Agenda Item No: 1.k
PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: December 3, 2024
Submitted by: Lesley Whittaker
From: Development Services
Subject:
Vesting Tentative Tract Map No. VTTM 19300 resulting in the subdivision of four parcels into three parcels and a lettered lot and also for the purposes of establishing a residential townhome condominium subdivision concurrent with DPR No. 2024-01 and UP No. 2024-07 within the High Density Residential (R-3) Zoning District Financial Impact:
Fiscal Impact:
Revenue: Approximately $2,600,000 in Development Impact Fees Summary:
Vesting Tentative Tract Map (VTTM) 19300 is an application to subdivide an approximately
4.98 -acre property of four parcels into three parcels and a lettered lot and for condominium purposes in conjunction with the construction of 140 residential townhome condominium units located at 440 N. Jefferson Street. At the Planning Commission ("Commission") meeting held November 12, 20243, the Commission voted 3-1-3 to recommend approval of VTTM 19300 to the City Council. In accordance with Placentia Municipal Code (PMC) Sections 22.72.060 and
22.72.070, the Commission hereby submits a report of its findings and recommends approval of VTTM 19300 to the City Council.
Recommendation:
Recommended Action: It is recommended that the City Council:
Adopt Resolution No. R-2024-77, a Resolution of the City Council of the City of Placentia, approving Vesting Tentative Tract Map No. VTTM 19300 for the subdivision of four parcels into three parcels and a lettered lot and also for the purposes of establishing a residential townhome condominium subdivision concurrent with DPR No. 2024-01 and UP No. 2024-07 subject to the Conditions of Approval and Standard Development Requirements; and making findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR § 15332 (Class 32 — In -Fill Development Projects) and the City of Placentia Environmental Guidelines.
Strategic Plan Statement:
This item is consistent with the City Council approved 5 -Year Strategic Goal to achieve:
Implementation of Housing Element Strategies, Objective Number 3.10. This agenda item will specifically create opportunities for the development of more housing in the city, including a mix of housing at various price points.
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Discussion:
PMC Section 22.72.002 requires a Tract Map for all subdivisions of five (5) or more parcels and PMC Section 22.72.060(c) requires that the Planning Commission recommend conditional approval or denial of the subdivision map to the City Council. At the Planning Commission meeting held November 12, 2024, the Commission voted 3-1-3-0 to recommend approval of VTTM 19300 to the City Council. At that same meeting, the Commission reviewed and approved Development Plan Review (DPR) No. 2024-01 and Use Permit (UP) No. 2024-07 to permit the development of an approximately 4.97 -gross acre site for the construction of twenty (20), three-story, multi -family buildings consisting of 140 residential townhome units and associated hardscape and landscape improvements.
Subject Site and Surrounding Land Uses
The table below illustrates the site and existing land uses surrounding the site, General Plan land use designation, and zoning designation:
Land Use Element Zoning Map
Location Existing Land Use General Plan Designation
Designation
Partially Improved High Density
Existing Industrial Land with Residential R-3
limited oil operations.
Attached, Single- High Density
Proposed Family Residential Residential R-3
Townhomes
North BNSF Railway Railroad Not Specified
South (across the Manufacturing
Atwood Flood Warehouses Manufacturing (PMD) M (PMD)
Control Channel)
East
West (across
Jefferson St.)
Attached, Single -
Family Residential High Density
Townhomes Residential
(Hudson)
Former Junkyard
City of Anaheim
(Industrial)
R-3
City of Anaheim
Fiscal Impact Summary:
Approval of the Vesting Tentative Tract Map to subdivide the property for 140 residential townhome condominium units is estimated to generate approximately $2,600,000 in Development Impact Fees.
Attachments
1.andl.a.Resolution R-2024-77 VTTM 19300.docx
2. VTTM 19300.pdf
3. Project Plans dated 10/31/24 (For Reference)
4.Planning Commission Staff Report for reference - without attachments.docx 1052
RESOLUTION NO. R-2024-77
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
PLACENTIA, CALIFORNIA, ADOPTING A CATEGORICAL
EXEMPTION PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT (PUBLIC RESOURCES CODE
§§ 21000-21177 AND §15000 ET SEQ. OF TITLE 14 OF THE
CALIFORNIA CODE OF REGULATIONS) (CEQA) AND
APPROVING VESTING TENTATIVE TRACT MAP (VTTM) 19300
PERTAINING TO THE SUBDIVISION OF PROPERTY LOCATED
AT 440 N. JEFFERSON STREET FOR 140 RESIDENTIAL
TOWNHOME UNITS FOR CONDOMINIUM PURPOSES ON THE
SUBJECT 4.98 -ACRE PROPERTY LOCATED WITHIN THE HIGH
DENSITY RESIDENTIAL (R-3) ZONING DISTRICT AND MAKING
FINDINGS IN SUPPORT THEREOF
A. Recitals.
WHEREAS, On November 12, 2024, the Planning Commission of the City of Placentia conducted, and concluded, a duly noticed public hearing, as required by law, recommending to the City Council of the City of Placentia, approval of Vesting Tentative Tract Map No. VTTM 19300 for the property located at 440 N. Jefferson Street.
WHEREAS, The Planning Commission heard testimony, received a report and other relevant information from City staff and members of the public including Alan Toffoli, of Toffoli Investments, LLC. ("Applicant" hereinafter), regarding a Vesting Tentative Tract Map application.
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.
B. Resolution.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF PLACENTIA DOES HEREBY FIND, DETERMINE AND RESOLVE AS FOLLOWS:
Section 1. The City Council hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct.
Section 2. Based upon substantial evidence presented to this City Council with regard to the Application, including written staff reports, verbal testimony and development plans, the City Council hereby specifically finds as follows:
a. The proposed subdivision is consistent with the City's General Plan in that the General Plan Land Use designation for the subject site is High -Density Residential, and the proposed use is consistent with the land use designation of the 1053
subject site. The proposed project involves the subdivision of a 4.98 -acre parcel into 140 residential condominiums (townhomes) consistent with the "R-3" High Density Residential Zoning District and consistent with the General Plan Land Use designation.. Subject to compliance with the attached Conditions of Approval set forth in Attachment "1.A." of the staff report (Attachment A to this Resolution) and Standard Development Requirements, the project complies with all applicable code requirements and development standards of the "R-3" High Density Residential Zoning District and complies with PMC Title 22, and with other applicable regulations of the Placentia Municipal Code (PMC); and, b. The design and improvements of VTTM are consistent with the City's General Plan and the Placentia Municipal Code. The General Plan Land Use designation for the subject site is High -Density Residential, and the proposed use does not involve any change in the allowable land use of the subject site. The proposed project involves the subdivision of a 4.98 -acre parcel into 140 residential condominiums (townhomes) consistent with the "R-3" High Density Residential Zoning District and consistent with the General Plan Land Use designation. Therefore, the site is physically suitable for the proposed type and density of development as it is in conformance with the PMC and General Plan; and,
c. The site is physically suitable for the proposed type and/or density of development in that the proposed project as presented in the related staff report(s) and accompanying plans complies with all requirements of Chapter 23.21 of the PMC. City Staff carefully examined the proposed subdivision against the applicable development regulations prescribed in Title 23 (Zoning Ordinance) and Title 22 and determined it to be in substantial compliance. The proposed subdivision includes Conditions of Approval and Standard Development Requirements to ensure full compliance with applicable code requirements and to ensure full compliance with the General Plan, and with applicable design improvements required therein; and, d. The design or improvements are not likely to cause
substantial environmental damage or substantially and avoidably injure wildlife or their habitat in that the subject site is an underutilized and vacant property that has only limited vegetation. There are no known areas within the City that host wildlife or their habitat. In addition, neither the design nor types of improvements associated with the Vesting Tentative Tract Map are likely to cause serious public health problems. Moreover, staff recommend a Categorical Exemption pursuant to the provisions of CEQA; and, . e. The design or type of improvement is not likely to cause serious public health problems in that there are no known health hazards associated with the site. In addition, neither the design nor types of improvements associated with the Vesting Tentative Tract Map are likely to cause serious public health problems. Moreover, staff recommend a Categorical Exemption pursuant to the provisions of CEQA; and, 1054
f. That the design of the subdivision or the type of improvements will not conflict with easements of record, acquired by the public at large, for access through or use of property within the proposed subdivision. As part of the review of the application, an extensive easement record research was completed. Additionally, the applicant submitted a preliminary title report with their application. Easements that are already in place or that are proposed will not conflict; and, g. The subdivision is in conformity with the provisions of this Title (PMC Title 22) in that City Staff carefully examined the proposed subdivision for conformity with Title 22 and with applicable development regulations prescribed in Title 23 (Zoning Ordinance) and determined it to be in substantial compliance with both. The proposed subdivision includes Conditions of Approval and Standard Development Requirements to ensure full compliance with all applicable code requirements.
Section 3. a. The City Council of the City of Placentia finds that VTTM 19300 is exempt from the California Environmental Quality Act ("CEQA"), Public Resources Code §§ 21000 et seq., the State CEQA Guidelines, 14 C.C.R. §§ 15000 et seq., and the Environmental Guidelines of the City of Placentia pursuant to the State CEQA Guidelines § 15332 (Class 32 — Infill Development Project) as this subdivision will result in the division of property in an urbanized area zoned for residential use and located in an infill area, consisting of less than five acres The division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed subdivision for condominium purposes to local standards are available, the parcel was not involved in a division of a larger parcel within the previous 2 years, and the parcel does not have an average slope greater than 20 percent; b. The City Council finds and determines that, based upon the findings set forth above and below, and changes and alterations which have been incorporated into and conditioned upon the proposed project, no significant adverse environmental effects will occur; and
c. The City Council finds that facts supporting the above-specified findings are contained in the staff report and exhibits, and the information provided during the public hearing conducted with respect to the Application.
Section 4. Based upon the findings and conclusions set forth herein, the City Council hereby approves Vesting Tentative Tract Map 19300, as modified herein, and specifically subject to the conditions set forth in Attachment "1.A." of the staff report (Attachment A to this Resolution) attached hereto and by this reference incorporated herein.
1055
PASSED, ADOPTED and APPROVED this 3rd day of December 2024.
Jeremy Yamaguchi, Mayor
ATTEST:
Robert S. McKinnell, City Clerk
STATE OF CALIFORNIA
COUNTY OF ORANGE
I, Robert S. McKinnell, City Clerk of the City of Placentia, do hereby certify that the foregoing Resolution was adopted at a regular meeting of the City Council of the City of Placentia, held on the 3rd day of December 2024 by the following vote:
AYES:
NOES:
ABSENT:
ABSTAIN:
Councilmembers:
Councilmembers:
Councilmembers:
Councilmembers:
Robert S. McKinnell, City Clerk
APPROVED AS TO FORM:
Christian Bettenhausen, City Attorney
1056
Attachment "A"
Special Conditions of Approval for
Vesting Tentative Tract Map No. VTTM 19300
440 N. Jefferson Street
SPECIAL CONDITIONS
If the above referenced application is approved, applicant and/or property owner shall comply with the Special Conditions listed below and the Standard Development Requirements attached.
ALL OF THE FOLLOWING SPECIAL CONDITIONS OF APPROVAL AND STANDARD
DEVELOPMENT REQUIREMENTS SHALL BE FULLY COMPLIED WITH FOR THE DEVELOPMENT PLAN REVIEW TO CONTINUE IN GOOD STANDING.
DEVELOPMENT SERVICES DEPARTMENT — PLANNING DIVISION:
1. Failure to abide by and faithfully comply with any and all conditions attached to this action shall constitute grounds for revocation or amendment of said actions by the City of Placentia Planning Commission.
2. The applicant shall, as a condition of project approval, at its sole expense, defend, indemnify and hold harmless the City, its officers, employees, agents and consultants from any claim, action, proceeding, liability or judgment against the City, its officers, employees, agents and/or consultants, which action seeks to set aside, void, annul or otherwise challenge any approval by the City Council, Planning Commission, or other City decision-making body or City staff action concerning applicant's project.
The applicant shall pay the City's defense costs, including attorney fees and all other litigation -related expenses, and shall reimburse the City for any and all court costs, which the City may be required to pay as a result of such defense. The applicant shall further pay any adverse financial award which may issue against the City including but not limited to any award of attorney fees to a party challenging such project approval. The City shall retain the right to select its counsel of choice in any action referred to herein. The City agrees to promptly notify the applicant of any such claim filed against the City and to fully cooperate in the defense of any such action.
