Placentia City Council
April 21, 2026

3;kc,25,Eggolk
Agenda Item No: 1.g

PLACENTIA CITY COUNCIL AGENDA REPORT
Meeting Date: April 21, 2026
Submitted by: Andrew Gonzales
From: Development Services
Subject:

CONSIDERATION OF VESTING TENTATIVE TRACT MAP NO. 19467 FOR THE SUBDIVISION OF A 2.72 -ACRE PROPERTY TO CREATE 75 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS, LOCATED AT 777 W.

ORANGETHORPE AVENUE AND 776 S. PLACENTIA AVENUE (APN 339-112-27) Financial Impact:

Fiscal Impact:
$1,657,634 Development Impact Fees
Summary:

Placentia Municipal Code (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 the Planning Commission to recommend approval, conditional approval, or denial of a subdivision map to the City Council.

At its meeting held on March 10, 2026, the Planning Commission voted 4-1-1 (Navarro, no; Rocke, absent) to recommend approval of Vesting Tentative Tract Map No. VTTM 19467 to the City Council. At the same meeting, the Planning Commission also reviewed and approved Development Plan Review No. DPR 2025-03 to permit the development of eleven (11) three- story, townhome-style buildings consisting of 75 residential condominium units, including five (5) live -work units, on a previously developed 2.72 -acre site located at 776 S. Placentia Avenue and 777 W. Orangethorpe Avenue.

In accordance with PMC Section 23.75.010(A), DPR 2025-03 does not require City Council approval and is therefore not part of the City Council's consideration. However, pursuant to PMC Section 22.72.070, City Council approval is required for Tentative Tract Maps, including those Vesting Maps.

Recommendation:

Recommended Action: It is recommended that the City Council:

1. Find that Vesting Tentative Tract Map No. VTTM 19467 is statutorily exempt from the California Environmental Quality Act (CEQA) pursuant to Public Resources Code Section 21080.66 (AB 130 — Infill Housing Development Projects); and

2. Adopt Resolution No. R-2026-17, A Resolution of the City Council of the City Of Placentia, California, adopting the California Environmental Quality Act ("CEQA") Statutory Exemption, California Public Resources Code § 21080.66 (Ab 130 — Infill 1 Housing Development Projects), and approving Vesting Tentative Tract Map No. VTTM 19467 for the subdivision of the subject property for the purpose of creating 75 residential condominium units on a 2.72 -acre previously developed site, on property located at 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue (APN 339-112- 27).

Strategic Plan Statement:

This item is consistent with the City Council's adopted Strategic Goal No. 1 (Fiscal Sustainability), Goal No. 3 (Infrastructure, Facilities & Public Spaces), and Goal No. 4 (Economic Development).

The proposed redevelopment of a long -vacant automobile dealership site with new residential townhome and live -work units represents reinvestment in an underutilized commercial corridor property. The project introduces new housing opportunities, private capital improvements, and long-term property value stabilization along the Placentia Avenue and Orangethorpe Avenue intersection. Redevelopment of the site will generate ongoing property tax revenue, increase assessed valuation and contribute to the City's overall fiscal stability.

Additionally, the project replaces an aging, vacant commercial structure with new residential buildings, landscaped open space, pedestrian paseos, and enhanced site improvements.

These physical upgrades support the City's broader objective of maintaining attractive, well- appointed development along major corridors.

The inclusion of live -work condominium units oriented toward Orangethorpe Avenue further contributes to corridor activation and supports small-scale entrepreneurial activity, aligning with the City's goal of fostering a vibrant and economically active community.

Discussion:

Subject Site and Surrounding Land Uses
The subject property is located at the northeast corner of S. Placentia Avenue and W.

Orangethorpe Avenue and is currently developed with a vacant automobile dealership building and associated surface parking areas. The site has remained vacant since 2018 and is situated within an established urban corridor characterized by a mix of commercial, industrial, office, and residential land uses. Surrounding uses include commercial and service-oriented uses to the south, industrial and office uses to the east and north, and additional industrial and commercial uses within the City of Fullerton to the west. The proposed project involves the redevelopment of the site with a 75 -unit residential townhome condominium development, including five (5) live -work units, which is consistent with the evolving land use pattern of the surrounding area.

Applicable Code Sections — Placentia Municipal Code
Pursuant to PMC Section 22.72.002, a Tentative Tract Map is required for subdivisions consisting of five (5) or more parcels. PMC Section 22.72.060(c) requires the Planning Commission to review such applications at a noticed public hearing and provide a recommendation to the City Council. In accordance with PMC Section 22.72.070, final approval authority for Tentative Tract Maps rests with the City Council. Accordingly, Vesting Tentative Tract Map No. 19467 is before the City Council for consideration following a recommendation of approval by the Planning Commission.

Subdivision (VTTM) Analysis
2 The proposed Vesting Tentative Tract Map No. 19467 establishes a condominium subdivision for the purpose of creating 75 residential ownership units. The subdivision is structured as a single underlying parcel with individual airspace condominium units and associated common areas, including private streets, open space areas, and shared infrastructure. The proposed map does not alter the exterior boundary of the property or create separate fee -simple lots; rather, it establishes a legal framework for individual ownership of residential units within a common interest development. The subdivision is consistent with the requirements of Title 22 of the Placentia Municipal Code and is compatible with the proposed residential development approved under Development Plan Review No. DPR 2025-03.

Zoning and Specific Plan Consistency
The project site is located within Specific Plan No. 5 (SP -5), which establishes permitted land uses and development standards for the property. The proposed residential townhome development is consistent with the applicable SP -5 standards, including density, building height, setbacks, and parking requirements. The project provides a density of approximately

27.6 dwelling units per acre, which falls within the permitted range of 15 to 95 dwelling units per acre established under Zoning Code Amendment No. 2024-01. The proposed building height, site layout, and development intensity comply with the applicable provisions of SP -5 and the Placentia Municipal Code. No General Plan Amendment or Specific Plan Amendment is required for the proposed development.

General Plan Consistency
The proposed project is consistent with the goals and policies of the City's General Plan, including the Land Use, Housing, Mobility, and Economic Development Elements. The project redevelops a previously developed and underutilized site with a residential townhome community that provides ownership housing opportunities, including multiple two and three- bedroom units suitable for larger households. The development supports infill development objectives, promotes efficient use of existing infrastructure, and contributes to the City's overall housing supply. Additionally, the inclusion of live -work units supports small-scale economic activity along a major corridor.

Planning Commission Action
At its meeting held on March 10, 2026, the Planning Commission considered Development Plan Review No. DPR 2025-03 and Vesting Tentative Tract Map No. 19467. Following consideration of the staff report and public testimony, the Planning Commission adopted Resolution No. PC -2026-04 approving DPR 2025-03 and adopted Resolution No. PC -2026-05 recommending that the City Council approve Vesting Tentative Tract Map No. 19467. The Planning Commission voted to recommend approval of the VTTM was 4-1-1 (Navarro, no; Rocke, absent).

Environmental Determination
The proposed project qualifies for a Statutory Exemption from the California Environmental Quality Act (CEQA) pursuant to California Public Resources Code Section 21080.66 (Assembly Bill 130 — Infill Housing Development Projects). The project is located on a previously developed site within an urbanized area and meets all applicable criteria for the exemption. Accordingly, no further environmental review is required.

Conclusion
The proposed subdivision was reviewed by the Planning Division, Building & Safety Division, Public Works Department, Police Department, and Fire and Life Safety Department. Based on 3 this review, recommended conditions of approval and standard development requirements have been incorporated into the draft resolution for City Council consideration. These conditions are intended to ensure compliance with applicable municipal regulations and to address site design, infrastructure, and operational considerations associated with the development. It should be noted that the Planning Commission adopted Resolution No. PC - 2026 -04 related to Development Plan Review No. DPR 2025-03 on March 10, 2026. This Resolution also includes conditions of approval to ensure compliance with applicable municipal regulations and to further address site design, infrastructure, and operational considerations associated with the development.

Attachments

1._Resolution R-2026-17_VTTM_19467.docx

2. PC Resolution No. 2026-04.pdf

3. VTTM 19467 Subdivision Map & Project Plans.pdf

4. PC Staff Report 777 Placentia TH.pdf
4 RESOLUTION NO. R-2026-17

A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PLACENTIA,

CALIFORNIA, ADOPTING THE CALIFORNIA ENVIRONMENTAL
QUALITY ACT ("CEQA") STATUTORY EXEMPTION, CALIFORNIA
PUBLIC RESOURCES CODE § 21080.66 (AB 130 — INFILL HOUSING

DEVELOPMENT PROJECTS), AND APPROVING VESTING TENTATIVE
TRACT MAP NO. VTTM 19467 FOR THE SUBDIVISION OF THE
SUBJECT PROPERTY FOR THE PURPOSE OF CREATING 75
RESIDENTIAL CONDOMINIUM UNITS ON A 2.72 -ACRE PREVIOUSLY DEVELOPED SITE, ON PROPERTY LOCATED AT 777 W.

ORANGETHORPE AVENUE AND 776 S. PLACENTIA AVENUE (APN
339-112-27)
A. Recitals.

WHEREAS, On March 10, 2026, 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 19467 for the property located at 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue; and
WHEREAS, The Planning Commission heard testimony, received a report and other relevant information from City staff and members of the public including Gilad Ganish, representing Orangethorpe Investments Partners, LLC ("Applicant" hereinafter), regarding a Vesting Tentative Tract Map application; and 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 project will not be: (1) detrimental to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or (2) injurious to the property or improvements within the neighborhood or within the city. Subject to compliance with the Resolution No. R-2026-17

5 attached Conditions of Approval set forth in Attachment "A" of this Resolution and by this reference incorporated herein and Standard Development Requirements, the project complies with all applicable code requirements and development standards of Specific Plan No. 5 (SP -5) for Parcel No. 9 and Title 22, and with other applicable regulations of the Placentia Municipal Code (PMC); and,
b. The proposed use is consistent with the City's General Plan.

The General Plan Land Use designation for the subject site is "Specific Plan", and the proposed use does not involve any change in the land use of the subject site. The proposed project involves the development of the 75 -unit residential condominium townhomes, including five live -work units; and,
c. The proposed project as presented in the staff report and accompanying plans complies with all requirements of Chapter 23.105, Specific Plan 5, of the PMC. City Staff carefully examined the proposed development against the applicable development regulations prescribed in Title 23 (Zoning Ordinance) and determined it to be in substantial compliance. The proposed Development approval includes Conditions of Approval and Standard Development Requirements to ensure full compliance with applicable code requirements; and,
d. Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions are made part of this development approval. Attachment "A" contain Conditions of Approval and Standard Development requirements specific to this development application in order to provide assurances that the proposed construction of the residential development project and; and related on and off-site improvements are in compliance with applicable requirements of the PMC, and,
e. That the proposed map is consistent with the General Plan.

The proposed Vesting Tentative Tract Map is to support the construction of 75 -unit residential condominium townhomes, including five live -work units on the site. The proposed residential development is consistent with all policies, programs, and goals of the General Plan; and,
f. That the site is physically suitable for the type of development.

The subject site is a 2.72 -acre parcel, which has been designed to accommodate the development, as well as sufficient parking and landscaping. Based on this, the subject site is adequate to accommodate the proposed townhome residential condominium project with live -work units; and,
g. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow the formation and subdivision of 75 residential condominium townhome units, which includes five live -work units, within the City of Placentia that will accommodate 11 residential townhome style buildings; and,
Resolution No. R-2026-17

6 h. That the design of the subdivision or the type of improvements will not conflict with easements 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 records search was completed. Additionally, the applicant submitted property documentation verifying all easements and encumbrances affecting the property as part of the application materials. Although easements have been identified, they are primarily for utility access purposes, and most will be protected in place and will not be altered by construction of the project; and,
i. That the design of the subdivision or the proposed
improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is a previously developed car dealership property containing old and poorly maintained buildings, along with limited vegetation. There are no known areas on or adjacent to the site that support wildlife or sensitive habitat, including special -status species; and, j. The intent of the SP -5 zoning district is to provide sites for uses that, through their respective characteristics, serve and cater to the broader community. The proposed project will be integrated into an existing developed area containing a diverse mix of commercial, quasi -residential uses such as hotels, and light industrial uses. The applicant has designed the residential development in a manner that advances the goals and policies of the General Plan and Zoning Code while avoiding significant impacts to adjacent properties through thoughtful site planning, appropriate building placement, and quality architectural design. Furthermore, the proposed project will enhance the surrounding streetscape through the incorporation of trees located behind the sidewalk within private landscaping areas, decorative ground -level landscaping, and articulated building elevations, thereby creating a visually appealing environment for motorists, pedestrians, and residents traveling along both Placentia Avenue and Orangethorpe Avenue; and,
k. The proposed development's site plan and its design features, including architecture and landscaping, are consistent with the General Plan, and will integrate harmoniously with and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City; and, Section 3. The City Council of the City of Placentia finds that VTTM 19467 is statutorily exempt from the California Environmental Quality Act ("CEQA"), Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects) as the project qualifies as a residential infill development located on an urbanized and previously developed site that is less than 20 acres in size, is consistent with the applicable General Plan and zoning designation, and does not contain any environmentally sensitive habitat areas; and,
a. The City Council finds and determines that, based upon the findings set forth above and below, and changes and alterations which have been Resolution No. R-2026-17

7 incorporated into and conditioned upon the proposed project, no significant adverse environmental effects will occur; and
b. 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 No. VTTM 19467, 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.

APPROVED and ADOPTED this 21st day of April 2026.

Chad P. Wanke, 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 21St day of April 2026, by the following vote:

AYES: COUNCILMEMBERS:

NOES: COUNCILMEMBERS:

ABSENT: COUNCILMEMBERS:

ABSTAIN: COUNCILMEMBERS:

Robert S. McKinnell, City Clerk
APPROVED AS TO FORM:

Christian L. Bettenhausen, City Attorney
Attachment A: Special Conditions of Approval for Vesting Tentative Tract Map No. VTTM 19467 at 777 W. Orangethorpe Avenue & 776 S. Placentia Avenue (APN 339-112-27) Resolution No. R-2026-17

8 Attachment "A"
Special Conditions of Approval for
Vesting Tentative Tract Map No. VTTM 19467
777 W. Orangethorpe Avenue & 776 S. Placentia Avenue
(APN 339-112-27)

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 VTTM 19467 and the final map is contingent upon City Council Approval.

4. VTTM 19467 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.

Resolution No. R-2026-17

9 6. VTTM 19467 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 19467 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 19467 shall be deemed null and void.

10. Comply with all applicable conditions of approval of DPR 2025-03.

PUBLIC WORKS — ENGINEERING DIVISION:

11. Provide Signature block for City Engineer: License Number: C82756.

Final Map

12. Prior to recording the final map, the public improvement plans as required shall be signed by the City Engineer.

13. Provide a Bond Estimate for all improvements. Performance and Labor/Material bonds shall be processed as a part of the subdivision improvement agreement.

14. The subdivision improvement agreement must be processed before Final Map recordation in accordance with the Subdivision Map Act (Government Code Sections 66499).

Resolution No. R-2026-17

10 RESOLUTION NO. PC -2026-04

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF PLACENTIA, CALIFORNIA, ADOPTING THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")

STATUTORY EXEMPTION, CALIFORNIA PUBLIC
RESOURCES CODE § 21080.66 (AB 130 — INFILL HOUSING

DEVELOPMENT PROJECTS), AND ADOPTING
DEVELOPMENT PLAN REVIEW NO. DPR 2025-03 FOR
DEVELOPMENT OF 11 THREE-STORY, TOWNHOME-STYLE
BUILDINGS CONSISTING OF 75 RESIDENTIAL

CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS,
ON A 2.72 -ACRE PREVIOUSLY DEVELOPED SITE,
LOCATED AT 777 W. ORANGETHORPE AVENUE AND 776 S.

PLACENTIA AVENUE (APN 339-112-27).

A. Recitals.

WHEREAS, Gilad Ganish, representing Orangethorpe Investment Partners, LLC, ("Applicant" hereinafter), regarding real property located 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue (Attachment "A"), filed an application for approval of Development Plan Review No. DPR 2025-03, as described in the title of this Resolution.

Hereinafter, in this Resolution, the subject Development Plan Review request is referred to as the "Application"; and
WHEREAS, on March 10, 2026, the Planning Commission of the City of Placentia conducted, and concluded, a duly noticed public hearing, as required by law, and received a staff report and other relevant information from City staff and members of the public regarding the 75 -unit residential condominium townhome development with five live -work units, for the Development Plan Review Application; and WHEREAS, the Planning Commission heard testimony, received a report and other relevant information from City staff and members of the public regarding DPR 2025- 03 and VTTM 19467; and
WHEREAS, the Planning Commission finds that upon the date DPR 2025-03 is approved and in effect, previously approved Development Plan Review No. DPR 2021- 02 is hereby rescinded and null and void, and DPR 2025-03 is the only valid Development Plan Review entitlement related to the subject property; and.

WHEREAS, after careful consideration of all pertinent testimony and the staff report offered in the case, the Planning Commission voted to approve the "Application"; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

NOW, THEREFORE, it is hereby found, determined and resolved by the Planning Commission of the City of Placentia as follows:
11 Section 1. Development Plan Review. The Planning Commission approves Development Plan Review No. DPR 2025-03, as modified herein, and specifically subject to the conditions set forth in Attachment "A" of this Resolution and by this reference incorporated herein. The development, as modified by the attached Conditions of Approval and Standard Development Requirements (Attachment "A"), meets the overall requirements of PMC Chapter 23.105 of the Zoning Code (SP -5 Development Standards) and PMC Chapter 23.75 (Development Plan Review). As such, the Planning Commission finds as follows:
a. The project meets or exceeds the criteria established in PMC Chapter 23.105 and Section 23.75.020. Specifically, it adheres to the minimum setbacks, parking requirements, maximum building height, and minimum and maximum density development standards. The size, scale, and site layout ensures that the project not only complies with but surpasses the established development standards by providing a well -integrated and sustainable development that meets the needs of the community.; and,
b. Conditions of Approval have been prepared as necessary to prevent: (A) detriment to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or (B) injurious to the property or improvements within the neighborhood or within the city; and,
c. The proposed development will be consistent with the latest adopted General Plan Land Use designation of the project area of "Specific Plan" and the Parcel No. 9 allowable land uses of SP -5; and,
d. Conditions necessary to secure the purposes of Section 23.75.020, including guarantees and evidence of compliance with conditions, are made part of the development approval.

Section 2. Based upon the environmental review of the project, the Planning Commission finds that DPR 2025-03 is statutorily exempt from the California Environmental Quality Act ("CEQA"), Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects) as the project qualifies as a residential infill development located on an urbanized and previously developed site that is less than 20 acres in size, is consistent with the applicable General Plan and zoning designation, and does not contain any environmentally sensitive habitat areas.

Section 3. If any section, subsection, sentence, clause, or phrase of this resolution and/or the documents in support of this resolution is/are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this resolution.

Section 4. The Planning Commission hereby directs that, upon approval of DPR 2025-03, that a Notice of Exemption shall be filed with the Orange County Clerk/Recorder.

Resolution No. PC -2026-04

12 Section 5. Based upon the findings and conclusions set forth herein, the Planning Commission hereby approves Development Plan Review No. DPR 2025-03 as modified herein, and specifically subject to the conditions set forth in Attachment "A" attached hereto and by this reference incorporated herein.

Section 6. Upon the date DPR 2025-03 is approved and in effect, previously approved Development Plan Review No. DPR 2021-02 is hereby rescinded and null and void, and DPR 2025-03 is the only valid Development Plan Review entitlement related to the subject property.

Section 7. The Secretary to the Planning Commission shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by certified mail, to the applicant at the address of record set forth in the Application.

ADOPTED AND APPROVED THIS 10TH DAY OF MARCH 2026.

FRANK PEREZ, CHAIR
I, Joseph M. Lambert, Secretary to the Planning Commission of the City of Placentia, do hereby certify that the foregoing Resolution was introduced at a meeting of the Planning Commission of the City of Placentia held on the 10th day of March 2026, and was passed at the meeting of the Planning Commission of the City of Placentia held on the 10th day of March 2026, by the following vote:

AYES: COMMISSIONER MEMBERS: SMITH, GUERRERO, EVANS, PEREZ NOES: COMMISSIONER MEMBERS: NAVARRO
ABSENT: COMMISSIONER MEMBERS: ROCKE
ABSTAINED: COMMISSIONER MEMBERS: NONE
ATTEST:

JOSEPH M. LAMBERT, SECRETARY TO THE PLANNING COMMISSION Resolution No. PC -2026-04

13 APPROVED AS TO FORM:

CITY ATTORNEY
Attachment A: Conditions of Approval for Development Plan Review No. DPR 2025- 03 Resolution No. PC -2026-04

14 Attachment "A"
Special Conditions of Approval and Standard Development Requirements for Development Plan Review No. DPR 2025-03
777 W. Orangethorpe Avenue & 776 S. Placentia Avenue
(APN 339-112-27)

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 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. Development Plan Review No. DPR 2025-03 is valid for a period of twenty-four (24) months from the date of final determination, unless extended pursuant to Placentia Municipal Code (PMC) Section 23.75.080. If the development of the site and/or use approved by this action is not established by obtaining Building Permits within such a period of time, this approval shall be terminated and shall be null and void, unless an extension is applied for and approved.

2. Failure to abide by and faithfully comply with any and all conditions attached to this action, or with any federal, state, or local law, shall constitute grounds for revocation of said action by the City of Placentia Planning Commission.

3. 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.

Resolution No. PC -2026-03
Attachment "A"

15 4. The site plan, floor plans, elevation plans, fire plan, conceptual grading plan, conceptual perspectives, and all associated architectural and civil drawings, including the colored renderings, dated received on March 4, 2026, shall be the conceptually approved design.

5. The five (5) live -work units shall be developed only in the specific locations and configurations reflected on the approved site plan and floor plans received and dated March 4, 2026, and maintained on file with the City of Placentia Planning Division. The approved plans shall serve as the controlling reference for the identification, orientation, and layout of the live -work units. Relocation, reconfiguration, reduction, or substitution of the approved live -work units, including modification of the ground -floor non-residential component, shall not occur unless first approved by the Development Services Director through a formal amendment to this entitlement and, if applicable, modification of the recorded live -work covenant. Building permit plan check submittals shall be consistent with the approved March 4, 2026, plan set identifying the live -work units. Any inconsistencies shall be referred to the Planning Division for review prior to permit issuance.

6. Any significant modifications to the approved site plan, floor plans, elevation plans, open space plan, fire plan, conceptual grading plan, conceptual perspectives, including any modifications which will change, expand, or intensify the use(s) 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 significant modifications require approval by the City of Placentia Planning Commission or may be approved administratively by City staff.

7. Prior to the issuance of Final Certificate of Occupancy, the applicant and/or property owner, and/or their designee shall submit a one-time payment of $17,000 as the applicant and/or property owner's fair share payment required for the City's preparation of a streetscape master plan and master planning for Specific Plan No. 5 (SP -5).

8. Developer and/or property owner shall be obligated to annex into the Community Facilities District No. CFD 2014-01 (Public Services), or any subsequently created Community Facilities District (CFD) (Public Services) pursuant to the provisions of California Government Code Section 53311, et seq. The required annexation pursuant to this condition of approval shall be on a per -building basis, consistent with and fully completed in accordance with California law prior to issuance of a final certificate of occupancy for each of the buildings, unless Developer opts to annex in sooner

9. Developer and/or property owner shall annex into the Landscape Maintenance District No. LMD 1992-01 pursuant to the provisions of California Streets and Highways Code Section 22500, et seq. The required annexation into LMD No. 1992-01 pursuant to this condition of approval shall be on a per -building basis, consistent with and fully Resolution No. PC -2026-03
Attachment "A"

16 completed in accordance with California law prior to issuance of a final certificate of occupany for each of the buildings, unless Developer opts to annex in sooner.

10. Developer and/or property owner agrees to annex into the Street Lighting District No.

SLD 1981-01 pursuant to the provisions of California Streets and Highways Code Section 22500, et seq. The required annexation into SLD No. 1981-01 pursuant to this condition of approval shall be on a per -building basis, consistent with and fully completed in accordance with California law prior to issuance of a final certificate of occupany for each of the buildings, unless Developer opts to annex in sooner. 11 Prior to the issuance of any Final Certificates of Occupancy for the project, the property owner/applicant shall prepare, submit for City review and approval, and record with the Orange County Recorder an irrevocable covenant and agreement in a form acceptable to the Development Services Director and City Attorney.

The covenant shall run with each live -work Assessor's Parcel Number (APN) and be binding upon all successors, heirs, and assigns, and shall substantially be based on the following provisions:
a. The ground floor live -work space of each designated live -work unit shall be reserved and continuously maintained for a non-residential use. b. Permitted uses of the ground floor live -work space shall be limited to those allowed within the SP -5 zoning district and consistent with the project approvals. If the use requires a business license, occupant shall be required to obtain one from the City of Placentia.
c. Residential occupancy of the live -work unit shall be accessory to and subordinate to the approved commercial/work component.
d. The occupant shall not materially obstruct the view into the storefront. e. The covenant shall prohibit conversion of the ground -floor commercial space to exclusive residential use (i.e. bedroom) without prior City approval and amendment of the recorded covenant.
f Any proposed live -work signage must comply with all applicable City of Placentia rules and regulations.
g.

No significant storage is permitted in the live -work area except for storage that is directly associated with the live -work use of the space. h. The covenant shall be enforceable by the City of Placentia.

Evidence of recordation of the approved covenant shall be submitted to the Planning Division and Building & Safety Division.

Resolution No. PC -2026-03
Attachment "A"

17 12. Prior to issuance of building permits, except as otherwise noted, the following shall be completed:
a. Project plans shall be submitted for the review and certification for inclusion into the entitlement file by the Director of Development Services and shall include the following information:
i. All Special Conditions of Approval and Standard Development Requirements of DPR 2025-03 and VTTM 19467. Include any project revisions on the applicable sheets of the project plans. Additionally, include separate sheets with approved Special Conditions of Approval and Standard Development Requirements to be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical, and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 -point.
ii. Typical cross section views and details through the property and across each property line as directed by the Director of Development Services. iii. Location of transformers, meters, and other above -ground appurtenances.
b. An exterior lighting (photometric) plan showing location, type of fixtures and areas of illumination shall be submitted and reviewed for compliance with City standards and the Placentia Municipal Code. Lighting shall neither negatively impact adjacent properties nor the public right-of-way. c. Submit landscape and irrigation plans. The applicant must follow the procedure for approval under the MWELO for the proposed landscaping. A MWELO procedure and approval package is available from the front counter in the Development Services Department.
d. Postmaster approval of the location and design of the mailboxes, if applicable. e. All applicable provisions of the Placentia Municipal Code (PMC) shall be met prior to issuance of Building Permits and shall be adhered to at all times.

