HomeMy WebLinkAboutPC RES 4074RESOLUTION NO. 4074
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CITY OF TUSTIN, APPROVING CONDITIONAL USE
PERMIT 07-011 AND DESIGN REVIEW 07-012 FOR
AUTHORIZATION TO DEMOLISH AN EXISTING CHURCH
FACILITY AND CONSTRUCT A 201-UNIT ASSISTED
LIVING/CONGREGATE CARE FACILITY AGE
RESTRICTED TO 62 YEARS OR OLDER AT 13841 RED
HILL AVENUE
The Planning Commission does hereby resolve as follows:
The Planning Commission finds and determines as follows:
A. That a proper application has been submitted by American Senior Living
Development, LLC to demolish existing church facility and construct an
age-restricted (62 years or older) assisted living/congregate care facility at
13841 Red Hill Avenue;
B. That the General Plan Planned Community Commercial/Business land use
designation provides for a variety of commercial and business uses. In
addition, the project has been reviewed for consistency with the Air Quality
Sub-element of the City of Tustin General Plan and has been determined to
be consistent with the Air Quality Sub-element.
C. That pursuant to Section 9233.c.(p) of the Tustin City Code, assisted
living/congregate care facilities have been determined to be similar to rest
homes which are conditionally permitted within the Central Commercial (C-
2)zoning districts.
D. That the applicant has requested approval of General Plan Amendment 07-
011 and Zone Change 07-002 in conjunction with the application for
Conditional Use Permit 07-011 and Design Review 07-012;
E. That a public hearing was duly called, noticed, and held for Conditional Use
Permit 07-011 and Design Review 07-012 on November 13, 2007, by the
Planning Commission.
F. That the establishment, maintenance, and operation of the proposed use
will not, under the circumstances of this case, be detrimental to the health,
safety, morals, comfort, or general welfare of the persons residing or
working in the neighborhood of such proposed use, nor be injurious or
detrimental to the property and improvements in the neighborhood of the
subject property, or to the general welfare of the City of Tustin in that:
Resolution No. 4074
Page 2
1) The proposed use is authorized pursuant to Section 9233.c.(p) of
the Tustin City Code with the approval of a General Plan
Amendment 07-001 and Zone Change 07-002.
2) The location of the proposed assisted living/congregate facility is
compatible with surrounding uses in that the use can be considered
as quasi-commercial/residential facility consistent with the adjoining
residential and commercial developments.
3) As conditioned, a covenant running with the land wilt be required to
limit the use as an assisted living/congregate care facility for 62
years or older subject to providing certain senior services and
limiting the number of residents who may have automobiles.
4) The proposed use is not anticipated to result in parking impacts
since the parking analysis submitted for the proposed project
concluded that there is adequate number of parking spaces and site
amenities to accommodate the project.
5) The Traffic Engineering Division has reviewed the proposed project
and has concluded that there will be no adverse traffic impacts, and
there is sufficient street capacity to support the proposed project.
G. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning
Commission finds that the location, size, architectural features, and general
appearance of the proposed development will not impair the orderly and
harmonious development of the area, the present or future development
therein, or the occupancy as a whole. In making such findings, the
Commission has considered at least the following items:
1. Height, bulk, and area of buildings.
2. Setbacks and site planning.
3. Exterior materials and colors.
4. Type and pitch of roofs.
5. Size and spacing of windows, doors, and other openings.
6. Towers, chimneys, roof structures,.
7. Location, height, and standards of exterior illumination.
8. Landscaping, parking area design, and traffic circulation.
9, Location and method of refuse storage.
10. Physical relationship of proposed structures to existing structures in the
neighborhood.
11. Appearance and design relationship of proposed structures to existing
structures and possible future structures in the neighborhood and
public thoroughfares.
12. Development Guidelines and criteria as adopted by the City Council.
J. That an Initial Study was prepared to evaluate the potential environmental
impacts associated with General Plan Amendment 07-001, Zone Change 07-
Resolution No. 4074
Page 3
002, Conditional Use Permit 07-011, and Design Review 07-012 that
concluded, with mitigation measures, potential significant impacts can be
reduced to a level of insignificance and a draft Mitigated Negative Declaration
(MND) was prepared.
II. The Planning Commission hereby approves Conditional Use Permit 07-011 and
Design Review 07-012 authorizing the demolition of the existing church facility
and construct an age-restricted (62 years or older) assisted living/congregate care
facility at 13841 Red Hill Avenue, subject to the conditions contained within exhibit
A, attached hereto.
PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a
regular meeting on the 13th day of November, 2007. ~ ~
JOHI~~ELSEN
Chair rson
ELIZABETH A. BINSACK R
Planning Commission Secretary
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF TUSTIN )
I, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning
Commission Secretary of the City of Tustin, California; that Resolution No. 4074
was duly passed and ado~ted at a regular meeting of the Tustin Planning
Commission, held on the 13t day of November, 2D07.
ELIZABETH A. BINSACK
Planning Commission Secretary
EXHIBIT A
RESOLUTION NO. 4074
CONDITIONAL USE PERMIT 07-011 AND DESIGN REVIEW 07-012
CONDITIONS OF APPROVAL
GENERAL
(1) 1.1 The proposed project shall substantially conform with the submitted plans
for the project date stamped, November 13, 2007, on file with the
Community Development Department, as herein modified, or as modified
based on recommendations of the project architect and the
Redevelopment Agency as required to meet project budget, or as modified
by the Director of Community Development in accordance with this
Exhibit. The Director of Community Development may also approve
subsequent minor modifications to plans during plan check if such
modifications are consistent with provisions of the Tustin City Code.
(1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be
complied with as specified or prior to the issuance of any building permits for
the project, subject to review and approval by the Community Development
Department.
(1) 1.3 Resolution No. 4074 shall become null and void in the event that General
Plan Amendment 07-001 and Zone Change 07-002 are not approved by
the Tustin City Council.
(1) 1.4 The subject project approval shall become null and void unless permits for
the proposed project are issued and substantial construction is underway
within 12 months. All time extensions may be considered if a written request
is received within thirty (30) days prior to the expiration date.
(1) 1.5 Approval of Conditional Use Permit 07-011 and Design Review 07-012 is
contingent upon the applicant returning to the Community Development
Department a notarized Agreement to Conditions Imposed" form and the
property owner signing and recording with the County Clerk-Recorder a
notarized "Notice of Discretionary Permit Approval and Conditions of
Approval" form. The forms shall be established by the Director of
Community Development, and evidence of recordation shall be provided to
the Community Development Department.
SOURCE CODES
(1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS
(2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES
(3) UNIFORM BUILDING CODE(S) (7) PC/CC POLICY
(4) DESIGN REVIEW *** EXCEPTIONS
Exhibit A
Resolution No. 4074
Page 2
(1) 1.6 As a condition of approval of Conditional Use Permit 07-011 and Design
Review 07-012, the applicant shall agree, at its sole cost and expense, to
defend, indemnify, and hold harmless the City, its officers, employees,
agents, and consultants, from any claim, action, or proceeding brought by
a third party against the City, its officers, agents, and employees, which
seeks to attack, set aside, challenge, void, or annul an approval of the City
Council, the Planning Commission, or any other decision-making body,
including staff, concerning this project. The City agrees to promptly notify
the applicant of any such claim or action filed against the City and to fully
cooperate in the defense of any such action. The City may, at its sole cost
and expense, elect to participate in defense of any such action under this
condition.
USE RESTRICTIONS
(*~) 1.7 Prior to the issuance of a building permit, the applicant shall record a
covenant running with the land that is binding upon the property owner and
successors in interest subject to review and approval by the Director of
Community Development and the City Attorney consistent with the
conditions of approval including but not limited to the following:
• The use shall be limited to an assisted living/congregate care
facility for persons of 62 years or older.
• Combination of housing, personalized supportive services, and
health care designed to meet the needs of those who need help
with daily living shall be provided at all times and shall include, but
not limited to the following:
o Three meals a day served in a common dining area
o Housekeeping services and personal laundry services
o Transportation
o Assistance with eating, bathing, dressing, toileting,
and walking
o Access to health and medical services
0 24-hour security and staff availability
o Emergency call systems for each resident's unit
o Health promotion and exercise programs
o Medication management
o Social and recreational activities
The above services may be provided either by the owner of the
facility ("owner") or by the use of outside providers; however, the
owner shall be responsible to ensure these services are
available upon request.
• Of the 204 parking spaces, only 171 residents may have
automobile. This restriction shall be incorporated in any lease or
rental agreement.
Exhibit A
Resolution No. 4074
Page 3
• The owner and/or operator of the facility shall ensure that on-site
services and parking are provided such that off-site or
surrounding properties parking are not impacted.
(2) 1.8 Roof ceiling construction shall be roofing on 1/2" plywood. Batt insulation
shall be installed in joist spaces. The ceilings shall be on layer 5/8"
gypboard nailed direct.