3. Approval of Final Map VTTM 19300 is contingent upon City Council Approval.
4. VTTM 19300 shall expire twenty-four (24) months after approval or conditional approval if a final map is not recorded. Upon written request, by the developer, the time limit may be extended to an additional twelve (12) months by City Council.
5. A final map shall be prepared by or under the direction of a registered Civil engineer or licensed land surveyor in the State, as provided for in the Business and Professions Code.
1057
6. VTTM 19300 shall comply with the applicable requirements of Title 22 Subdivisions of the Placentia Municipal Code, unless otherwise authorized herein.
7. Any modifications to the approved floor plan/site plan and any modifications which will change, expand or intensify the use shall be subject to review and approval by the Director of Development Services. The Director of Development Services or his or her designee may determine if such modifications require approval by the Placentia Planning Commission or may be approved administratively by City staff.
8. Prior to final release of the residential units for occupancy, all Special Conditions of Approval and Standard Development Requirements shall have been completed and final inspections approved for their respective portion.
9. The approval of Vesting Tentative Tract Map No. VTTM 19300 shall be contingent upon approval of Development Plan Review No. DPR 2024-01 and Use Permit No.
UP 2024-07. In the event the VTTM is denied, approval of any of the aforementioned DPR and UP entitlements shall be deemed to be null and void. In the event the DPR and UP are denied, VTTM 19300 shall be deemed null and void.
10. Comply with all applicable conditions of approval of DPR 2024-01 and UP 2024-07.
11. Prior to issuance of Certificate of Occupancy or Building final, all NEW utilities including but not limited to electric power, telephone, telecommunication fiber and/or cable TV on-site shall be placed underground in accordance with the City of Placentia standards and ordinances.
BUILDING DEPARTMENT:
12.Any Vesting Tentative Tract Map addressing the boundaries of the property/properties shall be prepared sealed and signed by a California License Land Surveyor or a California civil engineer licensed prior to January 1, 1982, with a license number before 33966 per B&P Code §§ 6731, 6731.1.
PUBLIC WORKS — ENGINEERING DIVISION:
13. The undergrounding of EXISTING utility lines, including electric power, telephone, telecommunication fiber and/or cable TV that are located along the project's western street frontage, which is Jefferson Street, shall not be required as discussed in the findings of the Planning Commission staff report for DPR 2024-01, UP 2024-07, VTTM 19300 dated November 12, 2024.
14. Provide Signature block for City Engineer: License Number: C82756
15. Prior to recordation of the final map, the public improvement plans as required shall be prepared and signed by the City Engineer.
1058
Final Map
16.Applicant shall dedicate 40' feet of the western boundary of the tract that abuts Jefferson Street, to the City of Placentia.
17. Applicant shall provide a quitclaim or relocation of any existing easements that affect the proposed development in addition to all the necessary easements and dedications for all the street improvements and access to the property by the City.
18. The applicant shall prepare and submit a preliminary title report not older than 90 days.
19. Prior to approval of the Final Map, pursuant to the Subdivision improvement Agreement for Public improvements, the developer shall provide security in an amount specified in writing by the Registered Civil Engineer or a Licensed Land Surveyor of record. The developer shall enter into an agreement providing for the necessary right-of-way, design, and construction of missing public improvements, which shall be constructed in coordination with adjacent existing improvements prior to occupancy of the development and subject to review and approval by the City Engineer.
20. Prior to the exoneration of any security, the applicant shall submit one (1) duplicate Mylar of the final map and all as built public improvement plans, in a manner acceptable to the City Engineer.
21. The applicant shall establish a Homeowner's association (HOA) for the purpose of maintaining all private access, common lots, onsite fire hydrant, common sewer line, WQMP, LIP, open space, storm drainage and emergency opening of security gate.
The association is subject to the review and approval of the Director of Public Works and City Attorney and shall be recorded concurrently with the final map.
22. Prior to the exoneration of any security, the applicant shall submit one (1) duplicate Mylar of the final map and all as built public improvement plans, in a manner acceptable to the City Engineer. The computer analysis may be submitted on a CD with a proper label.
1059
LEGAL DESCRIPTION:
THE LAND REFERRED TO HEREIN BELOW IS S.A.IN TIE CRY OF PLACENTIA COALY OF ORANGE, STATE OF CALIFORNIA AND IS DESCRIBED AS mums:
PARCELS
1X60057 _OINC,1SNE, PARCEL
PARCENO.
NAPS, INT THEHOFFICE OF THE GOWPAGES
TSWRDER of wD WUNrc.
VESTED OWNERS:
GUARANTEE ROYALTIES INC., A CORPORATION AND R uOUlnnnxc
ASSOCIATES, A LIMTIID PARTNERSHIP ORGANIZED UNDER THE LAWS OF THE STALE Of CPLF'ORNA
SITE ADDRESS:
MO JEFFERSON STREET
PLACENTIA G 921370
BASIS OF BEARINGS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING NORTH 65'16X"
EAST BETWEEN GLIFORNA SPATIAL REFERENCE CENTER CONTINUOUSLY OPERATING REFERENCE STATIONS %NPR" & "SAW
DATUM STATEMENT:
COORDINATES SHOWN AGE BASED ON THE 00010 00 COORDINATE SYSTEM (DCC58C), ZONE W, 1983 NAD (2017.50 EPOCH OCS GPS ADJUSTMEND UNLESS OTHERWISE NOTED.. NT). ALL DISTANCE, MULTIPLY GROUND E SHOWN ARE U DISTANCE BY 099999091• (MEAN VALUE). GRID BENCHMARK STATEMENT:
ORANGE COUNTY BENCHMARK N0. 2C-77-69
ELEVATION 244 367 (NAVD88)
DESCRIBED BY OCS 2003 - FOUND 3 3/4" DES
ALUMINUM BENCHMARK DISK STAMPED "2C-77-6V,,SET N THE EASTERLY END Of A CONCRETE WINGWALL. MONUMENT IS LOCATED ALONG D EWEY-ERE, SIDE OF VAR BUREN STREET, 436 FT SOUTHERLY ALONG VAN BUREN FROM THECENTERUNE OF
THE ATCHINSON/TOPEKA/SANTA FE RAILWAY TO A CONCRETE BRIDGE MER A ROOD CHANNEL 205 FT. WESTERLY OF THE CENTERLINE OF VAN BUREN AND 2 R WESTERLY OF ME NORTHWESTERLY CORNER OF THE BRIDGE.MONUMEM IS SET LEVEL WITH THE SIR...
FLOOD NOTE:
THE SUBJECT PROPERTY FALLS NMI ZONES "AE" & X PER FEMA MAP N0. 06059001524, A PRINTED PANEL ((FEMME DECEMBER 3. 2009 LAND USE SUMMARY:
GROSS ARG 4.954
NET AHF: 4.794
TOTAL PROPOSED LOTS: 4
TOTAL PROPOSED DWELLING UNITS: NO
- LOTS 1-3 FOR CONDOMINIUM PURPOSES
- LOT A FOR PUBLIC STREET AND PUBLIC ONLAY PURPOSES
DEDICATED IN FEE TO THE CITY Of PNCENM
LOT 1*8
AREA SUMMARY0
LOT
1 2.070 A.C.
2 1 0.215 AC.
3 1 2 509 AT
A 1 0.160 A.C.
UTILITY PURVEYORS & SERVICES:
90123: GOLDEN STATE WATER COMPANY (800) 999-4033
SEWER_ CHT OF PLACENTA SEWER (714) 993-8245
fI 077505, SOUTHERN CALIFORNIA EDISON CO (800) 655-4555 GAS• SOUDIERN CALIFORNIA GAS CO
600) 427-2200
;ABLE TV' TIME WARNER CABLE (855) 892-2253
g1FPHONF AT&T (800) 268-2020
TRAS.SOI NH WASEF a F PLACENTIA PUBLIC WORKS 714) 993-8245 REPUBLIC WASTE SERVICES (800) 700-8610
Of SOUTHER CALIFORNIA, LIC
1 VESTING TENTATIVE TRACT MAP NO. 19300
FOR CONDOMINIUM PURPOSES
IN THE CITY OF PLACENTIA, COUNTY OF ORANGE, STATE OF CALIFORNIA
FD S&W, NO REF, ILLEG, RUSH
,1)2.%,".°
0 3,
`FD ' MPED RCE C F200p
21Ti PSTAER RI
▪ ^Rata
i
ORANGETHORPE AVENUE
60 54,
INT OF S LINE AT. && FAST LINE LOT 36 OF
EST S BRAY
-f=9
1 LOT 11
n 7-r T—
I I I
201
1 1 20'11 20'
- I1�
_J rn��
20'11
\4'N1Wg1 NSI
FD ACHED SUSS CAP IN THE CRY ANAHEIM
WELL MON, PER RI & 62, DN. 20 AT THE C/L
INT OF MIRALOM4 AVENUE & JEFFERSON STREET
MIRALOMATAVENUE
SURVEYOR'S STATEMENT:
THE SURVEY ON WHICH THIS VESTING TENTATIVE
MY WIS OR UNDER
DIRECCTI BASED. FIELDWORK WAS WAS DONE BY MCOMPIFED ON
FEBRUARY 7, 2023
DANE P. MCDOUGALL, LS 9297
1 0
20'
ILOT 21
2011
rt'
200 200
TOTALAN AREA
GROSS:14.954 AC.
NET: 4.794 AC.
20'0 200
1 L_J
20'0 0'0
I I
I I
I 1
FD BRA. DISI( STAMPED
'OCTCE ON 15' PER RI
EXISTING EASEMENTS:
DENOTES PLOTTED ITEM
QI AN EASEMENT FOR PIPE AND POLE LINES PURPOSES IN MM. OF STANDARD OIL COMPANY, A CORPORATION PER DOCUMENT RECORDED NOVEMBER 3, 1919 IN BOCW 345, PAGE 72 OF DEEDS.
O AN EASEMENT FOR NON-EXCLUSIVE INGRESS AND EGRESS ROADS AND
UNDERGROUND UTILITIES PIPELINES PURPOSES EASEMENT IN FAVOR OF OREM OIL & GAS, INC, A COLORADO CORPORATION PER DOCUMENT RECORDED MARCH 26, 2009 AS INSTRUMENT NO. 2003000143928 OF C.C. RECORDS. (A PORTION OF SVD EASEMENT DESCRIBED ASA 50 -FOOT RADIUS CIRCLE IS INDETERMINATE FROM
LOCATION)
0 AN EASEMENT FOR TREE WELL ROAMING AND IRRIGATION PURPOSES N FAVOR OF THE CRY OF PLACENTIA PER DOCUMENT RECORDED MAT 1, 1984 AS INSTRUMENT N0. M-179403 OF OPTICAL RECORDS.
114 AN EASEMENT FOR PUBLIC ROADWAY AND UTILITY PURPOSES IN FAVOR OF THE CRY OF PLACENTIA PER DOCUMENT RECORDED MAY I, 1984 AS INSTRUMENT NO 84-179404 OF OFFICIAL RCORDS ACCESS RIGHTS TO JEFFEPSON STREET HAVE BEEN , 1984UISX IN EXCEPT AT APPROVED LOCATIONS PER DOCUMENT RECORDED MAT 1, 1984 AS INSTRUMENT N0. 84-179405 OF OFFlCAL RECORDS 0 AN EASEMENT FOR INGRE55 AND EGRESS ACCESS PURPOSES RESERVED PER PARCEL MAP NO 2024-113
ENGINEER'S STATEMENT:
THISVESTING ME.OR UNDER MYTENTATIVE DIRECTION ON OCTOBER 29, 2024
DANE P. MCDOUGALL RC.E. 80706
PREPARED BY
ILOT 31
FD 1- IP & TAG STAMPED
TS 3990' PER PM 66-101
PROPOSED EASEMENTS:
II
I
1 200
r --=r
20N
L--"
1 r----
20'1=1
J
1_
SEN - EST. BY
'LS 2037" PER PRORATION PER R1
FD I" IP, STAMPED
R
00.16.438 0 06'�
25'0
1" = 50'
—IIIII�
0 25 50 100
0 INDICATES INGRESS AND EGRESS
PUBLIC SECURITY VEHICLE PURPOSES DEDICATED LIE CRY OF PIACEITLA LDT 60109100 AN EASEMENT FOR WME58C WATER PURPOSES DEDICATED TO WIDEN
STALE WATER COMPANY
PM MK OMER WM
UMW •10210013
CONSULTING, INC. WWl�+aNa.T+E*
CIVIL ENGINEERINGLAND www.ONeWe IeI.