13. The following conditions shall be completed prior to issuance of a grading permit:
a. The developer shall submit for City approval a construction staging plan that indicates how safe vehicular and pedestrian access to the site will be maintained for the duration of the construction period. The construction stage plan shall include measures such as, but not limited to the following:

Resolution No. PC -2026-03
Attachment "A"

18 i. A telephone number and name of a designated contact person(s) for registering complaints or comments shall be posted in a clearly visible manner along the perimeter of the site.
ii. When construction vehicles accessing the site are expected to obstruct pedestrian and vehicular access along W. Orangethorpe Avenue and S.

Placentia Avenue, a flag person or an approved alternative method shall be employed to direct traffic effectively.
iii. If any sidewalk is blocked during construction, alternate routes for pedestrians and bicycles shall be clearly marked with signs approved by the City.
iv. All access points shall be clearly marked during construction, and if an access point is blocked during construction, a detour sign to an alternate access point shall be clearly posted.
v. A detailed timeline outlining the course of major ground disturbing activities as trenching, excavation, and grading, including all construction work that will take place on the property.

14. Prior to issuance of building permits, the applicant shall submit landscape and irrigation plans for review and approval by the Development Services Director consistent with the Placentia Municipal Code and MWELO requirements. The landscape palette along all project street frontages shall make best efforts to be substantially consistent with the plant materials, streetscape character, and design intent of any adopted Specific Plan No. 5 (SP -5) Streetscape Master Plan, if such plan has been formally adopted by the City prior to approval of the project landscape plans.

In the event the SP -5 Streetscape Master Plan has not been adopted at the time the applicant's landscape plans are deemed complete and actively in plan check with the City, the applicant may proceed with the proposed landscape palette as approved, and the City shall not require redesign of approved landscape plans solely for the purpose of achieving consistency with a subsequently adopted streetscape master plan.

If the Streetscape Master Plan is adopted prior to approval of the project landscape plans, the applicant shall work with the Planning Division to incorporate plant materials and design elements that achieve substantial consistency with the adopted palette, as determined by the Development Services Director.

15. During demolition, grading, site development, and/or construction, the following shall be adhered to:

Resolution No. PC -2026-03
Attachment "A"

19 a. Construction equipment shall be maintained in peak operating condition to reduce emissions.
b. All off-road diesel -powered construction equipment shall utilize ultra-low sulfur diesel fuel consistent with CARB requirements.
c. Truck idling shall be prohibited for periods longer than 5 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts.
e. Discontinue operation during second stage smog alerts. f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/ grading activity. g. All Placentia Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday — Friday, 7:00 AM to 7:00 PM, and Saturdays 9:00 AM to 6:00 PM. Such activities are prohibited on Sundays and Federal holidays.

16. The final Certificate of Occupancy cannot be approved until the following is completed for each respective portion of the property:
a. The Developer shall pay in full to the City of Placentia all applicable citywide Development Impact Fees required under Title 5 of the Placentia Municipal Code, including, but not limited to library, signage, civic improvement projects, public safety, parks and traffic mitigation.
b. The property owner(s) and/or their successor(s) shall annex into those district(s) identified by Condition Nos. 8-10 above. If the subject property is sold prior to annexation into the aforementioned districts, the future property owner(s) must complete the annexation and initiation processes and no final Certificates of Occupancy shall be issued prior to completion of annexation. c. Submission, approval, and installation of an on-site public art installation shall be required. It is strongly recommended that the chosen public art piece reflects the rich history of the City of Placentia, focusing on significant aspects such as the citrus growing industry or early oil production eras that contributed to the city's development. Alternatively, the artwork may capture the essence and diversity of the city's community fabric. The public art piece will undergo evaluation and approval by the Development Services Director and the Housing, Community, and Economic Development Committee. The total cost Resolution No. PC -2026-03
Attachment "A"

20 of submission, approval, installation, and lighting of the on-site public art element shall not be required to cost the developer more than $25,000. If, 60 days prior to the issuance of the first temporary Certificate of Occupancy the applicant has not yet received final approval for the public art element from all necessary approval bodies, the applicant may pay the City $25,000 to satisfy this condition, less any actual related costs incurred. The public art element shall adhere to the following parameters:
i. The public art element shall not be commercial in nature, a reproduction, or mass produced.
ii. Artwork setting and its visibility are important project design considerations and shall be clearly visible to the public. iii. The art piece shall be a permanent part of the development and must remain in place for the life of the development. The work must be fixed and located at or adjacent to the site and visible to the public. iv. Outdoor artwork must be illuminated sufficiently to ensure clear visibility from the nearby right-of-way during evening hours.

17. The use shall comply with the following:
a. The property owner(s) and/or respective Homeowners Association (HOA) shall be responsible for maintaining all common areas and improvements, including landscaped areas, walkways, sidewalks, and on-site paved surfaces, in a clean and orderly condition and free from graffiti, debris, and litter. Graffiti shall be removed by the property owner(s) and/or HOA within 72 hours of defacement and/or upon notification by the City.
b. The property owner(s), land management company, or similar entity shall furnish all prospective buyers with a disclosure agreement, informing them of the potential for noise and odor arising from nearby industrial activities or businesses. It is mandatory for all buyers to sign this agreement, thereby acknowledging and accepting the existence of these potential impacts. A copy of the disclosure agreement must be provided to the City's Development Services Department for inclusion in the entitlement file. c. The development shall not include vehicular access gates, guard -controlled entry features, or any other device that restricts or controls vehicular access to the project site. All drive aisles and vehicular access points shall remain openly accessible at all times, consistent with the approved site plan and fire access requirements. Any proposal to install vehicular access control features, including but not limited to vehicular gates, security arms, or controlled entry systems, shall require review and approval by the Development Services Director through a formal amendment to this entitlement.

Resolution No. PC -2026-03
Attachment "A"

21 AB 130 CEQA EXEMPTION TRIBAL RESOURCE MEASURES

18. If evidence of an archaeological site or other suspected historical resource as defined by CEQA Guidelines § 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.g., worked stone, fired clay vessels, faunal bone, hearths, storage pits, or burials) are discovered during any project -related earth -disturbing activities, all earth -disturbing activities within 100 feet of the find shall be halted until the City of Placentia is notified. The project applicant shall retain an archaeologist who meets the Secretary of the Interior's Professional Qualifications Standards for Archaeology to assess the significance of the find. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A -L) form and filed with the South Central Coastal Information Center (SCCIC). Construction activities may continue on other parts of the Proposed Project Site while evaluation and treatment of prehistoric archaeological resources takes place.

19. Prior to issuance of a grading permit, the applicant shall retain a Native American Monitor Prior to Commencement of Ground -Disturbing Activities:
a. The project applicant shall retain a Native American Monitor from or approved by the Gabrieleno Band of Mission Indians — Kizh Nation and Juaneno Band of Mission Indians, Acjachemen Nation - Belardes. The monitor shall be retained prior to the commencement of any "ground -disturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
b. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground disturbing activity, or the issuance of any permit necessary to commence a ground - disturbing activity.
c. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

Resolution No. PC -2026-03
Attachment "A"

22 d. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh and Acjachemen from a designated point of contact for the project applicant/lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh and Acjachemen to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh and Acjachemen TCRs.
e. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by both the Kizh and Acjachemen monitor and/or Kizh and Acjachemen archaeologist. The Kizh and Acjachemen will recover and retain all discovered TCRs in the form and/or manner the Tribes deems appropriate, in the Tribes' sole discretion, and for any purpose the Tribes deems appropriate, including for educational, cultural and/or historic purposes.

20. Prior to issuance of grading permit, the following notes shall be listed on the grading plans for the project:

Unanticipated Discovery of Human Remain and Associated Funerary Object a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code, Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code, Section 7050.5, dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground -disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code, Section 5097.98, shall be followed.
c. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

Resolution No. PC -2026-03
Attachment "A"

23 d. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
e. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
f. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

21. Prior to issuance of grading permit, the following notes shall be listed on the grading plans or the project:

Procedures for Burials and Funerary Remains
a. As the Most Likely Descendant ("MLD"), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term "human remains" encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains. b. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
d. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24- hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that Resolution No. PC -2026-03
Attachment "A"

24 burials will be removed.
e. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground -disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. f. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
g.

The Tribe will work closely with the project's qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery -related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

DEVELOPMENT SERVICES DEPARTMENT — BUILDING DIVISION:

22. The submitted plans for plan checking shall conform to the 2025 CBC, CMC, CEC, CPC, CFC, CALGreen, CFC, and California Energy Standards codes.

23. The complete legal description of the property shall be addressed on plans as part of the project information.

24. The plans to be submitted for plan checking shall contain complete architectural, structural, electrical, mechanical, plumbing, CALGreen, and State Title 24 Energy Standards Codes. All plans must be prepared, sealed and signed by a California Licensed Professional within their scope of work.

25. The Mandatory Measures of the CALGreen and Title 24 Energy Standards Codes including the Compliance Forms shall be printed on the plans to be submitted.

CalGreen shall be completed and shall specify where on the plans the applicable measures are shown.

Resolution No. PC -2026-03
Attachment "A"

25 26. The site plan, which addresses the boundaries of the property shall be prepared, sealed, and signed by a California Licensed Land Surveyor.

27. Provide proper fire and smoke protection between dwellings.

28. Provide compliance with CBC chapter 11A for the multifamily dwellings as applicable.

29. Provide a Geotechnical Engineer Report prepared, sealed, and signed by the Geotechnical Engineer on record.

PUBLIC WORKS DEPARTMENT:

30. The following items will be required for plan check:
a. Grading plan;
b. Geotechnical report;
c. Water Quality Management Plan (WQMP) in the form and content per the City's WQMP template;
d. Improvement Plan and Utility Plan; and
e. Final Map

31. The applicant must fill out and submit a Red Imported Fire Ant -pest Exclusion Program (RIFA) Form to the California Department of Food and Agriculture and provide the City of Placentia a copy of the approved form.

32. Provide signature block for City Engineer: License Number C82756.

33. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

34. Prior to recordation of the final map, the public improvement plans as required shall signed by the City Engineer.

35. Prior to issuance of a final Certificate of Occupancy, the engineer of record shall submit all approved project plans on an approved electronic format to the Public Works Department. If the required files are unavailable, the applicant shall pay a scanning fee to cover the cost of scanning the as -built plans.

Demolition
Resolution No. PC -2026-03
Attachment "A"

26 36. Provide a full set of plans for demolition of the existing facilities and utilities, including above ground and underground structures, footings, utilities, vaults, fences, walls, sewer lines, storm drain pipes, waterlines, etc., Plans shall address conditions and procedures, as are necessary, to show that the demolition work will be conducted without creating a hazardous condition, when excavating next to other existing footings, walls and slopes. A separate demolition permit is required from the Building Department, prior to performing any kind of demolition on site. Prepare and submit a Construction and Demolition Waste Management Plan (WMP) for City approval. An approved WMP is required in order to obtain a demolition permit.

37.A copy of the Grant deed and owner's permission on the application for demolition is required at the time of issuance of the permit.

38. Any unused existing on-site sanitary sewer lateral lines must be removed and capped at the property lines. The sewer cap shall be inspected, and shall not be covered until an inspection has been made by the Department of Public Works Inspector. This inspection shall be requested at least 24 hours before the inspection is needed.

39. Provide AQMD Rule 1403 permit number, prior to starting any demolition work

40. It is the applicant's responsibility to notify all utility companies and the City of Placentia for disconnection and removal of the existing utilities, vaults and meters. It is also the applicant's responsibility to ensure applicant notifies the Building Inspection Division that these utilities have been properly disconnected.

41. Provide an erosion control plan, Storm Water Pollution Prevention Plans (SWPPP) for protection of the site during construction activities.

Grading

42. Prior to the issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) specifically identifying the Best Management Practices (BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and/or non-structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP) and LID Implementation Guideline. Website available at
( http://ocwatersheds.com/publiced/residents/gIltd) Particular attention should be addressed to the appendix section "Best Management Practices for priority redevelopment." The LID shall clearly show the locations of structural or Nonstructural BMP's, and assignment of long term maintenance responsibilities. The plan shall be prepared to the general form and content and submitted to the Director of Public Works/City Engineer for review and approval.

43. Prior to the issuance of a grading permit, the applicant shall prepare a Water Quality Management Plan (WQMP) specifically identifying the Best Management Practices Resolution No. PC -2026-03
Attachment "A"

27 (BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and non-structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP). Particular attention should be addressed to the appendix section "Best Management Practices for Development." The WQMP shall clearly show the locations of structural BMP's, and assignment of long term maintenance responsibilities (which shall also be included in the Maintenance Agreement). The plan shall be prepared to the general form and content shown in the City of Placentia's WQMP Template and shall be submitted to the City Engineer for review and approval. Website available at ( http://www.placentia.ora/index.aspx?nid=262)

44. Prior to the issuance of a grading permit, the applicant shall demonstrate to the City Engineer that coverage has been obtained under the California's General Permit for Discharge of Storm Water Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number to the City Engineer. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation. Prior to the issuance of a grading permit, the applicant shall submit to the City Engineer for review a Stormwater Pollution Prevention Plan (SWPPP). A copy of the approved SWPPP shall be kept at the project site and available for review upon request.

45. Prior to the issuance of grading permits, the applicant shall prepare and submit a precise grading plan prepared by a licensed civil engineer to the Engineering Division of the Public Works Department showing building footprints, new and revised pads and elevations of finished grades, drainage routes, retaining walls, erosion control, slope easements, structural best management practices (BMPs) conforming to the approved water quality management plan, and other pertinent information. The project development shall accept and make provisions for the existing surface water that are the natural flows from the adjacent properties immediately abutting to the development site.

46. Prior to approval of the final design plans and issuance of a grading permit, the applicant shall conduct a site-specific geotechnical investigation for the entire site and prepare a report that fully assesses the geologic and soil conditions of the site. As part of the report preparation, soil sampling and any geotechnical testing will be completed at each location where structures are to be erected. The report shall provide grading and structural design recommendations for avoiding liquefaction, subsidence or collapse for each of the proposed structures and percolation test for infiltration rate fulfilled per Appendix VII of OCTGD. The recommendations shall be implemented by the Applicant.

Resolution No. PC -2026-03
Attachment "A"

28 47. Prior to the issuance of a grading permit, erosion control plans and notes shall be submitted and approved by the Engineering Division of Public Works Department. 48 All private slopes of 4 feet or more in vertical height and of 4:1 or greater slope, but less than 2:1 slope, if any, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy.
49 The development site shall be graded to drain surface water to the existing City storm drain system with no cross -lot drainage permitted. Drainage shall be indicated on the precise grading plans.
50 Surety and agreement guaranteeing completion of all on-site grading improvements including drainage, structural BMPs, erosion control, grading operations shall be posted and executed to the satisfaction of the City Engineer prior to the issuance of grading permits.

51. The final grading plan for the parcels shall be substantially the same, specifically with regard to pad elevations, size, and configuration; as the proposed grading illustrated on the approved site plan. If there is a significant deviation between the two plans, the Community Development Director and the City Engineer will review the plans and determine if a finding of substantial conformance can be made prior to the issuance of a grading permit. The Community Development Director and the City Engineer may refer the matter to the Planning Commission for an opinion before making a decision.

Failure to achieve such a finding will require processing a revised site plan. 52 Prior to issuance of any building permits, the site grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency with each other and for consistency with the requirements and standards of the City of Placentia, to the extent final plans are available.

53. Prior to issuance of grading permit, the applicant shall submit a preliminary title report no older than 90 days.

54. The applicant shall provide a quitclaim or relocation of easement, if any, as applicable in plan review process prior to issuance of grading permit.

55. Provide and identify all pavement and driveway paving materials used inside the development areas.

56. Identify all storm drain structures, types, sizes and specifications on the plans.

57. Prior to issuance of the final occupancy permit, all public improvements shown on the plans shall be constructed to City Standards.

Resolution No. PC -2026-03
Attachment "A"

29 58. Preliminary WQMP shall include a feasibility check to ensure the proposed infiltration BMPs are not proposed to be within 100 feet horizontally of a water supply well and/or non -potable well for the protection of groundwater quality per Orange County TGD.

Public Improvements and Construction

59. Prior to issuance of grading permits, the applicant shall prepare and submit a street improvement plan prepared by a licensed civil engineer to the Engineering Division of the Public Works Department. All public improvements shown on the plans and/or tentative map shall be constructed to City of Placentia standards, ordinances, and policies, and shall be completed prior to the Final Certificate of Occupancy.

60. Prior to issuance of the final occupancy permit, all new public improvements shall be constructed satisfactorily to City Standards.

61. Prior to the recordation of a final map, the applicant shall enter into an agreement and post security bond, in a form and amount acceptable to the City Engineer, guaranteeing the construction of public improvements in conformance with applicable City standards, and City Code, including, but not limited to the following improvements as applicable:
a. Street improvements including but not limited to: pavement, curb and gutter, sidewalks, driveway approaches, street lights, signing, striping, traffic signal systems and other traffic control devices as appropriate b. Storm drain facilities
c. Landscaping
d. Sewer systems
e. Street lighting
62 Prior to the issuance final Certificate of Occupancy all public improvements listed below shall be constructed and/or installed. All of the public improvements immediately adjacent to and within the boundaries of the project/property area to the centerline of Orangethorpe Avenue and Placentia Avenue are referred to as "on-site" improvements. All new utilities, including electric power, telephone, telecommunication fiber and/or cable TV in the street adjacent to and on-site shall be placed underground in accordance with the City of Placentia standards and ordinances. All existing utility poles and associated overhead utility lines located along the project/project frontage shall be removed, unless electrical lines supported by the utility poles are determined to be transmission (which is sometimes classified as subtransmission but included in SCE's ISO -controlled transmission circuits) lines as defined pursuant to PMC Resolution No. PC -2026-03
Attachment "A"

30 22.48.010, in that case no undergrounding of utilities or poles is required. All the frontage street improvements shall follow and comply with applicable City standards, and City Codes, and the following design standards throughout, including but not limited to landscaping, street and pedestrian lights, in addition to the following requirements:
a. Driveways shall conform to the applicable City of Placentia standards and shall be shown on the street improvement plans.
b. Driveways shall be located at a minimum of two (2) feet from the property line as measured where the driveway meets the property line to satisfy adequate line of sight requirements.
c. All new or replaced curb ramps shall be constructed to current ADA or CBC standards. Applicant will be required to utilize the services of the City's CASp inspector at applicant's expense to provide inspection and certification of that all new or replaced ADA facilities constructed within the public right-of-way are ADA -compliant.
d. The minimum centerline and flowline grades shall be one percent unless otherwise approved by the City Engineer and Fire Marshall. e. Repaint crosswalks at the Orangethorpe/ Placentia Avenue intersection for enhanced visibility.
f. Placentia Avenue and Orangethorpe Avenue shall be repaved along the project frontage from the project property line to the centerline. g.

All engineered street and public improvement plans and specifications shall be prepared in accordance with City and County of Orange Standards. Shop drawings and product data shall be provided for the City's review and approval for all the public improvement items listed above, PRIOR to their installation. 63 The sidewalk along Placentia Avenue shall be widened to a minimum eight (8) feet for consistency further north and south along Placentia Avenue. This would also be consistent with the sidewalk on Orangethorpe Avenue. An easement is already in place for this; no dedication is required. If such width cannot be accommodated entirely within the existing public right-of-way, the Public Works Director may modify or waive this condition. If not modified or waived, the applicant shall work with the Engineering Division to dedicate or grant an irrevocable public easement, which choice shall be at the applicant's discretion and to the extent that it does not require movement of any building footprints shown in the plan set received on March 4, 2026, for sidewalk purposes sufficient to accommodate the eight -foot (8') sidewalk width. If an easement, said easement shall be recorded with the Orange County Recorder's Office prior to issuance of the Final Certificate of Occupancy and shall be subject to review and Resolution No. PC -2026-03
Attachment "A"

31 approval by the City Engineer and City Attorney. All improvements shall be designed and constructed to City standards and shall ensure compliance with ADA accessibility requirements.

64. Improvement plan surveying data shall be based upon a centerline profile extending beyond the project boundaries a minimum distance of 150 feet at a grade and alignment approved by the City Engineer, to ensure accurate joining to existing conditions.

Storm Drain Improvements and Construction

65. Unless otherwise approved by the Public Works Director, the project street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage area and outlet points.

66. Provided there is adequate capacity in the Placentia Avenue and Orangethorpe Ave. storm drains, the development site shall be graded to drain surface water to the existing City storm drain system with no cross -lot drainage permitted. The storm drain catch basins shall be upsized if there is not adequate capacity. If a drainage crossing a property line is altered and involves the use of drainage pipes, culverts, and V -gutters to conduct the storm water to an approved City storm drain system, a drainage easement shall be established by the recordation of Covenants Agreements and Restrictions for the benefit of each lot. Drainage easement shall be indicated on the precise grading plans.

67. Drainage easements, when required, shall be shown on the grading plans and noted as follows: "Drainage Easement — no buildings, obstructions, or encroachments by landfills are allowed."

68. The project shall be designed to accept and properly dispose of all off-site drainage flowing onto or through the site. The storm drain design and improvements shall be subject to review and approval by City Engineer. The hydraulics and hydrology 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, BMP treatment and LID, 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 per the Orange County Hydrology Manual.

69. Prior to the approval of the improvement plans, the hydrology study shall show that the 25 -year storm flow will be contained within the street from curb to curb and the 100 - year storm flow shall be contained within the street right-of-way. When either of these criteria are exceeded, additional drainage facilities shall be installed. All analysis shall comply with the Orange County Hydrology Manual and County Local Drainage Manual.

Resolution No. PC -2026-03
Attachment "A"

32 70. Drainage facilities with sump conditions shall be designed to convey the tributary 25 - year storm flows. Secondary emergency flow bypass shall also be provided as approved by City Engineer.

71. The post development peak flow rate generated from the project site shall be less than or equal to the predevelopment peak flow rate from the site for all frequency storms up to and including 100 -year return.

Sewer Line Improvements and Construction

72. The applicant shall prepare a sewer capacity analysis per City of Placentia guidelines, including CCTV to address the future development demands. The developer shall coordinate and incorporate the results of this study into the sanitary sewer development and design. Sewer flow calculations justifying sewer line design up to the connection points shall be prepared by a registered civil engineer and submitted as part of a sanitary sewer improvement plan for approval by the City Engineer.

73.Onsite water improvement and fire protection plans shall be approved by the Fire Marshal, the local water district, and City Engineer. The water distribution lines and appurtenances shall conform to the applicable laws and adopted regulations enforced by the Golden State Water Company.

74. Prior to the issuance of a building permit, the applicant shall dedicate ingress and egress of the access route within the project site and improve it fully operational as required by the City of Placentia Fire Department and satisfaction to the City Engineer.

75. The applicant shall submit a Will Serve Letter from Orange County Sanitation District and Golden State Water Company.

76. If new sanitary sewer connections are needed, developer shall install new sanitary sewer manholes at the proposed connection to the existing City sewer line.

Traffic

77. Parking and on-site circulation requirements shall be maintained at all times. a. All pavement markings and signage including parking spaces, directional designations, no parking designations and fire land designations shall be clearly defined and said signage and markings shall be maintained in good condition at all times.
b. Parking site circulation and street surfaces shall be maintained in good condition at all times and shall be swept at least as frequently as public streets in Placentia.

Resolution No. PC -2026-03
Attachment "A"

33 c. All areas of landscaping shall be permanently and continuously maintained by the HOA.

78. Provide intersection sightlines per Orange County Public Works Standard 1117.

79. Provide an updated LOS memo based on the 2024 Traffic Impact Analysis prepared by RK Engineering. All project specific parameters shall be updated and if additional analysis is determined necessary, it shall be completed by the applicant to the satisfaction of the City Engineer.

80. Internal private streets shall be designed and constructed in accordance with PMC Section 22.20.035. Street widths may be reduced subject to City Engineer approval where on -street parking is prohibited.

81. Vehicular access along Placentia Avenue shall be restricted to right -in and right -out movements only. This restriction shall be achieved through the installation of a mountable "porkchop" median designed to channelize traffic, resulting in two separate driveways with a pedestrian refuge area located between the driveways.

The final design and configuration shall be subject to review and approval by the City Engineer.

82. The proposed driveway location along Orangethorpe Avenue reduces available storage length for eastbound entering traffic. A minimum three -vehicle queuing distance shall be provided on Orangethorpe Avenue. If adequate queuing cannot be accommodated, driveway access shall be restricted to right -in and right -out and left -out movements only, subject to review and approval by the City Engineer.

83. There shall be no on -street parking along Placentia Avenue and Orangethorpe Avenue along the project frontage. Appropriate curb markings, signage, and striping shall be installed as determined by the City Engineer.

FIRE AND LIFE SAFETY DEPARTMENT

84. Parking Restrictions - No parking is permitted on roadways that are narrower than 28 feet in width. Parking on one side is permitted on a roadway that is at least 28 feet but less than 36 feet in width. Parking on two sides is permitted on a roadway 36 feet or more in width. These restrictions apply to all roads serving as fire lanes.

85. The hydrant shall be located at least 40 feet from the building(s) it serves. Where it is impractical to locate the hydrant 40 feet from adjacent structures, hydrant spacing shall be reduced by 50%. Fire hydrants may be located closer provided that nearby walls do not contain openings and the hydrant is not otherwise located where it can be rendered inoperable due to damage from collapsed walls, debris, or excessive heat.

Resolution No. PC -2026-03
Attachment "A"

34 86. Vegetation - As stated previously, certain types of ground cover and low -growing plants present an impediment to firefighting and rescue operations and are prohibited from being planted in the access walkway. In addition, taller vegetation such as shrubs and trees may not be located where they will, either when planted or upon maturation, present an obstruction to accessing rescue windows. Raised planter areas are not allowed to be used as rescue ladder access points.

87. Prior to the issuance of building permits:
a. The Placentia Fire & Life Safety Department, at time of plan or permit submission, will charge certain fees for plan review and inspections. Fees will be determined at the time of plan review and/or inspections b. The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12.
c. The referenced standards shall include the California Fire Code as adopted and amended by the City of Placentia.
d. The required fire flow shall be 1,875 GPM for a 3 -hour duration at 20 PSI residual operating pressure pursuant to the California Fire Code Appendix B and as amended by the City of Placentia Fire & Life Safety Department.

