Developers told to submit phasing plan and tree‑mitigation exhibits for Orange Camp South and 7‑Eleven site

The Technical Review Committee asked the applicant for Orange Camp South to present a clear phasing exhibit that ties tree plantings and mitigation inches to each lot's trigger events. Chair repeatedly pressed for an exhibit that shows "when you're gonna do the plantings, what you're gonna do, and how you're gonna roll it in," directing the applicant to document triggers and interim stabilization measures.

Forestry staff said it cannot differentiate between the overall site impacts and what each sub‑parcel will remove unless the mitigation plan is phased and tied to the preliminary plat. Staff recommended the applicant provide a separate site plan cover sheet for the 7‑Eleven parcel (identified in the packet as 1.88 acres) so the 7‑Eleven application can "stand on its own" while referencing the larger preliminary plat phasing plan. Reviewers discussed options including installing a minimal buffer now to provide screening, placing the bulk of canopy replacement early, and letting smaller understory plantings follow later.

Committee members and the applicant discussed mechanisms to ensure mitigation is delivered fairly across lots — for example, dividing replacement inches among lots 2–4 rather than leaving the last purchaser responsible for an outsized mitigation burden. Forestry noted that once minimum coverage is met, the applicant could pay into a tree fund for part of the obligation, but reviewers warned that bonding for landscaping is not a routine remedy. The applicant agreed to provide: (1) a grading plan for the whole site, (2) a phasing exhibit that shows planting timing and triggers, and (3) updated landscape sheets that indicate how many replacement inches are being provided on the 7‑Eleven parcel. The committee indicated staff will re‑review those sheets when resubmitted.