOX MIN.) QTY: 7
MEDIUM ACCENT TREE (36” BOX MIN.) QTY: 19
PERIMETER SCREENING TREE (24” BOX MIN.) QTY 5
SMALL ACCENT TREE (24” BOX MIN.) QTY 14
0 10’ 20’ 40’
Scale: 1”= 20’-0”

CONCEPTUAL PLANTING PLAN
Agave spp. Agave 5 gal. VL
Aloe spp. Aloe 5 gal. L
Buxus japonica ‘Green Beauty’ Japanese Boxwood 5 gal. M Callistemon spp. Bottle Brush 5 gal. L
Cistus ‘Sunset’ Magenta Rockrose 5 gal. L
Dasyliron spp. Desert Spoon 5 gal. VL
Dianella ssp. Flax Lily 5 gal. L
Dietes bicolor Fortnight Lily 5 gal. L
Festuca mairei Atlas Fescue 5 gal. L
Hesperaloe spp. Yucca 5 gal. L
Heteromeles arbutifolia Toyon 15 gal. VL
Juncus patens California Gray Rush 5 gal. M
Lavandula ssp. Lavender 5 gal. L
Leymus condensatus ‘Canyon Prince’ Canyon Prince Wild Rye 5 gal. L Ligustrum japonicum ‘Texanum’ Waxleaf Privet 5 gal. L
Lomandra spp. Dwarf Mat Rush 5 gal. L
Olea europaea ‘Montra’ Little Ollie Dwarf Olive 5 gal. VL Pittosporum tobira variegata Vairegated Mock Orange 5 gal. M Rhaphiolepis spp. Indian Hawthorn 5 gal. L
Salvia ‘Bees Bliss’ Bee’s Bliss Sage 5 gal. L
Westringia spp. Coast Rosemary 5 gal. L

SYMBOL SCIENTIFIC NAME COMMON NAME SIZE WUCOLS
Bougainvillea spp. [V/E] Bougainvillea 15 gal. L
Calliandra haematocephala [V/E] Pink Powderpuff 15 gal. M Trachelospermum jasmnoides [V/E] Star Jasmine 15 gal. M Rosa banksiae [V/E] Lady Banks Rose 15 gal. L
QUANTITIES:
1 gal: 3942 sf
[631 plants]
5 gal: 1971 sf
[219 plants]
15 gal: 655 sf
[73 plants]
Acacia redolens Prostrate Acacia 1 gal. VL
Carissa ‘Boxwood Beauty’ Natal Plum 1gal. L
Carex tumulicola Foothill Sedge 1 gal. L
Lonicera japonica Japanese Honeysuckle 1 gal. L
Myoporum p. ‘Putah Creek’ Creeping Myoporum 1 gal. L
Rhaphiolepis spp. Indian Hawthorn 5 gal. L
Rosmarinus officinalis Rosemary 5 gal. L
Trachelospermum asiaticum Asian Star Jasmine 1 gal. M
Westringia ‘Low Horizon’ Coast Rosemary 5 gal. L

SYMBOL SCIENTIFIC NAME COMMON NAME SIZE WUCOLS
HOMEOWNER YARD: PLANTED AND MAINTAINED BY HOMEOWNER
QUANTITIES:
2788 sf
[697 plants]
*NON-DEVELOPED SLOPE AREA: 14,412SF

Page 106 of 1727 ends

MARCH
09:00AM
12:00PM
03:00PM

JUNE SEPTEMBER DECEMBER

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-5 Collaborative

SHADE STUDY ANALYSIS

Page 107 of 1727 ends

LARGE CANOPY TREE [25’ - 30’ CANOPY]
MEDIUM ACCENT TREE [20’ CANOPY]
PERIMETER ACCENT TREE [15’ CANOPY]
SMALL ACCENT TREE [10’ CANOPY]
326.3
326.7
GNV
GNV
TREES
DENSE
GNV
TREES
BRUSH
DENSE
TREES
GNV
TREES
GNV
314.6
326.4
327.3
327.5
326.3 325.8
260
295
290
285
280
275
270
295
290
285
305
300
295
90 310
25 330
335
310
315
320
325
265.5
270.6
275.6
281.6
288.5
296.6
303.6
326.1
.2
305
300
295
290
285
280
275
270
265
300
295
290
285
280 300
295
290
325
320
315
310
300

MILL CREEEK DR

EXISTING OFFICE BUILDING

DEVELOPMENT STANDARDS TABLE
1 DEVELOPMENT STANDARDS TABLE
2 3 4 5 6 7 8
9 10
11 12 13 14
15 16
17 18 19
20 21
22 23
25 26
27 28 29 30
31 32
33 34
35 36
P
P
P
P
P
P
P
P
P
24 P
P P P

P P PARKING
P
P P P
P P
P
P
P
326.3
326.7
TREES
GNV
326.4
327.3
327.5
326.3 325.8
330
35 310
315
320
325
281.6
288.5
296.6
303.6
326.1
.2
305
300
295
290
285
280
300
295
290
325
320
315
310

MILL CREEEK DR

EXISTING OFFICE BUILDING
1 2 3 4 5 6 7 8
9 10
11 12 13 14
15 16
17 18 19
20 21
22 33
34 35
36 P
P
P
P
P
P
P
P P
P
P
P
LEGEND

M I L L C R E E K D R I V E

LAGUNA HILLS, CA
23161 MILL CREEK DRIVE -
L-6 Collaborative
0 10’ 20’ 40’
Scale: 1”= 20’-0”

TREE CANOPY SHADE PLAN
Cercidium ‘Desert Museum’ Desert Museum Palo Verde
Pistacia chinensis Chinese Pistache
Platanus racemosa Western Sycamore
Podocarpus gracilior African Fern Pine
Quercus virginiana Southern Live Oak
Ulmus parvifolia True Green Chinese Elm
Cercis occidentalis Western Redbud
Feijoa sellowiana Pineapple Guava
Podocarpus elongatus ‘Monmal’ Icee Blue Podocarpus
Podocarpus macrophyllus Fern Podocarpus
Prunus caroliniana ‘Bright and Tight’ Carolina Cherry Laurel Arbutus ‘Marina’ Marina Strawberry Tree
Laurus nobilis Sweet Bay
Tristania confereta Brisbane Box
Cercis canadensis Eastern Redbud
Lagerstroemia ssp. Crape Myrtle
Olea europaea ‘Swan Hill’ Olive
Platanus acerfolia London Plane Tree
Searsia lancea African Sumac

Page 108 of 1727 ends

SEWER EASEMENT

WATER EASEMENT
4 3
2 1
8 7
6 5
9 10
11 12
13 14
16 15
17 19
18 21
20 22
23 25
26 27
28 29
30 31
32 33
34 35
36 24

STORM DRAIN

FILTER UNIT

STORM DRA NI

F LI TER UNIT
P
P
P
P
P
P
P
P
P
P

P P P P P

P P P P
P P
P
P
P
FH
FH
FH
FH

2.2 0.8

4.6 3.5

0.6 0.7

1.9 3.9

2.0 1.3

1.1 3.5

4.8 0.8

0.6 2.3

3.4 2.6

1.9 5.1

3.2 1.2

1.6 1.5

1.7 2

1.7 0.9

1.0 1.3

4.9 .8

1.3 2.8

1. 0.7

0.6 0.9

0.9 2.5
2 0.0

0.0 0.0 0.0 0.0 0.0

0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0

0.0 0.0 0.1 0.1 0.2 0.3 0.3 0.3 0.2 0.1 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.3 0.9 3.1 0.6 0.7 0.3 0.1 0.1 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.5 0.4 1.0 0.5 0.8 1.0 0.9 0.4 0.1 0.1 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.2 0.4 4.5 0.6 0.3 0.2 0.3 0.4 0.4 0.3 0.1 0.1 0.0 0.0

0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.3 0.5 0.8 0.4 0.3 0.2 0.3 0.4 0.5 0.4 0.2 0.1 0.0 0.0

0.0 0.1 0.2 0.8 0.4 0.3 0.9 0.9 0.2 0.4 0.8 0.9 0.2 0.6 0.7 0.6 0.3 1.4 0.7 1.1 0.7 0.5 0.3 0.4 0.9 1.0 0.6 0.2 0.1 0.0 0.0

0.1 0.2 1.0 5.2 2.8 1.9 6.1 5.8 1.7 2.8 6.0 4.9 1.3 3.6 5.3 3.3 1.2 4.2 2.5 0.9 1.2 0.9 0.4 0.3 0.6 0.2 0.4 0.1 0.1 0.0 0.0

0.0 0.2 0.8 3.8 2.6 1.7 3.9 1.5 0.6 1.5 4.4 3.2 1.6 4.8 5.2 1.9 2.0 4.1 1.1 0.7 2.5 0.9 0.3 0.2 0.3 0.2 0.2 0.1 0.0 0.0 0.0

0.0 0.1 0.4 1.6 0.8 0.4 1.7 0.3 0.5 1.2 1.5 0.9 0.4 1.4 1.2 0.3 0.3 1.1 0.5 0.4 2.8 2.1 0.2 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0