Documentation is required from the local water purveyor or an approved third party verifying that the system can meet the required fire flow prior to conditions of approval being established. If a third party is being used, they must be approved by the Fire Marshal. If the system is not capable of meeting the required fire flow documentation shall be provided showing financial arrangements have been made and water system improvement plans have been submitted and approved by the City of Placentia Fire & Life Safety Department and the local water purveyor to upgrade the existing water system prior to release of building permits.
e. Roadway design features (speed humps, bumps, speed control dips, etc.) which may interfere or delay emergency apparatus responses shall not be installed or allowed to remain on the emergency access roadways if installed after the project's completion.
f. Water improvement plans shall be approved by the City of Placentia Fire & Life Safety Department. The Developer shall furnish the City of Placentia Fire & Life Safety Department with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor. On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers. Larger pipes may be required to meet required fire flow requirements. Fire hydrants shall provide one 4" port and 2- 2 1/2 ports and must be an approved fire hydrant type. See the City of Placentia Fire & Life Resolution No. PC -2026-03
Attachment "A"

35 g.

Safety Department Guideline for further details. The private fire hydrant system must be reviewed, approved, permitted and installed, tested, and accepted, prior to combustible construction.

The existing fire hydrant system is insufficient to provide the required fire flow and additional public and/or private fire hydrants are required. Plans and specifications must be submitted, reviewed, approved and permits issued prior to the installation.
h. Prior to combustibles being brought to the site or premises final inspection (storage yards), the developer shall provide written certification from the local water purveyor, dated within the last thirty days, that:
i. All public fire hydrants or water purveyor connections required for the project have been installed, tested, and approved; and
ii. Are permanently connected to the public water main system; and iii. Are capable of supplying the required fire flow as required by the City of Placentia Fire & Life Safety Department.

88. Prior to Demolition and Construction:
a. Prior to demolition and construction, the applicant shall provide for the necessary requirements found in the California Fire Code Chapter 33 — Fire Safety During Demolition and Construction and ensure that the controls and safeguards are maintained.
b. Fire Apparatus Access roads (all roads in project) shall be usable (paved), accessible and fire hydrant(s) shall be capable of flowing required GPM and shall be tested/accepted by the City of Placentia Fire & Life Safety Department prior to dropping any lumber for construction.
c. Lumber drop inspection — an inspection shall be scheduled with a PFLSD inspector to verify that access roadways and operable hydrants have been provided for buildings under construction. For buildings of Type IV and V construction (and non-combustible structures that may have a portion of the exterior walls, facade, or other building elements comprised of wood or other combustible material), a lumber drop inspection shall occur prior to bringing combustible building materials on site. See additional requirements found within the guideline for the City of Placentia Fire & Life Safety Department — Water and Access requirements ( https://www.placentia.ora/929/Communitv- Risk-Reduction)

89. Prior to occupancy:

Resolution No. PC -2026-03
Attachment "A"

36 a. Permanent residential three-dimensional street numbers, at a minimum of 4 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and visible from the street and shall not be obstructed in any manner. Additional addressing is required to meet these requirements and be installed above each garage unit for fire department access requirements. b. Any gate or barrier across a fire access roadway, whether manual or automatic, must meet the City of Placentia Fire & Life Safety Department requirements and have specific plans and permits approved prior to installation. Gates serving multi -family, assembly, educational, hazardous, institutional, or storage structures must be automatic and meet UL 325 and ASTM F2200 standards.

Knox brand key -operated electric key switch keyed to the City of Placentia Fire & Life Safety Department specification are required. The Knox switch shall override all gate functions and open the gate. Other access control systems, such as pre-emption device eyes, are also required and must be installed as directed by the Fire Marshal. Gates across fire apparatus access roadways must clearly indicate compliance with this section on the fire access and site plan
c. Fire lane designations shall be required for all fire access roadways as determined by the City of Placentia Fire & Life Safety Department. Posted signs which state "FIRE LANE, NO PARKING CVC 22500.1" shall be installed every 50 feet along the fire lanes. See City of Placentia Fire & Life Safety Department guideline for further requirements and details. Curbs shall be painted red and stenciled with white letters indicating the same on the face and top of any curb as directed by the City of Placentia Fire & Life Safety Department. All Fire lanes shall be marked and identified prior to any Certificate of Occupancy being issued.
d. Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-D Standard for Automatic Fire Sprinkler Systems -Single Family Dwelling. Plans will be accepted only electronically and shall include fire sprinkler piping plans and details, hydraulic calculations, and material specifications sheets for all equipment used in the system and shall be submitted per the policy of the City of Placentia Fire & Life Safety Division for electronic submission. These shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work. The project is considered as a townhome design which authorizes the use of the NFPA 13- D system, with separate water meters for each unit.

Resolution No. PC -2026-03
Attachment "A"

37 POLICE DEPARTMENT

90. The applicant, property owner, and their successors in interest shall comply with all applicable provisions of the Placentia Police Department Standard Building Security Requirements for standard residential development standards (October 2022), as adopted by the Chief of Police pursuant to California Penal Code Section 14051. Said document, in its entirety, is hereby incorporated by reference as though fully set forth herein and shall constitute binding conditions of approval applicable to the hotel development project.

Prior to the issuance of any building permit, plans shall be submitted to the satisfaction of the Chief of Police and the Director of Development Services demonstrating conformance with all applicable standards contained therein, including but not limited to provisions governing items as building access, lighting, parking areas, emergency response access, and construction site security.

Any modification, deviation, or waiver from the adopted Standard Building Security Requirements shall require the prior written consent of the Chief of Police, whose determination shall be final unless otherwise appealed in accordance with the procedures set forth in the Placentia Municipal Code.

Failure to maintain compliance with the approved standards and any subsequently authorized modifications shall constitute a violation of this approval and may result in the suspension or revocation of project entitlements pursuant to Chapter 23.87 of the Placentia Municipal Code.

Resolution No. PC -2026-03
Attachment "A"

38 ktgy

PLACENTIA & ORANGETHORPE

TOWNHOMES
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No. 20241213

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
Sheet List Table
Sheet Number Sheet Title
A0.0 TITLE SHEET
A1.00 SITE PLAN
A2.00 BUILDING A PERSPECTIVE
A2.01 BUILDING A ELEVATIONS
A2.02 BUILDING A PLANS
A2.03 BUILDING B PERSPECTIVE
A2.04 BUILDING B ELEVATIONS
A2.05 BUILDING B PLANS
A2.06 BUILDING C PERSPECTIVE
A2.07 BUILDING C ELEVATIONS
A2.08 BUILDING C PLANS
A2.09 BUILDING D PERSPECTIVE
A2.10 BUILDING D ELEVATIONS
A2.11 BUILDING D PLANS
A2.12 BUILDING E PERSPECTIVE
A2.13 BUILDING E ELEVATIONS
A2.14 BUILDING E PLANS
A2.15 BUILDING F PERSPECTIVE
A2.16 BUILDING F ELEVATIONS
A2.17 BUILDING F PLANS
A2.18 BUILDING G1 PERSPECTIVE
A2.19 BUILDING G1 ELEVATIONS
A2.20 BUILDING G2 PERSPECTIVE
A2.21 BUILDING G2 ELEVATIONS
A2.22 BUILDING G PLANS
A2.23 BUILDING H PERSPECTIVE
A2.24 BUILDING H ELEVATIONS
A2.25 BUILDING H PLANS
A3.00 PRODUCT A - PLAN 1 & 2
A3.01 PRODUCT A - PLAN 3 & 4
A3.02 PRODUCT A - PLAN 5A
A3.03 PRODUCT A - PLAN 5B

SCHEMATIC DESIGN TITLE SHEET
March 4, 2026

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March 4, 2026

PROJECT INFORMATION
APN:

Address: 776 S Placentia
City: Placentia, CA
County: Orange County
Zoning: SP -5
SP -5 DEVELOPMENT STANDARDS
Building Height: 75'
Coverage: 85%
Setbacks:

Front: 10'
Side: 10'
Rear: 10'
Open Space Required per R-3: 200 sf/unit

SITE SUMMARY
Site Area: ±2.72 acres
Units:
3 units -
3 units -
35 units -
29 units -
3 units -
2 units -
75 units -
P5a (1624nsf
P5b (1666nsf
Total
Density: ±27.6 du/ac
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Open Space Provided: ±16,000sf (±213sf/unit)
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ktgy888.456.5849 1 ktgy.com
No. 20241213

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
NTS

SCHEMATIC DESIGN BUILDING A PERSPECTIVE
March 4, 2026
DUPLEX 1 COLOR SCHEME 1
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7. METAL RAILING (NOT USED)

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No. 20241213
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March 4, 2026

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43 ktgy
888.456.5849 1 ktgy.com
No. 20241213

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
NTS
1 SCHEMATIC DESIGN
March 4, 2026

BUILDING B PERSPECTIVE
4-PLEX 1 COLOR SCHEME 1 - ENHANCED
A2.03

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March 4, 2026

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No. 20241213

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
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SCHEMATIC DESIGN BUILDING C PERSPECTIVE
March 4, 2026
4-PLEX 1 LIVE/WORK 1 COLOR SCHEME 2 - ENHANCED

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3. HORIZONTAL SIDING ADDRESS SIGN

4. STUCCO 11. MECH. CLOSET

5. FRONT DOOR 12. AWNING

6. VINYL WINDOWS 13. FAUX JULIET BALCONY

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March 4, 2026

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888.456.5849 1 ktgy.com
No.20241213

BLACKWOOD

PLACENTIA & ORANGETHORPE

PLACENTIA, CA
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1. COMPOSITE SHINGLE ROOF

2. VERTICAL SIDING

3. HORIZONTAL SIDING

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10. DECORATIVE LIGHTS &

ADDRESS SIGN

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SCHEMATIC DESIGN BUILDING D ELEVATIONS
March 4, 2026 6-PLEX
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PLACENTIA, CA
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1 8
7 LEFT
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2. VERTICAL SIDING

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BLACKWOOD

PLACENTIA & ORANGETHORPE

PLACENTIA, CA
I I
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10. DECORATIVE LIGHTS &

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11. MECH. CLOSET

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13. FAUX JULIET BALCONY
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March 4, 2026
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13. FAUX JULIET BALCONY
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12 2
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SCHEMATIC DESIGN
March 4, 2026
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13 LEFT
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10. DECORATIVE LIGHTS &

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11. MECH. CLOSET

12. AWNING

13. FAUX JULIET BALCONY
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No. 20241213
6 4
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PLACENTIA, CA

SCHEMATIC DESIGN
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No. 20241213

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA

SCHEMATIC DESIGN BUILDING H ELEVATIONS
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March 4, 2026

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15-5" x 11'-6"
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SECOND FLOOR PLAN FIRST FLOOR PLAN
PLAN 5A NET SF
3 BD + LIVE/WORK / 3.5 BA
1ST FLOOR
2ND FLOOR
3RD FLOOR

TOTAL LIVING
DECK
GARAGE
PLAN 5A GROSS SF
3BD/3.5BA
1ST FLOOR
2ND FLOOR
3RD FLOOR

TOTAL LIVING
DECK
GARAGE
315 SQ. FT.
676 SQ. FT.
633 SQ. FT.
1624 SQ. FT.

N/A
441 SQ. FT.
338 SQ. FT.
721 SQ. FT.
678 SQ. FT.
1737 SQ. FT.

N/A
464 SQ. FT.
0 2 4 8

SCHEMATIC DESIGN
March 4, 2026

UNIT PLANS
PLAN 5A

3ATH 2
0 -/ I
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16'-1 1/2"
IFTITTITTITTIt
-(1-
W.I.C.

BED 2
10'-1" x 11'-7"

PRIMARY BED
13'-3" x 12'-0"
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PRIMARY
BATH
W.I.C.
1 7
1 0
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THIRD FLOOR PLAN
ktgy888.456.5849 1 ktgy.com BLACKWOOD PLACENTIA & ORANGETHORPE No. 20241213 PLACENTIA, CA
16'-1 1/2" 20'-8"
W.I.C.

BATH 3
T
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BED 3
9'-8" x 12'-4"

KITCHEN

GREAT ROOM
13'-5" x 21'-8"
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SECOND FLOOR PLAN
PLAN 5A NET SF
3 BD + LIVE/WORK / 3.5 BA
1ST FLOOR
2ND FLOOR
3RD FLOOR

TOTAL LIVING
DECK
GARAGE
PLAN 5B GROSS SF
3BD/3.5BA
1ST FLOOR
2ND FLOOR
3RD FLOOR

TOTAL LIVING
DECK
GARAGE
333 SQ. FT.
692 SQ. FT.
642 SQ. FT.
1666 SQ. FT.

N/A
441 SQ. FT.
359 SQ. FT.
740 SQ. FT.
688 SQ. FT.
1786 SQ. FT.

N/A
464 SQ. FT.

C9
Co
0 2 4 8
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COAT

LIVE/WORK
13'-5" x 13'-3"
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FIRST FLOOR PLAN

SCHEMATIC DESIGN
March 4, 2026

UNIT PLANS
PLAN 5B

BUILDING ID
3 -STORY TOWNHOMES

BUILDING SUMMARY (PER ARCHITECTURE PLANS)

MAX BUILDING FOOT

PRINT (SF)
6,745 SF

OCCUPANCY TYPE
R3

CONSTRUCTION TYPE

TYPE V -B

SPRINKLERED
NFPA 13
FIRE FLOW REQUIREMENTS (PER PFLSD GUIDELINES & CFC TABLE 102.1) REQUIRED FIRE FLOW W/SPRINKLER REDUCTION FLOW MIN # OF AVERAGE HYDRANT MAXIMUM DISTANCE (GPM CO 20PSI) (GPM © 20PSI) DURATION HYDRANTS SPACING (FT) TO HYDRANT (FT) 3,875 1,875 3 HOUR 2 450 225
Type IA and IB
0-22700
22701-30200
30201-38700
38701-48300
48301-59000
59001-70900
70901-83700
83701-97700
97701-112700
112701-128700
128701-145900
145901-164200
164201-183400
183401-203700
203701-225200
225201-247700
247701-271200
271201-295900
295901+
ATTACHMENT 19
CFC TABLE B105.1:

Minimum Required Fire Flow and Flow Duration for Buildings as adopted by the City of Placentia
FIRE FLOW CALCULATION AREA (square feet)
Type IIA and IIIA
0-12700
12701-17000
17001-21800
21801-24200
24201-33200
33201-39700
39701-47100
47101-54900
54901-63400
63401-72400
72401-82100
82101-92400
92401-103100
103101-114600
114601-126700
126701-139400
139401-152600
152601-166500
166501+
Type IV and VA
0-8200
8201-10900
10901-12900
12901-17400
17401-21300
21301-25500
25501-30100
30101-35200
35201-40600
40601-46400
46401-52500
52501-59100
59101-66000
66001-73300
73301-81100
81101-89200
89201-97700
97701-106500
106501-115800
115801-125500
125501-135500
135501-145800
145801-156700
156701-167900
167901-179400
179401-191400
191401+
Type IIB and IIIB
0-5900
5901-7900
7901-9800
9801-12600
12601-15400
15401-18400
18401-21800
21801-25900
25901-29300
29301-33500
33501-37900
37901-42700
42701-47700
47701-53000
53001-58600
58601-65400
65401-70600
70601-77000
77001-83700
83701-90600
90601-97900
97901-106800
106801-113200
113201-121300
121301-129600
129601-138300
138301+
Type VB
0-3600
3601-4800
4801-6200
6201-7700
7701-9400
9401-11300
11301-13400
13401-15600
15601-18000
18001-20600
20601-23300
23301-26300
26301-29300
29301-32600
32601-36000
36001-39600
39601-43400
43401-47400
47401-51500
51501-55700
55701-60200
60201-64800
64801-69600
69601-74600
74601-79800
79801-85100
85101+
FIRE FLOW (gallons/min)
unsprinklered sprinklered HOW
commercial/SFR commercial/SFR Duration
1500/1000 1500/1000
1750
2000
2250
2500
2750
3000
3250
3500
3750
4000
4250
4500
4750
5000
5250
5500
5750
6000
6250
6500
6750
7000
7250
7500
7750
8000
1500/1000
1500/1000
1500/1125
1500/1250
1500/1375
1500
1625
1750
1875
2000
2125
2250
2375
2500
2625
2750
2875
3000 4
3125
3250
3375
3500
3625
3750
3875
4000
2 3
Minimum fire flow for a detached, unsprinklered single-family residence/duplex up to 3600 sq.ft. is 1000 gpm.

Construction Types shall be based upon actual construction without applying 1 -hour equivalency allowed by CBC Table 601 footnote 'e'.

Fire flow measured at 20 psi.

ATTACHMENT 20
CFC TABLE B105.1:

Hydrant Quantity Based on Fire Flow

FIRE -FLOW
REQUIREMENT (gpm)
1,750 or less
1,751-2,250
2,251-3,250
3,251-4,000
4,001-5,000
5,001-5,500
5,501-6,000
6,001-7,000
7,001 or more

MINIMUM NUMBER OF

HYDRANTS
/
/
2 3
4 5
6 6
7 8 or moree
/
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PARCEL 2
P.M .B. 257/15-16
APN: 339-112-26
OWNER: INFINITE RISING INVESTMENTS LLC
774 PLACENTIA AVE
(NOT A PART)
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APN: 339-112-9
»OWNER: McDONALD, JAMES G TRUST
K/ 797 W. ORANGETHORPE AVE
(NOT A PART)
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G
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1 ORANGETHORPE & PLACENTIA

PLACENTIA, CA
8DW
8DW �®
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22 6 28
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30' 0' 10' 20' 30'
60'
SCALE: 1" = 30'

FIRE MASTER PLAN

COMMONWEALTH AVE

PROJECT

LOCATION
STATE COLLEGE BLVD.

NUTWOOD AVENUE

CHAPMAN AVENUE

ORANGETHORPE
AVENUE

VICINITY MAP

NOT TO SCALE

SCOPE OF WORK
TO PERMIT THE DEVELOPMENT OF 11 THREE-STORY, TOWNHOME-STYLE BUILDINGS CONSISTING OF 75 CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS, ON A 2.72 -ACRE DEVELOPED SITE. THE PROJECT ALSO INCLUDES TWO OPEN PLAZA AREAS TOTALING 3,000 SQUARE FEET, ALONG WITH ENHANCED

LANDSCAPING AND HARDSCAPE IMPROVEMENTS

PROJECT INFORMATION
ADDRESS: 777 W ORANGETHORPE AVENUE, PLACENTIA, CA 92870 APN: 339-112-27

CITY OF PLACENTIA

FIRE TURN TEMPLATES

FIRE DEPARTMENT ACCESS & WATER

REQUIREMENTS FOR COMMERCIAL &
RESIDENTIAL DEVELOPMENT - ATTACHMENT 6 & 7
33'
LEGEND
CNI

CEN TERLINE

EX EASEMENT LINE

EX R/W OR PROPERTY LINE

EX PUBLIC FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED FIRE ACCESS ROADWAY

FIRE LADDER PAD

FIRE ACCESS HAMMERHEAD TURNING AREA

HOSE PULL LENGTH FROM FIRE TRUCK

FIRE TRUCK

NEW PAVEMENT CERTIFICATION
FIRE ACCESS ROADS SHALL BE DESIGNED, CONSTRUCTED, AND MAINTAINED TO g SUPPORT THE IMPOSED LOADS OF PLACENTIA FIRE APPARATUS WITH A TOTAL g WEIGHT OF 75,000 POUNDS. APPARATUS WEIGHT IS DISTRIBUTED AS 50,000 POUNDS ON TANDEM REAR AXELS, AND 25,000 POUNDS ON THE FRONT AXLE. E - THE SURFACE SHALL BE DESIGNED, CONSTRUCTED, AND MAINTAINED TO PROVIDE y ALL-WEATHER DRIVING CAPABILITIES. A 20 -FOOT MINIMUM ROAD WIDTH IS cs JscoE
16 I
-mow- ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
0 0
0 FMP-1i
0 0
Scale AS SHOWN
Job No. 1404-007
Date 2/18/26
71 P`,RCIEL
19/
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)
APN: 339-112-9
»OWNER: McDONALD, JAMES G TRUST
K/ 797 W. ORANGETHORPE AVE
(NOT A PART)
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ORANGETHORPE AVENUE
G
G =
G —
G
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- G
- G
G
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- G
8DW
1 ORANGETHORPE & PLACENTIA

PLACENTIA, CA
8DW
8DW �®
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8DW
1 8DW
• 8DW
8DW
22 6 28
455 R
i
30' 0' 10' 20' 30'
60'
SCALE: 1" = 30'

FIRE MASTER PLAN

COMMONWEALTH AVE

PROJECT

LOCATION
STATE COLLEGE BLVD.

NUTWOOD AVENUE

CHAPMAN AVENUE

ORANGETHORPE
AVENUE

VICINITY MAP

NOT TO SCALE

SCOPE OF WORK
TO PERMIT THE DEVELOPMENT OF 11 THREE-STORY, TOWNHOME-STYLE BUILDINGS CONSISTING OF 75 CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS, ON A 2.72 -ACRE DEVELOPED SITE. THE PROJECT ALSO INCLUDES TWO OPEN PLAZA AREAS TOTALING 3,000 SQUARE FEET, ALONG WITH ENHANCED

LANDSCAPING AND HARDSCAPE IMPROVEMENTS

PROJECT INFORMATION
ADDRESS: 777 W ORANGETHORPE AVENUE, PLACENTIA, CA 92870 APN: 339-112-27

CITY OF PLACENTIA

FIRE TURN TEMPLATES

FIRE DEPARTMENT ACCESS & WATER

REQUIREMENTS FOR COMMERCIAL &
RESIDENTIAL DEVELOPMENT - ATTACHMENT 6 & 7
33'
LEGEND
CNI

CEN TERLINE

EX EASEMENT LINE

EX R/W OR PROPERTY LINE

EX PUBLIC FIRE HYDRANT

PROPOSED FIRE HYDRANT

PROPOSED FIRE ACCESS ROADWAY

FIRE LADDER PAD

FIRE ACCESS HAMMERHEAD TURNING AREA

HOSE PULL LENGTH FROM FIRE TRUCK

FIRE TRUCK

NEW PAVEMENT CERTIFICATION
FIRE ACCESS ROADS SHALL BE DESIGNED, CONSTRUCTED, AND MAINTAINED TO g SUPPORT THE IMPOSED LOADS OF PLACENTIA FIRE APPARATUS WITH A TOTAL g WEIGHT OF 75,000 POUNDS. APPARATUS WEIGHT IS DISTRIBUTED AS 50,000 POUNDS ON TANDEM REAR AXELS, AND 25,000 POUNDS ON THE FRONT AXLE. E - THE SURFACE SHALL BE DESIGNED, CONSTRUCTED, AND MAINTAINED TO PROVIDE y ALL-WEATHER DRIVING CAPABILITIES. A 20 -FOOT MINIMUM ROAD WIDTH IS cs JscoE
16 I
-mow- ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
0 0
0 FMP-1i
0 0
Scale AS SHOWN
Job No. 1404-007
Date 2/18/26
71 PLACENTIA FIRE DEPARTMENT ACCESS & WATER PLAN NOTES

INSPECTION REQUIREMENTS

1. PLACENTIA SITE INSPECTIONS ARE REQUIRED FOR THIS PROJECT. PLEASE SCHEDULE ALL FIELD INSPECTIONS AT LEAST 48 HOURS IN ADVANCE. INSPECTIONS CANCELED AFTER 1 P.M. ON THE DAY BEFORE THE SCHEDULED DATE WILL BE SUBJECT TO A RE—INSPECTION FEE. CALL (714) 993-8135 OR EMAIL [email protected] TO SCHEDULE INSPECTIONS.

2. A LUMBER DROP INSPECTION SHALL BE PERFORMED PRIOR TO BRINGING COMBUSTIBLE MATERIALS (OR COMBUSTIBLE FIXTURES AND FINISHES FOR STRUCTURES OF NON—COMBUSTIBLE CONSTRUCTION). ALL—WEATHER ACCESS ROADS CAPABLE OF SUPPORTING 75,000 LBS., TOPPED WITH ASPHALT, CONCRETE, OR EQUIVALENT SHALL BE IN PLACE AND HYDRANTS OPERATIONAL AT TIME OF LUMBER DROP INSPECTION.

3. FOR PROJECTS WITH FUEL MODIFICATION, A VEGETATION CLEARANCE INSPECTION IS REQUIRED PRIOR TO A LUMBER DROP INSPECTION. USE THE FUEL MODIFICATION PLAN SERVICE REQUEST NUMBER TO SCHEDULE THE VEGETATION CLEARANCE INSPECTION.

4. PHASED INSTALLATION OF FIRE ACCESS ROADS REQUIRES ADDITIONAL INSPECTIONS NOT COVERED BY THE FEES PAID AT PLAN SUBMITTAL. CONTACT (714) 993-8135 OR EMAIL [email protected] TO ARRANGE FOR ADDITIONAL INSPECTIONS THAT MAY BE NEEDED AND ANY FEES THAT MAY BE DUE.

5. AN ORIGINAL APPROVED, SIGNED, WET—STAMPED PLACENTIA FIRE ACCESS & WATER PLAN SHALL BE AVAILABLE ON—SITE AT TIME OF INSPECTION.

6. ACCESS ROADS AND HYDRANTS SHALL BE MAINTAINED AND REMAIN CLEAR OF OBSTRUCTIONS AT ALL TIMES DURING AND AFTER CONSTRUCTION. AREAS WHERE PARKING IS NOT PERMITTED SHALL BE CLEARLY IDENTIFIED AT ALL TIMES.

OBSTRUCTION OF FIRE LANES AND HYDRANTS MAY RESULT IN CANCELLATION OR SUSPENSION OF INSPECTIONS.

7. TEMPORARY FUEL TANKS OF 60 OR MORE GALLONS SHALL BE REVIEWED, INSPECTED, AND PERMITTED BY THE PLACENTIA FIRE AND LIFE SAFETY DEPARTMENT PRIOR TO USE.

8. THE PROJECT ADDRESS SHALL BE CLEARLY POSTED AND VISIBLE FROM THE PUBLIC ROAD DURING CONSTRUCTION.

9. ALL GATES IN CONSTRUCTION FENCING SHALL BE EQUIPPED WITH EITHER A KNOX OR BREAKAWAY PADLOCK.

10. BUILDINGS OF FOUR OR MORE STORIES SHALL BE PROVIDED WITH STAIRS AND A STANDPIPE BEFORE REACHING 40 FEET IN HEIGHT.

GENERAL REQUIREMENTS

11. FIRE LANE WIDTHS SHALL BE MEASURED FROM TOP FACE OF THE CURB TO TOP FACE OF THE CURB FOR FIRE LANES WITH STANDARD CURBS AND GUTTERS AND FROM FLOW—LINE TO FLOW—LINE FOR FIRE LANES WITH MODIFIED CURB DESIGNS (E.G., ROLLED, RAMPED, ETC.). THE DEVELOPER IS RESPONSIBLE TO VERIFY THAT ALL APPROVED PUBLIC WORKS

OR GRADING DEPARTMENT STREET IMPROVEMENT PLANS OR PRECISE GRADING PLANS CONFORM TO THE MINIMUM STREET

WIDTH MEASUREMENTS PER THE APPROVED PLACENTIA FIRE AND LIFE SAFETY DEPARTMENT ACCESS & WATER PLAN AND

STANDARDS IDENTIFIED IN PLACENTIA FIRE PREVENTION BUREAU ACCESS & WATER GUIDELINE FOR ALL PORTIONS OF THE FIRE ACCESS ROADS.