(2) 1.9 All exterior walls shall be 2X4 studs 16" o.c. with Batt insulation in the stud
spaces. Exterior walls shall be stucco or other approved exterior plaster.
Interior walls shall be made with 5/8"gypboard. All other windows and
glass doors shall be double glazing.
(2) 1.10 All southeast facing perimeter windows and glass doors shall be glazed
with STC 32 glazing. STC 32 glazing may be provided with either '/4"
laminated glass or a dual pane assembly with a '/2" airspace. In either
case, the glazing supplier shall be prepared in an independent, accredited
testing laboratory in accordance with ASTM E-90.
(2) 1.11 All entry doors shall be 1-3/4" solid core doors with weather stripping seals
on the sides and top. Glazing in entry doors shall not be accepted.
(2) 1.12 Striping on Red Hill Avenue shall be modified to provide northbound left
turns into the project driveway, but no left turns out of the driveway. A
"Right Turn Only" sign shall be installed on private property for traffic
exiting the project driveway.
(2) 1.13 Large semi-trailers and moving vans shall be prohibited from entering the
site. Move-in conditions along with other terms and conditions for
residency at the complex shall be included in the signed Tenant
Agreement.
(2) 1.14 Prior to issuance of a building permit, count-down pedestrian heads shall
be installed at the intersection of Redhill and San Juan Street by City
forces at the expense of the applicant.
(2) 1.15 The project shall maintain a total of 204 parking spaces with a minimum of
0.85 parking ratio per unit at all times (171 spaces assigned to the units and
33 spaces for employees and guests parking).
(4) 1.16 Access to the underground garage area shall be provided to Police
personnel via an Emergency Vehicle Access System. The system shall be
installed along with fire access to allow police officers to use a remote
clicker that is installed in all police vehicles.
Exhibit A
Resolution No. 4074
Page 4
(2) 1.17 If in the future the City determines that parking or traffic problems exist on
the site or in the vicinity, the Community Development Director may require
that the property owner prepare an analysis and bear all associated costs. If
the study indicates that there is a parking or traffic impact, the
applicant/property owner shall provide interim and permanent mitigation
measures to alleviate the problem.
(2) 1.18 No outdoor storage shall be permitted during grading or building stages,
except as approved by the Tustin Community Development Director.
(2) 1.19 During construction, permission from adjacent property owners shall be
required for any work located on adjacent properties.
(1) 1.20 Prior to signs installation, the applicant shall submit on-site sign plans for
review and approval and permits obtained.
PLAN SUBMITTAL
(1) 2.1 At the time of building permit application prior to Dec. 31, 2007, the plans
shall comply with the latest State and the City Tustin adopted Codes: 2001
California Building Code (CBC), 2001 California Mechanical Code (CMC),
2001 California Plumbing Codes (CPC), 2004 California Electrical Code
(CEC), California Title 24 Accessibility Regulations, 2005 Title 24 Energy
Regulations, City Ordinances, and State and Federal laws and regulations
2005 Edition. It is expected that a new set of California Codes will take
effect on Jan. 1, 2008. Please note that this set of comments is based on
current codes.
(1) 2.2 Building plan check submittal shall include the following:
• Seven (7) sets of construction plans, including drawings for
mechanical, plumbing, and electrical.
• Two (2) copies of structural calculations.
• Two (2) copies of Title 24 energy calculations.
• Details of all proposed lighting fixtures and a photometric study
showing the location and anticipated pattern of light distribution of all
proposed fixtures. All new light fixtures shall be consistent with the
architecture of the building. All exterior lighting shall be designed and
arranged as not to direct light or glare onto adjacent properties,
including the adjacent streets. Wall-mounted fixtures shall be directed
at a 90-degree angle directly toward the ground. All lighting shall be
developed to provide a minimum of one (1) foot-candle of light
coverage, in accordance with the City's Security Ordinance.
Exhibit A
Resolution No. 4074
Page 5
• A note shall be provided on the plans that "All parking areas shall be
illuminated with a minimum of one (1)foot-candle of light, and lighting
shall not produce light, glare, or have a negative impact on adjacent
properties."
(1) 2.3 Vehicle parking, primary entrance to the building, the primary paths of travel,
cashier space, sanitary facilities, drinking fountain, and public telephones
shall be accessible to persons with disabilities and shall be shown on the
plans.
(1) 2.4 Prior to issuance of a demolition, precise/rough grading, and/or building
permit with valuation of $50,000 or greater, the applicant shall submit for
approval by the City of Tustin, Construction & Demolition (C&D) debris
collection, disposal, and diversion information on the City-prescribed
forms.