PREPARED FOR:
TOFFOU INVESTMENTS, LLC
(9NE, ca 92618
49) 768-2535
5 E C/L IN THEA/A
OLD EST
FORANCETNROPE AVENUE BY THE HOLDING
C/L STSSPER
I
BRASS WASHER
FOSPIKE &OCSSTAMPED)
'RCE 6979' DOWN 0 2' AT THE C/L INT. OF
0.GETHROPE AVENUE & JEFFERSON STREET
CIVIL ENGINEER: SUBDIVIDER:
CAN CONSULTING, INC
9830 IRVINE CENTER DRIVE
RINE, CA 92618
PHONE (940) 445-1833
SHEET INDEX:
SHEET N0.
SHEET 1 TENTATIVE TRACT MAP
SHEET 2 PRELIMINARY GRADING PIAN
SHEET 3 PRELIMINARY UTILITY PUN
SHEET 4 PRELIMINARY PARKING &
CIRCULATION PUN
SHEET 5 OPEN SPACE PIAN
NOTE:
TMTOU INVESTMENTS, LLC
3 HUGHES
IRVINE, CA 92618
(949) 768-2535
CONTACT: ALP. TOFFOLI
LEGEND.
- - 0- CENTERLINE
PROP SUBDIVISION BOUNDARY
EX SUBDIVISION BOUNDARY
EASEMENT
EX. LOT LINE
EX R/1Y
1) PURSUANT TO SUBDIVISION MAP ACT SECTION 884581(0),
MULTIPLE FINAL MAPS MAY BE FILED ON THIS TENTATIVE MAP.
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
VESTING TENTATIVE TRACT MAP
440 JEFFERSON STREET
PLACENTIA, CALIFORNIA 92870
PROJECT NO
TOFF -006 6
SHEET
1 OF
5 ilk
1060
AT&SCF-RAI1ROA
7.•Pi#F�ia'`
,ANN
SECTION B-8
NORTH PROPERTY LIE:
RETAINING WALL CONDIT/0N
NOT TO SCALL
PREPARED BY
min
EARTHWORK QUANTITIES:
RAW CUT:
kAW Nu: 9,0.20-CY
001 11101: .055 CY
NOTE: QUM21ITY ARES NOT INCLUDE 0711114 ANO
FWNW1pN5 SPOILS
PR LT
FLARED CBC
SECTION CC
2D' COURT
NOT TO NALL
111441:1•FIDEVININW nota
NWODE.eWrrwWWAwIW
CONSULTING. INC. wasnewnln
CIVIL ENLAND GINEERING
le -
FR. ONNEWAY
PR. CURB
PREPARED FOR:
WALK PARKING
6J ER %
PR. CORP
IX. O BRA LINE
PROPERLY LANE
UOSBNG CURB AND OMER
SITE DATA:
ufrirLE
GR05954 ACRES
NET, 4.794 ACRES
W/ PORTION OF REMAINDER: 4.98 AC.
UNITS
TOWNS BACK-TO-BACK 130
TOWNS 10
STREET MIT TL1u
FIRE HYDRANT PROPDSFD:EN'S",
]DNPu
- -- CENIEPLINER-3" HIC41 DENSI" MULTIPLE FAMILY
EX. STORM DRAIN UNE
0 2Y'
10'
X71
PROP STORM DRAIN
JUNCTION STRUCTURE
MANHOLE
CLEANOUT
INLET
PROP. CONTOUR UNE
8'
10' 1 PARKING
PERI PVN
2y
PR. GUTTER
SECION D-0
20 PRIVATE DRIVE
NOT TO SCALE
TOFFOU INVESTMENTS, LLC
(949) 768-2535
MIES
RFA€9
PR. CURB
SETBACKS
FROM - 15 FEET
STREET - 10 FEET
SIDE - 5 FEET
REAR - 10 FEET
HEIGHT, 35' MAX - PROPOSED 35'-2"
MINIMUM DISTANCE BETWEEN BUILDINGS:
20' MIN. DOUBLE ACCESS
11' MIN. SINGLE ACCESS
10' MIN. BETWEEN ALL OTHER BUILDINGS
PROP 6' SCREEN
SEPARAT
WELLPUNPR
VARIES
5' MIN
VARIES
DFNSITY
NE, 29.2 OU/AC
PARKING
GARAGES STALLS, 258 PROVIDED
OPEN STALLS: 65 PROVIDED
REQUIRED PARKING: 1 STALLS/UNIT +
15% = 322 STALLS
TOTAL PROVIDER
258 GARAGES STALLS
65 OPEN STALLS
- 323 STALLS PROVIDED
OPEN SPACE (INCLUDES REMAINDER)
29,389 SQUARE FEET (0.87 ACRES)
REQUIRED: 200 S.F./UNIT - 28,000 S.F.
OR 0.64 ACRES
LOT COVERAGE
61.0% ICNWEREET R/RE (186PROVIDE0R00)
REQUIRED. 60% MAX. - 1255,295 S.F.
OR 2.88 ACRES
25 MIN F
10%
OCFCD AMOCO FRCP RET E-E
WA
LL
CNRECIONNEPSEPARATE
gp(ITHUME{Iy
UNE
1" =40'
0 20
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
PRELIMINARY GRADING PLAN
440 JEFFERSON STREET
PLACENTIA, CALIFORNIA 92870
40 80
PROJECT NO
TOFF -006
SHEET
2 OF
5 1061
LEGEND
AT&
CS` aRONRm - ,.._�_
SS pOC I ��
L NROP. CRB . GATE
ET CB RNON BON
si Ex CONTOUR LINE
EX OPER, UNE
Ex R/N
STREET NCM
FIRE NT
CENTERLINE
ET STORM DRAIN UNE
PROP, STORM DRAIN
I—I ® MLNCDON STRUCTURE
0 LLwxOTE
O DIEANOUT
© NIEf
PROP. CONTOUR NNE
PREPARED BY
Man
N R%TweaenwTe
CONSULTING. INC. mwTK irn rr
CIVIL ENGINEERING1,140
PREPARED FOR:
TOFFOU INVESTMENTS, LLC
HNCHca92618
(949) 758-2535
1" = 40'
0 20 40 80
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
PRELIMINARY UTILITY PLAN
440 JEFFERSON STREET
PLACENTIA, CALIFORNIA 92870
PROJECT NO ki
TOFF -006
SHEET
OF
3 5
1062
---------
AT&
PROP. 6'-0' HIGH
SOLID MASONRY WALL
STANDARD CURB
ROLLED ��
r 1
AMY/0a.�
-
-�
DWT STEEL FENCF
JCI-Cp ATWp _3
OD CNgNNfI >„
T. CURBS SHALL BE PANTED RED
2. 'FIRE LANE - NO PARKING° SHALL BE PAINTED ON TOP OF CURB IN 3' WHILE LETTERING Ai A SPACING Of 30' ON CENTER OR PORTON THEREOF. 0 RED CURB PAVEMENT MARKING
NOT TO SCALE
Spp.NnpntIons for
51pns
roamsNn'.Lan P-'wigr4tar rod ave,
I.NOTICE
NO PARKING IN �';
AREAS MARKED AS '
VIOLATING VEHICLES
WILL BE CITED
OR TOWED AT 1-31r trolg rag
OWNER'S EXPENSE �.Il.u..
PUCPITIA POLICE
(]taT WJ-Et&
LWOW., COMPANY HAMA a wcvcuLal c/c .i �-- Lrat....
ew Nvarq-----------]
2.1:
background
.or ve.aho
O FIRE LANE ENTRANCE SIGN DETAIL
NOT TO SC.
PREPARED BY
man
PROP B.- HI
OLID MASONRY!
S1VS•PM= owW
FWD. 0.11fW16..
CONSULTING. INC. wa111neNnrr
CCIVVIL ENGINEERIN11. G
CONSTRUCTION NOTES:
o- FIRE LANE IOENDHCATION-RED CURBS PER DETAIL HEREON
V INSTALL 'FIRE LANE' ENTRANCE SIGN PER DETAIL 2 HEREON o- PROPOSED PRIVATE FRE HYDRANT LOCATION
0— PROPOSED REFLECTIVE FIRE HYDRANT MARKER
PREPARED FOR:
TOFFOU INVESTMENTS, LLC
HrCsa 92618
(949) /68-2535
LEGEND
- HOSE PULL
- ------ EX. PROPERTY LINE
- - — EX RIGHT OF WAY
_a_ PROPOSED SIGN
RE
RE
—BUILDING NUMBER
BUILDING TYPE
PROPOSED FIRE HYDMNT
EXISTING FIRE HYDRANT
I PROPOSED FIRE TRUCK ACCESS
\Y - /7\
P 1/� TURNING RADIUS
1 1
HAMMERHEAD TURNAROUND
ABBREVIATIONS
FH FIRE HYDRANT
PROP. PROPOSED
EX. EXISTING
L PROPERTY LINE
ANI rn TYPICAL RRWAY
1"=40'
0 20 40 80
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
PREUMINARY FIRE ACCE88 & FIRE HYDRANT LOCATION PLAN
440 JEFFERSON STREET
PLACENTIA, CALIFORNIA 92870
PROJECT NO
TOFF -006
SHEET
4 DE 5
1063
CPEN SPA¢
MPRO% 2.389 Sf.
ASS RAILROAD--~�
PEN SPACE
/ F
■� i���ii� ''*1-
IIS; X11 .•i� �II•
PREPARED BY
CONSULTING. INC. walineNnEcr
CIVIL ENGINEERING1,140
PREPARED FOR:
TOFFOU INVESTMENTS, LLC
HiNCHca 92618
(949) 768-2535
LEGEND:
COMMON OPEN SPACE
RECREATION -LEISURE AREAS (29,389 S F)
1" = 40'
0 20
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
OPEN SPACE PLAN
440 JEFFERSON STREET
PLACENTIA, CALIFORNIA 92870
40 80
PROJECT NO
TOFF -006
SHEET
OF
5 5
1064
LEGAL DESCRIPTION:
THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CITY OF PIACENTK COUNTY Of ORAIGE, STATE OF CALFORNN AND IS DESCRIBED 0.t FOLLOWS PPAC THROUGH _°INiF,E, OF PARCEL MAP5,41N1TItroEF CE OF TIE COUNTY ES RccaRDER of wD cauNrr
VESTED OWNERS:
A coeroRATIoN AND LADR LouIDATNG
ASSOCIATES, A LIMITED PARTNERSHIP ORGANIZED UNDER THE LAWS OF THE
STALE OF CPLIFORNM
SITE ADDRESS:
110 JEFFERSON STREET
FIACFMM C4 92870
BASIS OF BEARINGS:
THE BEARINGS SHOWN HEREON ARE BASED ON THE BEARING NORTH 65'16.3
EAST BETWEEN CALIFORNM SPATML REFERENCE CENTER CONTINUOUSLY OPERATING REFERENCE STATIONS TNPP" & "SACY°
DATUM STATEMENT:
(00303NA3), 0 SHOWN ARE 0,SED ON THE 2017 50 00023RNM COORDINATE SYSTEM ALL
DISTANCES SHOWN ARE 3GROUND (UNLESS ORIBIWISE NOTED TO OBTAIN OCS GPs )GRID DISTANCE, MULTIPLY GROUND DISTANCE B! 099999091, (MEAN VALUE) BENCHMARK STATEMENT:
ORANGE COATI BENCHMARK NO 2C-77-69
REATIoN A 367 (AVD88)
DESCRIBED BY OGS 2003 - FOUND 3 3/4" DCS
ALUMINUM BENCHMARK DISK STAMPED '2C-77-69',SET IN THE EASTERLY END OF
A CONCRETE WINGWALL MONUMENT IS LOCATED ALONG TNEWESTERLY SIDE OF VAN BUREN STREET, 436 R. SOUTHERLY ALONG VAN WREN FROM THECEN0ERUNE Of
THE ATCHINSON/TOPEKA/SANTA FF RAILWAY TO A CONCRETE BRIDGE OVER A FLOOD CHANNEL, 205 R WESTERLY OF THE CENTERLINE OF VPN BUREN AND 2 R
WITH SIEFLY CORNER OF THE BRIDGE MONOMENT IS SET
LEVEL THE STREET
FLOOD NOTE:
THE SUBJECT PROPERTY FALLS WITHIN ZONES "AE" & X PER FEMA MAP NO 06059C01511, A PRINTED PANEL, EFFECTIVE DECEMBER 3, 2009 LAND USE SUMMARY:
GROSS AREA 4 954
NET
EA 4 794
TOTAL RPROPOSED LOTS 4
TOTAL PROPOSED DWELLING UNITS. 140
- LOTS 1-3 FOR CONDOMINIUM PURPOSES
- LOT A FOR PUBLIC STREET AND PUBLIC UTILITY PURPOSES
DEDICATED IN FEE TO THE CITY OF PLACENTIA
LOT AREA SUMMARY 1
LOT AREA 1
1 2.070 AC. 1
2 0215 AC
2 509 AC
0160 AC I
UTILITY PURVEYORS & SERVICES:
80106, LAIDEN STATE WATER COMPANY
52896. CITY OF PLACENTA SEWER
FI FCTRIC SOUTHERN GLFORNM EISON CO
G. ...RN DAL1FoRNIA GAS CO
CABLE TV' TIME WARNER CABLE
]ELITT14NE: AT&T
RASH CITY OF PLACFNNA PUWC WORKS
;OLID WASTE. REPUBLIC WASTE SERVICES
OF SOUTHER CALIFORN. LIC
(800) 999-4033
(714) 993-8245
(800) 655-4555
(WD) 427-2200
(855)
2 -
(855) 892-2253
(800) 288-2020
(714) 993-8245
(800) 700-8610
VESTING TENTATIVE TRACT MAP NO. 19300
FOR CONDOMINIUM PURPOSES
FD 5&W, NO REF, ILLEG, RUSH
/IILEG, FLUSH
) I
T
IN THE CITY OF PLACENTIA, COUNTY OF ORANGE, STATE OF CALIFORNIA p=T {=9
1 20'O
J
N 5&W STAMPED RCE
IL0T 11
F-- i r -s 7—
I I I
200
1 20'0 20'
1 �
0 2_11
ORANGETHORPE AVENUE
20,0
200
N82/50,5V 840 46.