12. PERMANENT, TEMPORARY, AND PHASED EMERGENCY ACCESS ROADS SHALL BE DESIGNED AND MAINTAINED TO SUPPORT AN IMPOSED LOAD OF 75,000 LBS. AND SURFACED TO PROVIDE ALL—WEATHER DRIVING CAPABILITIES.

13. FIRE LANE SIGNS AND RED CURBS SHALL MEET THE SPECIFICATIONS SHOWN IN PLACENTIA FIRE PREVENTION BUREAU ACCESS & WATER GUIDELINE AND SHALL BE INSTALLED AS DESCRIBED THEREIN. ADDITIONAL FIRE LANE MARKINGS MAY BE REQUIRED AT THE TIME OF INSPECTION DEPENDING ON FIELD CONDITIONS.

14. ALL FIRE HYDRANTS SHALL HAVE A "BLUE REFLECTIVE PAVEMENT MARKER" INDICATING THEIR LOCATION PER THE PLACENTIA STANDARD. ON PRIVATE PROPERTY MARKERS ARE TO BE MAINTAINED IN GOOD CONDITION BY THE PROPERTY OWNER.

15. ADDRESS NUMBERS SHALL BE LOCATED AND BE OF A COLOR AND SIZE SO AS TO BE PLAINLY VISIBLE AND LEGIBLE FROM

THE ROADWAY FROM WHICH THE BUILDING IS ADDRESSED IN ACCORDANCE WITH PLACENTIA FIRE PREVENTION BUREAU ACCESS & WATER GUIDELINE.

16. ACCESS GATES SHALL BE APPROVED PRIOR TO INSTALLATION AND SHALL BE IN COMPLIANCE WITH CHAPTER 5 OF THE CFC AND PLACENTIA PREVENTION BUREAU ACCESS & WATER GUIDELINE.

17. APPROVED ACCESS WALKWAYS SHALL BE PROVIDED TO ALL REQUIRED OPENINGS AND ALL RESCUE WINDOWS.

18. VEGETATION SHALL BE SELECTED AND MAINTAINED IN SUCH A MANNER AS TO ALLOW IMMEDIATE ACCESS TO ALL HYDRANTS,

VALVES, FIRE DEPARTMENT CONNECTIONS, PULL STATIONS, EXTINGUISHERS, SPRINKLER RISERS, ALARM CONTROL PANELS, RESCUE WINDOWS, AND OTHER DEVICES OR AREAS USED FOR FIREFIGHTING PURPOSES. VEGETATION OR BUILDING FEATURES SHALL NOT OBSTRUCT ADDRESS NUMBERS OR INHIBIT THE FUNCTIONING OF ALARM BELLS, HORNS, OR STROBES.

19. DUMPSTERS AND TRASH CONTAINERS LARGER THAN 1.5 CUBIC YARDS SHALL NOT BE STORED IN BUILDINGS OR PLACED WITHIN 5 FEET OF COMBUSTIBLE WALLS, OPENINGS OR COMBUSTIBLE ROOF EAVE LINES UNLESS PROTECTED BY AN APPROVED SPRINKLER SYSTEM.

20. ANY FUTURE MODIFICATION TO THE APPROVED FIRE PREVENTION BUREAU ACCESS & WATER PLAN OR APPROVED SITE PLAN,

INCLUDING BUT NOT LIMITED TO ROAD WIDTH, GRADE, SPEED HUMPS, TURNING RADII, GATES OR OTHER OBSTRUCTIONS, SHALL REQUIRE REVIEW, INSPECTION, AND APPROVAL BY THE PLACENTIA FIRE AND LIFE SAFETY DEPARTMENT.

21. APPROVAL OF THIS PLAN SHALL NOT BE CONSTRUED AS APPROVAL OF ANY INFORMATION OR PROJECT CONDITIONS OTHER

THAN THOSE ITEMS AND REQUIREMENTS IDENTIFIED IN PLACENTIA FIRE PREVENTION BUREAU ACCESS & WATER GUIDELINE AND RELATED PORTIONS OF THE CFC AND CBC. THIS PROJECT MAY BE SUBJECT TO ADDITIONAL REQUIREMENTS NOT

STATED HEREIN UPON EXAMINATION OF ACTUAL SITE AND PROJECT CONDITIONS OR DISCLOSURE OF ADDITIONAL INFORMATION.

ORANGETHORPE & PLACENTIA

PLACENTIA, CA
Parking Enforcement Letter
February 03, 2026
Fire and Life Safety Department
City of Placentia
401 E. Chapman Avenue
Placentia, CA 92870
RE: Orangethorpe & Placentia, 777 W Orangethorpe Avenue Parking Enforcement Plan
The fire lane parking enforcement plan for the above referenced project is stated as follows:

All fire lanes within 777 W. Orangethorpe Avenue shall be maintained and in no event shall parking be permitted along any portion of a street or drive that required fire lanes or any area designated as a fire lane for turn -around purposes either during construction or after occupancy.

Homeowner Association shall adopt reasonable rules and regulations regarding the parking of vehicles along the streets, roads and or drives within the project that are not in conflict with applicable law.

In furtherance thereof, Homeowner Association, through its officers, committees, and agents, will establish the "parking" and "no parking" areas within the property in accordance with Section 22658.2 of the California Vehicle Code and Placentia Fire Prevention Bureau Access & Water Guideline. The law shall be enforced through such rules and regulations by all lawful means, including, written warnings, citing, levying fines and towing vehicles in violation.

Homeowner Association will contract with a certified patrol and towing company to remove vehicles that violate no parking restrictions. First time violators will receive a written warning and with subsequent violations, the vehicle shall be subject to towing. The vehicle owner shall be responsible for all costs incurred in remedying such violation, including without limitation towing cost, citations, and legal fees.

Homeowner Association
Authorized Agent Signature
ATTACHMENT 10
Specifications for
Fire Lane Entrance Signs
To be used only at vehicle entry points
to areas that contain "Fire Lane—No Parking" signs or red curbs 30"
NOTICE

NO PARKING IN
/

AREAS MARKED AS

FIRE LANE

VIOLATING VEHICLES

WILL BE CITED

OR TOWED AT

OWNER'S EXPENSE
1-3/8" bold red
lettering on white
reflective
2-3/4" bold white
reflective lettering
on red background
1-3/8" bold red
lettering on white
reflective
PLACENTIA POLICE (714) 993-8164
TOWING COMPANY NAME & PHONE #
CVC 22658(a) CVC 22500.1 / '— 1" red lettering on
white reflective
background
18"
All sign and lettering dimensions shown are minimums. "Arial Narrow" font used is used in sample above though other legible sans -serif fonts may be acceptable.

This sign shall be posted at all vehicle entrances to areas marked with either red curbs or fire lane "No Parking" signs. Signs shall be securely mounted facing the direction of travel and clearly visible to oncoming traffic entering the designated area. Signs shall be made of durable material and installed per Attachments 13 and 14.

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. 11/2025
35 FIRE MASTER PLAN
ATTACHMENT 14
Mounting Specifications for
Fire Lane Entrance and No Parking Signs
i
Pedestrian areas: 7' Pedestrian areas: 7'
All other areas: 5' All other areas: 5'
4— 18" 24" —I.
� 1
24"
24"

STANDARD CURB ROLLED CURB
Signs shall be mounted facing the direction of vehicular travel.

Signs may be mounted on existing posts or buildings where the centerline of the sign is no more than 24" from the edge of the roadway.

Depth of bury shall be a minimum of 24" and rebar, a concrete footing, or another method to prevent removal of the sign is recommended. Footings for signs located in the public right-of-way shall be per the local jurisdiction's requirements. 11/2025
42 1.4w1 FWCOE

ENGINEERING
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
E
T
PLAN \1404-007—CGO5FMP.DWG (02-04-2026 8:24:13AM) Plotted FMP-21
0 0
Scale AS SHOWN
Job No. 1404-007 0
Date 2/4/26
72 30' 0' 10' 20' 30'
60'
SCALE: 1" = 30'
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iIJ
L
3 PARCEL 2
IP°3. 25//r�/15-16
APN: 339-112-26
OWNER: INFINITE RISING INVESTMENTS LLC
774 PLACENTIA AVE

PROTECT IN PLACE
! r IX NX
1 1"Li _L4i t r l 1 HI 1 1 Is

SETBACK
j
1 A
PROP
0" CUR 1
/ /
/ °///
/
/
/ //
FW
w
_ SD _
—
ss co
T.
-3D
SS •
_

PROP SEW
MAFI
//
//
P41
4/��- J,3 39, �'.5.,
p �2S RFC 44? > 7,,,,7
T 4/SPO HXOCFSyq< `/ T
R4i 4I/4- R
/
/ cRco. FA-
/
/
Ave
NO T c�Yq
S/X�e0
/
/
/
//
Q„
/
/-
/ /r
po
�yO�F

SETBACK
PLQ

PROP MWS
PROTECT \\
P
PLACE

EXISTING

BLOCK WALL
/////
/ XX X
/
/ G\
0 G
—8DW
EX 30" RCP SD

EX SD

CATCH BASIN
l�X

EX SD

CATCH BASIN
EX 36" RCP SD
-
— — J

EX CURB
& GUTTER
EX 36" GAS
G
- G
- G
- —G
—8DW
1 I IM
IRZ C E IL 1
'5/48
APN: 339-112-9

PROTE TIN
LACE

E ISTING'

BLOC WALL
-f/N PROP SEWER
MANHOLE El_ Ro
'ROP ROLL =D
;URB&GTIER (

PR( IP DRAIN -
- INLET
OWNER: McDONALD, JAMES G TRUST
797 W. OP,ANCETHORPE AVE
d

EX PP /X
EX 12" -

SEW -ER
—G -
UW
0 G —
O
CC) r
2 3 __

EX WALL TO -X
REMAIN
PROP DIVtKSIUN -N

STRUCTURE
eHi

PROTECT IN
PLACE

EX DU

PULLBOX
=15

DRAIN -
INLET

SETBACK
PROP
T\RANSF
R/W
G
PROP

PARKWAY
(ULVt <I

ORANGETHORPE AVENUE
8D W
EX 2" GAS
— G
EX 4" GAS

ORANGETHORPE & PLACENTIA

PLACENTIA, CA
PROP
uiIVEWAY
i
J

EX SL TO BE -

RELOCATED
—G
cn
b
G —
— REMOVE EX DRIVEWAY.

EX POWER POLE RECONSTRUCT CURB &

PROTECT IN PLACE GUTTER, AND SIDEWALK

EX PLANTING ESMT

TO BE MODIFIED
- G
- G —
dD
EX 8" AC WATER
= =
- G
- G
3D``

EX PARKING LOT--/
(NOT A PART)
G— —G
- G
_===_
- G —
Fk
o'°�R7'
4 P47 0r
-

COMMONWEALTH AVE

PROJECT L
STATE COLLEGE BLVD.

NUTWOOD AVENUE

CHAPMAN AVENUE
57 1.14
CO

CHAPMAN AVENUE
AVENUE

ORANGETHORPE
AVENUE
LEGAL DESCRIPTION:

PARCEL 1, IN THE CITY OF PLACENTIA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 257, PAGES 15 AND 16 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

ASSESSOR PARCEL NUMBER:
339-112-27
BASIS OF BEARINGS:

BEARINGS HEREON ARE IN TERMS OF THE CALIFORNIA COORDINATE SYSTEM OF 1983 (CCS -83) ZONE VI, 2017.50 EPOCH, AS DERIVED LOCALLY BY GPS CONTINUALLY

OPERATING REFERENCE STATIONS BLSA AND CCCS AS PUBLISHED BY THE CALIFORNIA SPATIAL REFERENCE CENTER.

GRID COORDINATES:

BLSA
CCCS
GRID INVERSE BLSA-CCCS:

N66 -06-40.90E 54786.3003 FEET

ALL DISTANCES WERE SCALED TO GROUND BY APPLYING THE COMPUTED COMBINATION FACTOR (CF) 0.9999921993

UTILITY AGENCY CONTACTS
1UTILITY COMPANY TELEPHONE
I AT&T DISTRIBUTION (714) 575-8320
CHARTER COMMUNICATIONS (909) 721-8502
GOLDEN STATE WATER (714) 535-8010 EXT 320
1METROPOLITAN WATER -OC (213) 217-6679

SUPERSTRUCTURE TEAM
SOUTHERN CALIFORNIA EDISON (714) 870-3149
SOUTHERN CALIFORNIA GAS (714) 634-7287
SPRINT (800) 874-2389

ABBREVIATIONS
AP N
EX
FH
MH
MWS
PL
PMB

ACCESSOR PARCEL NUMBER

EXISTING

FIRE HYDRANT

MANHOLE

MODULAR WETLAND SYSTEM

PROPERTY LINE

PARCEL MAP BOOK
LEGEND

EXISTING PROPERTY/ROW LINE

PROPOSED PROPERTY/ROW LINE

CENTERLINE

EASEMENTS / SETBACKS

LOT LINES

TECHNICAL SITE PLAN
PP
PROP
RCP
R/W
SD
SL

VICINITY MAP

NOT TO SCALE

POWER POLE

PROPOSED

REINFORCED CONCRETE PIPE

RIGHT OF WAY

STORM DRAIN

STREET LIGHT
FuswE

ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
Scale
Job No.

Date
C. 1

AS SHOWN
1404-007
2/18/26
oo
0 0
0 0
0 0
0 0
0 0
0 0
73 68
30' 0' 10' 20' 30'
60'
20 SCALE: 1" = 30'
200 80
4 6,
Op
FI- �8 MFS I/ /
Apo
X Sly
3� .��F 2Q. F
Gq�;
oa
200
3 TPL
202.2FS
PARCEL 2
APN: 339-112-26
OWNER: INFINITE RISING INVESTMENTS LLC

SETBACK
202.5FS
774 PI ACFNITIA AVr

PROTECT IN PLACE
201.8
FS 202.0GF
\ 202.9FS
6"R 44/4"R 3"R
FF = 202.5'
sPI
1 FS
SD
SS
FV
SD
SD
co
CN
202.7FS
90 .6TC
90 .1FL
P.4.0;
4 704/: 33; /38
11/4/4-4: —/C)4C,97-
202.bFS 202.2GF
/69//
0 WQ
P Or
02 ▪ giCK

00.2FS

PROTECT IN
PLACE - 202.0TC
EXISTING 201.7FS.

BLOCK WALL

PROTECT IN -/

BLOCK WALL

0.5% 200.9FL
200.9FS
9c1tri FF = 202.0' 201.3T
200.8FL
0A)44/OFTI/Off'/DF 41/4-
202 /3
200
9 if: 6414,
ririr
RI
(20 il)Bw
Jh
El
19942
199 35.
199,74

EX LUNE3
& GUTTER
EX 36" GA%
—

EX PP
SEWER
200 85
I
199 89
pRKECT

EX DU
PHI I BOX_
199.5)FL
8"CF JOIN
200.
99 54
198,60
199.24

ORANGETHORPE AVENUE
EX
20)78
AS
EX 4" GAS
207: 18
11 (200.8)BW

EX POWER POLE /)TC
PROTECT IN PLACE (200.0)FL
199.8FL JOIN
TO BE MODIFIED" -
A
ROP

DRIVEWAY
2045
201,29
ODW

ORANGETHORPE & PLACENTIA

PLACENTIA, CA
-
207.3/
FY R" An WATFR
201.73
207,2,
207 /7
207 75
202.
202 9,
202
522222.2
221

ABBREVIATIONS
APN
BW
DU
EX
GF
FF
FG
FH
FL
FS
PMB
PP
PROP
TC
TG
SL

ACCESSOR PARCEL NUMBER

BACK OF WALK

DRY UTILITY

EXISTING

GARAGE FINISH FLOOR

FINISHED FLOOR

FINISHED GRADE

FINISHED HYDRANT

FLOW LINE

FINISHED SURFACE

PRIVATE MAILBOX

POWER POLE

PROPOSED
RISE

TOP OF CURB

TOP OF GRATE

STREET LIGHT
LEGEND

CENTERLINE
R/W

LOT LINE

PROPERTY LINE

CITY LIMIT

CONCEPTURAL GRADING PLAN
r'S RECCE

ENGINEERING
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
Scale
Job No.

Date
cD
0 col
0 0
0 0
0 C.2 rc

AS SHOWN
1404-007 L'cl
74 30' 0' 10' 20' 30'
60'
SCALE: 1" = 30'
/
/
00 F�-
76,es7'/c
A
3=1-1,
=1-1, SFS
Sib/?4f 04s /'
/
/
/
/
/
u
tJ
ti
z
w
I -'J
/ // / /
/ / /
///
PROP

TRANSFORMER
\ 11 'L 1 1 1 1
PARCEL 2
PI/ .IB. 257/15-16
APN: 339-112-26
OWNER: INFINITE RISING INVESTMENTS LLC
0 ,P1
= =VLtw 1 j+ I I I
\ 201.8TG
II1\ 99.81 NV
FF=202.0'

PROP PIV
& FDC
774 PLACENTIA AVE
PROTECT IN PLACE 0 I STAIRS
LXISIINU bLUUK WALL_ _ _ _ _ _ _ /,.

I I *Mr 1 I 1 1 1 1 SO
202.5TG
200.4INV
/
/ /
/ /
/ /
/ /
/ /
/ /
//
/ /
//
/ /
//
I �
202.0±RI
196.9INV

PROP PIV
& FDC
202.8TG
200.1 INV
P lir
2 wNFR. 6R 339 /38
�?s F�yr 72, l
TROP h
RANSFORMER�4/04,, Rs/94� 8
'11/4-
/
fF
N.
k\k\
\k\
cF
/
/
•
('8s
/
/ / /
0 /
/ // //
// / jo
/ //
/ / //
.
/ /
/
M
/
/

0.2± RIM
/
188. •INV 97.OSD-INV
Ft S % 190.05��� 5i`\\\\\\���\
0 /
/ �/
1//
///
30/"//OCP SD
2I

EX SDI
CATCH. IASI
1 PL
1 L-►
PROP

TRANSFDRMER
FF = 202.0
4 PROTECTECT IN
�[\\PRO MWS
PLACE � 200.2±R M UT
EXISTING 196.9INV- N
BLOCK WALL \, 195.51_- -I`

PRO TIN
A

ROP PIV
FDC

F'F OP PIV
& FDC
38 C)".4/4'/i):

I,N 4 p 4� `13. 4 1�
„>3slrq��FS F39\>>2�
�Rgy��yogeEry C �
RpF g1/F rR�sr
LAC E
ISTIN
WA
EX
[PARCEL
L
P 55V
APN: 339-112-9
WNER: McDONALD, JAMES G TRUST
797 W, ORANGETHORPE AVE
36" RCP SD
4 • a
Fw
S O.Q13 201.0±RIM
194SSINV
` -1M/ -I
19 .51N\
// 1
201.0±RIM
0 194.5INV
G
/
11:

G
\\
G
- G
- G
' Auw'

EX SD

CATCH RASIN
G
—G
� n
u
]� 4 o ,+1:11
L77,70R EX PP
& GUTTER
IY1
EX 36" GAS EX 12" -
SEWER —
—8D\h
G
7 FF = 202.0'
IIP11i.'
.(I

PROP DIVERSION -
STRUCTURE )\:
2011 ±RIM
-I-9-9761W UT -S
198.21 -IN-E
198.01NV bUT-W
(E OH)
H
QE I} --. OH)

PROTECT
— IN PLACE -

EX DU
G PULLBOX G —
(E-
1'200.1 )TC
199.5INV
(199.4) FL
UH)
41 (E -OH
_EX _PLANTING- G
— EASEMENT 10 —

BE MODIFIED
RNV

EX POWER POLE

PROTECT IN PLACE
—
200.5TG
199.OINV
/ / / / /
ill
G
0 G

ORANGETHORPE AVENUE
EX 2" GAS
—G
EX 4" GAS
192.6INV
(192.4)INV±
1 tet. L.

GDW- •

ORANGETHORPE & PLACENTIA

PLACENTIA, CA
G
G
G
G
- G
- G
- G
- G -
OCW 8DW 8DW
EX 8" AC WATER

EX PP
-t€ ql)

EX SL
—G

ABBREVIATIONS
APN
EX
FF
FH
FL
FS
INV
MWS
PMB
PP
PROP
TC
TG
SL
SD
SS

ACCESSOR PARCEL NUMBER

EXISTING

FINISHED FLOOR

FINISHED HYDRANT

FLOW LINE

FINISHED SURFACE
INVERT

MODULAR WETLAND SYSTEM

PRIVATE MAILBOX

POWER POLE

PROPOSED

TOP OF CURB

TOP OF GRATE

STREET LIGHT

STORM DRAIN

SANITARY SEWER
LEGEND
SD
SS
w
FW

CENTERLINE
R/W

LOT LINE

PROPERTY LINE

CITY LIMIT

PROP STORM DRAIN

PROP SEWER

PROP DOMESTIC WATER

PROP FIRE WATER

CONCEPTUAL UTILITY PLAN
FWCOE

ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
C.3
E
0 M
0 N
W
N
O
0 U
0 O
U
U
0 0
4 0
i
g
Z
0 a
a
0 0
Scale AS SHOWN N
Job No. 1404-007
Date 2/18/26
75 30' 0' 10' 20' 30'
60'
SCALE: 1" = 30'
/
/
/
//
/
//
/ /
VESTING TENTATIVE TRACT MAP NO. 19467
u

COUNTY OF ORANGE, STATE OF CALIFORNIA
0 /
/
/
/
/
PL
PARCEL 2
APN: 339-112-26
OWNER: INFINITE RISING INVESTMENTS LLC
774 PLACENTIA AVE
STAIRS
/
/
ID CT)
t?)4(
4r 0
J�o
kk/ct
Agfr-
VAV
/

SETBACK
/
co
— —
1 0
FARCEL
APN: 339-112-9
OWNER: McDONALD, JAMES G TRUST
797 W. ORANGETHORPE AVE
0 SETBACK
1 0
Erm
1 PROp
AccEs
EA SE ENSr
26 TO BE

ODIFIED
rt rt
Elk

34. ORANGETHORPE AVENUE

ORANGETHORPE & PLACENTIA

PLACENTIA, CA

I HEREBY STATE THAT THIS MAP WAS PREPARED UNDER MY SUPERVISION AND

THAT OWNER OF THE RECORD HAS KNOWLEDGE OF AND CONSENTS TO THE FILING OF THIS MAP.

BY
DATE
SHELBY SHIRLOCK, P.E. RCE NO. C75912

FUSCOE ENGINEERING
600 WILSHIRE BLVD, SUITE 1470
LOS ANGELES, CA 90017

TENTATIVE TRACT MAP

COMMONWEALTH AVE

PROJECT

LOCATION
STATE COLLEGE BLVD.

NUTWOOD AVENUE_

CHAPMAN AVENUE

ORANGETHORPE
AVENUE

VICINITY MAP

NOT TO SCALE

LEGAL DESCCRIPTION
PARCEL 1, IN THE CITY OF PLACENTIA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 257, PAGES 15 AND 16 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

LOT SUMMARY
EXISTING (PARCEL MAP BOOK 257/15-16
PARCEL 1 118,541 SF/2.72 AC
LOT 1 118,541/2.72 AC

TITLE EXCEPTIONS
0, EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:

GRANTED TO: THE CITY OF PLACENTIA
PURPOSE: TREE PLANTING AND TREE MAINTENANCE
RECORDING DATE: OCTOBER 26, 1972
RECORDING NO: IN BOOK 10394, PAGE 627 OF OFFICIAL RECORDS

EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO, AS GRANTED IN A DOCUMENT:

GRANTED TO:

PURPOSE:

THE CITY OF PLACENTIA

PUBLIC STREET AND ROAD PURPOSES, PUBLIC UTILITIES,

WIRES, CABLES, CONDUITS, STORM SEWERS, SANITARY

SEWERS AND WATER PIPE LINES (FOR ANY PURPOSES,
POTABLE OR NON—POTABLE, DOMESTIC OR AGRICULTURAL),
A RIGHT—OF—WAY AND EASEMENT
RECORDING DATE: OCTOBER 25, 1990
RECORDING NO: AS INSTRUMENT NO. 90-568234 OF OFFICIAL RECORDS

EASEMENT(S) FOR THE PURPOSE(S) SHOWN BELOW AND RIGHTS INCIDENTAL THERETO AS SET FORTH IN A DOCUMENT:

PURPOSE: UNDERGROUND AND UTILITY PURPOSES
RECORDING DATE: MAY 26, 1992
RECORDING NO: AS INSTRUMENT NO. 92-349909 OF OFFICIAL RECORDS

BASIS OF BEARINGS

BEARINGS HEREON ARE IN TERMS OF THE CALIFORNIA COORDINATE SYSTEM OF 1983 (CCS -83) ZONE VI, 2017.50 EPOCH, AS DERIVED LOCALLY BY GPS

CONTINUALLY OPERATING REFERENCE STATIONS BLSA AND CCCS AS PUBLISHED BY THE CALIFORNIA SPATIAL REFERENCE CENTER.

GRID COORDINATES:

BLSA
CCCS
GRID INVERSE BLSA—CCCS:

N66 -06-40.90E 54786.3003 FEET

ALL DISTANCES WERE SCALED TO GROUND BY APPLYING THE COMPUTED COMBINATION FACTOR (CF) 0.9999921993

OWNERSHIP STATEMENT

I/WE BEING THE OWNER OF RECORD OR AUTHORITY AGENT FOR THE OWNER OF

RECORD OF THE PROPERTY IDENTIFIED HEREON, CONSENT TO THE FILING OF THIS TENTATIVE TRACT MAP.

BY
RECOE

ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
Scale
Job No.