0.0 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.5 1.2 0.3 0.4 0.2 0.1 0.1 0.1 0.1 0.8 3.8 0.4 0.9 0.4 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.1 0.1 0.2 0.3 0.7 0.6 0.5 0.8 0.6 0.3 0.1 0.1 0.1 0.1 0.1 0.3 0.9 0.8 2.7 2.4 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.1 0.1 0.2 0.9 3.7 3.4 0.7 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.3 4.8 1.4 3.7 3.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.1 0.2 0.8 3.8 4.9 0.8 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.3 1.0 1.5 2.1 2.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.1 0.1 0.3 1.7 1.5 0.4 0.3 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.3 1.0 1.4 1.0 0.5 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.1 0.1 1.1 5.4 4.9 1.0 0.5 0.3 0.3 0.2 0.2 1.2 8.0 0.8 3.0 4.8 0.5 2.1 6.1 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.9 5.7 2.8 1.0 0.7 1.0 7.7 2.3 2.4 8.6 2.9 5.4 1.9 1.6 0.3 1.1 1.0 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.3 2.1 0.7 0.9 1.0 0.8 1.5 2.4 3.0 1.7 1.4 0.8 1.4 1.5 0.3 0.5 0.6 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.2 2.0 0.7 0.9 0.8 0.6 1.0 0.8 0.9 2.2 2.9 1.4 4.3 2.4 0.4 1.0 0.5 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.9 5.9 2.3 0.8 0.9 1.0 5.5 2.6 1.9 7.9 8.2 0.3 0.2 0.2 0.3 0.6 0.3 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.1 0.9 6.0 5.1 1.3 0.5 0.3 0.4 0.2 0.2 0.4 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.1 1.6 1.6 0.3 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.3 2.9 2.8 0.4 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.4 3.9 3.5 0.5 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.4 0.3 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0

0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0.8
.8

0.6 1.5

4.2 1.9

0.7 3.6

4.6 0.7

0.9 4.7

3.9 0.8

0.8 0.9

0.6 0.8
MIL
L
C
R
E
E
K
D
RIV
E
A3
A3
A1
A1
A1
A1
A1
A1
A1
A1
A1
A1
A1
A1
A1
A2
A2
A2
A
A2
A2
A2
A2
A2
2 A2
A2 A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A2
A4
A4
A4
A4
A4
A4
A4
A4
A2

CITY OF LAGUNA HILLS

ORANGE COUNTY

CALL BEFORE YOU D I G
OF INTENTION TO GRADE OR EXCAVATE.
227-2600
1-800

TWO WORKING DAYS BEFORE YOU DIG
Underground Service Alert

SITE UNTIL BELOW AGENCY IS NOTIFIED

NO WORK SHALL BE DONE ON THIS
CITY I. D. NO.

SHEET OF
ACCT. NO.
23161 MILL CREEK

LAGUNA HILLS, CA

APPR DATE

REVISION
DESCRIPTION REC.

PLANS PREPARED
NAME R.C.E. # EXP.

MARK DATE INITIAL
E.O.R.

DATE
UNDER THE SUPERVISION OF:

BENCHMARK:

BASIS OF
BEARING:

OF RECORD'S
SEAL

ENGINEER
FOR: W.O
Call: TOLL FREE
1255 W. COLTON AVE STE 619
REDLANDS, CA 92374
424.666.9071
[email protected]
EP1

PHOTOMETRIC SITE PLAN
1" = 20'
20' 10' 0' 20' 40'
SCALE:
2 TOLL BROTHERS, INC.
725 W. TOWN & COUNTRY ROAD,
SUITE 200
ORANGE, CA 92868
TEL: (949) 297-3850
CLIENT:

LIGHTING FIXTURE LEGEND
A1
36W LED POST LIGHT ON 16FT POLE
TYPE 3 DISTRIBUTION WITH HOUSE SIDE
SHIELD
3000K - 3096 LUMENS

12.6W LED SIGN LIGHT
3000K - 1119 LUMENS
A3
PHOTOMETRIC RESULTS OBTAINED USING A LLF OF 0.9.

CALCULATION SURFACE MIN
ON-SITE STREETS 0.2 FC
WALKWAY 1 0.6 FC

PHOTOMETRIC RESULTS
MAX

6.1FC

5.1 FC

AVERAGE

1.35 FC

2.05 FC
*OFF-SITE STREET LIGHTING NOT INCLUDED IN CALCULATION.

BUILDING COACH LIGHT
A2
WALKWAY 2 0.6 FC 4.7 FC 1.82 FC
OVERALL SITE 0.0 FC 8.6 FC 0.64 FC
17W BOLLARD LIGHT
3000K - 1309 LUMENS
A4
WALKWAY 1
WALKWAY 2

Page 109 of 1727 ends

CITY OF LAGUNA HILLS

ORANGE COUNTY

CALL BEFORE YOU D I G
OF INTENTION TO GRADE OR EXCAVATE.
227-2600
1-800

TWO WORKING DAYS BEFORE YOU DIG
Underground Service Alert

SITE UNTIL BELOW AGENCY IS NOTIFIED

NO WORK SHALL BE DONE ON THIS
CITY I. D. NO.

SHEET OF
ACCT. NO.
23161 MILL CREEK

LAGUNA HILLS, CA

APPR DATE

REVISION
DESCRIPTION REC.

PLANS PREPARED
NAME R.C.E. # EXP.

MARK DATE INITIAL
E.O.R.

DATE
UNDER THE SUPERVISION OF:

BENCHMARK:

BASIS OF
BEARING:

OF RECORD'S
SEAL

ENGINEER
FOR: W.O
Call: TOLL FREE
1255 W. COLTON AVE STE 619
REDLANDS, CA 92374
424.666.9071
[email protected]
EP2

FIXTURE CUT SHEETS
2 TOLL BROTHERS, INC.
725 W. TOWN & COUNTRY ROAD,
SUITE 200
ORANGE, CA 92868
TEL: (949) 297-3850
CLIENT:

FIXTURE TYPE A1 FIXTURE TYPE A3
FIXTURE TYPE A2 FIXTURE TYPE A4

Page 110 of 1727 ends

COLOR RENDERINGS

VIEW A - PROJECT ENTRY

VIEW B - MILL CREEK DRIVE

VIEW C - PRIVATE WAY
A
B
C
R1

Page 111 of 1727 ends

COLOR RENDERINGS (EXISTING AND PROPOSED) VIEW A1 - PROJECT ENTRY EXISTING VIEW A4 - PROJECT ENTRY EXISTING VIEW A1 - PROJECT ENTRY PROPOSED 6 5
4 3
2 1
8 7
9 10 11 12 13 14
16 15
17 19 18
21 20
22 23
25 26 27
28 29 30
31 32
33 34
35 36
24 MILL CREEK DR.

VIEW A4 - PROJECT ENTRY PROPOSED A1 A4 R2

Page 112 of 1727 ends

COLOR RENDERINGS (EXISTING AND PROPOSED) VIEW B2 - PROJECT FRONTAGE EXISTING VIEW D2 - PROJECT SIDE EXISTING VIEW B2 - PROJECT FRONTAGE PROPOSED 6 5
4 3
2 1
8 7
9 10 11 12 13 14
16 15
17 19 18
21 20
22 23
25 26 27
28 29 30
31 32
33 34
35 36
24 MILL CREEK DR.

VIEW D2 - PROJECT SIDE PROPOSED D2 B2 R3

Page 113 of 1727 ends

8'-0" TO

CANTILEVER
10'-0"
2'-0" TO

CANTILEVER
4'-0"
28'-3" X 49'-0" MIN. LOT
24'-11" 3'-3"

TRASH/RECYCLE/
2-BAY GARAGE
20'-1" x 20'-1"
BEDROOM 4
FLEX/
10'-4" x 11'-4"
UP
PORCH
W/H
20x20 CLR
9' CLG
9' CLG
20'-10" 14'-2"

ORGANIC
A/C
8x8 PRIVATE

OPEN SPACE
8'-0" TO

CANTILEVER
2'-0" TO

CANTILEVER
4'-0"
28'-3" X 49'-0" MIN. LOT
3'-3" 24'-11"

TRASH/RECYCLE/
2-BAY GARAGE
20'-1" x 20'-1"
BEDROOM 4
10'-0" x 10'-8"
UP
PORCH
W/H
7'-6"

TO POPOUT
20x20 CLR
9' CLG
9' CLG
23'-4" 14'-11
2"

ORGANIC
A/C
8x8 PRIVATE

OPEN SPACE

BALCONY
14'-9" x 8'-10"
UP DN
REF
DINING
11'-1" x 15'-9"
D/W
PANTRY

GREAT ROOM
19'-0" x 16'-1"

KITCHEN
9' CLG
9' CLG
9' CLG
35'-0" 2'-0"
24'-11"
15'-111
2" 8'-1112"

BALCONY
15'-7" x 8'-10"
UP
DN

GREAT ROOM
15'-2" x 17'-4"
DINING
12'-0" x 10'-0"
D/W

KITCHEN
PANTRY
LINEN
REF
9' CLG 9' CLG
9' CLG
15'-101
2 9'-0 " 12"
13'-41
2" 11'-612"
39'-0"
23161 MILL CREEK DRIVE | TOLL BROTHERS
group,inc architectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

07.03.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
TOLL-2407
SCALE = 1
4" = 1'-0"
DUETS

LOWER LEVEL

MAIN LEVEL

UPPER LEVEL

TOTAL LIVING
378 SQ. FT.
776 SQ. FT.
879 SQ. FT.
2033 SQ. FT.

LOWER LEVEL

MAIN LEVEL

UPPER LEVEL

TOTAL LIVING
363 SQ. FT.
770 SQ. FT.
858 SQ. FT.
1991 SQ. FT.