ILOT 21
2o0
/
21015" PER 01
('''"LI -Tog -".4017. A11,
FD PUNCHED BRASS GAP IN THE CRY ANAHEIM
WELL MON., PER RI & 82, DN. 20 AT THE 0/1
INT OF MIPPLOMA AVENUE & JEFFERSON STREET
MIRALOMATAVENUE
SURVEYOR'S STATEMENT:
THE SURVEY ON WHICH THIS VE2NG TENTATIVE
MAP
IS BASED WAS DONE BY ME, OR uNDER
MY DIRECTION. FIELDWORK WAS COMPLETED ON
FEBRUARY 7, 2023
DANE P. MCDOUGALL, LS. 9297
h\4Wfa. tiros
{%a
TOTAL I'AN AREA
GROSS:14.954 AC.
NET: 4.794 AC.
20'0 200
1 L. J
L_J
FD BR.S DISK STAMPED
'OCFCO' ON 15' PER RI
EXISTING EASEMENTS:
® DENOTES PLOTTED ITEM
0 AN EASEMENT FOR PIPE AND POLE LINES PURPOSES IN FAVOR OF STANDARD OIL COMPANY. A CORPORATION PER DOCUMENT RECORDED NOVEMBER 3, 1919 IN BOOK 345, PAGE 72 OF DEEDS
0 AN EASEMENT FOR NON-EXCLUSIVE INGRESS AND EGRESS ROADS AND
UNDERGROUND UTILITIES PIPELINES PURPOSES EASEMENT IN FAVOR OF GREKA OIL & GAS, ND, A coLoRioo coRpoRATIoN PE
O
2009 AS INSTRUMENT NO 2RAH.,
FIES(A AroRTION OF
SAID EASEMENT DESCRIBED ASA 50 -FOOT RADIUS CIRCLEIS INDETERMINATE FROM
LOCATION)
Q AN EASEMENT FOR TREE WELL PUNTING AND IRRIGATION PURPOSES IN FAVOR OF THE cr. OF PLACENTA PER DOCUMENT RECORDED MAO 1, 1964 AS INSTRUMENT NO 84-179403 OF OFFICIAL RECORDS.
O 70025031001(06
U030501RANDcoy oF
Ulu. Ay1, 1984 S
UIN FAVOR
�ENTIA PERD TRUMENT NO
84-179404 OF OFFICIAL RECORDS. ACCESS RIGHTS TO JEFFERSON STREET HAVE
BEEN RELINQUISHED EXCEPT AT APPROVED LOCATIONS PER DOCUMENT RECORDED MAY 1, 1984 AS INSTRUMENT N0. 84-179405 OF OFFICAL RECORDS
Q AN EASEMENT FOR INGRESS AND EGRESS ACCESS PURPOSES RESERVED PER PARCEL MAP NO 2024-113
ENGINEER'S STATEMENT:
THIS VESTING TENTATIVE MAP WAS PREPARED BY
12A024 OR UNDER MY DIRECTION ON OCTOBER 29,
2 DANE P MCBOUGALL RCE 80705
PREPARED BY
N8250 RS'w 1781.00'
R/W
FIST UNE LOi 38 OF HAURD'S
SUBgVI ON ESi BY IM.
f=} T 1=—=r
201=1 0'0
L
r
I LOT 31
200
_J
56 L_J
FD 1" IP & TAG STAMPED
'LS 3999' PER PM 86-101
200
2°'0
4 20'0
I I
5. 1" = 50'
SFN - EST. BY
—f(PROPAT.4 PER R1
FD 1" IP, STPNPW
u '037" PER R1,
Sar9'13W 006'
--
1 25
uTi �
cIIB
144;
4 • �
1.1 I
T. pl nl'S•7
II
VICINITY MAP
N II
ASO
SFR - EST THE C/L INT. Of VAN BUREN STREET & THEJ
OLD C/L Of OWNGETHROPE AVENUE BY THE HOLDING
REC. DIST. OF 5.75' PER RSB 100/8-13 & R2
FD SPIKE & OCS BRASS WASHER STAMPED J/ S
"RCE 6979" DOWN 0 2' AT THE 0/1. INT OF
ORANGEMWR AVENUE & JEFFERSON SWEET
NOT A PART
0 25 50 100
PROPOSED EASEMENTS:
NERCENCY AND
PUBLIC SECURITY VEHICLE PURPOSES DEDICATED i0 THE are OF PLACENTIA B 91400143 AN 603411 NT 580 WW DOMESTIC WATER PURPOSES DEDICATED TO W STALE WA1ER COMPANY
LIWArl 418315 IRVINE CENTER OWE
rvE.mIB
C•
CONSULTING, INC. L1Foa u9c
CIVIL ENGINEERING
PREPARED FOR.
TOFFOU INVESTMENTS, LLC
FHa 92618
(sag) 766-2535
Z
CO
FD SdAVSTAMPED
7725
'LS 7725' PER R2
CIVIL ENGINEER: SUBDIVIDER:
3°H ovESTMENTS, LLC
MANE. CA 92618
(949) 76B"2
CONTACT TOFFOLI
oNG, NG
9830 IRVLINECENTER DRIVE
IRNNE, CA 92618
PHONE (949) 445-1833
SHEET INDEX:
SHEET NO
SHEET I TENTATIVE TRACT MPP
SHEET 3 PRELIMINARY UTILITY PLAN
SHEET 4 PRELIMINARY PARKING &
CIRCULATION PLAN
SHEET 5 OPEN SPACE PLAN
NOTE:
LEGEND.
— --4' CENTERLINE
PROPSUBDIASION BOUNDARY
Ex U
EX LOTLINE
EX R/W
1) TTo SMAO 0 66456
MULRPLEFIAL MAPS MAY 03 SECTION 1(9),
ONTENTATIVE MAP
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
VESTING TENTATIVE TRACT MAP
440 JEFFERSON STREET
PLACENTIA CALIFORNIA 92870
PROJECT NO
TOFF -006
SHEET
1 OF
5 VARIES 1 '
�1 WALK PARKING
mi
6j PER PUN
PR CURB
12 5' 12 5'
TC/FS
PER PUN
SECTION A -A
25 PRVAIE DRIVE
NOT TO SCALE
VARIES t
PR. CURB
& GUTTER
P/L
9MIN €'S
PROP 6ALLPER RI VARIES €p
SEPARATE PLAN I 2% MIN t�
RET WALL
PER SEPARATE
PUN
SECTION B -B
NORTH PROPERTY LIE:
RETAINING WALL CONDIIgN
NOT TO SCALE
PREPARED BY
EARTHWORK OUANTITIES:
HAW CLL 9p10 vl'
_y I 10'
jg1j
11 2%
PR PR.
DRIVEWAY FLARED C&G
SECTION CC
25 COURT
NOT TO SCALL
mayin
MIK ewwRNM 92010
9 I 84181515
CONSULTING, INC. xx .x6T
CIVIL ENGINEERING
R D▪ RIVEWAY
PR CURB
PREPARED FOR.
VARIES '
mi WALK PARKING I 1G
49/ P
_AN 2R
PR CU B
vl IX CONTOUR LINE
PROPERTY LINE
IXIMINO CURB AND GUTTER
STREET
'Cr FIRE HYDRANT
- CENTERLINE
EX STORM MN UNE
Q
0 2p'
PROP STORM DRAIN
JUNCTION STRUCTURE
MANHOLE
CLEANOUT
NLEf
▪ (PROP CONTOUR LINE
0'
MK.
S
PER P/WJ
2%
PR GUTTER
SECTION D -D
20' PBNATE DRIVE
NOT TO SCALE
TOFFOU INVESTMENTS, LLC
FHa 92618
(949) 768-2535
SITE DATA:
LAND AREA
CROSS. 4.954 ACRES
NET 4 794 ACRES
W/ PORTION OF REMAINDER' 498 AC.
UNITS
TOWNS BACK -TO -HACK 130
TOWNS
P.MAL 1,10
PROPOSED ZONING:
'R-3' HIGH DENSITY MULTIPLE FAMILY
SETBACKS
FROM 15 FEET
-
STREET - 10 FEET
SIDE - i FEET
REAR 0 FEET
HEIGHT 35' MAX - PROPOSED 35'
MINIMUM DISTANCE BETWEEN BUILDINGS
20' MIN DOUBLE ACCESS
12' MIN SINGLE ACCESS
10' MIN BETWEEN All OTHER BUILDINGS
DENSITY
NET 292 DU/AC
PARKING
GARAGES STALLS' 258 PROVIDED
OPEN STALLS: 85 PROVIDED
REQUIRED PARKING 2 STALLS/UNIT +
15% 322 STALLS
TOTAL PROVIDED -
258 GARAGES STALLS
65 OPEN STAT IS
= 323 STALLS PROVIDED
OPEN SPACE (INCLUDES REMAINDER)
29.389 SQUARE FEET (0 6) ACRES)
REQUIRED 200 SF/UNIT = 28,000 SO
OR Ofi4 ACRES
IAT COVERAGE
81,039 SQUARE FEET (I 86 ACRES)
38 8% LOT COVERAGE PROVIDED
REQUIRED 60% MA% 125.296 S.F.
OR 288 ACRES
P/L
VARIES FS
PROP 6' SCREEN5
yvq, PER 1 VARIES
SEPARATE PUN 3 €a
dyY 2% MIN
10% MAX
OCFCD ATWOOD
CHANNEL
PER
SEPARATE
PUN
8CCTIOONNE-E
YhP(f6 S'LACE �
1" =40'
0 20 40
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
PRELIMINARY GRADING PLAN
440 JEFFERSON STREET
PLACENTIA CALIFORNIA 92870
80 PROJECT NO
TOFF -006
SHEET
2 OF
5 8
LEGEND
—sl— E% CONTOUR UNE
E% PROPERTY LINE
N
STREETLIGHT
FIRE HYDRAM
CENTERLINE
Ex STORM DRAIN LINE
PROP STORM DRAIN
1 o JUNCRON STRUCTURE
O MANHOLE
0 CLEANOUT
INLET
-ai- PROP CONTOUR LINE
PREPARED BY
PREPARED EO,
w wRN ou Fele TOFFdJ INVESTMENTS, UJ:
I 84181515
CONSULTING, INC. xx.xer
CIVIL ENGINEERING
Fxca sz
(sag) 766-2535
1" = 40'
LJ�
0 20 40 80
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
PRELIMINARY UTILITY PLAN
440 JEFFERSON STREET
PLACENTIA CALIFORNIA 92870
PROJECT NO
TOFF -006
SHEET
3 OE
5 8
kg;
PROP 6'-0' HIGH
SOLID MASONRY WALL
PROP
Fire Lane ItlenClication -Red Curbs
STANDAR CURB
ROLLED CURB
I. CURBS SHALL BE PAINTED RED
2. 'FIRE UNE - NO PARKING' SHALL BE PAINTED ON TOP IT CURB IN 3' WHITE LETTERING ATA SPACING OF 30' 71 CENTER OR PORTION THEREOF.