Date
1420/418-0/2067,
\1404-007-CG04TM.DWG (02-18-2026

215
210
PROP 26' DRIVE AISLE 2'
PROP- r PROP CURB PROPPROP
205 BDLG & GUTTER 0" CURB [GARAGE
/ AX
200
1 PROP PROP

LANDSCAPE DRIVEWAY
776 SOUTH PLACENTIA AVENUE
10'
R
1 774 SOUTH PLACENTIA AVE

EX WALL

TO REMAIN

EX BUILDING

PROP I, I
/ TO REMAIN
BDLG 11 I
II I

EX PAVEMENT , PROP LANDSCAPE
1 195 I
190
215
210
205
200
195
190
R/W
I =
=
(6') I

PARWKAY

CITY OF

FULLERTON
(15')

SECTION A -A
SCALE: 1" = 10'

CITY OF

PLACENTIA
(40')
(25')
(34')

EX CURB
& GUTTER
215 = 797 W ORANGETHORPE P 776 SOUTH PLACENTIA AVE
21012

EX WALL
205 TO REMAIN , PROP
,I BLDG
200 I
PROP
195
190
215
210
205
200
195
190

LANDSCAPE EX GRADE

SECTION E -E
SCALE: 1" = 10'
C.5
26'

PLACENTIA
AVENUE
Am -
215
210
205
200
195
190
PROP
GARAGE \ `4" CONCRETE PROP
2%
/ ROLLED CURB % 0" CURB
PROP 1

DRIVEWAY
/
A
C.5

EX WALL
PROP
/ GARAGE
AX
utJ

PROP -/

DRIVEWAY
R/W
(80')
=1
(34') PROP 6'I

PROP CURB SW
& GUTTER
(40')

EX DRIVEWAY TO

BE REMOVED
EX 8'

SIDEWALK
L- -

SECTION G -G
SCALE: 1" = 10'

EX CURB
& GUTTER
776 SOUTH PLACENTIA AVE
EX 3' PUBLIC

STREET EASEMENT
10'
r PROP
BDLG
PROP
STEPS

EX GRADE
215
210
205
200
195
190
2' PROP 26' DRIVE AISLE 2'
PROP 4"
PROP- ` CONCRETE PROP ,- PROP
GARAGE ROLLED CURB 0" CURB ' GARAGE7.

MAX

PROP DRIVEWAY PROP DRIVEWAY
PROP
GARAGE
MAX 1�

SECTION B -B
SCALE: 1" = 10'
30'
2' PROP 26' DRIVE AISLE 2'
PROP 4"
r PROP CONCRETE
0" CURB ROLLED CURB
PROP

DRIVEWAY
1%
PROP -

D R IVEWAY
D
/ GARAGE
C.5
776 SOUTH PLACENTIA AVENUE W 774 S PLACENTIA AVE

EX GRADE
`PROP
/ IJULli
PROP
BLDG
PROP

WALKWAY
10'
27 EX WALL

TO REMAIN
1 215 = 797 W ORANGETHORPE F
210
205
200
195
190

5.6'

EX WALL =

TO REMAIN
PROP -

LANDSCAPE
776 SOUTH PLACENTIA AVE
PROP 19' PARKING PROP 26' DRIVE AISLE
`6" CONCRETE
/ CURB
//-BE REMOVED

EX Ca.\ DE TO
' -PROP CROSS
GUTTER

SECTION C -C C SECTION D -D D
SCALE: 1" = 10' C.5 SCALE: 1" = 10' C 5

ORANGETHORPE
AVENUE R/W 776 SOUTH PLACENTIA AVENUE
(70') =
(40) (62) EX 8'

SIDEWALK

SECTION F -F
SCALE: 1" = 10'
C.5
776 SOUTH PLACENTIA AVENUE 735 215

W ORANGETHORPE AVENUE
15' 210

EX BDLG TO EX BDLG
^' PROP BE REMOVED �' I I �/ TO REMAIN
/ BDLG PROP , I I I 205
/ WALKWAY I
I / 1 200
PROP J

LANDSCAPE
195

ORANGETHORPE & PLACENTIA

PLACENTIA, CA
190

EX CURB -\\
& GUTTER
PROP

PROP HARDSCAPE
r/ LANDSCAPE 11

EX GRADE
rPROP -PROP 6" CURB PROP PROP
LANDSCAPE � & GUTTER 0" CURB / GARAGE
l ) � X
/

EX BUGLING J PROP DRIVEWAY

TO BE REMOVED
sAl
r
PROP
BDLG
776 SOUTH PLACENTIA AVENUE h'_ 735

PROP BDLG
L 1 %

SECTION H -H
SCALE: 1" = 10'

PROP PEDESTRIAN,

WALKWAY

IW ORANGETHORPE AVENUE

EX BUILDING
15'TO BE REMOVED
I�

LANDSCAPEPROP

EX PARKING LOT

CROSS SECTIONS
6" CONCI [TE
/ CURB
J
PROP

LANDSCAPE
1-41 FWCOE

ENGINEERI NG
600 Wilshire Blvd, Suite 1470
Los Angeles, Ca 90017
213.988.8802 fuscoe.com
r PROP
/ BLDG
10'
0'
5'
10'
SCALE: 1 " = 10'
T
0 \1404-007-CG06CS.DWG (02-18-2026 3:45:41PM)
5_ a
z
0 0_
W
U
0 0
U
Z
W
W
C • 5
0 Scale AS SHOWN
Job No. 1404-007 0
Date 2/18/26
77 P LAZA
• low wall
• lounge seating
• shade trees

NEIGHBORHOOD ENTRY
aNDSCAPE

XRCHITECTURE

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA

TRANSFORMER
PASEO
• walkway to front doors
• enhanced landscape
• screen trees

CENTRAL GREEN
• see sheet L.2
PLAZAS
• live -work patios
• low wall
• accent trees
CONCEPTUAL LANDSCAPE PLAN a02.18.2026I I I I
o'
15' 30'
1 60'
L.1
78 THE LOUNGE
• seating
• decomposed granite
• multi -trunk accent tree

DINING TERRACE
• shade trellis
• built-in bbq counter
• accent paving
• dining tables
• accent planting
.-616

LANDSCAPE

ARCHITECTURE

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA

THE LAWN
• open turf
• accent trees
• built-in benches
1 I
CENTRAL GREEN ENLARGEMENT (4i

02.18.2026
0' 5'
1 10' 20'
L.2
79 LANDSCAPE

ARCHITECTURE
PROPOSED TREE PALETTE:

ALL PLANTS ARE CAL -IPC NON-INVASIVE and WUCOLS MEDIUM/LOW WATER CONSUMPTIVE (REGION 3 - SOUTH COASTAL) VARIETIES FOR THEIR PROPOSED GROWING CONDITIONS.

THESE PLANTS ARE WATER CONSERVING and USED FOR THEIR DEEP ROOT SYSTEMS WHICH STABILIZES SOIL and MINIMIZES EROSION IMPACTS.

BOTANICAL NAME
TREES:

ACACIA PURPUREA

COMMON NAME

PURPLE ACACIA
Standard
SIZE
WUCOLS
24" BOX LOW
AGONIS FLEXUOSA PEPPERMINT WILLOW 36" BOX LOW
Standard
ARBUTUS x MARINA HYBRID STRAWBERRY 24" BOX MEDIUM
Multi -Trunk
ARCHONTOPHOENIX CUNNINGHAMIANA KING PALM 36" BOX MEDIUM Multi -Trunk
CINNAMOMUM CAMPHORA CAMPHOR TREE 36" BOX MEDIUM
Standard IRRIGATION HYDROZONE 2:

MEDIUM / LOW TRANSITION PLANTING AREAS:

PROPOSED SHRUB PALETTE: LIMITED USE AREA (Line of Sight) NOTE:

BOTANICAL NAME

COMMON NAME
SHRUBS:

IRRIGATION HYDROZONE 1:

LOW WATER CONSERVING PLANTING AREA:

ECHEVERIA GLAUCA

ECHEVERIA PEACOCKII

AEONIUM ARBOREUM 'SCHWARZKOPF'

AGAVE AMERICANA

ALOE STRIATA

DASYLIRION WHEELERI

HESPERALOE PARVIFLORA

HETEROMELES ARBUTIFOLIA

KALANCHOE BEHARENSIS

MUHLENBURGIA CAPILLARIS

SENECIO MANDRALISCAE

WESTRINGIA FLORIBUNDA
SIZE
WUCOLS
HENS & CHICKS 1 GAL LOW
PEACOCK ECHEVERIA 5 GAL LOW
AEONIUM 5 GAL LOW
CENTURY PLANT 15 GAL LOW
CORAL ALOE 5 GAL LOW
DESERT SPOON 15 GAL LOW
RED YUCCA 5 GAL VERY LOW
TOYON 15 GAL LOW
FELT PLANT 15 GAL LOW
PINK MUHLY 5 GAL LOW
SENECIO 1 GAL LOW
COAST ROSEMARY 5 GAL LOW
JACARANDA ACUTIFOLIA JACARANDA 36" BOX
MEDIUM AEONIUM 'URBICUM' 'SALAD BOWL' AEONIUM 5 GAL LOW ALOE BAINSII TREE ALOE 24" BOX LOW
MAGNOLIA G. 'LITTLE GEM' MAGNOLIA 24" BOX MEDIUM ALOE STRIATA CORAL ALOE 5 GAL LOW Low Branch
ARBUTUS 'COMPACTA' DWARF STRAWBERRY 5 GAL LOW
MELALEUCA QUINQUENERVIA CAJEPUT TREE 24" BOX MEDIUM BOUGAINVILLEA ROSENKA SHRUB BOUGAINVILLE4 5 GAL. LOW Multi -Trunk CALLISTEMON 'LITTLE JOHN' DWARF CALLISTEMON 5 GAL LOW CAREX DIVULSA BERKELEY SEDGE 5 GAL. MEDIUM
METROSIDEROS EXCELSA NZ CHRISTMAS TREE 24" BOX MEDIUM
Standard CHONDROPETALUYM 'ELEPHANTINUM' LARGE CAPE RUSH 5 GAL. LOW DIANELLA REVOLUTA LITTLE REV 5 GAL LOW
OLEA 'SWAN HILL' FRUITLESS OLIVE DRACAENA DRACO DRAGON TREE 24" BOX LOW Multi Trunk 36" BOX MEDIUM
FESTUCA MAIREI ATLAS FESCUE 1 GAL LOW
FESTUCA OVINA GLAUCA BLUE FESCUE 5 GAL LOW
PHOENIX DACTYLIFERA 'MEDJOOL' DATE PALM 32' BTH MEDIUM
LOMANDRA LONGIFOLIA 'BREEZE' SPINY -HEADED 5 GAL. MEDIUM

MAT RUSH
ROSMARINUS PROSTRATUS DWARF ROSEMARY 5 GAL. LOW
PINUS CANARIENSIS CANARY ISLAND PINE 24" BOX LOW SALVIA CLEVELANDII CA BLUE SAGE 5 GAL LOW TEUCRIUM CHAMAEDRYS GERMANDER 5 GAL LOW
PINUS ELDARICA AFGHAN PINE 24" BOX LOW IRRIGATION HYDROZONE 3:

Low Branching
MEDIUM / LOW ENHANCED SHRUBS:

AGAVE ATTENUATA 'NOVA' FOXTAIL AGAVE 15 GAL. LOW

PINUS TORREYANA TORREY PINE
24" BOX LOW
Low Branching ALYOGYNE HUEGELII BLUE HIBISCUS 15 GAL LOW ASPARAGUS DENSIPLORUS 'MYERSII' MYER ASPARAGUS 5 GAL. LOW PLATANUS MEXICANA MEXICAN SYCAMORE 24" BOX LOW BOUGAINVILLEA 'LA JOLLA' BOUGAINVILLEA 5 GAL. MEDIUM CARISSA M. 'HORIZONTALIS' NATAL PLUM 5 GAL. MEDIUM
QUERCUS AGRIFOLIA COAST LIVE OAK 36" BOX LOW CRASSULA OVATA JADE PLANT 15 GAL. LOW Standard
FURCRACEA FOETIDA 'MEDIOPICTA' MAURITIUS HEMP 15 GAL. LOW QUERCUS VIRGINIANA SOUTHERN LIVE OAK 36" BOX MEDIUM PHORMIUM HYBRIDS NEW ZEALAND FLAX 5 GAL. LOW Standard PITTOSPORUM C. 'COMPACTUM' PITTOSPORUM 5 GAL. MEDIUM PITTOSPORUM T. 'GOLF BALL' 'GOLF BALL' KOHUHU 5 GAL. MEDIUM RHUS LANCEA AFRICAN SUMAC 24" BOX LOW PRUNUS ILICIFOLIA SPP. LYONII CATALINA CHERRY 24" BOX VERY LOW Standard
ORGANIC MULCHES:

TRISTANIA CONFERTA BRISBANE BOX 24" BOX MEDIUM
Low Branching 3" THICK SHREDDED BARK MULCH
(SHRUB AREAS - ALL HYDROZONES)
WASHINGTONIA FILIFERA 'HYBRID' CALIFORNIA FAN PALM 18' BTH LOW ACCENT:

ALOE BAINSEII

BRAHEA ARMATA

CERCIDIUM X 'DESERT MUSEUM'

DRACAENA DRACO

CERCIS CANADENSIS 'FOREST PANSY'

PODOCARPUS 'ICEE BLUE'
STREET TREES:

NO STREET TREES PROPOSED
TREE ALOW 24" BOX LOW
MEXICAN BLUE PALM 24" BOX LOW
HYBRID PALO VERDE 24" BOX LOW
DRAGON TREE 36" BOX LOW

RED BUD
Standard

LONG -LEAFED

YELLOWOOD

BLACKWOOD PLACENTIA & ORANGETHORPE
36" BOX
MEDIUM
24" BOX
MEDIUM
ALL TREE BRANCHES TO BE TRIMMED TO 8' HIGH ABOVE FINISH GRADE.

ALL SHRUBS WITHIN LIMITED USE AREA TO BE MAINTAINED AT 24" HIGH MAXIMUM.

WATER EFFICIENT LANDSCAPING NOTE:

THE FOLLOWING MEASURES WILL BE INCORPORATED INTO THE PROJECT TO CONSERVE WATER:

1. THE IRRIGATION SYSTEM SHALL MEET THE REQUIREMENTS OF THE CITY OF PLACENTIA LANDSCAPE GUIDELINES FOR WATER EFFICIENT LANDSCAPES.

2. THE ESTIMATED APPLIED WATER USE ALLOWED FOR THE LANDSCAPE AREA SHALL NOT EXCEED THE MAWA CALCULATION.

LANDSCAPE NOTES and PLAN PALETTE L.3
PLACENTIA, CA 02.18.2026
80 LANDSCAPE

ARCHITECTURE

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
Reference Evapotranspiration (ET,)
Hydrozone # / Planting Description°
Regular Landscape Areas
Hydrozone 1 - North/East Facing
Hydrozone 2 - South/West Facing
Hydrozone 3 - Courtyard North/East
Hydrozone 4 - Courtyard South/West
IRRIGATION HYDROZONES:

HYDRO -ZONE 1 - NORTH/EAST FACING - 7,622 S.F.

IRRIGATION TECHNIQUE

TREES - BUBBLERS

SHRUBS - SUB SURFACE DRIP IRRIGATION
HYDRO -ZONE 2 - SOUTH/WEST FACING - 13,220 S.F.

IRRIGATION TECHNIQUE

TREES - BUBBLERS

SHRUBS - SUB SURFACE DRIP IRRIGATION
HYDRO -ZONE 3 - COURTYARD NORTH/EAST - 664 S.F.

IRRIGATION TECHNIQUE

TREES - BUBBLERS

SHRUBS - SUB SURFACE DRIP IRRIGATION
HYDRO -ZONE 4 - COURTYARD SOUTH/WEST - 726 S.F.

IRRIGATION TECHNIQUE

TREES - BUBBLERS

SHRUBS - SUB SURFACE DRIP IRRIGATION
TOTAL LANDSCAPE AREA: 22,232 S.F.

RA/A4B/RD
California Water Efficient Landscape Worksheet

49.71 Project Type
Plant Factor Irrigation Irrigation ETAF
(PF) Methodb Efficiency (IEn` I (PF/1E)
Residential
Landscape Area ETAF x
(Sq. Ft.) Area

0.55 Estimated Total
Water Use (E1WUld

0.4 Drip

0.4 Drip
03 Drip
03 Drip

0.81 0.49 5400 2667

0.81 0.49 9125 4506

0.81 0.37 1792 664

0.81 0.37 1850 685
Totals 18167 8522
82171
138853
20451
21113
262589
ETAF Calculations
Regular Landscape Areas
Total ETAF x Area
Total Area
Average ETAF
AI[ Landscape Areas
Total ETAF x Area
Total Area
Average ETAF
8522
18167

0.47 8522
18167

0.47 ETWU Total
Maximum Allowed Water Allowance (MAWA)e
Average ETAF for Regular Landscape
Areas must be 0.55 or below for
residential areas, and 0.45 or below for
non-residential areas.
262589
307889
IRRIGATION EQUIPMENT SCHEDULE:

IRRIGATION UTILITIES
LM
-,111111110"-

WATER METER
FEBCO 825Y

1.5" DEDICATED LANDSCAPE WATER METER . SEE CIVIL ENGINEER PLANS.

1.5" BACKFLOW PREVENTION UNIT - TO BE LOCATED IN UTILITY ROOM. FINAL LOCATION TO BE COORDINATED WITH OWNERS REPRESENTATIVE.

WILKINS KING BROS. GATE VALVE - BLOCKED TRUE UNION PVC - 2" & SMALLER HUNTER
HUNTER

MV RAINBIRD

FS ' DATA INDUSTRIAL
HQ33-LRC 4" QUICK COUPLER VALVE with LOCKING RUBBER CAP. INSTALLED AT 75' o.c. MAX.

SPACING THROUGHOUT THE SITE.

PGV-ASV SERIES - PLASTIC INDUSTRIAL ELECTRIC REMOTE CONTROL VALVE with ACCU-SYNC ADJUSTABLE PRESSURE REGULATING DIAL - SIZE AS SHOWN ON PLAN. 1" MASTER VALVE - PESB SERIES VALVE
1" IR -100 SERIES FLOW SENSOR

IRRIGATION CONTROLLER
/ " \ RAINBIRD

NO SYMBOL RAINBIRD
E
POWER for

CONTROLLER
ESP-LXM/F WALL MOUNT CONTROLLER with FLOW SENSING and RAINBIRD WEATHER SMART ET MANAGER and NECESSARY ACCESSORIES. WEATHER REACH SIGNAL PROVIDER I -(877)-351-6588. ALLOW TWO EXTRA AVAILABLE STATIONS MIN. INCLUDING MASTER VALVE and FLOW STATION. INSTALL in POWDER COATED LOCKING METAL CABINET: LXMM.

WR2-RC WIRELESS RAIN SENSOR. INSTALL per MANUFACTURER'S SPECIFICATIONS. 120 VOLT ELECTRICAL PROVIDED BY ELECTRICIAN, FIELD VERIFY ACTUAL LOCATION.

SUB -SURFACE IRRIGATION
HUNTER
HUNTER
HUNTER
HUNTER

AS APPROVED
HUNTER
ICZ-FS-101 / 15 I-AS-ADJ REMOTE CONTROL DRIP ZONE KIT with FILTER and ACCU-SENSE ADJUSTABLE PRESSURE REGULATOR. (INSTALL WITHOUT FLOW CONTROL AT LOW FLOW CONDITIONS.)
PLD -ESD -06-12 SUB -SURFACE DRIPLINE TUBING 0.6 GPH EMITTERS at 12" ON CENTER SPACING - ALL TUBING SHALL BE INSTALLED 4" MINIMUM BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES FIVE (4) FEET ON CENTER; VERIFY THE LAYOUT AND 12" ON CENTER SPACING IN THE FIELD PRIOR TO STARTING WORK. INSTALL SUB -SURFACE DRIP IRRIGATION SYSTEM per MANUFACTURER'S SPECIFICATIONS.

USE HUNTER FITTINGS FOR CONNECTION BETWEEN PVC LATERAL LINES AND DRIPPERLINE TUBING.

WITH 1 7MM INSERT FITTINGS, IT IS RECOMMENDED THAT STAINLESS STEEL CLAMPS BE INSTALLED ON EACH FITTING.

DRIPLINE AUTOMATIC LINE FLUSH VALVE. - PROVIDE SCH 40 OR SCH 80 SOLVENT -WELD BALL VALVE FOR FLUSH OFF OF PCV EXHAUST MANIFOLD PIPE(SIZE PER PLAN), INSTALL FLUSH VALVE INSIDE 6" ROUND VALVE BOX, ONE AT THE END OF ANY TECHLINE CV LATERAL or PVC EXHAUST HEADER.

INSTALL MINIMUM OF ONE FLUSH VALVE PER MAXIMUM OF 800' OF TUBING. MULTIPLE FLUSH VALVES MAY BE REQUIRED WITHIN TECHLINE-CV LAYOUT. ALWAYS INSTALL VALVES IN OPPOSITE DIRECTIONS OF THE PVC/DRIP CONNECTION MANIFOLD.

PLD -ARV -I00 AIR/VACUUM RELIEF VALVE INSTALLED with COMBINATION TEE AND A 3/4" x 1/2" REDUCER BUSHING, INSTALL AIR RELIEF ASSEMBLY INSIDE A 6" ROUND VALVE BOX AT THE HIGH POINT OF EACH PLANTER, MIN. I ARV PER 500' OF DISTRIBUTION TUBING. USING AIR RELIEF LATERAL, CONNECT AIR RELIEF VALVE TO ALL DRIPPERLINE LATERALS WITHIN THE ELEVATED AREA.

NON -PRESSURE LATERAL SCH. 40 SUPPLY LATERAL with NECESSARY FITTINGS. NOTE EXHAUST LATERALS NOT SHOWN.

DRIPPERILINE LAYOUT NOTE: NOT ALL SUPPLY/EXHAUST LATERALS SHOWN ON PLAN for GRAPHIC CLARITY - INSTALL LATERALS per MANUFACTURER'S SPECIFICATIONS and RECOMMENDATIONS TO AVOID LOW PRESSURE THROUGH DRIPPERLINE and CONNECTIONS.

TREE DRIPPER RING: PLD -10-12 SUB -SURFACE DRIPLINE TUBING 1.0 GPH EMITTERS at 8" ON CENTER CONCENTRIC RING SPACING- ALL TUBING SHALL BE INSTALLED 4" MINIMUM BELOW FINISHED SOIL GRADE W/ 9" WIRE STAKES FIVE (5) FEET ON CENTER; VERIFY THE LAYOUT AND 12" ON CENTER SPACING IN THE FIELD PRIOR TO STARTING WORK. SEE DETAIL.

IRRIGATION PIPING

AS APPROVED
m11•11•11= ASAPPROVED

AS APPROVED
NON -PRESSURE LATERAL SCH. 40 FOR SIZES 3/4" - 2" W/ PVC SCH. 40 FITTINGS - BURY MIN. 12" BELOW GRADE (SIZE AS NOTED ON PLAN).
11" PRESSURE MAINLINE SCH. 40 PVC, IN PLANTER AREA FOR SIZES 3/4" - 1 1/2", - BURY MIN. 18" BELOW GRADE (SIZE AS NOTED ON PLAN).

PVC PIPE SCH. 40 SLEEVING, TWICE THE DIAMETER OF PIPE OR WIRE BUNDLE CARRIED - EXTEND 12" BEYOND EDGE OF PAVING & PLACE BELOW ALL PAVING, HARDSCAPE, ETC., AND AS DIRECTED BY OWNER'S AUTHORIZED REPRESENTATIVE.

IRRIGATION MISCELLANEOUS EQUIPMENT

NO SYMBOL

NO SYMBOL

NO SYMBOL

AS APPROVED
SPEARS
3M
IRRIGATION CONTROL WIRE # I4UF AWG DIRECT BURIAL (U.L. APPROVED) DS -400 PRE -FILLED WIRE CONNECTORS FOR USE ON ALL WIRE CONNECTIONS

DBY DIRECT BURIAL WATER -PROOF WIRE CONNECTORS FOR USE ON ALL WIRE

CONNECTIONS
IRRIGATION PLAN /i

02.18.2026
0 15' 30' 60'
L.4
81 LANDSCAPE

ARCHITECTURE

BLACKWOOD PLACENTIA & ORANGETHORPE

PLACENTIA, CA
LIGHTING CONCEPT:

THE OUTDOOR LIGHTING CONCEPT IS TO PROVIDE LEVELS OF LIGHTING SUFFICIENT TO MEET SAFETY AND ORIENTATION NEEDS.

WITHIN PUBLIC AREAS LIGHTING WILL BE WARM COLORED AND UNOBTRUSIVE.

LIGHT SOURCES WILL BE TUNGSTEN OR METAL HALIDE.

LIGHTING SOURCES FOR THE LANDSCAPE AND PAVED AREAS WILL BE CONCEALED AND THE LIGHTING INDIRECT NOT VISIBLE FROM A PUBLIC VIEWPOINT. LIGHT

SOURCES SHOULD BE DIRECTED SO THAT IT DOES NOT FALL OUTSIDE THE AREA TO BE LIGHTED.

ALL EXTERIOR SURFACE AND ABOVE -GROUND MOUNTED FIXTURES WILL BE SYMPATHETIC AND COMPLIMENTARY TO THE ARCHITECTURAL THEME.

EXTERIOR LIGHTING LEGEND
SYMBOL TYPE/TECHNIQUE: LOCATION:
1 12' HT THEME POLE

PEDESTRIAN WALKWAYS/ENTRY DRIVE

FIXTURE WILL NOT PRODUCE OFF-SITE
GLARE
12' HT POLE COURTYARDS

STREET LIGHT
42" HT LIGHT BOLLARD

STREETSCAPE

STREET LIGHTS PER CITY STANDARDS

AND APPROVED PLAN, AS NEEDED

PER THE CITY STANDARDS AND THE

APPROVED STREET IMPROVEMENT
PLANS

PEDESTRIAN WALKWAYS

BUILDING MOUNTED TO BE SELECTED BY ARCHITECT
SCONCE

CEILING LIGHT

METAL TRELLIS STRUCTURES /
ARCHITECTURE. FIXTURE WILL NOT

PRODUCE OFF-SITE GLARE
LIGHTING PLAN /i

02.18.2026
0 15 30' 60'
L.5
82 Placentia Planning
Commission
ritelqilliwirluaN 4 161 A a
TO: PLANNING COMMISSION
FROM: JOSEPH M. LAMBERT, DEVELOPMENT SERVICES DIRECTOR
DATE: MARCH 10, 2026
SUBJECT: DEVELOPMENT PLAN REVIEW NO. DPR 2025-03 AND VESTING TENTATIVE TRACT MAP NO. 19467 ALLOWING THE PROPOSED
DEVELOPMENT OF 11 THREE-STORY, TOWNHOME-STYLE BUILDINGS CONSISTING OF 75 RESIDENTIAL CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS, ON A PREVIOUSLY DEVELOPED 2.72 -ACRE SITE, LOCATED AT 777 W. ORANGETHORPE AVENUE AND 776 S.