PLAN TWO PLAN ONE

PLAN TWO PLAN ONE PLAN TWO PLAN ONE
GARAGE 450 SQ.FT. GARAGE 446 SQ.FT.

Page 114 of 1727 ends

PRIMARY SUITE
15'-7" x 12'-7"
BEDROOM 2
11'-5" x 11'-9"
BEDROOM 3
10'-1" x 10'-0"
W
D
LINEN
15'-3" HNG
9' CLG
9' CLG
9' CLG
9'-01
2" 15'-1012"
13'-41
2" 11'-612"
39'-51
2"
1'-0"

BUILD-OUT
@
12"
LOT 1
DN

PRIMARY SUITE
14'-9" x 13'-0"
BEDROOM 2
10'-6" x 10'-1"
BEDROOM 3
11'-0" x 10'-1"
D W 19'-9" HNG
LINEN
9' CLG
9' CLG
9' CLG
15'-6" 9'-5"
35'-0" 2'-0"
15'-111
2" 8'-1112"
12" BUILD-OUT
@ LOTS
1'-0"
14 & 36
23161 MILL CREEK DRIVE | TOLL BROTHERS
group,inc architectural
woodley
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
california // 2943 pullman st. suite A
santa ana, ca 92705 / 949 553.8919
THESE DRAWINGS ARE INTENDED FOR DESIGN DEVELOPMENT AND PRELIMINARY STUDIES ONLY AND ARE NOT TO BE USED FOR ANY OTHER PURPOSE, SUCH AS FINAL PLOTTING OR FINAL ENGINEERING. COPYRIGHT WOODLEY ARCHITECTURAL GROUP, INC. THESE DRAWINGS MAY NOT BE USED OR DUPLICATED WITHOUT THE EXPRESS WRITTEN PERMISSION OF WOODLEY ARCHITECTURAL GROUP, INC.

07.03.25 NOTE: SQUARE FOOTAGE MAY VARY BASED ON CALCULATION METHODS

LAGUNA HILLS, CALIFORNIA
TOLL-2407
SCALE = 1
4" = 1'-0"
DUETS

PLAN ONE

LOWER LEVEL

MAIN LEVEL

UPPER LEVEL

TOTAL LIVING
363 SQ. FT.
770 SQ. FT.
858 SQ. FT.
1991 SQ. FT.

LOWER LEVEL

MAIN LEVEL

UPPER LEVEL

TOTAL LIVING
378 SQ. FT.
776 SQ. FT.
879 SQ. FT.
2033 SQ. FT.

PLAN TWO

PLAN TWO PLAN ONE
GARAGE 450 SQ.FT. GARAGE 446 SQ.FT.

Page 115 of 1727 ends

MATERIAL NOTES:

1. ‘S’ TILE ROOF

2. STUCCO BODY

3. STUCCO OVER FOAM WINDOW TRIM
4 . DECORATIVE CORBELS

5. CULTURED STONE VENEER

6. COACH LIGHT & ADDRESS 1 2 3
5 4 6

Page 116 of 1727 ends

Page 117 of 1727 ends

BUILD-OUT @ LOTS 14 & 36
BUILD-OUT @ LOT 1

Page 118 of 1727 ends

07.03.25

Page 119 of 1727 ends

Mediterranean Elevation Color Schemes
Color Scheme 1 Color Scheme 2
Color Scheme 3

STUCCO BODY
GARAGE
Canvas Tan
Anonymous
Barcelona Beige
Therma Tru
Driftwood
Anonymous
Jeld-Wen
Ebony
Link Gray
Santa Cruz Blend
Black Fox

TRIM/PRECAST

DOOR STAIN
EAVES

DOOR STAIN SHUTTERS

ROOF (S)
METAL

LIMESTONE
Marquee24
Sanderling
Color Scheme 4

STUCCO BODY
GARAGE
Loggia
Virtual Taupe
City Loft
Therma Tru
New Earth
Virtual Taupe
Jeld-Wen
Mocha
Grizzle Gray
Santa Cruz Blend
Black Fox

TRIM/PRECAST

DOOR STAIN
EAVES

DOOR STAIN SHUTTERS

ROOF (S)
METAL

LIMESTONE
Marquee24
Sanderling

STUCCO BODY
GARAGE
Creamy
Foothills
Relaxed Khaki
Therma Tru
New Earth
Foothills
Jeld-Wen
Mocha
Web Gray
Santa Cruz Blend
Black Fox

TRIM/PRECAST

DOOR STAIN
EAVES

DOOR STAIN SHUTTERS

ROOF (S)
METAL

LIMESTONE
Marquee24 Dove Tail

STUCCO BODY
GARAGE
Agreeable Gray
Gauntlet Gray
Pure White
Therma Tru
Driftwood
Gauntlet Gray
Jeld-Wen
Ebony
Cityscape
Tuscon Blend
Black Fox

TRIM/PRECAST

DOOR STAIN
EAVES

DOOR STAIN SHUTTERS

ROOF (S)
METAL

LIMESTONE
Marquee24 Dove Tail

Page 120 of 1727 ends

A A
B
B
C
C
D D

PRIVATE WAY

PRIVATE WAY
LAGUNA HILLS - 23161 MILL CREEK
VESTING TENTATIVE TRACT MAP NO. 19346

SITE PLAN

WILSON MIKAMI

CORPORATION
PREPARED BY: OWNER: SHEET
OF 1

REVISION DATE DESCRIPTION APPROVED
VESTING TENTATIVE TRACT NO. 19346
23161 LAGUNA HILLS MILL CREEK
T.1

FOR CONDOMINIUM PURPOSES

WATER & SEWER

EL TORO WATER DISTRICT (ETWD)
24251 LOS ALISOS BLVD.

LAKE FOREST, CA 92630

ELECTRIC

SOUTHERN CALIFORNIA EDISON
4155 BAKE PARKWAY
IRVINE, CA 92618
GAS

SOUTHERN CALIFORNIA GAS

COMPANY
738 SOUTH HARBOR BLVD.

SANTA ANA, CA 92704

TELEPHONE / CABLE TELEVISION
VERIZON / GTE - (800) 483-1000
AT&T - (800) 310-2355
COX - (800) 234-3993

WASTE MANAGEMENT
CR&R
30111 CROWN VALLEY

PARKWAY
LAGUNA NIGUEL, CA 92677

ASSESSOR PARCEL NUMBERS
588-142-07 PROPOSED PHASING

SINGLE PHASE CONSTRUCTION
A. ROUGH GRADING
B. ONSITE & OFFSITE UTILITIES
C. PRECISE GRADING
D. BUILDING CONSTRUCTION
E. SITEWORK & LANDSCAPING

ENGINEER'S NOTES
DATE OF FILING: 01/31/25
A

LOT SUMMARY
DESCRIPTION:

CONDOMINIUM DEVELOPMENT LOT (INCLUSIVE OF THE FOLLOWING)

PRIVATE LOCAL STREET

LANDSCAPE (NON-DEVELOPED SLOPE AREA)

AREA (SF)
106,364
29,180

12.632

AREA (AC)

2.44 0.69

0.29 VICINITY MAP

PROJECT

LOCATION

LEGAL DESCRIPTION
10 EASEMENT NOTES

Page 121 of 1727 ends

38' ± 3-STORY
13,808 ± SQ.FT.
23161 MILL CREEK DRIVE

LOCATION OF BUILDING

HEIGHT MEASUREMENT

OVERHANG

OVERHANG
5'±H x 10"±W CONCRETE WALL
3'± x 10"± WALL
WALL
5'± x 10"± WALL
WALL

OVERHANG
5'± x 10"± WALL
6'±H x 10"±W CONCRETE WALL
6'±H x 10"±W CONCRETE WALL

ASPHALT

EDGE OF

PAVEMENT PAVEMENT EDGE OF
16 SPACES
14 SPACES
27 SPACES
7 SPACES
26 SPACES
25 SPACES
27 SPACES
24 SPACES
2 SPACES
3 SPACES 3 SPACES
3 SPACES
3 SPACES
N81°55'24"W 210.00'
N65°42'50"W
145.48'
S81°55'24"E 145.00'
S62°19'45"E
134.52'
N58°11'05"E

47.00'
S05°49'30"E
114.00'
N35°35'30"W
100.00'
N08°04'36"E
306.00'
PARCEL 6
147 P.M. 43-47
P.O.B.