At least 50 percent of the construction debris shall be diverted from landfill
to the recycling plants. A security deposit in the amount of $50 per ton
(not to exceed $5,000 per project) for a C&D security deposit will be
collected prior to issuance the permit. Prior to final inspection, the
applicant shall submit to the City of Tustin documents (i.e. receipt from
vendor) showing actual weight or volume of each material of C&D diverted
to the recycling center. For any questions or concerns, please contact Joe
Meyers at (714) 573-3173.
(1) 2.5 Seven (7) sets of final grading plans consistent with the site and
landscaping plans as prepared by a registered civil engineer shall be
submitted and shall include the following:
A. Technical details and plans for all utility installations including
telephone, gas, water, and electricity.
B. Three (3) copies of a precise soil report provided by a civil engineer
and less than one (1) year old. Expanded information regarding the
levels of hydrocarbons and ground water contamination found on-site
shall be provided in the soil report. All pavement "R" values shall be in
accordance with applicable City of Tustin standards.
C. All site drainage shall be handled on-site and shall not be permitted to
drain onto adjacent properties.
D. Drainage, vegetation, circulation, street sections, curbs, gutters,
sidewalks, and storm drains shall comply with the on-site Private
Improvement Standards.
E. Two (2) copies of Hydrology Report.
Exhibit A
Resolution No. 4074
Page 6
F. A surety/cash bond will be required to assure work is completed in
accordance with approved plans prior to permit issuance. The
engineer's estimated cost of the grading, drainage, and erosion control
shall be submitted to the Public Works Director for determination of the
bond amount.
(1) 2.6 If buried resources are found during grading within the project area, a
qualified archaeologist would need to assess the site significance and
perform the appropriate mitigation. The Native American viewpoint shall be
considered during this process. This could include testing or data recovery.
Native American consultation shall also be initiated during this process.
(1) 2.7 The engineer of record shall submit a final compaction report to the
Building Division for review and approval prior to the issuance of a building
permit.
(1) 2.8 The engineer of record shall submit a pad certification to the Building
Division for review and approval prior to the issuance of a building permit.
(1) 2.9 Information to ensure compliance with requirements of the Orange County
Fire Authority, including fire flow and installation of fire hydrants, subject to
approval of the City of Tustin Public Works and/or Irvine Ranch Water
District.
(1) 2.10 Prior to issuance of any permits, the applicant shall submit for approval by
the Community Development and Public Works Departments, a Water
Quality Management Plan (WQMP) specifically identifying Best
Management Practices (BMPs) that will be used on-site to control
predictable pollutant run-off. This WQMP shall identify the: structural and
non-structural measures specified detailing implementation of BMPs
whenever they are applicable to the project; the assignment of long-term
maintenance responsibilities (specifying the developer, parcel owner,
maintenance association, lessee, etc.); and, reference to the location(s) of
structural BMPs.
(1) 2.11 Prior to submittal of a Water Quality Management Plan (WQMP), the
applicant shall submit a deposit of $2,700.00 for the estimated cost of review
of the WQMP to the Building Division. The actual costs shall be deducted
from the deposit, and the applicant shall be responsible for any additional
review cost that exceeded the deposit prior to issuance of grading permits.
Any unused portion of the deposit shall be refunded to the applicant.
(1) 2.12 Prior to issuance of any permits, the property owner(s) shall record a
declaration of restrictions with the County Clerk Recorder. This declaration
binds current and future owner(s) of the property regarding implementation
and maintenance of the structural and non structural BMPs as specified in
Exhibit A
Resolution No. 4074
Page 7
the approved WQMP. This form can be obtained from the Community
Development Department
The Community Development and Public Works Departments shall
determine whether any change in use requires an amendment to an
approved Water Quality Management Plan.
(1) 2.13 Prior to issuance of grading permits, the applicant shall submit a copy of
the Notice of Intent (NOI) indicating that coverage has been obtained
under the National Pollutant Discharge Elimination System (NPDES) State
General Permit for Storm Water Discharges Associated with Construction
Activity from the State Water Resources Control Board. Evidence that the
NOI has been obtained shall be submitted to the Building Official. In
addition, the applicant shall include notes on the grading plans indicating
that the project will be implemented in compliance with the Statewide
Permit for General Construction Activities.
The following requirements shall be defined on permit plan cover sheets
as either general or special notes and the project shall be implemented in
accordance with the notes:
• Construction sites shall be maintained in such a condition that an
anticipated storm does not carry wastes or pollutants off the site.