PLACENTIA AVENUE (APN 339-112-27)

RECOMMENDATION
It is recommended that the Planning Commission take the following actions:
1) Open Public Hearing, concerning Development Plan Review No. DPR 2025-03 and Vesting Tentative Tract Map No. 19467; and
2) Receive the Staff Report and consider all Public Testimony; and 3) Close the Public Hearing; and
4) Adopt Resolution No. PC -2026-04, a Resolution of the Planning Commission of the City of Placentia, California, adopting the California Environmental Quality Act ("CEQA") statutory exemption, California Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects), and adopting DPR 2025-03 for development of 11 three-story, townhome style buildings consisting of 75 residential condominium units, including five live -work units, on a 2.72 -acre previously developed site, on property located at 776 S. Placentia Avenue and 777 W. Orangethorpe Avenue (APN 339-112-27) ; and,
5) Adopt Resolution No. PC -2026-05, a Resolution of the Planning Commission of the City of Placentia, California, recommending to the City Council of the City of Placentia, California, adoption of the California Environmental Quality Act ("CEQA") statutory exemption, California Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects), and recommending approval of VTTM 19467 for the subdivision of the subject property for the purpose of

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

creating 75 residential condominium units on a 2.72 -acre previously developed site, on property located at 776 S. Placentia Avenue and 777 W. Orangethorpe Avenue (APN 339-112-27).

STRATEGIC PLAN STATEMENT
This item is consistent with the City Council's adopted Strategic Goals, particularly Goal 1 (Fiscal Sustainability), Goal 3 (Infrastructure, Facilities & Public Spaces), and Goal 4 (Economic Development).

The proposed redevelopment of a long -vacant automobile dealership site with new residential townhome and live -work units represents reinvestment in an underutilized commercial corridor property. The project introduces new housing opportunities, private capital improvements, and Tong -term property value stabilization along the Placentia Avenue and Orangethorpe Avenue intersection. Redevelopment of the site will generate ongoing property tax revenue, increase assessed valuation and contribute to the City's overall fiscal stability.

Additionally, the project replaces an aging, vacant commercial structure with new residential buildings, landscaped open space, pedestrian paseos, and enhanced site improvements. These physical upgrades support the City's broader objective of maintaining attractive, well-appointed development along major corridors.

The inclusion of live -work condominium units oriented toward Orangethorpe Avenue further contributes to corridor activation and supports small-scale entrepreneurial activity, aligning with the City's goal of fostering a vibrant and economically active community.

PROJECT DESCRIPTION
On December 4, 2025, Gilad Ganish, on behalf of Orangethorpe Investment Partners, LLC, submitted applications for a Development Plan Review (DPR) and Vesting Tentative Tract Map (VTTM) for the redevelopment of the previously improved 2.72 -acre site located near the northeast corner of S. Placentia Avenue and W. Orangethorpe Avenue. The project site is currently developed with a vacant automobile dealership building and associated surface parking areas formerly occupied by Premier Chrysler Jeep.

The proposed project involves demolition of the existing structures and redevelopment of the site with a residential townhome condominium project consisting of eleven (11) three- story buildings containing a total of seventy-five (75) dwelling units, including five (5) live - work units. The units include a mix of two-bedroom and three-bedroom floor plans ranging in size from approximately 1,207 square feet to 1,666 square feet. The live -work units are oriented along S. Placentia Avenue and W. Orangethorpe Avenue and are designed with ground -floor workspaces and upper-level residential living areas.

The buildings are proposed at a maximum height of approximately 40 feet and feature contemporary architectural styling incorporating varied rooflines, vertical and horizontal siding elements, stucco finishes, articulated facades, recessed entries, and enhanced

Planning Commission — Placentia Orangethorpe Town homes March 10, 2026

material detailing. Individual units include private garages accessed from internal drive aisles.

The project proposes a total of 162 onsite parking spaces, consisting of 150 enclosed garage spaces and 12 open guest parking spaces. Vehicular access to the site is provided via two neighborhood entry driveways: one from S. Placentia Avenue and one from W.

Orangethorpe Avenue. Internal private drive aisles circulate throughout the development and provide access to individual garages and guest parking areas.

Common open space is centrally organized around a landscaped courtyard area referred to as the "Central Green." This area includes open turf, built-in seating elements, dining areas, shade structures, decomposed granite walkways, and accent landscaping.

Additional landscaped paseos connect building entrances to the internal circulation system and perimeter sidewalks. Plaza areas are incorporated adjacent to the live -work units along both S. Placentia Avenue and W. Orangethorpe Avenue at neighborhood entry points. 10' Setback to Placentia
Neighborhood
Entry
Open Space
_1.000st
0' Side Setback
Planta -1.000V)
20 Setback to Oranoethorpe fo
25 Setback for LW
The project provides approximately 16,000 square feet of common open space and additional private open space areas associated with individual units. Landscaping throughout the site includes a mix of canopy trees, accent trees, shrubs, and drought - tolerant planting areas distributed along the perimeter, internal drive aisles, paseos, and courtyard spaces.

Conceptual grading, utility, and fire access plans have been prepared for the project.

Proposed improvements include internal drive aisles, fire access lanes, pedestrian

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

walkways, landscaping areas, and utility connections to existing infrastructure within S.

Placentia Avenue and W. Orangethorpe Avenue.

Background
The subject property, located near the northeast corner of S. Placentia Avenue and W.

Orangethorpe Avenue, was formerly occupied by Premier Chrysler Jeep (PCJ), which vacated the site on May 31, 2018. The site has remained vacant since that time.

On July 23, 2019, the City Council approved amendments to Specific Plan No. 5 modifying development standards and permitted uses applicable to the property including expanding where hospitality uses are permitted and height limitations subsequent to Planning Commission's recommendation of approval.

On September 3, 2024, the City Council approved a mixed-use development project consisting of a five -story, 248 -unit residential building with ground -floor commercial space and a six -level parking structure. This entitlement included a Specific Plan Amendment and General Plan Amendment to introduce residential mixed-use on certain parcel(s). This City Council approval occurred after Planning Commission recommended denial.

Subsequently, Zoning Code Amendment No. 2024-01 was approved by City Council to modify the minimum residential density requirement for Parcel No. 9 within Specific Plan No. 5. The amendment reduced the minimum density from 65 dwelling units per acre to 15 dwelling units per acre while maintaining the previously approved maximum density range.

This City Council approval occurred after Planning Commission recommended denial.

The applicant has now submitted revised applications for Development Plan Review and a Vesting Tentative Tract Map proposing a residential townhome condominium development as described in the Project Description section of this report. The current application has been submitted pursuant to the provisions of Senate Bill 330 (Housing Crisis Act of 2019) and Assembly Bill 130 (2021), which establish procedural and development standards applicable to qualifying housing development projects. The application has been processed in accordance with applicable state housing legislation.

The applicant has subsequently elected to pursue an alternative development concept for the site. Approval of Development Plan Review No. DPR 2025-03 would supersede the previously approved Development Plan Review No. DPR 2021-02 associated with the prior mixed-use project. Upon the effective approval date of DPR 2025-03, Development Plan Review No. DPR 2021-02 would be deemed rescinded and null and void, and DPR 2025- 03 would be the only valid entitlement related to the property.

PROJECT CHARACTERISTICS
Applicable Code Section — Placentia Municipal Code
The project will be required to comply with the development standards and use requirements set forth in the Placentia Municipal Code (PMC) for developments located on

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

properties within the SP -5 Zoning District. Pursuant to PMC Section 23.75.010(a), construction of new buildings require a DPR to be reviewed and approved at a noticed public hearing before the Planning Commission. Furthermore, in accordance with PMC Section 22.72.060, a VTTM shall require Planning Commission review at a noticed public hearing, to review and solicit a recommendation for final action on the proposed VTTM by the City of Placentia City Council.

Subject 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 Land Use
Vacant Car Dealership
Existing Site
Proposed
North
South
(Adjacent to
the Site &
Across W.

Orangethorpe
Avenue)
East
West (Across
S. Placentia
Avenue)
Three -Story, 75 -Unit
Residential Townhome
Condominium
Development with Five
Live -Work Units
Three -Story Office
Building Containing
Interface Rehab, Inc. &
Maxum Therapy
Fast Food Restaurant
(Jack in the Box), 7 -
Eleven and Gas
Station, Twin Palms
Mobile Home Park
Industrial Uses
City of Fullerton —
Multi -tenant Industrial
Park
Land Use Element
General Plan
Designation
Specific Plan
Specific Plan
Specific Plan
Specific Plan,
Commercial
Manufacturing, &
Low Density
Residential
Specific Plan &
Industrial
City of Fullerton —
Industrial
Zoning Map
Designation
Specific Plan No. 5
(SP -5)
SP -5
SP -5
SP -5, C-1 (Neighborhood
Commercial), & R-1
(MHP) (Single Family
Residential — Mobile
Home Park)
SP -5 & Manufacturing
(M)
City of Fullerton —
Commercial
Manufacturing

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

ZONING COMPLIANCE ANALYSIS
Site Development Standards
The project site is located within Parcel No. 9 of the Specific Plan No. 5 (SP -5) Zoning District. Specific Pian No. 5 establishes permitted land uses and development standards applicable to properties within its boundaries, including density ranges, height limitations, setbacks, lot coverage, and parking requirements.

The proposed project consists of a three-story residential townhome condominium development and is reviewed for consistency with the applicable development standards of SP -5 as currently adopted and amended, including Zoning Code Amendment No. 2024- 01, which established a residential density range of 15 to 95 dwelling units per acre for Parcel No. 9.

The proposed development does not require a General Plan Amendment or Specific Plan Amendment. The project is evaluated for compliance with the existing SP -5 development standards and applicable provisions of the Placentia Municipal Code (PMC), including Development Plan Review (PMC Chapter 23.75) and Subdivision regulations (PMC Title 22).

The following matrix provides a summary of the project's consistency with the applicable SP -5 development standards:

APPLICABLE SP -5 DEVELOPMENT PROJECT

STANDARDS
Floor Area Ratio

1.0 Commercial FAR Maximum 0.01 FAR
No Residential FAR Maximum Complies
Density Range
15 to 95 dwelling units/acre 27.6 dwelling units/acre
Dwelling Unit Size
Studio Unit — No minimum/maximum Studio Unit — 0
1 Bed Unit — No minimum/maximum 1 Bed Unit — 0
2 Bed Unit — No minimum/maximum 2 Bed Unit — 1207 sf. (Qty 6) 3 Bed Unit — No minimum/maximum 3 Bed Unit — 1454 sf. (Qty 64) 3 Bed Unit, w/ Live -Work — No 3 Bed Unit, w/ Live -Work — 1,624 sf. (Qty minimum/maximum 5)
Height
75 ft. max.
47 ft. 0 in.

Setbacks
Front Yard Setback — 15 ft. min. Front: 15 ft.

Side & Rear Yard Setback — 10 ft. min. Side Yard: 10 ft. to 15 ft.

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

Lot Coverage
85% max. (118,483 s.f.)
Parking
Studio & 1 Bdrm Unit @ 1 space -0 Spaces
(0 units)
Two Bdrm Unit @ 1.5 spaces — 9 spaces (6
Units)
Three Bdrm Unit @ 2 spaces — 138 spaces
(69 Units)
Guest @ 1 space/5 du — 15 spaces
Total 162 spaces
81% (96,251 s.f.)
- 0 space
- 8 spaces (6 units)
- 142 spaces (69 units)
- 12 spaces
Total @ 162 spaces
`Parking: Within % mile of intersection of bus
routes meeting 15 -min. peak frequency (combined
service); minimum parking not required per Gov.

Code § 65863.2.

Other Departments Concerns and Requirements
The Divisions of Planning and Building, Public Works Department, Police Department, and Fire and Life Safety Department have reviewed the application materials and provided comments. Based on those comments, applicable code requirements and recommended conditions of approval have been incorporated into the draft resolution for consideration by the Planning Commission and recommendation to the City Council.

In addition, the Placentia -Linda School District, Republic Services, and applicable utility providers were provided the opportunity to review the project plans. As of the date of preparation of this report, no comments have been received from those agencies despite follow-up outreach by City staff.

ISSUES ANALYSIS:

CONSISTENCY WITH THE GENERAL PLAN
The proposed residential townhome development is consistent with the goals and policies of the City's General Plan, including the Land Use, Mobility, Economic Development, Health, Wellness & Environmental Justice, Safety, and Housing Elements, as outlined below.:

Land Use Element
Goal LU -2: Ensure that new development is compatible with surrounding land uses, the circulation network, and existing development constraints.

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

Policy LU -2.4: Large, contiguous vacant or underutilized parcels should be comprehensively planned for development to be compatible with adjacent neighborhoods.

Policy LU -2.21: Ensure development provides adequate infrastructure improvements area provided to support new multi -family development, including on-site recreational amenities.

The project redevelops a vacant 2.72 -acre site with a comprehensively planned residential townhome community consisting of 75 units arranged in eleven three-story buildings including five live -work units. The site plan organizes buildings around internal private drives and a centrally located landscaped open space area, providing a cohesive development pattern. Building massing, articulated elevations, and perimeter setbacks provide an appropriate transition to surrounding uses along S. Placentia Avenue and W.

Orangethorpe Avenue. The project includes a centrally located landscaped "Central Green" courtyard area, pedestrian paseos, and private open space areas associated with individual units. The development provides onsite parking, internal circulation, and utility connections to existing infrastructure within adjacent public rights-of-way.

Mobility Element
Policy MOB -2.2: Ensure adequate capacity to accommodate the traffic generated by land uses within the City, while balancing the needs of the pedestrian, cyclists and other multi -modal users.

Policy MOB -2.6: Require new development to conform to the standards and criteria of the City of Placentia and other mandated programs. This includes mitigation of traffic impacts to the surrounding street system as well as ensuring new developments manage their parking onsite with no impact to surrounding public streets.

Vehicular access is provided via driveways on S. Placentia Avenue and W. Orangethorpe Avenue. The project includes internal circulation, guest parking, sidewalks, and pedestrian connectivity to adjacent public sidewalks. The project provides 162 onsite parking spaces within private garages and guest parking areas, and incorporates internal circulation consistent with City design standards.

Economic Development Element
Action ED -2.2-1: Placentia's business attraction efforts should be targeted primarily towards businesses which have the following characteristics, in order of priority: 1) Sales tax generating; 2) Property tax enhancement; 3) Other revenue enhancements; and 4) Will result in infrastructure improvement.

The redevelopment of a Tong -vacant commercial property with new residential construction represents private reinvestment in a key corridor location. The project introduces new housing opportunities and contributes to long-term property tax revenue, other revenue

Fr)
Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

enhancements in the form of Public Services CFD 2014-01 annual revenue and corridor revitalization.

Health, Wellness, & Environmental Justice Element
Policy HW/EJ-4.1: Provide higher -density and infill mixed-use development affordable to all incomes on vacant and underutilized parcels throughout the City.

Policy HW/EJ -10.1: Promote land use patterns that reduce driving and promote walking, cycling, and transit use.

The site is located along two major corridors and provides pedestrian connectivity to existing public sidewalks. Internal pedestrian paseos and open space areas further support walkability within the development.

Safety Element
Policy SAF— 4.8: Require enhanced landscaped buffers in industrial -zoned areas that abut residential zones, consisting of more densely planted trees in setback areas.

The project incorporates perimeter landscaping and setbacks along adjacent rights-of-way and neighboring properties, contributing to visual buffering and site definition.

Housing Element
Goal HE -1: Housing Supply and Variety: 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.

Program HE -1.13: Development of Housing for Larger Families: The City shall encourage incorporation of units with 3 or more bedrooms in for -sale and rental housing developments to accommodate the needs of larger families through activities such as technical assistance, expediated processing, and flexibility in development standards.

The project provides 75 townhome units with two- and three-bedroom floor plans, expanding ownership housing opportunities within the City. The development includes multiple three-bedroom units, supporting housing opportunities for larger households including families.

Housing Element

Planning Commission — Placentia Orangethorpe Town homes March 10, 2026

the City of Placentia adopted its Sixth Cycle Housing Element (2021-2029) in March 2022.

On February 29, 2024, the California Department of Housing and Community Development (HCD) issued a finding of substantial compliance with State Housing Element Law.

The proposed project provides 75 ownership townhome units, including multiple three- bedroom units, contributing to the City's overall housing supply and housing variety goals.

The redevelopment of a previously developed and vacant site supports the Housing Element's objective of encouraging infill development and expanding housing opportunities within the City.

The project is not identified as a specific Sites Inventory location but is consistent with the General Plan and current zoning regulations permitting residential development on the property.

LAND USE COMPATIBILITY
The project site is located at the northeast corner of S. Placentia Avenue and W.

Orangethorpe Avenue, two established arterial roadways characterized by a mix of commercial, office, hospitality, Tight industrial, and residential land uses. Surrounding development includes hotel and commercial uses to the north and west, office and Tight industrial uses along Orangethorpe Avenue, and single-family residential neighborhoods south of Orangethorpe Avenue.

The proposed development consists of eleven three-story residential townhome buildings arranged around internal private drives and a centrally located landscaped open space area. The maximum building height is approximately 47 feet. The project incorporates perimeter setbacks, landscape buffers, and articulated building elevations to provide visual relief and transition along adjacent rights-of-way.

The site has remained vacant since 2018 and represents a previously developed property within an established urban corridor. The proposed redevelopment introduces residential land use consistent with the City's current zoning and Specific Plan framework. The townhome product type provides an ownership housing opportunity that differs in scale and intensity from the previously approved five -story mixed-use concept.

Vehicular access is provided from both S. Placentia Avenue and W. Orangethorpe Avenue.

Pedestrian connections are maintained to existing public sidewalks along both frontages, and internal pedestrian pathways provide connectivity within the development.

The project replaces an aging, vacant commercial site with new residential buildings, landscaping, and site improvements, contributing to reinvestment along the corridor.

Architecture
The proposed development consists of eleven three-story townhome buildings designed with a contemporary residential architectural style incorporating traditional detailing and varied facade articulation. The buildings feature a combination of horizontal and vertical

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

siding elements, stucco finishes, accent materials, and varied rooflines to create visual interest and reduce apparent massing.

The architectural design incorporates recessed entries, covered porches, articulated facades, and varied window placements to provide depth and shadow along building elevations. Individual units include direct -access entries and private garages, reinforcing a residential character consistent with a townhome product type.

Roof forms include a mix of flat and sloped elements with parapet variations to provide architectural modulation. Material transitions, color variation, and facade offsets are incorporated to avoid long uninterrupted wall planes. Window placements are designed to maximize natural Tight within individual units while maintaining a consistent architectural rhythm across elevations.

The buildings are arranged around internal private drives and a centrally located landscaped open space area, providing a cohesive neighborhood layout. Perimeter landscaping and setbacks further frame the development along S. Placentia Avenue and W. Orangethorpe Avenue.

Overall, the architectural approach emphasizes a contemporary residential character with articulated building forms and varied materials appropriate for a three-story townhome community. Also as noted in the subsequent paragraphs, the City Council Housing, Community, and Economic Development (HCED) Committee requested enhanced architectural elevations which the applicant provided as discussed below.

HOUSING, COMMUNITY AND ECONOMIC DEVELOPMENT COMMITTEE
On Wednesday, July 23, 2025, the City Council Housing, Community, and Economic Development (HCED) Committee convened to review the proposed 75 -unit townhome development located at the subject site. City staff provided a presentation outlining the project's key components, overall site design, vehicular circulation, and architectural features. This discussion provided the applicant with guidance for the future submittal of the required entitlement applications.

On February 23, 2026, the project returned to the HCED Committee with a fully developed proposal, including refined site planning and architectural elevations. Staff presented a comprehensive overview of the project, including its relationship to surrounding land uses and public frontages.

While the Committee received the project favorably, several architectural concerns were expressed, particularly regarding the quality and articulation of the building elevations along the S. Placentia Avenue and W. Orangethorpe Avenue frontages. The Committee emphasized the need to enhance the elevations through additional architectural detailing, including expanded window treatment and facade articulation, incorporation of architectural "eyebrows," introduction of enhanced and varied color treatments, and the addition of architectural elements at the top of the gable ends. The Committee also discussed the potential incorporation of faux balconies or similar architectural features along the S.

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

Placentia Avenue and W. Orangethorpe Avenue frontages to provide greater visual interest and depth. Additionally, direction was provided to strengthen the architectural treatment at the ground -floor level to ensure a more articulated and visually engaging streetscape presence.

The Committee further indicated support for a condition of approval requiring the project's streetscape improvements to be consistent with a future SP -5 Streetscape Master Plan, should such plan be adopted prior to building permit issuance. Based upon the applicant addressing the Committee's concerns related to building elevations and architectural refinement, HCED conveyed its favorable recommendation to the Planning Commission for consideration of the requested entitlements, including the DPR and VTTM.

CEQA
The proposed project qualifies for a statutory exemption from the California Environmental Quality Act (CEQA) pursuant to California Public Resources Code Section 21080.66 (Assembly Bill 130 — Infill Housing Development Projects). Section 21080.66 provides a statutory exemption for qualifying infill housing development projects located on previously developed sites within urbanized areas, provided specified criteria are satisfied, including consistency with applicable planning and zoning regulations and compliance with applicable environmental and public health standards. The proposed development consists of 11 three-story townhome buildings containing 75 residential condominium units, including five live -work units, on a previously developed 2.72 -acre site located at 776 S.

Placentia Avenue and 777 W. Orangethorpe Avenue. The site is surrounded by urban uses and is served by existing public infrastructure. Based on review of the project and applicable statutory criteria, staff has determined that the project meets the requirements for the statutory exemption under Public Resources Code Section 21080.66. Accordingly, no further environmental review is required.

PUBLIC NOTIFICATION
Legal notice was published in the Placentia News -Times on February 26, 2026. Notices were sent to property owners of record within a 300 -foot radius of the subject property, posted at the Civic Center, and on the City website. As of March 5, 2026, staff has not received any written correspondence from adjacent neighbors expressing support or concern regarding the development project.

CONCLUSION
The proposed project involves the redevelopment of a previously developed and long - vacant 2.72 -acre site with 11 three-story townhome-style buildings containing 75 residential condominium units, including five live -work units. The project has been evaluated for consistency with the City's General Plan, Specific Plan No. 5, and applicable provisions of the Placentia Municipal Code. This revised DPR and VTTM are consistent with all provisions of the Placentia Municipal Code, Specific Plan 5 (SP -5), and the General Plan.

Planning Commission — Placentia Orangethorpe Townhomes
March 10, 2026

Environmental review has been conducted pursuant to Public Resources Code Section 21080.66 (AB 130 — Infill Housing Development Projects), and staff has determined that the project qualifies for a statutory exemption under CEQA.

Based on the analysis contained in this report, consistency with the General Plan and full compliance with the Placentia Municipal Code and SP -5, staff recommends that the Planning Commission adopt Resolution Nos. PC -2026-04 and PC -2026-05.

RECOMMENDATION
Staff recommends that the Planning Commission adopt Resolution No. PC -2026-04 approving Development Plan Review No. DPR 2025-03, and adopt Resolution No. PC - 2026 -05 recommending that the City Council approve Vesting Tentative Tract Map No. 19467, and make the required findings in support thereof.

Prepared and submitted by: Reviewed and approved by:

Andrew A. Gon2aEes '
Planning Manager
41,
frA-
Areph . Lambert
Development Services Director
ATTACHMENTS:

1. Resolution No. PC -2026-04 approving Development Plan Review No. DPR 2025-

03. 2. Resolution No. PC -2026-05 recommending City Council approval of Vesting Tract Map No. VTTM 19467.

3. Project Plans including the Site Plan, Floor Plans, Building Elevations, Preliminary Landscape Plan, Fire Access Plan, Colored Renderings, Conceptual Utility Plan, Street Cross Sections, and Vesting Tentative Tract Map No. 19467 Received and Dated March 4, 2026

4. Public Hearing Notification

5. Vicinity Map

6. Site Photographs

RESOLUTION NO. PC -2026-04

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF PLACENTIA, CALIFORNIA, ADOPTING THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT ("CEQA")

STATUTORY EXEMPTION, CALIFORNIA PUBLIC
RESOURCES CODE § 21080.66 (AB 130 — INFILL HOUSING

DEVELOPMENT PROJECTS), AND ADOPTING
DEVELOPMENT PLAN REVIEW NO. DPR 2025-03 FOR
DEVELOPMENT OF 11 THREE-STORY, TOWNHOME-STYLE
BUILDINGS CONSISTING OF 75 RESIDENTIAL

CONDOMINIUM UNITS, INCLUDING FIVE LIVE -WORK UNITS,
ON A 2.72 -ACRE PREVIOUSLY DEVELOPED SITE,
LOCATED AT 777 W. ORANGETHORPE AVENUE AND 776 S.

PLACENTIA AVENUE (APN 339-112-27).

A. Recitals.

WHEREAS, Gilad Ganish, representing Orangethorpe Investment Partners, LLC, ("Applicant" hereinafter), regarding real property located 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue (Attachment "A"), filed an application for approval of Development Plan Review No. DPR 2025-03, as described in the title of this Resolution.

Hereinafter, in this Resolution, the subject Development Plan Review request is referred to as the "Application"; and
WHEREAS, on March 10, 2026, the Planning Commission of the City of Placentia conducted, and concluded, a duly noticed public hearing, as required by law, and received a staff report and other relevant information from City staff and members of the public regarding the 75 -unit residential condominium townhome development with five live -work units, for the Development Plan Review Application; and WHEREAS, the Planning Commission heard testimony, received a report and other relevant information from City staff and members of the public regarding DPR 2025- 03 and VTTM 19467; and
WHEREAS, the Planning Commission finds that upon the date DPR 2025-03 is approved and in effect, previously approved Development Plan Review No. DPR 2021- 02 is hereby rescinded and null and void, and DPR 2025-03 is the only valid Development Plan Review entitlement related to the subject property; and.

WHEREAS, after careful consideration of all pertinent testimony and the staff report offered in the case, the Planning Commission voted to approve the "Application"; and
WHEREAS, all legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

NOW, THEREFORE, it is hereby found, determined and resolved by the Planning Commission of the City of Placentia as follows:
96 Section 1. Development Plan Review. The Planning Commission approves Development Plan Review No. DPR 2025-03, as modified herein, and specifically subject to the conditions set forth in Attachment "A" of this Resolution and by this reference incorporated herein. The development, as modified by the attached Conditions of Approval and Standard Development Requirements (Attachment "A"), meets the overall requirements of PMC Chapter 23.105 of the Zoning Code (SP -5 Development Standards) and PMC Chapter 23.75 (Development Plan Review). As such, the Planning Commission finds as follows:
a. The project meets or exceeds the criteria established in PMC Chapter 23.105 and Section 23.75.020. Specifically, it adheres to the minimum setbacks, parking requirements, maximum building height, and minimum and maximum density development standards. The size, scale, and site layout ensures that the project not only complies with but surpasses the established development standards by providing a well -integrated and sustainable development that meets the needs of the community.; and,
b. Conditions of Approval have been prepared as necessary to prevent: (A) detriment to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or (B) injurious to the property or improvements within the neighborhood or within the city; and,
c. The proposed development will be consistent with the latest adopted General Plan Land Use designation of the project area of "Specific Plan" and the Parcel No. 9 allowable land uses of SP -5; and,
d. Conditions necessary to secure the purposes of Section 23.75.020, including guarantees and evidence of compliance with conditions, are made part of the development approval.