MILL CREEK DRIVE 60' WIDE PUBLIC RIGHT OF WAY
Δ=43°40'06"
R=250.00'
L=190.54'
Δ=37°38'25"
R=220.00'
L=144.53'
Δ=41°25'00"
R=250.00'
L=180.71'
R=220.00'
Δ=22°38'14"
L=86.92'
R=250.00'
Δ=58°52'40"
L=256.90'
(RADIAL)

LANDSCAPE

LANDSCAPE
N05°49'30"E
114.00' BASIS OF BEARINGS

6.0'

8.0'

30.00'

0.6'± E

0.7'± E

4.4'± E

4.1'± S

5.2'± S

5.5'± S
PARCEL 7, PM 147-43
APN: 288-142-08

N/F MILL CREEK PROPERTIES LLC
PARCEL 5, PM 147-43
APN: 288-142-06

N/F KENNA
LOT 73, MM 437-43
APN: 288-142-06

N/F LAGUNA VILLAGE

OWNERS ASSOCIATION INC

LAKE FOREST DRIVE
1,350'± TO INTERSECTION

11.2'±

10.0'±
211.6'±
TRASH

RIGHT OF WAY

60.0'

30.0'

43.5'

8.6'
ACCESS
A

10.1'±

LANDSCAPE

6.7'± NW

CONCRETE
DRAIN

4.8'± NW

CONCRETE DRAIN

LANDSCAPE

LANDSCAPE
5 SIGN
5'± x 10"± WALL

3.5'± V GUTTER

11.1'± NW

CONCRETE
DRAIN

74.0'± N WALL
117.2'±N WALL

20.5'± S WALL

37.4'±S WALL

12.6'±

ITEMS CORRESPONDING TO SCHEDULE B-II
04/23/2024
DATE
EMAILED FOR NV5 REVIEW

DESCRIPTION DATE DESCRIPTION
05/20/2024 REVISED PER CLIENT COMMENT
- -
- -
- -
REAL PROPERTY IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:

PARCEL 6, IN THE CITY OF LAGUNA HILLS, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 147, PAGES 43 THROUGH 47, INCLUSIVE, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

ALSO EXCEPTING ALL OIL, OIL RIGHTS, MINERALS, MINERAL RIGHTS, NATURAL GAS RIGHTS, AND OTHER HYDROCARBONS BY

WHATSOEVER NAME KNOWN, GEOTHERMAL STEAM, AND ALL PRODUCTS DERIVED FROM ANY OF THE FOREGOING, TOGETHER

WITH THE PERPETUAL RIGHT OF DRILLING, MINING, EXPLORING, AND OPERATING THEREFOR AND STORING IN AND REMOVING

THE SAME, INCLUDING THE RIGHT TO WHIPSTOCK OR DIRECTIONALLY DRILL AND MINE FROM LANDS OTHER THAN THOSE

HEREIN DESCRIBED, OIL OR GAS WELLS, TUNNELS, AND SHAFTS INTO, THROUGH OR ACROSS THE SUBSURFACE OF THE LAND

HEREIN DESCRIBED, AND TO BOTTOM SUCH WHIPSTOCK OR DIRECTIONALLY DRILL WELLS, TUNNELS AND SHAFTS UNDER AND

BENEATH OR BEYOND THE EXTERIOR LIMITS THEREOF, AND TO REDRILL, RETUNNEL, EQUIP, MAINTAIN, REPAIR, DEEPEN AND

OPERATE ANY SUCH WELLS OR MINES WITHOUT, HOWEVER, THE RIGHT TO DRILL, MINE, STORE, EXPLORE, AND OPERATE THROUGH THE SURFACE OR THE UPPER 500 FEET OF THE SUBSURFACE OF SAID LAND AS GRANTED TO TITLE INSURANCE AND TRUST COMPANY, AS TRUSTEE, IN A DEED RECORDED FEBRUARY 14, 1979 IN BOOK 13034, PAGE 1317 OF OFFICIAL RECORDS.

SAID LAND IS ALSO DESCRIBED AS FOLLOWS:

BEGINNING AT THE NORTHWESTERLY CORNER OF PARCEL 6, IN THE COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP FILED IN BOOK 147, PAGES 43 THROUGH 47, INCLUSIVE, OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY;
THENCE SOUTH 81° 55' 24" EAST 145.00 FEET;
THENCE SOUTH 62° 19' 45" EAST 134.52 FEET;
THENCE NORTH 58° 11' 05" EAST 47.00 FEET TO A POINT ON THE WESTERLY RIGHT OF WAY LINE OF MILL CREEK DRIVE, SAID POINT BEING THE BEGINNING OF A NON-TANGENT CURVE CONCAVE SOUTHWESTERLY AND HAVING A RADIUS OF 220.00 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 58° 11' 05" WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 37° 38' 25" AN ARC DISTANCE OF 144.53 FEET; THENCE SOUTH 05° 49' 30" EAST 114.00 FEET TO THE BEGINNING OF A TANGENT CURVE CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 220.00 FEET;
THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 22° 38' 14" AN ARC DISTANCE OF 86.92 FEET; THENCE LEAVING SAID RIGHT OF WAY LINE, NORTH 65° 42' 50" WEST 145.48 FEET; THENCE NORTH 81° 55' 24" WEST 210.00 FEET;
THENCE NORTH 08° 04' 36" EAST 306.00 FEET TO THE POINT OF BEGINNING.

APN: 588-142-07

THE LANDS SURVEYED, SHOWN AND DESCRIBED HEREON ARE THE SAME LANDS AS DESCRIBED IN THE TITLE COMMITMENT PROVIDED BY FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO. OSA-7107080, DATED MARCH 28, 2024.

To: Toll West Coast LLC, a Delaware limited liability company, and its successors and/or assigns; and First American Title Company; and Bock & Clark Corporation, an NV5 Company This is to certify that this map or plat and the survey on which it is based were made in accordance with the 2021 Minimum Standard Detail Requirements for ALTA/NSPS Land Title Surveys, jointly established and adopted by ALTA and NSPS, and includes Items 2, 3, 4, 6a, 6b, 7a, 7b1, 7c, 8, 9, 10, 13, 14, 16, 17, and 19 of Table A thereof. The field work was completed on APRIL 23, 2024.
for
Mill Creek Drive Update
NV5 Project No. 202401363-001
23161 Mill Creek Drive, Laguna Hills, CA
BASED UPON TITLE COMMITMENT NO. OSA-7107080

OF FIRST AMERICAN TITLE INSURANCE COMPANY
BEARING AN EFFECTIVE DATE OF MARCH 28, 2024
Surveyor's Certification
CALIFORNIA BRANCH PROJECT NO. 520240XXXX

THE SURVEYOR WAS NOT PROVIDED WITH ZONING INFORMATION BY THE CLIENT PURSUANT TO TABLE A ITEM 6a & 6b.

MN1
MN2
MN3
MN4
MN5
MN6
MN7
MN8
MN9
MN10
MN11
MN12
MN13

FLOOD NOTE PROJECT REVISION RECORD

VICINITY MAP - NOT TO SCALE

ZONING INFORMATION

MISCELLANEOUS NOTES
MN14
MN15
MN17
MN16

RECORD DESCRIPTION
SHEET 1 OF 1
LEGAL

THIS SURVEY WAS PREPARED FOR THE PURPOSE OF THIS REAL ESTATE TRANSACTION ONLY AND

NO FURTHER PARTIES OTHER THAN THOSE CERTIFIED ABOVE SHALL RELY ON IT FOR ANY OTHER

PURPOSE OR TRANSACTION

ALTA/NSPS LAND TITLE SURVEY
4580 Stephen Circle N.W., Suite 300, Canton, Ohio 44718 www.BockandClark.com [email protected] www.NV5.com Transaction Services 1-800-SURVEYS (787-8397)
Bock & Clark Corporation
an NV5 Company

BY GRAPHIC PLOTTING ONLY, THIS PROPERTY IS IN ZONE X OF THE FLOOD INSURANCE RATE MAP, NUMBER 06059C0313J, WHICH BEARS AN EFFECTIVE DATE OF DECEMBER 3, 2009 AND IS NOT IN A SPECIAL FLOOD HAZARD AREA AS SHOWN ON THE FEMA WEBSITE (HTTP://MSC.FEMA.GOV), BY FIRMETTE CREATED ON APRIL 18, 2024. NO FIELD SURVEYING WAS PERFORMED TO DETERMINE THIS ZONE.

JAYNE E. LEAVITT
REGISTRATION NO. PLS 8898

IN THE STATE OF CALIFORNIA
DATE OF PLAT OR MAP: APRIL 23, 2024
DATE OF LAST REVISION: MAY 20, 2024
NETWORK PROJECT NO. 202401363-001 ICW
THIS SURVEY IS CERTIFIED TO DATE OF FIELD SURVEY, NOT DATE OF SIGNATURE.

NOT VALID UNLESS SIGNED, DATED AND STAMPED WITH SURVEYOR'S SEAL SITE

5. An easement for underground electrical supply systems, communication systems and incidental purposes, recorded December 17, 1986 as Instrument No. 86-622574 of Official Records.

In Favor of: Southern California Edison Company
Affects: As described therein
THIS ITEM IS PLOTTED AND SHOWN HEREON.
5 SURVEY PERFORMED BY:

BOCK & CLARK CORPORATION, AN NV5 COMPANY
2525 NATOMAS PARK DRIVE STE 350
SACRAMENTO, CA 95833
PHONE: 800-787-8397, EMAIL: [email protected]
SOME FEATURES SHOWN ON THIS PLAT MAY BE SHOWN OUT OF SCALE FOR CLARITY. ALL DIMENSIONS SHOWN ARE IN FEET AND DECIMALS THEREOF. UNLESS OTHERWISE NOTED, ALL MEASURED BEARINGS AND DISTANCES MATCH RECORD.

BEARINGS SHOWN HEREON ARE BASED ON THE CENTERLINE OF MILL CREEK DRIVE, ORANGE COUNTY, CALIFORNIA, SHOWN ON PM 147-43, HAVING A BEARING OF N05°49'30"E.

PURSUANT TO TABLE A ITEM 2 AN ADDRESS OF 23161 MILL CREEK DRIVE WAS POSTED ON THE SURVEYED PROPERTY.

PURSUANT TO TABLE A ITEM 4 THE SURVEYED PROPERTY CONTAINS AN AREA OF 2.441 ACRES (106,345 SQUARE FEET), MORE OR LESS.