RED CURB PAVEMENT MARKING
NOT TO SCALE
SpecHIcationslor
Fire Lane EDVifuSIIRm
eetweeionaim ro naings
ax< f.LN1-440 u,p•,gma.nN<um<
NOTICE
NO PARKING IN
AREAS MARKED AS
VIOLATING VEHICLES
WILL BE CITED
OR TOWED AT
OWNER'S EXPENSE
FU 7TA6 Y.010A
` CVC 225411al CVCu 1 ��N
318.
C FIRE LANE ENTRANCE SIGN DETAIL
NOT TO SCALE
PREPARED BY
:MN, Bele
161.46, PICK18015
CONSULTING, INC.,NfoCLweTD.HEr
CIVIL ENGINEERING
CONSTRUCTION NOTES:
10- FIRE LANE IDENTIFICATION -RED CURBS PER DETAIL HEREON R- INSTALL FIRE LANE' ENTRANCE SIGN PER DETAIL 2 HEREON
PROPOSED PRIVATE FIRE HYDRANT LOCATION
— PROPOSED REFLECTIVE FIRE HYDRANT MARKER
PREPARED EOR.
TOFFOU INVESTMENTS, LLC
Hcn92618
(949) 766-2535
LEGEND
HOSE PULL
E% PROPERTY UNI
E% RIGHT OF WAY
_D_ PROPOSED SIGN
BUILDING TYPE NUMBER
NA
187
L\JY
MIME__I
PROPOSED FIRE HYDRANT
COSTING FIRE HYDRANT
PROPOSED FIRE TRUCK ACCESS
/\ y1 TURNING RADIUS
)1_1(
HAMMERHEAD NRNAROUND
ABBREVIATIONS
FH FIRE HYDRANT
E OP 0
COSTING
P PROPERTY UNE
RIGHT OF WAY
lYP
1"=40'
0 20 40 80
CITY OF PLACENTIA PROJECT NO
DEPARTMENT OF PLANNING AND DEVELOPMENT TOFF -006
VESTING TENTATIVE TRACT MAP NO. 19300 SHEET
PRELIMINARY FIRE ACCESS & FIRE HYDRANT LOCATION PLAN 4
440 JEFFERSON STREET Of G
PLACENTIA CALIFORNIA 92870 5
8 OPEN SPACE
PPPRO% 12,3&9 S.f.
PREPARED BY
L§Wirl WSW IRVIHE CENTER MIK
IMINE. CALM:M. 9E010
CONSULTING, INC. Nra..c.Rn
CIVIL ENGINEERIN.aK
PREPARED EO,
TOFFCU INVESTMENTS, LLC
FNcn 9z
(949) 768-2535
LEGEND:
VA
COMMORECREATION—LEISUREEAREAS (29,389 S E )
1" =40'
—
0 20 40 80
CITY OF PLACENTIA
DEPARTMENT OF PLANNING AND DEVELOPMENT
VESTING TENTATIVE TRACT MAP NO. 19300
OPEN SPACE PLAN
440 JEFFERSON STREET
PLACENTIA CALIFORNIA 92870
PROJECT NO
TOFF -006
SHEET
5 Of
5 8
L.
THIRD FLOOR
PPr
SCALE I/E'=1-0'
SECOND FLOOR
FIRST FLOOR
09.27.2024
CONCEPT FLOOR PLANS
BUILDING 1 & 2
[1
SCALE 1 9'=1-0'
NNW
JEFFERSON 1 TOFFOLI INVESTMENTS
PLACENTIA. CALIFORNIAS
\ SCALE I/6'=1'-0'
0' 8' 16'
SCALE: 1 /8" = 1'
woodley
architectural
group,inc
color.° // 731 soolnpah dr suite B
11110ion. co 80120 / 3036837131
calior�ia // 2943 p=lman O. suite A
soma ana, ca 92705 /949 553 8919
09.27.2024
CONCEPTUAL FRONT ELEVATION 1 BUILDINGS 1 &2
JEFFERSON I TOWNHOMES I TOFFOLI INVESTMENTS
PLACENTIA, CALIFORNIA
TOFF2006
woodley
architectural
group,lnc
canto ana co 92705 /949
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
cal8ornia // 2943 pullmon st. suite A
553.8919
1071
t11IrrrwirrrrliorRl.11•11aaerweeArr7ale.
1ii�asao -
09.27.2024
CONCEPTUAL REAR ELEVATION 1 BUILDINGS 18 &2
JEFFERSON I TOWNHOMES I TOFFOLI INVESTMENTS
PLACENTIA, CALIFORNIA
TOFF2006
woodley
architectural
group,lnc
sanlo ana co 92705 /949
colorado // 731 southpark dr. suite B
littlelon, co 80120 / 303 683.7231
cal8ornla // 2943 pullmon st. suite A
553.8919
107E
RIGHT ELEVATION
LEFT ELEVATION
woodley
09.27.2024 CONCEPTUAL ELEVATIONS 1 BUILDINGS 182 argroep,in�l JEFFERSON 1 TOWNHOMES 1 TOFFOLI INVESTMENTS TOFF2006 Colorado// 731 southpark dr. suite littleton, co 80120 / 303 683.7231
calBornia 1/ 2943 pullman 0. suite A
PLACENTIA, CALIFORNIA sank] Ono. co 92705 /949 553.8919 •
1073
THIRD FLOOR
I=I
' inUir
,1411
Aim m —
uPa
zoi
r.kom "r7e�i
0 I •
INS
:Ivim III ►
©1
:. SME
1 IN
IN
o IMENI
SECOND FLOOR
C�I
R
ii
SCALE I/E=1-0'
HEERri v
9 ■■�i�idili�ii 0
=Tom mwki
PL
SCALE IrE'=1 -0'
L
1p
'T1' AlrJO
FIRST FLOOR
09.27.2024
L
�u]
■ ■
CONCEPT FLOOR PLANS
BUILDINGS 3 THRU 20
JEFFERSON 1 TOFFOLI INVESTMENTS
PLACENTIA, CALIFORNIA
71 \ SCALE 1/E=1'-0'
0' 8' 16'
SCALE: 1/g' = 1'
woodley
architectural
group,inc
Santa anp, ca 92105 /949 553
color.° // 131 soulnpah 01 22de 5
LOleion. co 80120 / 3036837231
calior:ia // 2943 pullman Awl. A
8919
P-..
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CONCEPTUAL FRONT ELEVATIONS 1 BUILDINGS 3 THRU 20
JEFFERSON 1 BACK TO BACK 1 TOFFOLI INVESTMENTS
PLACENTIA, CALIFORNIA
TOFF2006
iwood ey
architectural
group,inc
colored° // 731 southpark dr. suite B
littlelon, co 80120 / 303 683.7231
calffornla // 2943 pullmon st. suite A
sante ono. co 92705 / 949 553.8919
1075
09.27.2024
CONCEPTUAL ELEVATION 1 BUILDINGS 3 THRU 20
JEFFERSON 1 BACK TO BACK 1 TOFFOLI INVESTMENTS
PLACENTIA, CALIFORNIA
TOFF2006
woodley
architectural
group,lnc
canto ana co 92705 /949 553
colorado // 731 southpark dr. suite B
littleton, co 80120 / 303 683.7231
cal8ornia // 2943 pullmon st. suite A
.8919
1076
AT&SF RAILROAD
CFCOATwoOD CHANNEL
PLANTING NOTES:
1. STREET TREES SHALL BE INSTALLED PER WITHIN PUBLIC
LANDSCAPE AREAS AS
REQUIRED PER PUBLIC IMPROVEMENT PLANS.
2. ALL PUBLIC STREET TREES TO BE PLANTED IN
ACCORDANCE TO CITY STANDARD PLANS
3. ALL PLANT MATERIAL IS DROUGHT TOLERANT, MODERATE
AND LOW WATER USE, ACCLIMATED TO THE LOCAL CLIMATE.
4. TREES TYPES AND LOCATIONS HAVE BEEN CHOSEN FOR
THERE FORM AND STRUCTURE AND ARE IN SCALE
5. WITH THE BUILDINGS AND WILL PROVIDE SHADE OVER
PAVING SURFACES AND PEDESTRIAN GATHERING AREAS.
STREET TREE NOTES:
CONSTRUCTION
1. ALL STREET
gia 11'96 CT
YED IN ACCORDANCE
E J�" p
WITH CITY STANDARD PLANS.
2. PRIOR TO THE COMMENCEMENT OF ANY PLANTING, AN
AGRONOMIC SOILS REPORT SHALL BE FURNISHED TO THE
CITY INSPECTOR. ANY UNUSUAL TOXICITIES OR NUTRIENT
DEFICIENCIES MAY REQUIRE BACKFILL SOIL AMENDMENTS,
AS DETERMINED BY THE CITY INSPECTOR.
3. ALL STREET TREES ARE SUBJECT TO INSPECTION AND
ACCEPTANCE BY THE ENGINEERING SERVICES
DEPARTMENT
4. STREET TREES ARE TO PLANTED PER PUBLIC
IMPROVEMENT PLANS ONLY.
IRRIGATION AREAS:
LANDSCAPE PLANTING AREAS TO BE IRRIGATED USING
THE MOST EFFICIENT IRRIGATION PRODUCTS AVAILABLE
TO MINIMIZE RUN-OFF AND WATER WASTE.
TREE LEGEND
SYM BOTANICAL/COMMON NAME
SIZE WUCOL OTY.
GINKGO BILOBA 'PRINCETON SENTRY 36' BOX MED
MAINDENHAIR TREE STD. LOW BRANCH
CLR TRUNK
IAGERSTROEMIAI.'RNK VELOUR
PINK CRAPE MYRTLE
OLAGERSTHOEMIIA I. 'EARLY BIRD L'
LAVENDER CRAPE MYRTLE
A,�
PERCENTAGE OF
LANDSCAPE COVERAGE:
PLANTING TOTAL AREA: 0.7 ACRE 31,256 SQ. FT
LAWN AREA TOTAL: 1,601 SQ.FT
LANDSCAPE TOTAL AREA: 0.75 ACRE 32,857 SQ. FT
TOTAL SITE AREA: 4.794 ACRES OR 208,827 SQ. FT.
PERCENTAGE OF LANDSCAPE AREA PROPOSED: 15.706
SHEET INDEX:
NO. SHEET DESCRIPTION
L-1 OVERALL LANDSCAPE PLAN
L-2 ENTRY ENLARGEMENT PLAN
L-3 CORNER PARK ENLARGEMENT PLAN
L-4 POCKET PARK ENLARGEMENT PLAN
L-5 PARKS ENLARGEMENT PLAN
L-6 WALL & FENCE PLAN
L-7 WALL & FENCE ELEVATION
L-8 WALL & FENCE DETAILS
SHRUB PLANTING LEGEND
SYMBOL "OTANICAL/COMMON NAME SIZE SPACING WUCOLS OTY
JEFFERSON I Preliminary Landscape Plan I Overall Concept Plan Toffoli Investments RC' Placentia, CA 1 October 29, 2024
ALOE SLUE ELF
CALIFORNIAALOE
ALOE STRIATA 'GHOST'
GHOST ALOE
CAREX DIVULSA
BERKELEY SEDGE
DIANELLA REVOLUTA'LRTLE REV
LITTLE REV FLAX LILY
HESPERALOE PARVIFLORA
'BRAKEUGHTS'
RED YUCCA
ILEX VOMRORIA WILL FLEMINO
WILL FLEMING YAUPON HOLLY
IUNIPERUS S.'SKYROCKET'
SKYROCKET JUNIPER
GJAPANESUSTRUM E PRIVEJ. TEXATNUM
LOMANDRA LONGIFOLM
'ARCTIC FROST'
ARCTIC FROST MAT RUSH
ESTRINGIA FRUTICOSA
ORNING LIGXP
NGAVE'LAVENDER LADY'
LAVENDER LADY MANGAVE
ICA CALIFORNICA
PACIFIC WAX MYRTLE
ANDINA DOMESTICA
GULF STREAM'
DWARF HEAVENLY BAMBOO
=OEMELLATA'MINOR'
HAWTHORN
UCRIUM CHAMAEDRYS
WALL GERMANDER
5 GAL.
MORNING LIGHT COAST ROSEMARY
CCA FILAMENTOSA 5 GAL
0BLUE ROSE ECHEVERIA
5 GAL. 18'0.0. L
S GAL. 18. 0.C. L
1 GAL. 18. 0.C. L
5 GAL. 151. 0.C. L
5 GAL. 30' O.C. L
15021.. NAR 24" O.C. M
COLUM
15 GAL 24' 0.C. M
5 GAL. 36" 0.C. M
5 GAL. 30' O.C. L
S GAL 18'O.C.