Section 2. Based upon the environmental review of the project, the Planning Commission finds that DPR 2025-03 is statutorily exempt from the California Environmental Quality Act ("CEQA"), Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects) as the project qualifies as a residential infill development located on an urbanized and previously developed site that is less than 20 acres in size, is consistent with the applicable General Plan and zoning designation, and does not contain any environmentally sensitive habitat areas.

Section 3. If any section, subsection, sentence, clause, or phrase of this resolution and/or the documents in support of this resolution is/are for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this resolution.

Section 4. The Planning Commission hereby directs that, upon approval of DPR 2025-03, that a Notice of Exemption shall be filed with the Orange County Clerk/Recorder.

Resolution No. PC -2026-04

97 Section 5. Based upon the findings and conclusions set forth herein, the Planning Commission hereby approves Development Plan Review No. DPR 2025-03 as modified herein, and specifically subject to the conditions set forth in Attachment "A" attached hereto and by this reference incorporated herein.

Section 6. Upon the date DPR 2025-03 is approved and in effect, previously approved Development Plan Review No. DPR 2021-02 is hereby rescinded and null and void, and DPR 2025-03 is the only valid Development Plan Review entitlement related to the subject property.

Section 7. The Secretary to the Planning Commission shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by certified mail, to the applicant at the address of record set forth in the Application.

ADOPTED AND APPROVED THIS 10TH DAY OF MARCH 2026.

FRANK PEREZ, CHAIR
I, Joseph M. Lambert, Secretary to the Planning Commission of the City of Placentia, do hereby certify that the foregoing Resolution was introduced at a meeting of the Planning Commission of the City of Placentia held on the 10th day of March 2026, and was passed at the meeting of the Planning Commission of the City of Placentia held on the 10th day of March 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

JOSEPH M. LAMBERT, SECRETARY TO THE PLANNING COMMISSION Resolution No. PC -2026-04

98 APPROVED AS TO FORM:

CITY ATTORNEY
Attachment A: Conditions of Approval for Development Plan Review No. DPR 2025- 03 Resolution No. PC -2026-04

99 Attachment "A"
Special Conditions of Approval and Standard Development Requirements for Development Plan Review No. DPR 2025-03
777 W. Orangethorpe Avenue & 776 S. Placentia Avenue
(APN 339-112-27)

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 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. Development Plan Review No. DPR 2025-03 is valid for a period of twenty-four (24) months from the date of final determination, unless extended pursuant to Placentia Municipal Code (PMC) Section 23.75.080. If the development of the site and/or use approved by this action is not established by obtaining Building Permits within such a period of time, this approval shall be terminated and shall be null and void, unless an extension is applied for and approved.

2. Failure to abide by and faithfully comply with any and all conditions attached to this action, or with any federal, state, or local law, shall constitute grounds for revocation of said action by the City of Placentia Planning Commission.

3. 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.

Resolution No. PC -2026-03
Attachment "A"

100

4. The site plan, floor plans, elevation plans, fire plan, conceptual grading plan, conceptual perspectives, and all associated architectural and civil drawings, including the colored renderings, dated received on March 4, 2026, shall be the conceptually approved design.

5. The five (5) live -work units shall be developed only in the specific locations and configurations reflected on the approved site plan and floor plans received and dated March 4, 2026, and maintained on file with the City of Placentia Planning Division. The approved plans shall serve as the controlling reference for the identification, orientation, and layout of the live -work units. Relocation, reconfiguration, reduction, or substitution of the approved live -work units, including modification of the ground -floor non-residential component, shall not occur unless first approved by the Development Services Director through a formal amendment to this entitlement and, if applicable, modification of the recorded live -work covenant. Building permit plan check submittals shall be consistent with the approved March 4, 2026, plan set identifying the live -work units. Any inconsistencies shall be referred to the Planning Division for review prior to permit issuance.

6. Any significant modifications to the approved site plan, floor plans, elevation plans, open space plan, fire plan, conceptual grading plan, conceptual perspectives, including any modifications which will change, expand, or intensify the use(s) 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 significant modifications require approval by the City of Placentia Planning Commission or may be approved administratively by City staff.

7. Prior to the issuance of Final Certificate of Occupancy, the applicant and/or property owner, and/or their designee shall submit a one-time payment of $17,000 as the applicant and/or property owner's fair share payment required for the City's preparation of a streetscape master plan and master planning for Specific Plan No. 5 (SP -5).

8. Developer and/or property owner shall be obligated to annex into the Community Facilities District No. CFD 2014-01 (Public Services), or any subsequently created Community Facilities District (CFD) (Public Services) pursuant to the provisions of California Government Code Section 53311, et seq. The required annexation pursuant to this condition of approval shall be on a per -building basis, consistent with and fully completed in accordance with California law prior to issuance of a final certificate of occupancy for each of the buildings, unless Developer opts to annex in sooner

9. Developer and/or property owner shall annex into the Landscape Maintenance District No. LMD 1992-01 pursuant to the provisions of California Streets and Highways Code Section 22500, et seq. The required annexation into LMD No. 1992-01 pursuant to this condition of approval shall be on a per -building basis, consistent with and fully Resolution No. PC -2026-03
Attachment "A"

101

completed in accordance with California law prior to issuance of a final certificate of occupany for each of the buildings, unless Developer opts to annex in sooner.

10. Developer and/or property owner agrees to annex into the Street Lighting District No.

SLD 1981-01 pursuant to the provisions of California Streets and Highways Code Section 22500, et seq. The required annexation into SLD No. 1981-01 pursuant to this condition of approval shall be on a per -building basis, consistent with and fully completed in accordance with California law prior to issuance of a final certificate of occupany for each of the buildings, unless Developer opts to annex in sooner. 11 Prior to the issuance of any Final Certificates of Occupancy for the project, the property owner/applicant shall prepare, submit for City review and approval, and record with the Orange County Recorder an irrevocable covenant and agreement in a form acceptable to the Development Services Director and City Attorney.

The covenant shall run with each live -work Assessor's Parcel Number (APN) and be binding upon all successors, heirs, and assigns, and shall substantially be based on the following provisions:
a. The ground floor live -work space of each designated live -work unit shall be reserved and continuously maintained for a non-residential use. b. Permitted uses of the ground floor live -work space shall be limited to those allowed within the SP -5 zoning district and consistent with the project approvals. If the use requires a business license, occupant shall be required to obtain one from the City of Placentia.
c. Residential occupancy of the live -work unit shall be accessory to and subordinate to the approved commercial/work component.
d. The occupant shall not materially obstruct the view into the storefront. e. The covenant shall prohibit conversion of the ground -floor commercial space to exclusive residential use (i.e. bedroom) without prior City approval and amendment of the recorded covenant.
f Any proposed live -work signage must comply with all applicable City of Placentia rules and regulations.
g.

No significant storage is permitted in the live -work area except for storage that is directly associated with the live -work use of the space. h. The covenant shall be enforceable by the City of Placentia.

Evidence of recordation of the approved covenant shall be submitted to the Planning Division and Building & Safety Division.

Resolution No. PC -2026-03
Attachment "A"

102

12. Prior to issuance of building permits, except as otherwise noted, the following shall be completed:
a. Project plans shall be submitted for the review and certification for inclusion into the entitlement file by the Director of Development Services and shall include the following information:
i. All Special Conditions of Approval and Standard Development Requirements of DPR 2025-03 and VTTM 19467. Include any project revisions on the applicable sheets of the project plans. Additionally, include separate sheets with approved Special Conditions of Approval and Standard Development Requirements to be printed verbatim on one of the first three pages of all the working drawing sets used for issuance of building permits (architectural, structural, electrical, mechanical, and plumbing) and shall be referenced in the sheet index. The minimum font size utilized for printed text shall be 12 -point.
ii. Typical cross section views and details through the property and across each property line as directed by the Director of Development Services. iii. Location of transformers, meters, and other above -ground appurtenances.
b. An exterior lighting (photometric) plan showing location, type of fixtures and areas of illumination shall be submitted and reviewed for compliance with City standards and the Placentia Municipal Code. Lighting shall neither negatively impact adjacent properties nor the public right-of-way. c. Submit landscape and irrigation plans. The applicant must follow the procedure for approval under the MWELO for the proposed landscaping. A MWELO procedure and approval package is available from the front counter in the Development Services Department.
d. Postmaster approval of the location and design of the mailboxes, if applicable. e. All applicable provisions of the Placentia Municipal Code (PMC) shall be met prior to issuance of Building Permits and shall be adhered to at all times.

13. The following conditions shall be completed prior to issuance of a grading permit:
a. The developer shall submit for City approval a construction staging plan that indicates how safe vehicular and pedestrian access to the site will be maintained for the duration of the construction period. The construction stage plan shall include measures such as, but not limited to the following:

Resolution No. PC -2026-03
Attachment "A"

103

i. A telephone number and name of a designated contact person(s) for registering complaints or comments shall be posted in a clearly visible manner along the perimeter of the site.
ii. When construction vehicles accessing the site are expected to obstruct pedestrian and vehicular access along W. Orangethorpe Avenue and S.

Placentia Avenue, a flag person or an approved alternative method shall be employed to direct traffic effectively.
iii. If any sidewalk is blocked during construction, alternate routes for pedestrians and bicycles shall be clearly marked with signs approved by the City.
iv. All access points shall be clearly marked during construction, and if an access point is blocked during construction, a detour sign to an alternate access point shall be clearly posted.
v. A detailed timeline outlining the course of major ground disturbing activities as trenching, excavation, and grading, including all construction work that will take place on the property.

14. Prior to issuance of building permits, the applicant shall submit landscape and irrigation plans for review and approval by the Development Services Director consistent with the Placentia Municipal Code and MWELO requirements. The landscape palette along all project street frontages shall make best efforts to be substantially consistent with the plant materials, streetscape character, and design intent of any adopted Specific Plan No. 5 (SP -5) Streetscape Master Plan, if such plan has been formally adopted by the City prior to approval of the project landscape plans.

In the event the SP -5 Streetscape Master Plan has not been adopted at the time the applicant's landscape plans are deemed complete and actively in plan check with the City, the applicant may proceed with the proposed landscape palette as approved, and the City shall not require redesign of approved landscape plans solely for the purpose of achieving consistency with a subsequently adopted streetscape master plan.

If the Streetscape Master Plan is adopted prior to approval of the project landscape plans, the applicant shall work with the Planning Division to incorporate plant materials and design elements that achieve substantial consistency with the adopted palette, as determined by the Development Services Director.

15. During demolition, grading, site development, and/or construction, the following shall be adhered to:

Resolution No. PC -2026-03
Attachment "A"

104

a. Construction equipment shall be maintained in peak operating condition to reduce emissions.
b. All off-road diesel -powered construction equipment shall utilize ultra-low sulfur diesel fuel consistent with CARB requirements.
c. Truck idling shall be prohibited for periods longer than 5 minutes. d. Attempt to phase and schedule activities to avoid high ozone days first stage smog alerts.
e. Discontinue operation during second stage smog alerts. f. Ensure clearly visible signs are posted on the perimeter of the site identifying the name and phone number of a field supervisor to contact for information regarding the development and any construction/ grading activity. g. All Placentia Municipal Code requirements including the Noise Ordinance. All activities including truck deliveries associated with construction, grading, remodeling, or repair shall be limited to Monday — Friday, 7:00 AM to 7:00 PM, and Saturdays 9:00 AM to 6:00 PM. Such activities are prohibited on Sundays and Federal holidays.

16. The final Certificate of Occupancy cannot be approved until the following is completed for each respective portion of the property:
a. The Developer shall pay in full to the City of Placentia all applicable citywide Development Impact Fees required under Title 5 of the Placentia Municipal Code, including, but not limited to library, signage, civic improvement projects, public safety, parks and traffic mitigation.
b. The property owner(s) and/or their successor(s) shall annex into those district(s) identified by Condition Nos. 8-10 above. If the subject property is sold prior to annexation into the aforementioned districts, the future property owner(s) must complete the annexation and initiation processes and no final Certificates of Occupancy shall be issued prior to completion of annexation. c. Submission, approval, and installation of an on-site public art installation shall be required. It is strongly recommended that the chosen public art piece reflects the rich history of the City of Placentia, focusing on significant aspects such as the citrus growing industry or early oil production eras that contributed to the city's development. Alternatively, the artwork may capture the essence and diversity of the city's community fabric. The public art piece will undergo evaluation and approval by the Development Services Director and the Housing, Community, and Economic Development Committee. The total cost Resolution No. PC -2026-03
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of submission, approval, installation, and lighting of the on-site public art element shall not be required to cost the developer more than $25,000. If, 60 days prior to the issuance of the first temporary Certificate of Occupancy the applicant has not yet received final approval for the public art element from all necessary approval bodies, the applicant may pay the City $25,000 to satisfy this condition, less any actual related costs incurred. The public art element shall adhere to the following parameters:
i. The public art element shall not be commercial in nature, a reproduction, or mass produced.
ii. Artwork setting and its visibility are important project design considerations and shall be clearly visible to the public. iii. The art piece shall be a permanent part of the development and must remain in place for the life of the development. The work must be fixed and located at or adjacent to the site and visible to the public. iv. Outdoor artwork must be illuminated sufficiently to ensure clear visibility from the nearby right-of-way during evening hours.

17. The use shall comply with the following:
a. The property owner(s) and/or respective Homeowners Association (HOA) shall be responsible for maintaining all common areas and improvements, including landscaped areas, walkways, sidewalks, and on-site paved surfaces, in a clean and orderly condition and free from graffiti, debris, and litter. Graffiti shall be removed by the property owner(s) and/or HOA within 72 hours of defacement and/or upon notification by the City.
b. The property owner(s), land management company, or similar entity shall furnish all prospective buyers with a disclosure agreement, informing them of the potential for noise and odor arising from nearby industrial activities or businesses. It is mandatory for all buyers to sign this agreement, thereby acknowledging and accepting the existence of these potential impacts. A copy of the disclosure agreement must be provided to the City's Development Services Department for inclusion in the entitlement file. c. The development shall not include vehicular access gates, guard -controlled entry features, or any other device that restricts or controls vehicular access to the project site. All drive aisles and vehicular access points shall remain openly accessible at all times, consistent with the approved site plan and fire access requirements. Any proposal to install vehicular access control features, including but not limited to vehicular gates, security arms, or controlled entry systems, shall require review and approval by the Development Services Director through a formal amendment to this entitlement.

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AB 130 CEQA EXEMPTION TRIBAL RESOURCE MEASURES

18. If evidence of an archaeological site or other suspected historical resource as defined by CEQA Guidelines § 15064.5, including darkened soil representing past human activity ("midden"), that could conceal material remains (e.g., worked stone, fired clay vessels, faunal bone, hearths, storage pits, or burials) are discovered during any project -related earth -disturbing activities, all earth -disturbing activities within 100 feet of the find shall be halted until the City of Placentia is notified. The project applicant shall retain an archaeologist who meets the Secretary of the Interior's Professional Qualifications Standards for Archaeology to assess the significance of the find. Any identified cultural resources shall be recorded on the appropriate DPR 523 (A -L) form and filed with the South Central Coastal Information Center (SCCIC). Construction activities may continue on other parts of the Proposed Project Site while evaluation and treatment of prehistoric archaeological resources takes place.

19. Prior to issuance of a grading permit, the applicant shall retain a Native American Monitor Prior to Commencement of Ground -Disturbing Activities:
a. The project applicant shall retain a Native American Monitor from or approved by the Gabrieleno Band of Mission Indians — Kizh Nation and Juaneno Band of Mission Indians, Acjachemen Nation - Belardes. The monitor shall be retained prior to the commencement of any "ground -disturbing activity" for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). "Ground -disturbing activity" shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.
b. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier of the commencement of any ground disturbing activity, or the issuance of any permit necessary to commence a ground - disturbing activity.
c. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground -disturbing activities, the type of construction activities performed, locations of ground -disturbing activities, soil types, cultural -related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or "TCR"), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

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d. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh and Acjachemen from a designated point of contact for the project applicant/lead agency that all ground -disturbing activities and phases that may involve ground -disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh and Acjachemen to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh and Acjachemen TCRs.
e. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by both the Kizh and Acjachemen monitor and/or Kizh and Acjachemen archaeologist. The Kizh and Acjachemen will recover and retain all discovered TCRs in the form and/or manner the Tribes deems appropriate, in the Tribes' sole discretion, and for any purpose the Tribes deems appropriate, including for educational, cultural and/or historic purposes.

20. Prior to issuance of grading permit, the following notes shall be listed on the grading plans for the project:

Unanticipated Discovery of Human Remain and Associated Funerary Object a. Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness. Funerary objects, called associated grave goods in Public Resources Code, Section 5097.98, are also to be treated according to this statute.
b. If Native American human remains and/or grave goods discovered or recognized on the project site, then all construction activities shall immediately cease. Health and Safety Code, Section 7050.5, dictates that any discoveries of human skeletal material shall be immediately reported to the County Coroner and all ground -disturbing activities shall immediately halt and shall remain halted until the coroner has determined the nature of the remains. If the coroner recognizes the human remains to be those of a Native American or has reason to believe they are Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission, and Public Resources Code, Section 5097.98, shall be followed.
c. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

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d. Construction activities may resume in other parts of the project site at a minimum of 200 feet away from discovered human remains and/or burial goods, if the Kizh determines in its sole discretion that resuming construction activities at that distance is acceptable and provides the project manager express consent of that determination (along with any other mitigation measures the Kizh monitor and/or archaeologist deems necessary). (CEQA Guidelines Section 15064.5(f).)
e. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
f. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

21. Prior to issuance of grading permit, the following notes shall be listed on the grading plans or the project:

Procedures for Burials and Funerary Remains
a. As the Most Likely Descendant ("MLD"), the Koo-nas-gna Burial Policy shall be implemented. To the Tribe, the term "human remains" encompasses more than human bones. In ancient as well as historic times, Tribal Traditions included, but were not limited to, the preparation of the soil for burial, the burial of funerary objects with the deceased, and the ceremonial burning of human remains. b. If the discovery of human remains includes four or more burials, the discovery location shall be treated as a cemetery, and a separate treatment plan shall be created.
c. The prepared soil and cremation soils are to be treated in the same manner as bone fragments that remain intact. Associated funerary objects are objects that, as part of the death rite or ceremony of a culture, are reasonably believed to have been placed with individual human remains either at the time of death or later; other items made exclusively for burial purposes or to contain human remains can also be considered as associated funerary objects. Cremations will either be removed in bulk or by means as necessary to ensure complete recovery of all sacred materials.
d. In the case where discovered human remains cannot be fully documented and recovered on the same day, the remains will be covered with muslin cloth and a steel plate that can be moved by heavy equipment placed over the excavation opening to protect the remains. If this type of steel plate is not available, a 24- hour guard should be posted outside of working hours. The Tribe will make every effort to recommend diverting the project and keeping the remains in situ and protected. If the project cannot be diverted, it may be determined that Resolution No. PC -2026-03
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burials will be removed.
e. In the event preservation in place is not possible despite good faith efforts by the project applicant/developer and/or landowner, before ground -disturbing activities may resume on the project site, the landowner shall arrange a designated site location within the footprint of the project for the respectful reburial of the human remains and/or ceremonial objects. f. Each occurrence of human remains and associated funerary objects will be stored using opaque cloth bags. All human remains, funerary objects, sacred objects and objects of cultural patrimony will be removed to a secure container on site if possible. These items should be retained and reburied within six months of recovery. The site of reburial/repatriation shall be on the project site but at a location agreed upon between the Tribe and the landowner at a site to be protected in perpetuity. There shall be no publicity regarding any cultural materials recovered.
g.

The Tribe will work closely with the project's qualified archaeologist to ensure that the excavation is treated carefully, ethically and respectfully. If data recovery is approved by the Tribe, documentation shall be prepared and shall include (at a minimum) detailed descriptive notes and sketches. All data recovery data recovery -related forms of documentation shall be approved in advance by the Tribe. If any data recovery is performed, once complete, a final report shall be submitted to the Tribe and the NAHC. The Tribe does not authorize any scientific study or the utilization of any invasive and/or destructive diagnostics on human remains.

DEVELOPMENT SERVICES DEPARTMENT — BUILDING DIVISION:

22. The submitted plans for plan checking shall conform to the 2025 CBC, CMC, CEC, CPC, CFC, CALGreen, CFC, and California Energy Standards codes.

23. The complete legal description of the property shall be addressed on plans as part of the project information.

24. The plans to be submitted for plan checking shall contain complete architectural, structural, electrical, mechanical, plumbing, CALGreen, and State Title 24 Energy Standards Codes. All plans must be prepared, sealed and signed by a California Licensed Professional within their scope of work.

25. The Mandatory Measures of the CALGreen and Title 24 Energy Standards Codes including the Compliance Forms shall be printed on the plans to be submitted.

CalGreen shall be completed and shall specify where on the plans the applicable measures are shown.

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26. The site plan, which addresses the boundaries of the property shall be prepared, sealed, and signed by a California Licensed Land Surveyor.

27. Provide proper fire and smoke protection between dwellings.

28. Provide compliance with CBC chapter 11A for the multifamily dwellings as applicable.

29. Provide a Geotechnical Engineer Report prepared, sealed, and signed by the Geotechnical Engineer on record.

PUBLIC WORKS DEPARTMENT:

30. The following items will be required for plan check:
a. Grading plan;
b. Geotechnical report;
c. Water Quality Management Plan (WQMP) in the form and content per the City's WQMP template;
d. Improvement Plan and Utility Plan; and
e. Final Map

31. The applicant must fill out and submit a Red Imported Fire Ant -pest Exclusion Program (RIFA) Form to the California Department of Food and Agriculture and provide the City of Placentia a copy of the approved form.

32. Provide signature block for City Engineer: License Number C82756.

33. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

34. Prior to recordation of the final map, the public improvement plans as required shall signed by the City Engineer.

35. Prior to issuance of a final Certificate of Occupancy, the engineer of record shall submit all approved project plans on an approved electronic format to the Public Works Department. If the required files are unavailable, the applicant shall pay a scanning fee to cover the cost of scanning the as -built plans.

Demolition
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36. Provide a full set of plans for demolition of the existing facilities and utilities, including above ground and underground structures, footings, utilities, vaults, fences, walls, sewer lines, storm drain pipes, waterlines, etc., Plans shall address conditions and procedures, as are necessary, to show that the demolition work will be conducted without creating a hazardous condition, when excavating next to other existing footings, walls and slopes. A separate demolition permit is required from the Building Department, prior to performing any kind of demolition on site. Prepare and submit a Construction and Demolition Waste Management Plan (WMP) for City approval. An approved WMP is required in order to obtain a demolition permit.

37.A copy of the Grant deed and owner's permission on the application for demolition is required at the time of issuance of the permit.

38. Any unused existing on-site sanitary sewer lateral lines must be removed and capped at the property lines. The sewer cap shall be inspected, and shall not be covered until an inspection has been made by the Department of Public Works Inspector. This inspection shall be requested at least 24 hours before the inspection is needed.

39. Provide AQMD Rule 1403 permit number, prior to starting any demolition work

40. It is the applicant's responsibility to notify all utility companies and the City of Placentia for disconnection and removal of the existing utilities, vaults and meters. It is also the applicant's responsibility to ensure applicant notifies the Building Inspection Division that these utilities have been properly disconnected.

41. Provide an erosion control plan, Storm Water Pollution Prevention Plans (SWPPP) for protection of the site during construction activities.

Grading

42. Prior to the issuance of a grading permit, the applicant shall prepare a Low Impact Development (LID) specifically identifying the Best Management Practices (BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and/or non-structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP) and LID Implementation Guideline. Website available at
( http://ocwatersheds.com/Dubliced/residents/alltd) Particular attention should be addressed to the appendix section "Best Management Practices for priority redevelopment." The LID shall clearly show the locations of structural or Nonstructural BMP's, and assignment of long term maintenance responsibilities. The plan shall be prepared to the general form and content and submitted to the Director of Public Works/City Engineer for review and approval.

43. Prior to the issuance of a grading permit, the applicant shall prepare a Water Quality Management Plan (WQMP) specifically identifying the Best Management Practices Resolution No. PC -2026-03
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(BMP's) that will be used on site to control predictable pollutant runoff. The plan shall identify the types of structural and non-structural measures to be used. The plan shall comply with the Orange County Drainage Area Management Plan (DAMP). Particular attention should be addressed to the appendix section "Best Management Practices for Development." The WQMP shall clearly show the locations of structural BMP's, and assignment of long term maintenance responsibilities (which shall also be included in the Maintenance Agreement). The plan shall be prepared to the general form and content shown in the City of Placentia's WQMP Template and shall be submitted to the City Engineer for review and approval. Website available at ( http://www.placentia.orq/index.aspx?nid=262)

44. Prior to the issuance of a grading permit, the applicant shall demonstrate to the City Engineer that coverage has been obtained under the California's General Permit for Discharge of Storm Water Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number to the City Engineer. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation. Prior to the issuance of a grading permit, the applicant shall submit to the City Engineer for review a Stormwater Pollution Prevention Plan (SWPPP). A copy of the approved SWPPP shall be kept at the project site and available for review upon request.

45. Prior to the issuance of grading permits, the applicant shall prepare and submit a precise grading plan prepared by a licensed civil engineer to the Engineering Division of the Public Works Department showing building footprints, new and revised pads and elevations of finished grades, drainage routes, retaining walls, erosion control, slope easements, structural best management practices (BMPs) conforming to the approved water quality management plan, and other pertinent information. The project development shall accept and make provisions for the existing surface water that are the natural flows from the adjacent properties immediately abutting to the development site.

46. Prior to approval of the final design plans and issuance of a grading permit, the applicant shall conduct a site-specific geotechnical investigation for the entire site and prepare a report that fully assesses the geologic and soil conditions of the site. As part of the report preparation, soil sampling and any geotechnical testing will be completed at each location where structures are to be erected. The report shall provide grading and structural design recommendations for avoiding liquefaction, subsidence or collapse for each of the proposed structures and percolation test for infiltration rate fulfilled per Appendix VII of OCTGD. The recommendations shall be implemented by the Applicant.

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47. Prior to the issuance of a grading permit, erosion control plans and notes shall be submitted and approved by the Engineering Division of Public Works Department. 48 All private slopes of 4 feet or more in vertical height and of 4:1 or greater slope, but less than 2:1 slope, if any, shall be, at minimum, irrigated and landscaped with appropriate ground cover for erosion control. Slope planting required by this section shall include a permanent irrigation system to be installed by the developer prior to occupancy.
49 The development site shall be graded to drain surface water to the existing City storm drain system with no cross -lot drainage permitted. Drainage shall be indicated on the precise grading plans.
50 Surety and agreement guaranteeing completion of all on-site grading improvements including drainage, structural BMPs, erosion control, grading operations shall be posted and executed to the satisfaction of the City Engineer prior to the issuance of grading permits.