PURSUANT TO TABLE A 7 BUILDING SQUARE FOOTAGE WAS CALCULATED FROM THE OBSERVED APPARENT FOOTPRINT OF EACH BUILDING AT GROUND LEVEL.

PURSUANT TO TABLE A ITEM 8 ONLY OBSERVABLE SURFACE AND ABOVE GROUND FEATURES WERE LOCATED. AT THE TIME OF SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF SITE USE AS A BURIAL GROUND OR CEMETERY, NOR SUBSTANTIAL AREAS OF REFUSE.

PURSUANT TO TABLE A ITEM 9 THERE ARE 180 STRIPED REGULAR PARKING SPACES AND 6 STRIPED HANDICAPPED PARKING SPACES FOR A TOTAL OF 186 STRIPED PARKING SPACES ON THE SURVEYED PROPERTY.

PURSUANT TO TABLE A ITEM 10 NO DIVISION OR PARTY WALLS WERE DESIGNATED BY THE CLIENT OR LOCATED BY SURVEYOR WITH RESPECT TO ADJOINING PROPERTIES.

SURVEYOR IS NOT LIABLE FOR UTILITIES OBSTRUCTED OR COVERED FROM VIEW. THE

LOCATION OF UTILITIES SHOWN HEREON IS FROM OBSERVED SURFACE AND ABOVE GROUND APPURTENANCES IN ORDER TO DEPICT UNDERGROUND UTILITIES, IF POSSIBLE. UTILITY PLANS OR GROUND MARKINGS WERE NOT PROVIDED IN ACCORDANCE WITH TABLE A 11a.

PURSUANT TO TABLE A ITEM 16 AT THE TIME OF SURVEY, THERE WAS NO OBSERVABLE EVIDENCE OF EARTH MOVING WORK, BUILDING CONSTRUCTION, BUILDING ADDITIONS.

PURSUANT TO TABLE A ITEM 17 AT THE TIME OF SURVEY, THE SURVEYOR WAS UNAWARE OF

ANY PROPOSED CHANGES IN STREET RIGHT OF WAY LINES OR OBSERVABLE EVIDENCE OF STREET OR SIDEWALK REPAIRS.

THE SURVEYED PROPERTY HAS DIRECT ACCESS TO MILL CREEK DRIVE, BEING A 60 FOOT WIDE DEDICATED AND ACCEPTED PUBLIC RIGHT OF WAY, AS SHOWN HEREON.

OWNERSHIP OF FENCES, IF ANY, WAS NOT DETERMINED UNDER THE SCOPE OF THIS SURVEY.

THE SURVEYED PROPERTY CREATES A MATHEMATICALLY CLOSED FIGURE, WITH NO GAPS,

GORES, OVERLAPS OR HIATUS INHERENT TO THE SURVEYED PROPERTY BASED ON THE FIELD SURVEY PERFORMED AND THE TITLE COMMITMENTS PROVIDED.

THIS SURVEY IS NOT INTENDED FOR CONSTRUCTION OR CONSTRUCTION DESIGN PURPOSES.

ADJOINING OWNERSHIP INFORMATION SHOWN HEREON WAS OBTAINED FROM AVAILABLE PUBLIC RECORDS.
05/10/2024 REVISED PER COMMENTS
VICINITY MAP IMAGERY PROVIDED BY www.google.com/maps on 04/18/2024

SIGNIFICANT OBSERVATIONS
A TRANSFORMER RESIDES OUTSIDE OF THE EASEMENT DESCRIBED IN SCHEDULE B-II ITEM NO. 5.

LEGEND OF SYMBOLS & ABBREVIATIONS
T

LIGHT POLE

ELECTRIC VAULT

TRANSFORMER

COMMUNICATIONS VAULT

CABLE BOX

HANDICAPPED PARKING

GAS METER

HANDCAPPED SIGN

CONCRETE

WATER VALVE

FIRE HYDRANT

BACKFLOW PREVENTER

WATER METER

FIRE DEPT CONNECTION

OFFICIAL RECORDS

NOW OR FORMERLY

BUILDING SETBACK LINE

NO PARKING

PUNCHED SPIKES,

WASHERS ILLEGIBLE
E
C
O.R.

N/F
BSL
A
SCALE : 1" =
0' 20' 40' 80'
40'

Page 122 of 1727 ends

Chronology of Key Dates
• January 30, 2025: The formal entitlement application is submitted to city. • February 28, 2025: Staff deemed the application incomplete due to missing information and materials.
• April 2, 2025: Applicant resubmits application to the city. • May 1, 2025: Staff deemed the revised application remained incomplete. • May 9, 2025: Applicant resubmits application to the city. • May 28, 2025: Application is deemed (this determination initiated a zoning consistency review of the Project).
• June 27, 2025: Staff completed the initial zoning consistency review of the Project and found it did not comply with all the requirements of the zoning ordinance and objective design standards.
• July 25, 2025: Applicant resubmits the project plans. • August 22, 2025: Staff determined portions of the Project remained inconsistent with the zoning ordinance and objective design standards.
• September 9, 2025: Applicant resubmits the project plans. • October 9, 2025: Staff found the project plans are consistent with the requirements of the zoning ordinance and objective design standards.

Page 123 of 1727 ends

425 Market Street
Suite 2900
San Francisco, CA 94105
415.227.0900 Phone
415.227.0770 Fax
BUCHALTER 93484097v5
415.227.3508 Direct
[email protected]
December 2, 2025

VIA E-MAIL
David Blumenthal
Contract Planner
City of Laguna Hills
24035 El Toro Road
Laguna Hills, CA 92653
Re: 23161 Mill Creek Drive Density Bonus Law Request Letter Dear Mr. Blumenthal:

Buchalter, a Professional Corporation, represents Toll Bros. Inc. (“Toll Brothers”) with respect to its entitlement process for the proposed development of 36 townhomes or duplex units, roadways, and associated infrastructure (the “Mill Creek Project” or “Project”) on the property located at 23161 Mill Creek Drive in the City of Laguna Hills (the “City”). The Property is approximately 2.43 gross acres in size and is identified as APN 588-142-07.

On December 18, 2024, Toll Brothers filed a preliminary application for the Project in accordance with Senate Bill 330 (“SB 330”), otherwise known as the Housing Crisis Act. On April 2, 2025, Toll Brothers filed its formal development project application. The City reviewed Toll Brothers formal development project and provided comments on May 1, 2025. Toll Brothers filed a revised application on May 9, 2025. Although the City deemed the formal application complete on June 27, 2025, the City provided additional comments regarding the application. In response to those comments, Toll Brothers further revised the Project, which necessarily required revisions to the requested Density Bonus Law (“DBL”) waivers. The purpose of this letter is to outline the Project’s eligibility for the benefits of the DBL, as well as to summarize the requested revised waivers and concession from development standards that would otherwise physically preclude development of the Project.

The Project
The Project consists of the demolition of the existing three-story office building and surface parking lot on the Property and the redevelopment of the Property with 36 duplexes (i.e., 36 two-story single-family townhome units), six driveway parking stalls, and 18 guest parking spaces at a density of approximately 14.8 units per acre. Two units will be deed-restricted as

Page 124 of 1727 ends

David Blumenthal
December 2, 2025

Page 2 ends

BUCHALTER 93484097v5
affordable for very low-income households which amounts to 5.5% of the total Project units.

Because more than 5% of the units will be set aside for very low-income households, the Project will qualify for the State Density Bonus Law. (Gov. Code, § 65915(b)(1)(B).) To that end, Toll Brothers will seek waivers of the development standards identified below, in addition to a concession granted pursuant to the Density Bonus Law.

Density Bonus Law
The State Density Bonus Law (Government Code section 65915 et seq.) allows projects that provide a specified number of units as affordable for lower-income households to obtain a density bonus, if elected, and to request waivers of development standards and other incentives or concessions. The Density Bonus Law requires a local agency to waive development standards that would physically preclude development of the project at the density provided under the law, if requested by an applicant. (Gov. Code, § 65915(e)(1).) With respect to very low-income units, the Density Bonus Law requires a project to provide at least 5% of the total units as affordable to very low-income households to qualify for the benefits of the Density Bonus Law. (Gov. Code, § 65915(b)(1)(B).) Consequently, by providing the two units as affordable for very low-income households, the Project qualifies for the benefits of the Density Bonus Law.

At 14.8 units per acre, the Project is consistent with the applicable density limit of 20 units per acre. Although Toll Brothers is not seeking a density bonus to increase the density, it is seeking the following waivers of development and design standards1 that would otherwise physically preclude development of the Project at the proposed density:
• Setbacks. The Project requires reductions in the rear setback requirement.

Without this reduction, Toll Brothers cannot physically fit the 36 townhome units on the Property. Additional acreage is necessary to maximize the number of residential units and to be able to compensate for the loss of acreage associated with the setbacks in order to provide the affordable housing units. Therefore, unless otherwise reduced, the rear 15-foot setback would physically preclude development of the Project. Consequently, Toll Brothers requests a rear setback reduction to 8.5 feet.
• Building Separation. The Project requires a reduction in the minimum building separation standard from 10 feet to 6.5 feet. Compliance with this standard will reduce the buildable area on the Property, thereby reducing the overall Project density and the ability to provide the affordable units. Thus, compliance with this standard physically precludes development of the Project at 14.8 units per acre.