15 GAL. 48'O.C. L
5 GAL 30' O.C. L
5 GAL. 36' O.C.
5 GAL. 24' O.C.
36"0C. L
24' 0.C. L
•
•
•
LEGEND
LAGERSTROEMIA I. REO ROCKET
RED CRAPE MYRTLE
PRUNUS CAROLINIANA'COMPACTA'
CHERRYLAUREL
PODOCARPUS GRACILIOR
AFRICAN FERN PINE
LOPHOSTEMON CONFERTUS
BRISBANE BOX
PLANTUNUSACERIFOLA'BLOOD0000
LONDON PLAIN TREE
OLEAEUROPEA
COMMON OLIVE
STp ET TREE
1. ENTRY TURN AROUND
2. VEHICULAR ENTRY GATE
3. CURB ADJACENT WALK
AND FRONTAGE
LANDSCAPE
4. ALLEY DRIVE WITH
ENHANCED STAMPED
CONCRETE PAVING
5. RESIDENCE
6. MAIN ROAD DRIVE
7. CHILDREN'S PLAY AREA
8. ACTIVITY LAWN PARK
L-1
NORTH
SCALE: 1'= 30'-0"
24' BOX MW
MULTLTRUNK
UPRIGHT
CLR TRUNK
04.BOX MED
MULTI.TRUNK
UPRIGHT
4'CLR TRUNK
24. BOX MED
MULT-TRUNK
UPRIGHT
15 GAL MED
COLUMNAR
31? BOX MED
STD. LOW BRANCH
4' CIR TRUNK
36. BOX MED
STD. LOW BRANCH
36. BOX MED
51D. LOW BRANCH
FEILD WG LOW
MULTI LARGEIEX18'
36. BOX MED
STD. LOW BRANCH
9. ENTRY SIGN MONUMENT
10. PARKING
11. DRIVEWAY
12. CALL BOX PILASTER
13. VINE PLANTING ON
EXTERIOR OF WALL
14. PEDESTRIAN VINE
MAINTENANCE GATE
WITH PAD LOCK
15. DOG PARK WITH FENCE
AND DOUBLE GATE
16. PARKLETTE WITH BENCH
OR PICNIC
17. ALLEY PICKLE BALL
0 30 80
120
SM -P
ENVIRONMENTAL
LG
DESIGN
1077
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JEFFERSON I Preliminary Landscape Plan I Entry/ Dog Park Enlargement Toffoli Investments LLC I Placentia, CA 1 October 29, 2024
TREE LEGEND
SYM BOTANICAL/COMMON NAME
0 0
TrAV
SIZE WUCOL CITY.
GINKGO BILOBA'PRINCETON SENTRY' 38' BOX MEO
MAINDENHAIR TREE STD. LOW BRANCH
4'CLR TRUNK
IAGERSTROEMIA I. 'PINK VELOUR
PINK CRAPE MYRTLE
IAGERSTROEMIIAL EARLY BIRD L'
IAVENDERCRAPE MYRTLE
LAGERSTROEMIA I. RED ROCKET'
RED CRAPE MYRTLE
0 PRUNUS CAROLINIANA'COMPACTA'
0�nJ")7(�,,j'',�)y�( CHERRY LAUREL
PODOCARPUS GRACILIOR
AFRICAN FERN PINE
W LOFHOSTEMON CONFERTUS
BRISBANE BOX
24. BOX MED
MULTITRUNK
UPRIGHT
4, MR TRUNK
24'BOX MED
MULTI -TRUNK
UPRIGHT
4, CUR TRUNK
24' BOX MED
MULTI -TRUNK
UPRIGHT
15 GAL MED
COLUMNAR
36. BOX MED
STD. LOW BRANCH
4'CLR TRUNK
36'B0X MED
STD. LOW BRANCH
PLANTUNUSACERIFOLM'BLOODGOOD' 38' BOX MED
LONDON PLAIN TREE STD. LOW BRANCH
OLEAEUROPEA
COMMON OLIVE
STREET TREE
TBD
LEGEND
FEILD DUG LOW
MULTILARGE 18515
36' BOX MED
STD. LOW BRANCH
1. ENTRY TURN AROUND
2. VEHICULAR ENTRY GATE
3. CURB ADJACENT WALK AND
FRONTAGE LANDSCAPE
4. ALLEY DRIVE WITH
ENHANCED STAMPED
CONCRETE PAVING
5. RESIDENCE
6. MAIN ROAD DRIVE
7. ENTRY LANDSCAPE
8. PEDESTRIAN GATE
9. ENTRY MONUMENT
L-2
NORTH
10. CALL BOX AND GUEST
DRIVE
11. VIEW FENCE
12. PARKING
13. WALKWAY
14. ENTRY ENHANCED
STAMPED CONCRETE
PAVING
15. DRIVEWAY
16. BUILDING ENTRY
17. ADA PARKING
18. DOG PARK WITH FENCE
ENCLOSURE AND DOUBLE
ENTRY EXIT GATE
SCALE: 1"= 10'-0"
20 20 40
MP
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TREE LEGEND
SYM BOTANICAL/COMMON NAME
0 0
SIZE WUCOL QTY.
GINKGO BILOBA'PRINCETON SENTRY' 36" BOX MED
MAINDENHAIR TREE STD LOW BRANCH
d'CLR TRUNK
LAGERSTROEMIA I 'PINK VELOUR'
PINK CRAPE MYRTLE
LAGERSTROEMIIA I.' EARLY BIRD L
LAVENDER CRAPE MYRTLE
LAGERSTROEMIA I RED ROCKET
RED CRAPE MYRTLE
• PRUNUS CAROLINIANA'COMPACTA'
CHERRY LAUREL
P30
P31
gr• HC32
C HC33
•
CORNER PARK
JEFFERSON I Preliminary Landscape Plan I Parks Enlargement Totten Investments LLCM Placentia, CA r October 29, 2024 L-3
PODOCARPUSGRACILIOR
AFRICAN FERN PINE
LOPHOSTEMON CONFERTUS
BRISBANE BOX
PLANTUNUS ACERIFOLIA'BLOOOG00D
LONDON PLAIN TREE
OLEAEUROPEA
COMMON OLIVE
STREET TREE
TBD
LEGEND
2. 3.
4. 5.
6. 7.
8. 9.
10. 11.
LOUNGE SEATING
AREA
PICNIC PAVILION
ACTIVITY LAWN
CORN HOLE
PARKING
WALKWAY
ADA PARKING
ENHANCED UNIT
PAVERS
COMMUNITY BLOCK
WALL
PEDESTRIAN VINE
MAINTENANCE GATE
WITH PAD LOCK
VINE PLANTING ON
EXTERIOR WALL
SCALE 114
NORTH o 12 16
24. BOX MED
MULTI -TRUNK
UPRIGHT
4.CLR TRUNK
24. BOX MED
MULTI -TRUNK
UPRIGHT
4'CLR TRUNK
24. BOX MED
MULTI.TRUNK
UPRIGHT
15 GAL MED
COLUMNAR
36. BOX MED
STD. LOW BRANCH
4'CLR TRUNK
36" BOX MED
STB. LOW BRANCH
36. BOX MED
STD. LOW BRANCH
FEILD DUG LOW
MULT LARGE 1851%
36" BOX MED
360 LOW BRANCH
SM -P
PONT 01921529
1079
1 JEFFERSON I Preliminary Landscape Plan I Parks Enlargement Toffoli Investments LLC I Placentia, CA 1 October 29, 2024 LEGEND
1. ALLEY DRIVE
2. RESIDENCE
3. WALKWAY
4. ENHANCED UNIT PAVERS
5. DRIVEWAY
6. BUILDING ENTRY
7. LOUNGE SEATING &PICNIC
TABLE SEATING
8. COMMUNITY BLOCK WALL
9. CHILDREN'S PLAY AREA
10. ALLEY PICKLE BALL
L-4
TREE LEGEND
SYM BOTANICALICOMMON NAME
0 0
'A,
•
M
•
•
EB
NORTH 0 4
SIZE WUCOL QTY.
GINKGO BILOBA'PRINCETON SENTRY' 38' BOX MED
MAINDENHAIR TREE STD. LOW BRANCH
4'CLR TRUNK
LAGERSTROEMIA I.'PINK VELOUR
PINK CRAPE MYRTLE
LAGERSTROEMIIA I. 'EARLY BIRD L'
LAVENDER CRAPE MYRTLE
LAGERSTROEMIA I. RED ROCKET
i RED CRAPE MYRTLE
PRUNUS CAROLINIANA'COMPACTA'
CHERRY LAUREL
POOOCAAPUS GRACILIOR
AFRICAN FERN PINE
LOPHOSTEMONCONFERTUS
BRISBANE BOX
24. BOX MED
MULTI -TRUNK
UPRIGHT
4'CLR TRUNK
24' BOX MED
MULTITRUNK
UPRIGHT
4'CLR TRUNK
24' BOX MED
MULTI -TRUNK
UPRIGHT
15 GAL MED
COLUMNAR
36. BOX MED
STD. LOW BRANCH
AGER TRUNK
36- Box MED
STD. LOW BRANCH
PLANTUNUSACERIFOLIA'BLOODGOOD' 36' BOX MED
LONDON PLAIN TREE STD LOW BRANCH
OLEAEUROPEA
COMMON OLIVE
STREET TREE
TBD
SCALE: 1/4".
FEILD DUG LOW
MULTI LARGE 16016
36'80X MED
STD. LOW BRANCH
SM -P
11 ENVIRONMENTAL D 611
6 AEBA
r'
-III I
1 I
I I
—111I
LC_DL
P53
P54
PARKLETTE W/PICNIC TABLE OR BENCH
s�o
OJ
24 z
a I
I
I IIIIINII � \I�
L
I
L T
0 DO'
ALLEY PICKLEBALL
JEFFERSON I Preliminary Landscape Plan I Parks Enlargement Toffoli Investments RC' Placentia, CA 1 October 29, 2024
TREE LEGEND
SYM BOTANICAL/COMMON NAME
0 O
�,
SIZE WUCOL QTY.
GINKGO BILOBA'PRINCETON SENTRY' 36" BOX MED
MAINDENHAIR TREE STD. LOW BRANCH
O'CLR TRUNK
LAGERSTROEMIA I 'PINK VELOUR
PINK CRAPE MYRTLE
LAGERSTROEMILA I 'EARLY BIRD L.