51. The final grading plan for the parcels shall be substantially the same, specifically with regard to pad elevations, size, and configuration; as the proposed grading illustrated on the approved site plan. If there is a significant deviation between the two plans, the Community Development Director and the City Engineer will review the plans and determine if a finding of substantial conformance can be made prior to the issuance of a grading permit. The Community Development Director and the City Engineer may refer the matter to the Planning Commission for an opinion before making a decision.

Failure to achieve such a finding will require processing a revised site plan. 52 Prior to issuance of any building permits, the site grading, landscape, irrigation, and street improvement plans shall be coordinated for consistency with each other and for consistency with the requirements and standards of the City of Placentia, to the extent final plans are available.

53. Prior to issuance of grading permit, the applicant shall submit a preliminary title report no older than 90 days.

54. The applicant shall provide a quitclaim or relocation of easement, if any, as applicable in plan review process prior to issuance of grading permit.

55. Provide and identify all pavement and driveway paving materials used inside the development areas.

56. Identify all storm drain structures, types, sizes and specifications on the plans.

57. Prior to issuance of the final occupancy permit, all public improvements shown on the plans shall be constructed to City Standards.

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58. Preliminary WQMP shall include a feasibility check to ensure the proposed infiltration BMPs are not proposed to be within 100 feet horizontally of a water supply well and/or non -potable well for the protection of groundwater quality per Orange County TGD.

Public Improvements and Construction

59. Prior to issuance of grading permits, the applicant shall prepare and submit a street improvement plan prepared by a licensed civil engineer to the Engineering Division of the Public Works Department. All public improvements shown on the plans and/or tentative map shall be constructed to City of Placentia standards, ordinances, and policies, and shall be completed prior to the Final Certificate of Occupancy.

60. Prior to issuance of the final occupancy permit, all new public improvements shall be constructed satisfactorily to City Standards.

61. Prior to the recordation of a final map, the applicant shall enter into an agreement and post security bond, in a form and amount acceptable to the City Engineer, guaranteeing the construction of public improvements in conformance with applicable City standards, and City Code, including, but not limited to the following improvements as applicable:
a. Street improvements including but not limited to: pavement, curb and gutter, sidewalks, driveway approaches, street lights, signing, striping, traffic signal systems and other traffic control devices as appropriate b. Storm drain facilities
c. Landscaping
d. Sewer systems
e. Street lighting
62 Prior to the issuance final Certificate of Occupancy all public improvements listed below shall be constructed and/or installed. All of the public improvements immediately adjacent to and within the boundaries of the project/property area to the centerline of Orangethorpe Avenue and Placentia Avenue are referred to as "on-site" improvements. All new utilities, including electric power, telephone, telecommunication fiber and/or cable TV in the street adjacent to and on-site shall be placed underground in accordance with the City of Placentia standards and ordinances. All existing utility poles and associated overhead utility lines located along the project/project frontage shall be removed, unless electrical lines supported by the utility poles are determined to be transmission (which is sometimes classified as subtransmission but included in SCE's ISO -controlled transmission circuits) lines as defined pursuant to PMC Resolution No. PC -2026-03
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22.48.010, in that case no undergrounding of utilities or poles is required. All the frontage street improvements shall follow and comply with applicable City standards, and City Codes, and the following design standards throughout, including but not limited to landscaping, street and pedestrian lights, in addition to the following requirements:
a. Driveways shall conform to the applicable City of Placentia standards and shall be shown on the street improvement plans.
b. Driveways shall be located at a minimum of two (2) feet from the property line as measured where the driveway meets the property line to satisfy adequate line of sight requirements.
c. All new or replaced curb ramps shall be constructed to current ADA or CBC standards. Applicant will be required to utilize the services of the City's CASp inspector at applicant's expense to provide inspection and certification of that all new or replaced ADA facilities constructed within the public right-of-way are ADA -compliant.
d. The minimum centerline and flowline grades shall be one percent unless otherwise approved by the City Engineer and Fire Marshall. e. Repaint crosswalks at the Orangethorpe/ Placentia Avenue intersection for enhanced visibility.
f. Placentia Avenue and Orangethorpe Avenue shall be repaved along the project frontage from the project property line to the centerline. g.

All engineered street and public improvement plans and specifications shall be prepared in accordance with City and County of Orange Standards. Shop drawings and product data shall be provided for the City's review and approval for all the public improvement items listed above, PRIOR to their installation. 63 The sidewalk along Placentia Avenue shall be widened to a minimum eight (8) feet for consistency further north and south along Placentia Avenue. This would also be consistent with the sidewalk on Orangethorpe Avenue. An easement is already in place for this; no dedication is required. If such width cannot be accommodated entirely within the existing public right-of-way, the Public Works Director may modify or waive this condition. If not modified or waived, the applicant shall work with the Engineering Division to dedicate or grant an irrevocable public easement, which choice shall be at the applicant's discretion and to the extent that it does not require movement of any building footprints shown in the plan set received on March 4, 2026, for sidewalk purposes sufficient to accommodate the eight -foot (8') sidewalk width. If an easement, said easement shall be recorded with the Orange County Recorder's Office prior to issuance of the Final Certificate of Occupancy and shall be subject to review and Resolution No. PC -2026-03
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approval by the City Engineer and City Attorney. All improvements shall be designed and constructed to City standards and shall ensure compliance with ADA accessibility requirements.

64. Improvement plan surveying data shall be based upon a centerline profile extending beyond the project boundaries a minimum distance of 150 feet at a grade and alignment approved by the City Engineer, to ensure accurate joining to existing conditions.

Storm Drain Improvements and Construction

65. Unless otherwise approved by the Public Works Director, the project street and lot grading shall be designed in a manner that perpetuates the existing natural drainage patterns with respect to tributary drainage area and outlet points.

66. Provided there is adequate capacity in the Placentia Avenue and Orangethorpe Ave. storm drains, the development site shall be graded to drain surface water to the existing City storm drain system with no cross -lot drainage permitted. The storm drain catch basins shall be upsized if there is not adequate capacity. If a drainage crossing a property line is altered and involves the use of drainage pipes, culverts, and V -gutters to conduct the storm water to an approved City storm drain system, a drainage easement shall be established by the recordation of Covenants Agreements and Restrictions for the benefit of each lot. Drainage easement shall be indicated on the precise grading plans.

67. Drainage easements, when required, shall be shown on the grading plans and noted as follows: "Drainage Easement — no buildings, obstructions, or encroachments by landfills are allowed."

68. The project shall be designed to accept and properly dispose of all off-site drainage flowing onto or through the site. The storm drain design and improvements shall be subject to review and approval by City Engineer. The hydraulics and hydrology 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, BMP treatment and LID, 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 per the Orange County Hydrology Manual.

69. Prior to the approval of the improvement plans, the hydrology study shall show that the 25 -year storm flow will be contained within the street from curb to curb and the 100 - year storm flow shall be contained within the street right-of-way. When either of these criteria are exceeded, additional drainage facilities shall be installed. All analysis shall comply with the Orange County Hydrology Manual and County Local Drainage Manual.

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70. Drainage facilities with sump conditions shall be designed to convey the tributary 25 - year storm flows. Secondary emergency flow bypass shall also be provided as approved by City Engineer.

71. The post development peak flow rate generated from the project site shall be less than or equal to the predevelopment peak flow rate from the site for all frequency storms up to and including 100 -year return.

Sewer Line Improvements and Construction

72. The applicant shall prepare a sewer capacity analysis per City of Placentia guidelines, including CCTV to address the future development demands. The developer shall coordinate and incorporate the results of this study into the sanitary sewer development and design. Sewer flow calculations justifying sewer line design up to the connection points shall be prepared by a registered civil engineer and submitted as part of a sanitary sewer improvement plan for approval by the City Engineer.

73.Onsite water improvement and fire protection plans shall be approved by the Fire Marshal, the local water district, and City Engineer. The water distribution lines and appurtenances shall conform to the applicable laws and adopted regulations enforced by the Golden State Water Company.

74. Prior to the issuance of a building permit, the applicant shall dedicate ingress and egress of the access route within the project site and improve it fully operational as required by the City of Placentia Fire Department and satisfaction to the City Engineer.

75. The applicant shall submit a Will Serve Letter from Orange County Sanitation District and Golden State Water Company.

76. If new sanitary sewer connections are needed, developer shall install new sanitary sewer manholes at the proposed connection to the existing City sewer line.

Traffic

77. Parking and on-site circulation requirements shall be maintained at all times. a. All pavement markings and signage including parking spaces, directional designations, no parking designations and fire land designations shall be clearly defined and said signage and markings shall be maintained in good condition at all times.
b. Parking site circulation and street surfaces shall be maintained in good condition at all times and shall be swept at least as frequently as public streets in Placentia.

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c. All areas of landscaping shall be permanently and continuously maintained by the HOA.

78. Provide intersection sightlines per Orange County Public Works Standard 1117.

79. Provide an updated LOS memo based on the 2024 Traffic Impact Analysis prepared by RK Engineering. All project specific parameters shall be updated and if additional analysis is determined necessary, it shall be completed by the applicant to the satisfaction of the City Engineer.

80. Internal private streets shall be designed and constructed in accordance with PMC Section 22.20.035. Street widths may be reduced subject to City Engineer approval where on -street parking is prohibited.

81. Vehicular access along Placentia Avenue shall be restricted to right -in and right -out movements only. This restriction shall be achieved through the installation of a mountable "porkchop" median designed to channelize traffic, resulting in two separate driveways with a pedestrian refuge area located between the driveways.

The final design and configuration shall be subject to review and approval by the City Engineer.

82. The proposed driveway location along Orangethorpe Avenue reduces available storage length for eastbound entering traffic. A minimum three -vehicle queuing distance shall be provided on Orangethorpe Avenue. If adequate queuing cannot be accommodated, driveway access shall be restricted to right -in and right -out and left -out movements only, subject to review and approval by the City Engineer.

83. There shall be no on -street parking along Placentia Avenue and Orangethorpe Avenue along the project frontage. Appropriate curb markings, signage, and striping shall be installed as determined by the City Engineer.

FIRE AND LIFE SAFETY DEPARTMENT

84. Parking Restrictions - No parking is permitted on roadways that are narrower than 28 feet in width. Parking on one side is permitted on a roadway that is at least 28 feet but less than 36 feet in width. Parking on two sides is permitted on a roadway 36 feet or more in width. These restrictions apply to all roads serving as fire lanes.

85. The hydrant shall be located at least 40 feet from the building(s) it serves. Where it is impractical to locate the hydrant 40 feet from adjacent structures, hydrant spacing shall be reduced by 50%. Fire hydrants may be located closer provided that nearby walls do not contain openings and the hydrant is not otherwise located where it can be rendered inoperable due to damage from collapsed walls, debris, or excessive heat.

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86. Vegetation - As stated previously, certain types of ground cover and low -growing plants present an impediment to firefighting and rescue operations and are prohibited from being planted in the access walkway. In addition, taller vegetation such as shrubs and trees may not be located where they will, either when planted or upon maturation, present an obstruction to accessing rescue windows. Raised planter areas are not allowed to be used as rescue ladder access points.

87. Prior to the issuance of building permits:
a. The Placentia Fire & Life Safety Department, at time of plan or permit submission, will charge certain fees for plan review and inspections. Fees will be determined at the time of plan review and/or inspections b. The proposed project shall comply with the applicable codes and standards of Title 24, Part 1-12.
c. The referenced standards shall include the California Fire Code as adopted and amended by the City of Placentia.
d. The required fire flow shall be 1,875 GPM for a 3 -hour duration at 20 PSI residual operating pressure pursuant to the California Fire Code Appendix B and as amended by the City of Placentia Fire & Life Safety Department.

Documentation is required from the local water purveyor or an approved third party verifying that the system can meet the required fire flow prior to conditions of approval being established. If a third party is being used, they must be approved by the Fire Marshal. If the system is not capable of meeting the required fire flow documentation shall be provided showing financial arrangements have been made and water system improvement plans have been submitted and approved by the City of Placentia Fire & Life Safety Department and the local water purveyor to upgrade the existing water system prior to release of building permits.
e. Roadway design features (speed humps, bumps, speed control dips, etc.) which may interfere or delay emergency apparatus responses shall not be installed or allowed to remain on the emergency access roadways if installed after the project's completion.
f. Water improvement plans shall be approved by the City of Placentia Fire & Life Safety Department. The Developer shall furnish the City of Placentia Fire & Life Safety Department with three (3) copies of the water improvement plans designed by a Registered Engineer and/or Licensed Contractor. On-site private fire service mains shall have a minimum of eight (8) inch water mains with six (6) inch laterals and risers. Larger pipes may be required to meet required fire flow requirements. Fire hydrants shall provide one 4" port and 2- 2 1/2 ports and must be an approved fire hydrant type. See the City of Placentia Fire & Life Resolution No. PC -2026-03
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g.

Safety Department Guideline for further details. The private fire hydrant system must be reviewed, approved, permitted and installed, tested, and accepted, prior to combustible construction.

The existing fire hydrant system is insufficient to provide the required fire flow and additional public and/or private fire hydrants are required. Plans and specifications must be submitted, reviewed, approved and permits issued prior to the installation.
h. Prior to combustibles being brought to the site or premises final inspection (storage yards), the developer shall provide written certification from the local water purveyor, dated within the last thirty days, that:
i. All public fire hydrants or water purveyor connections required for the project have been installed, tested, and approved; and
ii. Are permanently connected to the public water main system; and iii. Are capable of supplying the required fire flow as required by the City of Placentia Fire & Life Safety Department.

88. Prior to Demolition and Construction:
a. Prior to demolition and construction, the applicant shall provide for the necessary requirements found in the California Fire Code Chapter 33 — Fire Safety During Demolition and Construction and ensure that the controls and safeguards are maintained.
b. Fire Apparatus Access roads (all roads in project) shall be usable (paved), accessible and fire hydrant(s) shall be capable of flowing required GPM and shall be tested/accepted by the City of Placentia Fire & Life Safety Department prior to dropping any lumber for construction.
c. Lumber drop inspection — an inspection shall be scheduled with a PFLSD inspector to verify that access roadways and operable hydrants have been provided for buildings under construction. For buildings of Type IV and V construction (and non-combustible structures that may have a portion of the exterior walls, facade, or other building elements comprised of wood or other combustible material), a lumber drop inspection shall occur prior to bringing combustible building materials on site. See additional requirements found within the guideline for the City of Placentia Fire & Life Safety Department — Water and Access requirements (httos:// www.olacentia.orq/929/Communitv- Risk-Reduction)

89. Prior to occupancy:

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a. Permanent residential three-dimensional street numbers, at a minimum of 4 inches in height, shall be provided on the address side of the building at the highest point and furthest projection of the structure. The address shall be illuminated and visible from the street and shall not be obstructed in any manner. Additional addressing is required to meet these requirements and be installed above each garage unit for fire department access requirements. b. Any gate or barrier across a fire access roadway, whether manual or automatic, must meet the City of Placentia Fire & Life Safety Department requirements and have specific plans and permits approved prior to installation. Gates serving multi -family, assembly, educational, hazardous, institutional, or storage structures must be automatic and meet UL 325 and ASTM F2200 standards.

Knox brand key -operated electric key switch keyed to the City of Placentia Fire & Life Safety Department specification are required. The Knox switch shall override all gate functions and open the gate. Other access control systems, such as pre-emption device eyes, are also required and must be installed as directed by the Fire Marshal. Gates across fire apparatus access roadways must clearly indicate compliance with this section on the fire access and site plan
c. Fire lane designations shall be required for all fire access roadways as determined by the City of Placentia Fire & Life Safety Department. Posted signs which state "FIRE LANE, NO PARKING CVC 22500.1" shall be installed every 50 feet along the fire lanes. See City of Placentia Fire & Life Safety Department guideline for further requirements and details. Curbs shall be painted red and stenciled with white letters indicating the same on the face and top of any curb as directed by the City of Placentia Fire & Life Safety Department. All Fire lanes shall be marked and identified prior to any Certificate of Occupancy being issued.
d. Prior to Fire Department clearance for occupancy, an automatic fire sprinkler system shall be installed. The system shall comply with NFPA #13-D Standard for Automatic Fire Sprinkler Systems -Single Family Dwelling. Plans will be accepted only electronically and shall include fire sprinkler piping plans and details, hydraulic calculations, and material specifications sheets for all equipment used in the system and shall be submitted per the policy of the City of Placentia Fire & Life Safety Division for electronic submission. These shall be submitted by a State of California Licensed C-16 Contractor for review, approval, and permits must be issued prior to commencing work. The project is considered as a townhome design which authorizes the use of the NFPA 13- D system, with separate water meters for each unit.

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POLICE DEPARTMENT

90. The applicant, property owner, and their successors in interest shall comply with all applicable provisions of the Placentia Police Department Standard Building Security Requirements for standard residential development standards (October 2022), as adopted by the Chief of Police pursuant to California Penal Code Section 14051. Said document, in its entirety, is hereby incorporated by reference as though fully set forth herein and shall constitute binding conditions of approval applicable to the hotel development project.

Prior to the issuance of any building permit, plans shall be submitted to the satisfaction of the Chief of Police and the Director of Development Services demonstrating conformance with all applicable standards contained therein, including but not limited to provisions governing items as building access, lighting, parking areas, emergency response access, and construction site security.

Any modification, deviation, or waiver from the adopted Standard Building Security Requirements shall require the prior written consent of the Chief of Police, whose determination shall be final unless otherwise appealed in accordance with the procedures set forth in the Placentia Municipal Code.

Failure to maintain compliance with the approved standards and any subsequently authorized modifications shall constitute a violation of this approval and may result in the suspension or revocation of project entitlements pursuant to Chapter 23.87 of the Placentia Municipal Code.

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RESOLUTION NO. PC -2026-05

A RESOLUTION OF THE PLANNING COMMISSION OF THE

CITY OF PLACENTIA, CALIFORNIA, RECOMMENDING TO

THE CITY COUNCIL OF THE CITY OF PLACENTIA,

CALIFORNIA, ADOPTION OF THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT ("CEQA") STATUTORY
EXEMPTION, CALIFORNIA PUBLIC RESOURCES CODE §
21080.66 (AB 130 — INFILL HOUSING DEVELOPMENT

PROJECTS), AND RECOMMENDING APPROVAL OF
VESTING TENTATIVE TRACT MAP NO. VTTM 19467 FOR

THE SUBDIVISION OF THE SUBJECT PROPERTY FOR THE
PURPOSE OF CREATING 75 RESIDENTIAL CONDOMINIUM
UNITS ON A 2.72 -ACRE PREVIOUSLY DEVELOPED SITE, ON
PROPERTY LOCATED AT 777 W. ORANGETHORPE
AVENUE AND 776 S. PLACENTIA AVENUE (APN 339-112-27).

A. Recitals.

WHEREAS, Gilad Ganish, representing Orangethorpe Investment Partners, LLC, ("Applicant" hereinafter), regarding real property located 777 W. Orangethorpe Avenue and 776 S. Placentia Avenue (Attachment "A"), filed an application for approval of Vesting Tentative Tract Map No. 19467, as described in the title of this Resolution. Hereinafter, in this Resolution, the subject Vesting Tentative Tract Map request is referred to as the "Application"; and
WHEREAS, on March 10, 2026, the Planning Commission of the City of Placentia conducted, and concluded, a duly noticed public hearing, as required by law, and received a staff report and other relevant information from City staff and members of the public regarding the 75 -unit residential condominium townhome development with five live -work units, for the Vesting Tentative Tract Map Application; and WHEREAS, The Planning Commission heard testimony, received a report and other relevant information from City staff and members of the public regarding DPR 2025- 03 and VTTM 19467; and
WHEREAS, the Planning Commission finds that upon the date DPR 2025-03 is approved and in effect, previously approved Development Plan Review No. DPR 2021- 02 is hereby rescinded and null and void, and DPR 2025-03 is the only valid Development Plan Review entitlement related to the subject property; and WHEREAS, after careful consideration of all pertinent testimony and the staff report offered in the case, the Planning Commission voted to recommend approval of the "Application" to the City Council; and
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WHEREAS, All legal prerequisites to the adoption of this Resolution have occurred.

B. Resolution.

NOW, THEREFORE, the Planning Commission of the City of Placentia recommends to the City Council the following:

Section 1. The Commission 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 Commission during the public hearing conducted with regard to the Application, including written staff reports, verbal testimony and development plans, this Commission hereby specifically finds as follows:
a. The proposed project will not be: (1) detrimental to the health, safety or general welfare of the persons residing or working within the neighborhood of the proposed development or within the city, or (2) injurious to the property or improvements within the neighborhood or within the city. Subject to compliance with the attached Conditions of Approval set forth in Attachment "A" of this Resolution and by this reference incorporated herein and Standard Development Requirements, the project complies with all applicable code requirements and development standards of Specific Plan No. 5 (SP - 5) for Parcel No. 9 and Title 22, and with other applicable regulations of the Placentia Municipal Code (PMC).
b. The proposed use is consistent with the City's General Plan. The General Plan Land Use designation for the subject site is "Specific Plan", and the proposed use does not involve any change in the land use of the subject site. The proposed project involves the development of the 75 -unit residential condominium townhomes, including five live -work units.
c. The proposed project as presented in the staff report and accompanying plans complies with all requirements of Chapter 23.105, Specific Plan 5, of the PMC. City Staff carefully examined the proposed development against the applicable development regulations prescribed in Title 23 (Zoning Ordinance) and determined it to be in substantial compliance. The proposed Development approval includes Conditions of Approval and Standard Development Requirements to ensure full compliance with applicable code requirements.
d. Conditions necessary to secure the purposes of this section, including guarantees and evidence of compliance with conditions are made part of this development approval. Attachment "A" contain Conditions of Approval and Standard Development requirements specific to this development application in order to provide assurances that the proposed construction of the residential development project and Resolution No. PC -2026-05

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related on and off-site improvements are in compliance with applicable requirements of the PMC.
e. That the proposed map is consistent with the General Plan. The proposed Vesting Tentative Tract Map is to support the construction of 75 -unit residential condominium townhomes, including five live -work units on the site. The proposed residential development is consistent with all policies, programs, and goals of the General Plan.
f. That the site is physically suitable for the type of development. The subject site is a 2.72 -acre parcel, which has been designed to accommodate the development, as well as sufficient parking and landscaping. Based on this, the subject site is adequate to accommodate the proposed townhome residential condominium project with live -work units.
g. That the design of the subdivision or type of improvements is not likely to cause serious public health problems. The proposed subdivision is to allow the formation and subdivision of 75 residential condominium townhome units, which includes five live -work units, within the City of Placentia that will accommodate 11 residential townhome style buildings.
h. That the design of the subdivision or the type of improvements will not conflict with easements 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 records search was completed. Additionally, the applicant submitted property documentation verifying all easements and encumbrances affecting the property as part of the application materials. Although easements have been identified, they are primarily for utility access purposes, and most will be protected in place and will not be altered by construction of the project.
i. That the design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially and avoidably injure wildlife or their habitat. The subject site is a previously developed car dealership property containing old and poorly maintained buildings, along with limited vegetation. There are no known areas on or adjacent to the site that support wildlife or sensitive habitat, including special -status species.
j. The intent of the SP -5 zoning district is to provide sites for uses that, through their respective characteristics, serve and cater to the broader community. The proposed project will be integrated into an existing developed area containing a diverse mix of commercial, quasi -residential uses such as hotels, and light industrial uses. The applicant has designed the residential development in a manner that advances the goals and policies of the General Plan and Zoning Code while avoiding significant impacts to adjacent properties through thoughtful site planning, appropriate building placement, and quality architectural design. Furthermore, the proposed project will enhance the surrounding streetscape through the incorporation of trees located behind the sidewalk Resolution No. PC -2026-05

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within private landscaping areas, decorative ground -level landscaping, and articulated building elevations, thereby creating a visually appealing environment for motorists, pedestrians, and residents traveling along both Placentia Avenue and Orangethorpe Avenue.
k. The proposed development's site plan and its design features, including architecture and landscaping, are consistent with the General Plan, and will integrate harmoniously with and enhance the character and design of the site, the immediate neighborhood, and the surrounding areas of the City.

Section 3. The Planning Commission hereby recommends: The City Council of the City of Placentia find that VTTM 19467 is statutorily exempt from the California Environmental Quality Act ("CEQA"), Public Resources Code § 21080.66 (AB 130 — Infill Housing Development Projects) as the project qualifies as a residential infill development located on an urbanized and previously developed site that is less than 20 acres in size, is consistent with the applicable General Plan and zoning designation, and does not contain any environmentally sensitive habitat areas..; and (a). The City Council find and determine that, based upon the findings set forth below, and changes and alterations which have been incorporated into and conditioned upon the proposed project, no significant adverse environmental effects will occur; and
(b). The City Council find 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, this Planning Commission hereby recommends that City Council approve Vesting Tentative Tract Map No. 19647, as modified herein, and specifically subject to the conditions set forth in Attachment "A" attached hereto and by this reference incorporated herein.

Section 5. The Secretary to the Planning Commission shall:
a. Certify to the adoption of this Resolution; and
b. Forthwith transmit a certified copy of this Resolution, by certified mail, to the Applicant at the address of record set forth in the Application.

ADOPTED AND APPROVED THIS 10TH DAY OF MARCH 2026.

FRANK PEREZ, CHAIR
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I, Joseph M. Lambert, Secretary to the Planning Commission of the City of Placentia, do hereby certify that the foregoing Resolution was introduced at a regular meeting of the Planning Commission of the City of Placentia held on the 10th day of March, 2026, and was passed at this regular meeting of the Planning Commission of the City of Placentia held on the 10th day of March, 2026, by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

ATTEST:

JOSEPH M. LAMBERT,

SECRETARY TO THE PLANNING COMMISSION
APPROVED AS TO FORM:

CITY ATTORNEY
Attachment A: Conditions of Approval for Vesting Tentative Tract Map No. VTTM 19467
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Attachment "A"
Special Conditions of Approval for
Vesting Tentative Tract Map No. VTTM 19467
777 W. Orangethorpe Avenue & 776 S. Placentia Avenue
(APN 339-112-27)

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 VTTM 19467 and the final map is contingent upon City Council Approval.

4. VTTM 19467 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.

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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.

6. VTTM 19467 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 19467 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 19467 shall be deemed null and void.

10. Comply with all applicable conditions of approval of DPR 2025-03.

PUBLIC WORKS — ENGINEERING DIVISION:

11. Provide Signature block for City Engineer: License Number: C82756.

Final Map

12. Prior to recording the final map, the public improvement plans as required shall be signed by the City Engineer.

13. Provide a Bond Estimate for all improvements. Performance and Labor/Material bonds shall be processed as a part of the subdivision improvement agreement.

14. The subdivision improvement agreement must be processed before Final Map recordation in accordance with the Subdivision Map Act (Government Code Sections 66499).

Resolution No. PC -2026-05
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