Consequently, Toll Brothers requests a reduction in the 10-foot building 1 Unless otherwise indicated, the following development standards are required under Table 9-30.040 of the Laguna Hills Municipal Code (“L.H.M.C.”).

Page 125 of 1727 ends

David Blumenthal
December 2, 2025

Page 3 ends

BUCHALTER 93484097v5
separation requirement to 6.5 feet.
• Private Open Space. The L.H.M.C. requires development in the MXU to preserve at least 10% of the project site as private open space. The small parcel is constrained by steep slopes along its northern and southern boundaries, as well as along Mill Creek Drive, limiting the buildable area on the Property. Compliance with this standard would require dedicating land for open space where either housing, infrastructure, or parking is planned. Consequently, compliance with this standard would reduce the overall density of the Project and would physically preclude development of the Project. Therefore, Toll Brothers requests a waiver to allow a 9% private open space requirement that meets this 8-foot-by-8-foot requirement.
• Pedestrian Connections. Section 2.2.2 of the ODS requires primary entrances in buildings to be connected to a public sideway or pathway at least 4 feet wide (for entrances serving one-to-two units). Toll Brothers intends to comply with this standard, where feasible. However, where compliance is infeasible, it requests a waiver of this standard to allow three-foot wide pathways for entrances serving units where compliance is infeasible. Compliance with this standard will reduce the developable area for the townhome units. Thus, this standard physically precludes development of the Project at the proposed density. Toll Brothers requests a waiver of this standard.
• Pedestrian Pathway Amenities. Section 2.8 requires the inclusion of two amenities that include trellises and/or benches on pedestrian paths longer than 200 feet. The only pedestrian pathways in the Project are located along the building frontages and directly adjacent to the private streets. Inclusion of these amenities would require encroaching into the dwelling unit footprint and each unit’s driveway, which would require a redesign of the Project and the elimination of numerous units. Therefore, compliance with this measure would reduce the Project’s overall density and Toll Brothers requests a waiver of this pathway amenity requirement.
• Pedestrian Pathways. Section 2.8.1 of the ODS requires all buildings, entries, facilities to be internally connected with a minimum four-foot wide pedestrian pathway or pathway network. Additional requirements include that pedestrian pathways be separated by vehicular circulation by a physical barrier and that pathways are adjacent to a four-foot minimum width planted area. Pedestrian pathways longer than 200 feet must provide amenities that include trellises and/or benches. As detailed above, Toll Brothers will comply with the four-foot wide pathways to entrances, where feasible. Where compliance is infeasible, the Project will provide three-foot wide entrances. Compliance with this standard will

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reduce the developable area for the townhome units. Thus, this standard physically precludes development of the Project at the proposed density and Toll Brothers requests a modification of this standard as described above. • Street Width. We understand that the City relies on the Orange County Facilities and Resources Department Standard Plans for Public Works. Public Works Standard 1107 requires local streets to provide 40-foot minimum widths curb to curb with 8-foot sidewalks and parkways on both sides. Adherence to this standard would significantly reduce the amount of Property area on which Toll Brothers may develop the townhomes. Therefore, this standard physically precludes development of the Project. Instead, Toll Brothers requests a waiver that allows a reduction in street width to 26 feet, curb to curb, with a sidewalk on one side.
• Guard Gate Stacking Distance. Orange County Public Works Standard 1107 requires guard gates to provide one foot of stacking distance per dwelling unit with a minimum of 100 feet. Compliance with this minimum stacking distance would require extending the guard gate into the community, pushing internal roadways further back and resulting in the elimination of some townhome units, physically precluding Project development at the proposed density. Toll Brothers requests a waiver of the standard to reduce the stacking distance to 91 feet and to place the call box before the turnaround.
• Short-Term Bicycle Parking. Section 2.7.1.1 of the ODS requires residential developments to provide one short-term bicycle parking space for every 10 dwelling units within 50-feet of the primary pedestrian building entrance.

Compliance with these standards would require a total of four short-term bicycle racks, which would reduce the amount of buildable space that may be dedicated to the townhomes, therefore reducing the proposed residential density. Toll Brothers therefore requests a waiver of this standard.
• Long-Term Bicycle Parking. Section 2.7.1.2 requires one long-term bike parking space for each unit. Compliance with these standards would require a total of 36 long-term bicycle parking spaces, which would reduce the amount of buildable space that may be dedicated to the townhomes, therefore reducing the proposed residential density. Toll Brothers therefore requests a waiver of this standard.
• Fence, Wall, and Hedge Development Standard. Section 9-40.100 of the L.H.M.C. requires perimeter walls to be set by an 18-inch by eight-foot long landscaped recession. This standard additionally requires pilasters along walls at

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defined intervals. Compliance with this measure would require encroaching the wall setback into the buildable area, therefore reducing the number of townhomes and physically precluding development of the Project at the proposed density.

Toll Brothers requests a waiver of this development standard, and instead proposes to construct a 20-foot high mechanically stabilized earth retaining wall along the street frontage, with no proposed recessions and a five-foot fence atop the stabilized earth retaining wall. This will preclude the installation of pilasters. • Wall and Fencing Visual Interests. Section 5.3.1.3 requires perimeter walls to incorporate multiple textures, staggered setbacks, and variations in height.

Perimeter walls must incorporate columns or pilasters with a maximum of 50 feet of unbroken wall length. The perimeter walls are already set back 29 feet from the right-of-way and offer visual interest by use of mechanically stabilized earth, fencing, and landscape buffering. Implementation of this standard, especially with varying setbacks, would encroach upon the unique Project site, resulting in a reduction in the overall density of the Project. Toll Brothers requests a modification of this standard to allow for the proposed perimeter wall feature. • Active Uses Floor to Floor Height. Section 2.3.1.2 of the ODS requires the ground floor of residential units to have minimum floor-to-floor heights of 12 feet. Toll Brothers proposes reducing this height to nine-foot one-inch to better fit within the scale and massing of the townhomes and offset the replacement of market rate units with the affordable units.
• Massing. Section 3.1 of the ODS requires residential projects to implement physical strategies that use building modulation, roof forms, and projections as detailed in the design standards. However, these measures are physically impossible to implement in these two-unit duplex buildings. Each building face is comprised primarily of the two garages for each unit. Complying with these massing requirements is physically impossible with the garage faces. Compliance would otherwise require elimination of at least one garage, if not an entire unit in each two-unit building. Toll Brothers requests a waiver of this design standard because it physically precludes development of the Project and this standard would otherwise reduce the total number of proposed units if implemented. Please refer to the massing designs in the architectural plans for additional details. • Stepbacks. Section 3.2.1 of the ODS requires floors above the lesser of two stories or 35 feet to provide a minimum 10-foot stepback from the minimum setback line across at least 30% of the building frontage. Because these units sit on narrow footprints, each unit’s primary living spaces can only be located on the second and third floors. Compliance with this standard would reduce the overall

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square footage of each unit, resulting in an elimination of third-floor bedrooms.

Thus, implementation of this standard physically precludes development of the Project and Toll Brothers requests its waiver.
• Window Alignment. Section 3.5.1 of the ODS requires windows in opposing units facing each other within 40 feet to be offset by at least 20 feet. Because the proposed medium-density Project would be located on a physically constrained site, compliance with this standard is not feasible. Buildings with windows facing each other cannot be offset by 20 feet because the narrow footprint of each building limits the degree to which windows can be relocated. Otherwise, compliance with this standard may result in the elimination of windows or bedroom space entirely. Toll Brothers requests a waiver of this standard because compliance physically precludes development of the Project. • Entrance Types. Section 3.9.1 of the ODS requires primary entrances for all residential buildings to face either a public sidewalk or pathway and that each entrance frontage adhere to one of several identified frontages. The ODS additionally requires porches to be eight feet wide and 18 inches above the sidewalk. The proposed density on the physically constrained site precludes implementation of this standard. The only feasible method of placing these duplex units is to design them such that the garage and primary entrance front the Project’s private drives. Compliance with the width requirement would require elimination of an adjacent unit, reducing the Project’s overall density and compliance with the density requirement would require modifications to Project grading that would additionally result in the elimination of units. Because these standards physically preclude development of the Project, Toll Brothers requests a modification of this standard to reduce porch width to four feet and to allow porches to be level to the adjacent sidewalk.
• Parking & Access. Section 3.9.3 of the ODS requires that the garage door of each unit to be located at least one foot behind each building’s primary façade.

The narrow footprint of each building limits the amount that each building’s garage may be set back. Compliance with this measure would require additional square footage where the adjacent unit is otherwise proposed. Therefore, compliance with this measure would reduce the Project’s overall density and Toll Brothers requests a waiver of this requirement.
• Height. Section 9-30.040 of the L.H.M.C. imposes a 35-foot height limit on residential development. Due to the unique nature of these dwelling units and the density of this Project, meeting other objective development standards and complying with the 35-foot height requirement would physically preclude

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development of the Project by limiting the size of interior livable space, which could compromise the overall number of units. Therefore, compliance with this measure would reduce the Project’s overall density and Toll Brothers requests a waiver of this requirement to allow for a 38-foot height limit. • End Units. Section 3.4.2 of the ODS requires all end units to have at least 10% fenestration area and that those end units that face the street also have architectural projection that projects a minimum of 18 inches from the street facing façade. Implementing this standard would require placing windows in such a manner that affects interior layout, which reduces the interior living area.