LAVENDER CRAPE MYRTLE
LAGERSTROEMIA I RED ROCKET
RED CRAPE MYRTLE
24"BOX MED
MULTI -TRUNK
UPRIGHT
4'CLR TRUNK
24"BOX MED
MULTI -TRUNK
UPRIGHT
4'CLR TRUNK
24"BOX MED
MULT-TRUNK
UPRIGHT
EPRUNUS CAROLINIANA'COMPACTA' 15 GAL MED
,S,.Yy'� CHERRY LAUREL COLUMNAR
( 5 POFRICAN US CRACILIOR 36. BOX MED
(_'wN{' AFRICAN FERN PINE STD. LOW BRANCH
4' CIA TRUNK
W LOPHOSTEMON CONFERTUS
BRISBANE BOX
0 O
36. BOX MED
STD. LOW BRANCH
PLANTUNUSACERIFOLIABLOODGOOD 36"B0X MED
LONDON PLAIN TREE STD. LOW BRANCH
OLEAEUROPEA
COMMON OLIVE
FEILD DUG LOW
MULTI LARGE 18318'
STREET TREE 38. BOX MED
TBD STD. LOW BRANCH
L-5
LEGEND
1. DOG PARK WITH FENCE
ENCLOSURE AND DOUBLE
ENTRY EXIT GATE
2. DECOMPOSE GRANITE
3. BENCH SEATING
4. DECORATIVE BOULDERS
5. ENTRY MONUMENT
6. ALLEY PICKLE BALL
7. ALLEY DRIVE WITH
ENHANCED STAMPED
CONCRETE PAVING
8. RESIDENCE
9. MAIN ROAD DRIVE
10. PARKING
11. WALKWAY
12. ADA PARKING
13. DRIVEWAY
14. BUILDING ENTRY
15. COMMUNITY BLOCK WALL
16. PARKLETTE WITH PICNIC
TABLE OR BENCH SEATING
17. CALL BOX AND GUEST
DRIVE
® SCALE: 1/8".=
NORTH D 18 24
1081
VEHICULAR / PEDESTRIAN GATES
Material: Tubular Steel
Color: SW 6991 Black Magic
Source: www.sherwin-williams.com
COMMUNITY CMU WALL AND PILASTERS
Material: CMU BLOCK
Color: Sourdough MW Split Face
Source: www.orco.com
ENTRY/ MONUMENT WALL & PILASTER
Material: CMU BLOCK
Color/Finish: 6" Split Face Limestone - Crime
Source: www.coronado.com
ENTRY/ MONUMENT WALL & PILASTER
3" PRECAST CAP
Material: Concrete
Color/Finish: Cream - Sandwash
Source: www.valoriprecast.com
WALL AND FENCE LEGEND:
6'-0" HIGH SOLID MASONRY PERIMETER COMMUNITY WALL W/PRECISION CAP 2'-0" HIGH ENHANCED SOLID MASONRY SIGN MONUMENT WALL W/PRECAST CONCRETE CAP 6'-0" HIGH TUBULAR STEEL VIEW FENCE
6'-0" HIGH WELDED WIRE MESH DOG PARK FENCE
O 6'-0' HIGH WELDED WIRE MESH DOG PARK GATE
0 0
O
7 0
JEFFERSON I Preliminary Landscape Plan I Wall and Fence Plan Toffoli Investments LLC I Placentia, CA 1 October 29, 2024 5'-6" HIGH ENHANCED TUBULAR STEEL VEHICULAR
GATE WITH KNOX BOX
2'-6" TO 6'-0" HIGH SOLID ENHANCED MASONRY ENTRY PILASTERS W/ PRECAST CONCRETE CAP 6'-0" HIGH TUBULAR ENHANCED PEDESTRIAN TUBE STEEL GATE
5-0" HIGH SOLID ENHANCED MASONRY CALL BOX W/ PRECAST CONCRETE CAP 6'-6" HIGH SOLID MASONRY PILASTER W/ PRECISION CAP
6'-0' HIGH METAL SOLID GATE FOR MAINTENANCE OF WALL VINES L-6
® SCALE: 1"= 30'-0"
NORTH 0 30 80 90 120
SM -P
ENVIRONMENTAL DESIGN
VEHICULAR ENTRY GATE ELEVATION
SCALE I'
VEHICULAR / PEDESTRIAN GATES
Material: Tubular Steel
Color: SW 6991 Black Magic
Source: www.sherwin-williams.com
COMMUNITY CMU WALL AND PILASTERS
Material: CMU BLOCK
Color: Sourdough MW Split Face
Source: www.orco.com
ENTRY SIGN MONUMENT ELEVATION
SCALE: I. =1'-0"
LEGEND
1. % HIGH ENHANCED ENTRY SIGN MONUMENT WALL
2. % HIGH SOLID ENHANCED MASONRY ENTRY PILASTERS
3. GAT HIGH ENHANCED TUBULAR STEEL VEHICULAR GATE WITHKNO:
4. eV HIGH ENHANCED TUBULAR STEEL PEDESTRIAN GATE
ENTRY/ MONUMENT WALL & PILASTER
Material: CMU BLOCK
Color/Finish: 6" Split Face Limestone - Crime
Source: www.coronado.com
ENTRY/ MONUMENT WALL & PILASTER
3" PRECAST CAP
Material: Concrete
Color/Finish: Cream - Sandwash
Source: www.valoriprecast.com
11 PLN VIEW
SCALE 1?•1'%
E
ELEVATION VIEW 1(
SCALE: 12' =1'%
LEGEND
18 1. %HIGH ENHANCED SOLID MASONRY MONUMENT WALL W/3' VALORI SQUARE CAP
2. 2 HIGH PINNED METAL LETTERS
3. FINISH GRADE
4. VS' HIGH ENHANCED SOLID MASONRY MONUMENT PILASTER W/3' VALORI SQUARE CAP
5. CMU SRR FACE IN THE BACK OF THE WALL
8. PAINTED SMOOTH PLASTER FINISH
CONCRETE FOOTING
8. COMPACTED SUBGRADE
9. SIGN UP -LIGHT BY ELECTRICAL ENGINEER
JEFFERSON I Preliminary Landscape Details I Wall and Fence Details Toffoli Investments LLC I Placentia, CA I October 29, 2024 CL
SECn.N VIEW
SCALE 127=1'%
SECTION VIEW
SCALE. 12'=1'-07
t. ADJACENT STONE PILASTER
3. STEEL HEAVY DUTY SELF-CLOSING HINGES
3. CRT HICK STEEL SLIDE FRAME
4. 47.2" THICK STEEL BOTTOM FRAME AND TOP FRAME
5. HANDICAP ACCESSIBLE GATE HANDLE PULL, NO LOCK OR LATCH
MECHANISM, BOTH SIDES
1'X4' HORIZONTAL GATE SLATS
T. 2"X2" TUBULAR STEEL EMBEDDED POST
8. GATE POST ATTACHED AND IMBEDDED TO STONE CLAD PILASTER B. T WIDE ADA ACCESSIBLE SIDE ACCESS PANNEL
10. CONCRETE FOOTING
11. CONCRETE PAVING
61-0" HIGH ENHANCED TUBULAR STEEL
PEDESTRIAN GATE
SCALE: }" =
L-7
,N1ENTAL DESIGN
"r1170,1
1083
ELEVATION VIEW
SCALE: 12•=1'-0•
SECTION VIEW
SCALE: 12"=1,
LEGEND
2 CI. (003X16 CSOIOORED CMU SPLIT FACE BLOCK
WALL
3. FINISH GRADE
4. CONCRETE FOOTING
5. COMPACT SUBGRADE
6' HIGH SOLID MASONRY PERIMETER
COMMUNITY WALL
SCALE 3" =1-0"
ELEVATION VIEW
SCALE: t2•=1'-0'
PILASTER SECTION VIEW
SCALE: t2' '-0•
LEGEND
PRECISIONENHANCED CONCRETE PILASTER
2. D BLOCK MUST.
3. Fl BISHRGRADE4. C
FOOTINGETE 5. COMPACT SUBGRADE
ELEVATION VIEW
SCALE: 12•=t'4Y
155. 13 MASTS.
Odor
6'-6" HIGH SOLID MASONRY
COMMUNITY PILASTERS
SCALE: 3• =1'-0•
br
ELEVATION VIEW
SCALE lir-1,
PILASTER SECTION VIEW
SCALE:1/T 1
LEGEND
1 RECAST CONCRETE VALORI SQUARE
ITER CAP
HANGED CMU BLOCK PILASTER
FINISH GRADE
3. CONCRETE NG
4. COMPACT SUBGRACE
1 mLAaTFLutFn
BIZ ALL
6-6" HIGH SOLID ENHANCED MASONRY ENTRY
PILASTERS
SCALE: }" -1'-0•
-IIII III''
SECTION VIEW -�-.. ...... .: ..... ......
scuE:lrz•=T-0• III -III �� ��, SII -III -III -11'
LEGEND
I. STREET FINISH SLISSAGE C131.111.= GROWN,
3. MIDI WADE 3. CALL BOX SOBS SELECTED BY
OWNER. VERIFY CUTOUT
O. CONCRETE 5001154 DISIENSIOHS AND INSTALL PER
51. GM BLOCK MTS. 51,33311
60" HIGH SOLID ENHANCED MASONRY CALL BOX
SCALE: z" = 1'-0"
SECTION VIEW
SCALE: IIT =1'-0'
LEGEND
SO. X 16GA METAL POST
V FOLDS
3 - 6 GAUGE METAL POWDER COATED
MESH
4. FOOTING PER CML ENGINEER
5. COMPACTED SUBGRADE PER
GEOTHECNICAL ENGINEER
6. FINISH SURFACE
Geer SW 6991 015
61-0" HIGH WELDED WIRE MESH DOG PARK
FENCE
SCALE: i" = 1'-0"
JEFFERSON I Preliminary Landscape Details I Wall and Fence Details Toffoli Investments LLC I Placentia, CA I October 29, 2024
ELEVATION VIEW
SCALE: 3l4"=1'-0'
1.10(:_oo)
L Y
L_ _1 NOTES:
RNO R aleagr. REPORT FOR FOOTING, SIZE
WELDS TO BE CONTINUOUS AND GROUND
SMOOTH
-
EXPOSED SURFACES SHALL RECEIVE TWO (2)
ALL
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Placentia Planning Commission
AGENDA STAFF REPORT
TO: PLANNING COMMISSION
FROM: LESLEY WHITTAKER, ASSOCIATE PLANNER
DATE: NOVEMBER 12, 2024
SUBJECT: DEVELOPMENT PLAN REVIEW NO. DPR 2024-01, VESTING TENTATIVE TRACT MAP NO. VTTM 19300, AND USE PERMIT NO. UP 2024-07 FOR THE DEVELOPMENT OF AN APPROXIMATELY 4.98 -
GROSS ACRE SITE WITH 140 RESIDENTIAL TOWNHOME UNITS
LOCATED AT 440 N. JEFFERSON STREET (TOFFOLI INVESTMENTS)
RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1. Open Public Hearing, concerning Development Plan Review No. DPR 2024- 01, Vesting Tentative Tract Map No. VTTM 19300 and Use Permit No. UP 2024-07; and
2. Receive the Staff Report and consider all Public Testimony; and
3. Close the Public Hearing; and
4. Adopt Resolution No. PC -2024-15, a Resolution of the Planning Commission of the City of Placentia, approving Development Plan Review No. DPR 2024- 01 and Use Permit No. UP 2024-07 and making findings to permit the development of an approximately 4.98 gross acre lot for the construction of 20, three-story, multi -family buildings consisting of 140 for -sale residential townhome units and associated hardscape and landscape improvements within the High Density Residential (R-3) Zoning District on property located at 440 N. Jefferson Street and making findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR § 15332 (Class 32 — In -Fill Development Projects) and the City of Placentia Environmental Guidelines.
5. Adopt Resolution No. PC -2024-16, a Resolution of the Planning Commission of the City of Placentia, recommending to the City Council of the City of Placentia approval Vesting Tentative Tract Map No. VTTM 19300 for the subdivision of four parcels into three parcels and a lettered lot and also for the purpose of residential townhome condominium subdivision concurrent with DPR No. 2024-01 and UP No. 2024-07 subject to the Conditions of Approval 1086
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and Standard Development Requirements; and making findings that the project is categorically exempt pursuant to the California Environmental Quality Act (CEQA) set forth in Title 14 CCR § 15332 (Class 32 — In -Fill Development Projects) and the City of Placentia Environmental Guidelines.
PROJECT DESCRIPTION
The applicant, Toffoli Investments, requests approval of a Development Plan Review, Vesting Tentative Tract Map, and Use Permit to develop a partially improved 4.98 -gross acre lot for the construction of 20, three-story, multi -family buildings consisting of 140 for - sale residential townhome units and associated hardscape and landscaping improvements that will be utilized for a private internal street system, outdoor parking, and pedestrian walkways, including landscaping for the property perimeter and passive and non -passive open space areas. The site consists of 4.98 gross acres within property boundaries, and a 0.186 -acre portion of a remainder lot that extends 124.7 -feet eastwardly with an irrevocable easement. The property is bordered by a 100 -foot wide Burlington Northern and Santa Fe Railway (BNSF) right-of-way to the north, 70 -foot wide Atwood Channel to the south, and Jefferson Street on the west, and a multifamily development to the east. Access to the site will be provided from Jefferson Street by a right -turn in and out only driveway.
The 140 units will be located within 20 separate three-story buildings. 12 of the buildings will be located on the northern side of a central roadway, and eight buildings on the southern side. Two of the twenty buildings, which are located at the front of the project on the westerly side, will be designed as traditional townhomes where each unit has a side- by-side attachment (Metro Towns). The other 18 buildings will be townhomes however will have both a side-by-side attachment and rear attachment to each unit (Back -to -Back Towns). The proposed development will have a residential density of 29.2 units acre, in compliance with R-3 standards (30 units/acre maximum).