Applying this requirement across all end units could require eliminating units to make up for the impact to interior living area. Therefore, compliance with this measure would reduce the Project’s overall density and Toll Brothers requests a waiver of this requirement to allow application of this standard only to units 1, 14, and 36.
• Required Design Elements for Roofs. Section 4.3.2 of the ODS provides standards for the design of roofs, requiring overhanging eaves (minimum 24 inches on elevations that face a public street) with exposed rafter tails or beams are required elements. Compliance with this design requirement, together with the required setbacks, will reduce the overall require square footage on the site by pushing the occupiable space further into the building site. This will reduce overall buildable space on the site, resulting in a reduction in the overall number of units on the project site. Because this standard physically precludes development of the Project at the proposed density, Toll Brothers requests a waiver of this standard. Instead, Toll Brothers will incorporate 12-inch overhangs with no exposed rafter tails or beams.

These waivers would not have a specific, adverse impact to public health and safety. We appreciate the City’s consideration of Toll Brothers’ request for waivers from the applicable development standards for the Project. With the requested waivers, Toll Brothers will be able to develop the 36 townhomes, including two units affordable for very low-income households consistent with the City of Laguna Hills Housing Element.

Design Standards Concession. The DBL allows, for projects providing at least 5% of base units as affordable for very low-income households, to request an incentive or concession that would result in identifiable and actual cost reductions to provide for the affordable housing costs or rents for the affordable units. (Gov. Code, § 65915(d)(1)(A), (d)(2)(A).) The DBL defines concession or incentive to include a modification or reduction in “architectural design requirements that exceed the minimum building standards approved by the California Building Standards Commission . . .” that would

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result in identifiable and actual cost reductions that provide for affordable housing costs. (Gov. Code, § 65915(k)(1).)
Courts have construed the DBL to broadly apply, allowing incentives/concessions in almost any situation that results in cost reductions. (Schreiber v. City of Los Angeles (2021) 69, Cal.App.5th 549, 555.) A local agency can only deny an incentive/concession if it makes one of three findings: that the concession will not result in a cost reduction, the concession would have a specific health and safety impact, or the concession would be contrary to state or federal law. (Id. at pp. 555-56.) Thus, the burden is on a city to justify denial of an incentive/concession; approval of a concession is the default. (Id. at p. 556.)
To that end, Toll Brothers requests a concession for the following design standard (contained in the City’s Objective Development Standards guidebook):
o ODS section 4.3.3, applicable to walls and windows, requires a casement or double-hung sash with flat or arched lintels and windows recessed 2 to 12 inches from outer wall are required elements. Additionally, development must incorporate one of: pedimented or framed windows, paired decorative wood shutters, stepped windows at internal staircases, or balconettes. Instead of complying with this requirement, Toll Brothers will incorporate single-hung windows framed and recessed by surrounding wood trim.

This concession related to the ODS’ design provisions is necessary because adding these details to building designs will increase costs that would render the Project (and thus the affordable units) infeasible. Removing these requirements is necessary to maximize the building design to accommodate construction of affordable housing.

With respect to ODS section 4.3.5, applicable to decorative accents, the City confirmed that the Project will meet this standard by incorporating rafter extensions, balconies, wrought iron light fixtures, wood finish doors, recessed doorways, and wrought iron railing. The Project, therefore, meets this design requirement.

Additionally, in its consistency review letter, dated June 27, 2025, the City claimed that the Project must comply with ODS section 2.3.1 for active frontages. However, this requirement only applies to a building “facing a local or collector public street or publicly accessible pathway.” This Project is a private gated community where no buildings face a public street.

Accordingly, this standard does not apply to this Project. Nonetheless, some building frontages will include porches to activate building façades. To the extent that the City determines that this standard still applies to the Project despite no public street fronting the dwelling units, Toll Brothers requests a waiver of this requirement because including commercial space in these units will require eliminating space dedicated for housing. This would eliminate numerous residential

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units, if not the entire development, physically precluding development of the Project. Therefore, a waiver of this standard is warranted.

Toll Brothers reserves the right to propose additional waivers of development standards or concessions in the future, should they come to Toll Brothers’ attention. These waivers and concession are not only necessary to accommodate the two units affordable to very low-income households, but to also limit costs for the market-rate units. The market-rate units bring diversity to the City’s housing stock by providing units that are ideal starter homes for young families.

We appreciate your consideration of our density bonus request and look forward to the expeditious processing of Toll Brothers’ applications.

Sincerely,

BUCHALTER
A Professional Corporation
Alicia Guerra
AG:nj
Attachment
cc: Jason Certilman
Peter Kim
Aylene Chu
Salvador Avila

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State Density Bonus Law
(Government Code Section 65915 etseq.)
The California State Density Bonus Law (“SDBL”), California Government Code Section 65915, encourages construction of affordable and senior housing units by allowing a developer to increase density in a residential or mixed-use housing project above the maximum allowable in a City’s General Plan and utilize incentives, concessions, or waivers or reductions in development standards in exchange for providing a certain percentage of affordable units within its project. SDBL offers three categories of benefits:

1. A project may seek an increase in residential density;

2. A project may receive incentives or concessions (generally defined as a reduction of development standards, modifications of zoning code requirements, or approval of mixed-use zoning) to offset the costs of providing affordable housing on-site; and

3. The City must waive any local development standard that would preclude construction of the project with the additional density or the incentives or concessions. The amount of the density bonus and the number of incentives or concessions depends on the amount and level of affordability of the on-site affordable units.

What types of projects are qualified to use Density Bonus Law, and what is the allowable density bonus? Residential projects with five or more unitsthat meet at least one of the following types of development and affordability:

Residential Project Type Percentage of Affordable
(or Other) Units Proposed Density Bonus Allowance
 Residential project with unitsfor
low-income households
Minimum 10% of the total base
units
See density bonus
percentage table on page 4
 Residential project with unitsfor
very low-income households
Minimum 5% of the total base
units
See density bonus
percentage table on page 4
 Residential project with unitsfor
sale tomoderate-income households
Minimum 10% of the total base
units
See density bonus
percentage table on page 4
 Senior citizen housing development
or age-restricted mobile home park1
100% of the units must be agerestricted; no affordability required
20% above the base density
 Residential project with housing for
transitional foster youth, disabled
veterans, or homeless persons
Minimum 10% of the total base
units
20% above the base density
 Student housing development for
low-income students2
Minimum 20% of the total base
units
See density bonus
percentage table on page 4
1 “Senior Citizen Housing Development” means a residential project of at least 35 dwelling units developed, substantially rehabilitated, or substantially renovated for occupancy by senior citizens. (Cal. Civ. Code, § 51.3.) Mobile home parks for older persons may also qualify for a density bonus. 2 All units in a “Student Housing Development” must be used for undergraduate, graduate, or professional students enrolled fulltime at an accredited institution of higher education. “Student housing development” to mean a development that contains bedrooms containing 2 or more bedspaces that have a shared or private bathroom, access to a shared or private living room and laundry facilities, and access to a shared or private kitchen.

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CONCESSIONS AND INCENTIVES, WAIVERS, AND PARKING

CONCESSIONS AND INCENTIVES
An applicant for a density bonus may request a “concession” or “incentive” of a development standard in order to facilitate the construction of the residential housing project, including the density bonus or “extra” units. A concession or incentive is a reduction in site development standards or modification of zoning code or objective design requirements that results in identifiable and actual cost reductionsto provide for the onsite affordable housing, approval of mixed-use zoning in conjunction with the housing project if commercial, office, industrial, or other land uses will reduce the cost of the housing development and are compatible with the housing project and proposed development in the area, and/or other regulatory incentives or concessions that result in identifiable and actual cost reductions to provide for affordable housing costs.

A density bonus applicant of a qualified housing development is eligible to receive the following number of incentives or concessions, based on the overall percentage of provided affordable units and the provided affordable units’ levels of affordability.

WAIVERS
Applicants may also request waivers or reductions of development standards that will physically preclude the construction of a qualifying development at the densities or with the concessions or incentives permitted under the State Density Bonus Law. Unlike concessions and incentives, which are aimed at reducing the cost of constructing affordable housing, there is no limit to the number of waivers that can be requested and awarded to remove physical constraints that would physically preclude the construction of an approved project.

DENIAL OF AN INCENTIVE, CONCESSION OR WAIVER
The City can deny the requested incentive, concession, or waiver if it finds, based upon substantial evidence, that the request would either:
• Not result in an identifiable and actual cost reduction to providing affordable units (incentive/concession only);
Number of
Concessions or
Incentives
Minimum % of Affordable Units Required
Very Low-Income Lower-Income Moderate-Income
1* 5% 10% 10%***
2** 10% 17% 20%***
3 15% 24% 30%***
4 16% N/A 45%***
5 N/A 100%**** N/A
*Student housing developments with at least 20% of the total units for lower income students are eligible for one concession or incentive.
** Student housing developments with at least 23% of the total units for lower income students are eligible for two concessions or incentives.
***Applicable to for-sale developments only.
****Except up to 20% of units may be for moderate-income households.

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• Have a specific, adverse, and unavoidable impact on public health and safety; • Have an adverse impact on a property that is listed in the California Register of Historical Resources; or
• Be contrary to state or federal law.

PARKING REQUIREMENTS
Another way the State Density Bonus Law incentivizes the construction of affordable and senior citizen housing units by allowing the reduction of the minimum number of parking spaces required for Density Bonus projects.

Unit Type Parking Requirement
Studio 1 space
1 bedroom 1 space
2 bedroom 1.5 spaces
3 bedroom 1.5 spaces
4 bedroom 2.5 spaces
Bedspace in Student Housing 0 spaces
Reductions in parking space requirements differ depending on whether a project is within ½ mile of a “Major Transit Stop” (as defined below) and has unobstructed access to such a Major Transit Stop.

Development Type Parking Requirement
Rental/for sale projects with at least 11% very low income or 20% lower income units, within 1/2 mile of accessible major transit stop 0.5 spaces per unit Rental projects 100% affordable to lower income, within 1/2 mile of accessible major transit stop 0 spaces per unit
Rental senior projects 100% affordable to lower income, either with paratransit service or within 1/2-half mile of accessible bus route (operating at least eight times per day)
0 spaces per unit
Rental special needs projects 100% affordable to lower income households, either with paratransit service or within 1/2-half mile of accessible bus route (operating at least eight times per day) 0 spaces per unit
Rental supportive housing developments 100% affordable to lower income households 0 spaces per unit
Under California law (Public Resources Code § 21155), a major transit stop is generally:
• An existing rail transit station.
• A ferry terminal served by bus or rail.
• The intersection of two or more major bus routes with service every 20 minutes or less during peak commute hours.

These can be existing, under construction, or in regional transportation plans.

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LAND DONATION
Density Bonus Law offers a sliding scale bonus for land donations, enabling market-rate housing developers to outsource the development of affordable units to local agencies or experienced developers. Applications that propose a donation of land to the City may also be entitled to an increase in density, subject to certain requirements identified Govt. Code Section 65915. The land must satisfy all of the following requirements:
• Has the appropriate general plan designation and zoning to permit construction the number of units affordable to very low-income households in an amount not less than 10% of the units in the residential development;
• At least one acre in size or of sufficient size to permit development of at least 40 units; and • Served by adequate public facilities and infrastructure.

If the proposed land donation meets the above requirements, applicants are eligible for an increase in density in addition to any density bonuses related to the inclusion of affordable units above, up to a combined maximum density of 35%. Additional density increases are dependent on the number of units reserved for very low-income households over the 10% minimum threshold, as shown in the table below:

DENSITY BONUS ALLOWANCES
The following chart shows the eligible amount of the density bonus based upon the percentage of affordable units at each income level for a project.3
3 Developments may also be eligible for additional density bonuses above the amounts shown in the table under specified circumstances if they include childcare facilities or additional very low or moderate-income units.

Percent Very LowIncome
Density Bonus
Percentage
Percent Very LowIncomeDensity Bonus
Percentage
10 15 21 26
11 16 22 27
12 17 23 28
13 18 24 29
14 19 25 30
15 20 26 31
16 21 27 32
17 22 28 33
18 23 29 34
19 20 30 35
20 25

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Density Bonus Percentages1
Percentage of
Affordable
Units2
Very LowIncome Low-Income ModerateIncome3 Land Donation Senior4 Foster
Youth/disabled
vets/homeless
Low-Income
College
Students
5% 20% - - - 20% - -
6% 22.5% - - - 20% - -
7% 25% - - - 20% - -
8% 27.5% - - - 20% - -
9% 30% - - - 20% - -
10% 32.5% 20% 5% 15% 20% 20% -
11% 35% 21.5% 6% 16% 20% 20% -
12% 38.75% 23% 7% 17% 20% 20% -
13% 42.5% 24.5% 8% 18% 20% 20% -
14% 46.25% 26% 9% 19% 20% 20% -
15% 50% 27.5% 10% 20% 20% 20% -
16% 50% 29% 11% 21% 20% 20% -
17% 50% 30.5% 12% 22% 20% 20% -
18% 50% 32% 13% 23% 20% 20% -
19% 50% 33.5% 14% 24% 20% 20% -
20% 50% 35% 15% 25% 20% 20% 35%
21% 50% 38.75% 16% 26% 20% 20% 38.75%
22% 50% 42.5% 17% 27% 20% 20% 42.5%
23% 50% 46.25% 18% 28% 20% 20% 46.25%
24% 50% 50% 19% 29% 20% 20% 50%
25% 50% 50% 20% 30% 20% 20% 50%
26% 50% 50% 21% 31% 20% 20% 50%
27% 50% 50% 22% 32% 20% 20% 50%
28% 50% 50% 23% 33% 20% 20% 50%
29% 50% 50% 24% 34% 20% 20% 50%
30% 50% 50% 25% 35% 20% 20% 50%
31% 50% 50% 26% 35% 20% 20% 50%
32% 50% 50% 27% 35% 20% 20% 50%
33% 50% 50% 28% 35% 20% 20% 50%
34% 50% 50% 29% 35% 20% 20% 50%
35% 50% 50% 30% 35% 20% 20% 50%
36% 50% 50% 31% 35% 20% 20% 50%
37% 50% 50% 32% 35% 20% 20% 50%
38% 50% 50% 33% 35% 20% 20% 50%
39% 50% 50% 34% 35% 20% 20% 50%

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40% 50% 50% 35% 35% 20% 20% 50%
41% 50% 50% 38.75% 35% 20% 20% 50%
42% 50% 50% 42.5% 35% 20% 20% 50%
43% 50% 50% 46.25% 35% 20% 20% 50%
44% 50% 50% 50% 35% 20% 20% 50%
1 All density bonus calculations resulting in fractions are rounded up to the next whole number. 2 Affordable unit percentage is calculated excluding units added by a density bonus. 3 Moderate income density bonus applies to for sale units, not to rental units. 4 No affordable units are required for senior units.

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1 4936-4486-3371, v. 1

CITY OF LAGUNA HILLS
CLASS 32 CATEGORICAL EXEMPTION

INFILL DEVELOPMENT PROJECT
CASE NO.: Site Development No. USE-0211-2025, Vesting Tentative Tract Map No. 19346
PROJECT APPLICANT: Toll Brothers
Aylene Chu, P.E.
350 Commerce, Suite 200
Irvine, CA 92602
PROJECT ADDRESS: 23161 Mill Creek Drive
Laguna Hills, CA 92653
APN(s): 588-142-07
GENERAL PLAN DESIGNATION: Mixed Use
ZONING: MXU – Mixed Use
INTRODUCTION:

Article 19 of the California Environmental Quality Act (CEQA Guidelines Section 15300 to Section 15333) includes a list of classes of projects that have been determined to not have a significant effect on the environment and as a result, are exempt from review under CEQA. These are referred to as “categorical exemptions.” The categorical exemptions include an urban infill exemption designed to streamline development in already-developed urban areas. This report is intended to determine if the Proposed Project is categorically exempt from the provisions of CEQA per State CEQA Guidelines 15332 (Class 32 – In-fill Development Projects).

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Class 32 In-Fill Exemption
Toll Brothers Residential Development
23161 Mill Creek Drive
2 This evaluation was prepared to determine whether the Proposed Project qualifies for the class 32 in-fill development exemption. This evaluation is supported by the attached technical appendices.

SURROUNDING LAND USES AND SETTING:

The Proposed Project will be constructed on the 2.43-acre parcel at 23161 Mill Creek Drive (APN 588-142-07) in the City of Laguna Hills, Orange County, California (Project Site). The Project Site is located on the west side of Mill Creek Drive, approximately 0.27-mile south of the Lake Forest Drive, Mill Creek Drive, and Scientific intersection (see Figure 1 – Regional Vicinity). The Project Site is currently developed with an approximately 13,308 square feet (sq. ft.) three-story office building, surface parking lot, AT&T battery structure, and associated landscaping and pavement. The existing office building includes a concrete wall and landscaping surrounding the northern, eastern, and western wall elevations as well as overhangs along the southern building elevation. There is also a trash enclosure located east of the office building. The current Project Site includes 180 standard parking spaces and six accessible parking spaces. The Project Site currently contains one access driveway via Mill Creek Drive on the southeastern portion of the Project Site. The Project Site is surrounded by office buildings and associated surface parking lots to the north and south, Mill Creek Drive to the east, and landscaping and multi-family residential to the west (see Figure 2 – Site Location – Aerial View). The Project Site has a General Plan land use designation of Mixed Use and a zoning district of Mixed Use (MXU) (see Figure 3 – General Plan Land Use Designation and Figure 4 – Zoning District). Surrounding properties to the north and south have a General Plan land use designation of Mixed Use and a zoning district of MXU. Properties to the east have a General Plan land use designation of Open Space and a zoning district of Open Space 2 – Drainage Facilities (OS-2). Properties to the west have General Plan land use designations of Medium-Low Density Residential or Open Space (Park) and zoning districts of Medium-Low Density Residential or Open Space 1 – Parks.

The Project Site is located within the United States Geological Survey (USGS) 2022 Lake Forest, California 7.5-minute, 24000 topographic quadrangle. The Project Site generally slopes downward towards the northeast at an approximate elevation of 334 feet above mean sea level. The Project Site is located within FEMA Flood Plain Panel 06059C0313J and is designated within Zone X, which is described as an area of minimal flood hazard (see Figure 5 – FEMA Flood Map). The Project Site is not located within a Very High Fire Hazard Severity Zone (VHFHSZ) for both the Local Responsibility Areas (LRAs) and State Responsibility Areas (SRAs). However, the

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Laguna Hills City CouncilFebruary 10, 2026

Laguna Hills City Council
February 10, 2026