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Three floor plans are proposed which are noted on the development plans as Plan 1, Plan 2, and Plan 3. The plan types will measure between 775 square feet and 1,361 square feet in overall floor area and contain an attached one or two -car garage per unit. Each unit will have either one bedroom and 2 baths (Plan 1), two bedrooms and 3 baths (Plans 1087
Planning Commission — Toffoli Investments
November 12, 2024
2), or three bedrooms and 3 baths (Plans 3). A break down of the unit mix is located below:
Unit Type Bedroom Bathroom Unit Size Qty.
Plan 1
Plan 2
Plan 3
1 2
3 2 775-815 s.f.
3 1,312-1320 s.f.
3 1,340-1,361 s.f.
22 42
76 Each building will be three stories with an overall building height of approximately 35 feet, with certain allowable architectural projections of the building exceeding the maximum height limit to assist with greater roof articulation. A total of 322 parking spaces will be provided, comprised of 258 garage spaces (22 one -car garages and 118 two -car garages) and 64 guest parking spaces with four accessible (ADA) parking spaces throughout the site.
Vehicular access to the project will be provided by a 28 -foot -wide thoroughfare connection from Jefferson Street, with pedestrian access provided north of the main entry drive aisle.
Access into the development will be controlled by both a 25 -foot -wide security gate and pedestrian security gate. A bypass lane equipped with both a knox box and call box will be provided for either emergency vehicles or guests attempting to gain entry into the development. A system of internal drive aisles will provide direct access to each individual garage. Decorative landscaping will be provided throughout the site and within the parking areas.
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Four open space areas will be provided which will include both passive and non -passive open space. The passive areas will feature seating areas. The nonpassive areas will feature a tot lot, corn hole game, and a dog park. In addition to these open spaces, there will be three alleyways within the development that will be painted for pickleball courts, which will offer additional recreational areas for residents.
PROJECT CHARACTERISTICS
Applicable Code Section — Placentia Municipal Code
The project is currently located within the High Density Residential (R-3) Zoning District The development is required to comply with the development standards and use requirements set forth in the Placentia Municipal Code (PMC) for projects located within the R-3 Zoning District. Pursuant to PMC Section 23.75.010(a), construction of new buildings shall require a DPR to be reviewed and approved at a noticed public hearing before the Planning Commission. A VTTM, shall comply with PMC Section 23.74. 1090
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Subiect Site and Surrounding Land Uses
The table below illustrates the site and surrounding existing land uses, General Plan Land Use designation and zoning:
Location
Existing
Proposed
North
South (across
the Atwood
Flood Control
Channel)
East
West (across
Jefferson St.)
Existing Land Use
Partially Improved
Industrial Land with
limited oil operations.
Attached, Single -
Family Residential
Townhomes
BNSF Railway
Manufacturing
Warehouses
Land Use Element
General Plan
Designation
High Density
Residential
High Density
Residential
Railroad
Manufacturing
(PMD)
Attached, Single -
Family Residential High Density
Townhomes Residential
(Hudson)
City of Anaheim
Former Junkyard (Industrial)
ZONING COMPLIANCE ANALYSIS
Site Development Standards
Zoning Map
Designation
R-3
R-3
Not Specified
M (PMD)
R-3
City of Anaheim
The project is located within the R-3 Zoning District. The townhome development is permitted with a DPR subject to review and approval by the Planning Commission. In accordance with PMC Section 23.21.030, proposed residential condominium or townhome developments within the R-3 Zoning District require the approval of a Use Permit (UP) by the Planning, therefore the UP will be required to permit the sale of the townhomes as condominiums.
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The proposed development and use comply with the proposed base zoning district in terms of the maximum height limit, minimum setbacks, maximum lot coverage and maximum density requirements. There are no foreseeable impacts to any nearby sensitive land use receptors because the project will be residential in nature and will provide adequate buffers along the periphery of the site.
The parking requirement for R-3 Zoning is two spaces per dwelling plus an additional fifteen (15) percent of said total for guest parking. With 140 residential units proposed, the parking requirement will be 280 parking spaces, plus 42 for guest parking. The total parking requirement for the proposed project is 322 spaces, with four of those spaces being ADA accessible.
The following matrix provides a summary of the development's compliance with the identified development standards:
STANDARD PROJECT
Height
35 ft. max.
Setbacks
Front Yard Setback — 15 ft. min.
Interior Side Yard Setback — 5 ft. min.
Rear Yard Setback - 10 ft. min.
Building Separation
20 ft. min.
Lot Coverage
60% max. (125,741 sq. ft.)
Parking
Two spaces per dwelling: 280 spaces min.
Additional 15% min. of total parking
required for guest parking: 42 spaces min.
Total Parking Required: 322 spaces min.
30 ft. — top plate of 3rd floor
35'2" ft. — top of roof
(PMC Section 23.81.090 allows buildings
to exceed the height limit for roof
elements)
Front: 15 ft. (Jefferson Street)
South Side Yard: 5 ft.
North Side Yard: 12 ft.
East Rear Yard: +148 ft.
20-25 ft.
38.5% (80,540 sq. ft.)
280 spaces
42 spaces
322 spaces
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Lot Area and Dimensions
Minimum Lot Area: 8,000 sq. ft.
Minimum Lot Width: 80 linear ft.
Lot Area: 215,622 sq. ft. (4.95 gross acres)
Approx. 160 linear ft. at the western
entrance.
Other Departments Concerns and Requirements
The Divisions of Planning and Building, Public Works Department, Traffic Division, Police Department, and Fire and Life Safety Department have reviewed the application and submitted comments but had no major concerns with the proposal. The project was routed to Southern California Edison, Golden State Water District, Orange County Sanitation District, Republic Services, and the City of Anaheim. All applicable code requirements and conditions of approval have been incorporated into draft resolutions for consideration and recommendation by the Planning Commission to the City Council for DPR 2024-01, VTTM 19300 and UP 2024-07.
Planning, Community, Economic Development, and Housing Ad Hoc Committee All major development projects within the City of Placentia require review by the Planning, Community, Economic Development, and Housing Ad Hoc Committee. The current applicant, Toffoli Investments, had their proposed development project reviewed by the Ad Hoc Committee on October 23, 2024. The following direction was received to forgo a general requirement of subdivisions, per PMC 22.48.010, which requires all existing utility lines to be placed underground. In the meeting, Committee Members, as well as the Director of Public Works cited that removing the guy wires and utility lines from the pole on the north and south corners of the Jefferson frontage will lead to four new guy wires to be installed in a diagonal position from the poles and into the pedestrian walkway.
Placentia Municipal Code Ch. 22.48.010 (3) states that "After review by the Planning Commission, upon making the finding that conditions exist which make the immediate underground placement of utilities unreasonable or impractical, the City Council may waive the requirement for immediate undergrounding, if security for the undergrounding to be done at a future date to be determined by the city, is provided, in a form acceptable to the city." The Committee unanimously directed staff to recommend waiving the undergrounding of the existing utility lines due to the following findings:
1. The project location has geographical constraints in terms of the railway on the northern boundary, the flood channel on the southern boundary, and the City of Anaheim on the western boundary. If the proposed project were to be required to 1093
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underground the existing utility lines along the frontage of Jefferson, the chances of the remainder of above ground lines being undergrounded is unlikely to occur.
Undergrounding utilities under railways or the flood channel is an extensive process, which isn't typically a priority for railways or flood control districts. The undergrounding of power lines across Jefferson Street, would require collaboration with the City of Anaheim, since those poles are located in their jurisdiction.
Therefore, requiring this isolated property to underground lines along the Jefferson frontage does not accomplish the intent of the condition. Moreover, even if the lines were placed underground, the city cannot require removal of the poles.
2. The addition of down guy wires anchored to the sidewalk would cause more obstruction to pedestrians, then leaving the existing overhead wires in place. With the addition of 140 residential homes, emphasis is placed on the walkability and pedestrian access to and from the development, and the undergrounding of the lines would cause a more negative impact than leaving them in place. Down guy wires block pedestrian pathways and create hazards for pedestrians or any person traveling along the sidewalk. Many times, down guy wire covers break and fall off, which constitutes more of a hazard, because the wires are not very visible especially during evening hours.
3. If the applicant were to underground lines, there would still be transmission lines that could not be removed on the west side of Jefferson. The transmission and distribution lines run north and south on Jefferson, as well as connecting east and west on Orangethorpe Avenue. The requirement to underground lines would include the removal of five lines, including Edison transmission guy wires and CATV and TELE lines, but with the removal of these lines, the necessary installation of four new Edison guy wires would be needed on each pole. Resulting from this would be the removal of only 1 line, including wires.
4. The undergrounding of existing lines would result in more of a negative visual impact then leaving the lines as they are currently. The addition of diagonal down guy wires, which would be necessary to anchor the lines that would still be attached above ground to the northern pole, which would continue to run northerly, and the lines that would remain on the southern pole and run southerly, would impact the frontage of the development in terms of being visually aesthetic.
In addition to the above direction, the Committee expressed concerns regarding graffiti along the periphery walls, as well as the height of walls. Staff has conditioned the proposed development to plant vines that will mature to grow over periphery walls, therefore limiting access. The Committee also discussed the importance of including large box trees in the landscaping plan, which will be verified during plan check. The Committee also expressed concern about whether the six-foot periphery wall on the northern boundary would provide enough privacy and sound protection for future residents. Staff has conditioned the project to have the Applicant provide an acoustical analysis of an appropriate wall height for suitable noise levels for the residential development. 1094
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ISSUES ANALYSIS:
Consistency with the General Plan
The General Plan features policies that promotes the reinvestment of underutilized properties while being sensitive to the suburban atmosphere and requires new developments to provide adequate improvements and pay impact fees to offset the demand costs on city services and facilities. The proposed development and subdivision is consistent with the following Land Use Element and Housing Element policies and goals of the General Plan:
Land Use Element
Policy 1.2 — Allow for a variety of residential infill opportunities including single family, multi -family, mixed-use, manufactured housing and mobile homes, in designated areas to satisfy regional housing needs.
Policy 2.6 — Require new multifamily development to provide adequate buffers (such as decorative walls and landscaped setbacks) along boundaries with single-family residential uses to reduce impacts on residences due to noise, traffic, parking, light and glare, and differences in scale; to ensure privacy; and to provide visual compatibility.
Policy 5.1— Encourage development projects to utilize high quality design for architecture and site planning through the City's design review process. Create Design Guidelines for focused areas and for development Citywide.
Policy 5.8 — Improve the quality of Placentia's multi -family neighborhoods through a) improved buffers between multi -family residences, and commercial, and business park uses; b) provision of usable private and common open space in new multi -family projects; c) increased code enforcement; and d) improved site, building, and landscape design.
Housing Element
Goal 1— Develop and maintain an adequate supply of housing that varies sufficiently in cost, size, type, and tenure to meet the economic and social needs of existing and future residents within the constraints of available land.
Land Use Compatibility
The project will be compatible with the surrounding area as the development will utilize a former oil extraction site with the development of 20, three-story, multi -family buildings 1095
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consisting of 140 for -sale residential town home units. The development will be located on a property that has been utilized for the production of oil but rezoned for high density residential. The development will complement the multiple residential communities currently in construction in the area. Based upon the use, overall site layout, and building design, the proposed development is not anticipated to result in any significantly adverse impacts to the surrounding area.
Architecture
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The proposed project will include 20 buildings, that consist of 140 total units. There are three floor plans proposed (Plan 1, Plan 2, and Plan 3). The development will be designed in Rowhouse architectural style, with large vertical elements, high pitched gables, and a mix of building textures. Rowhouse details often include decorative stone elements, which reflect the architectural styles of the Rowhouse era (Georgian, Federal, or Victorian).
This development will incorporate large vertical stone columns that draw the eye up to the base of the steeply pitched roofline. The architecture of this proposed development will be completely unique, offering a different feel from the townhome development directly to the east, which has a different architectural style. The Rowhouse style gives a somewhat east coast feel, but with a warm California color palette. Instead of doorstep stoops—typical of a Rowhouse—these buildings will have inset balconies, which break up the vertical mass. The incorporation of different building materials, like siding and stone, visually minimizes the size/volume of the building. The project employs four-sided architecture by using the same material on all four sides of a structure so that, no matter what vantage point it is viewed from, the design is never interrupted, and all the parts are perceived as part of a unified whole.
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