• Discharges of material other than storm water are allowed only
when necessary for performance and completion of construction
practices and where they do not: cause or contribute to a violation
of any water quality standard; cause or threaten to cause pollution,
contamination, or nuisance; or contain a hazardous substance in a
quantity reportable under Federal Regulations 40 CFR Parts 117
and 302.
• Potential pollutants include, but are not limited to: solid or liquid
chemical spills; wastes from paints, stains, sealants, glues, limes,
pesticides, herbicides, wood preservatives, and solvents; asbestos
fibers, paint flake or stucco fragments; fuels, oils, lubricants, and
hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment
wash water and concrete wash water, concrete, detergent or
floatable wastes; wastes from any engine equipment steam
cleaning or chemical degreasing; and chlorinated potable water line
flushings. During construction, disposal of such materials should
occur in a specified and controlled temporary area on site,
physically separated from potential storm water run-off, with
ultimate 'disposal in accordance with local, State, and Federal
requirements.
Exhibit A
Resolution No. 4074
Page 8
• Dewatering of contaminated groundwater or discharging
contaminated soils via surface erosion is prohibited. Dewatering of
non-contaminated groundwater requires a National Pollutant
Discharge Elimination System Permit from the California State
Regional Water Quality Control Board.
(1) 2.14 A note shall be provided on final plans that a six (6) foot high chain link fence
shall be installed around the site prior to building construction stages. A
nylon fabric or mesh shall be attached to the temporary construction fencing.
Gated entrances shall be permitted along the perimeter of the site for
construction vehicles.
(1) 2.15 The applicant shall comply with all City policies regarding short-term
construction emissions, including periodic watering of the site and prohibiting
grading during second stage smog alerts and when wind velocities exceed
15 miles per hour.
(1) 2.16 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire
Code, street numbers shall be displayed in a prominent location on the
street side of the residence. The numerals shall be no less than four (4)
inches in height and shall be of contrasting color to the background to which
they are attached and illuminated during hours of darkness; six (6) inches in
height for commercial.
(1) 2.17 An adequate size trash enclosure with solid metal, self-closing, self-latching
gates is required to be located on the property and maintained to avoid
health issues for neighboring commercial and residential areas.
Said enclosure shall be screened by a solid decorative wall consistent with
the adjacent building's material and finish and be of a minimum height of six
(6) feet. The actual location of the enclosure and types of screening and
details of the enclosure shall be submitted at building plan check and are
subject to approval by the Community Development Department. The
location of the bin, size, and quantity shall be reviewed and accepted in
writing by CR&R (contract trash hauler).
LANDSCAPING/HARDSCAPE
(1) 2.19 Submit at plan check complete detailed landscaping and irrigation plans for
all landscaping areas, including the model complex, consistent with adopted
City of Tustin Landscaping requirements. The plans shall include the
following:
Include a summary table identifying plan materials. The plant table
shall list botanical and common names, sizes, spacing, location, and
quantity of the plant materials proposed.
Exhibit A
Resolution No. 4074
Page 9
^ Show planting and berming details, soil preparation, staking, etc. The
irrigation plan shall show location and control of backflow prevention
devices, pipe size, sprinkler type, spacing, and coverage. Details for
all equipment must be provided.
• Show all properly lines on the landscaping and irrigation plans, public
right-of-way areas, sidewalk widths, parkway areas, and wall
locations.
^ Add a note that coverage of landscaping and irrigation materials is
subject to inspection at project completion by the Community
Development Department.
^ Turf is unacceptable for grades over 25 percent. A combination of
planting materials shall be used. On large areas, ground cover alone
is not acceptable.
^ Shrubs shall be a minimum of five (5) gallon size and shall be placed
a maximum of five (5) feet on center.
^ Ground cover shall be planted eight (8) to twelve (12) inches on
center.
^ Fences, wall, and equipment areas shall be screened with walls,
vines, and/or trees.
^ All plant materials shall be installed in a healthy vigorous condition
typical to the species and shall be maintained in a neat and healthy
condition. Maintenance includes, but is not limited to, trimming,
weeding, removal of litter, fertilizing, regular watering, and
replacement of diseased or dead plants.
• Major points of entry to the project an along the project frontage shall
receive specimen trees to create an identifying theme.
^ All trees shall be minimum 24-inch box in size.
(4) 2.20 On-site walls and fences shall be noted on the plans with specific
materials, colors, and decorative treatments subject to review and
approval of the Community Development Department.
PUBLIC WORKS
(1) 3.1 Prior to issuance of a building permit, the applicant/engineer shall obtain
approval of the design to construct Red Hill Avenue to ultimate width and
reconstruct full width of alley. These improvements shall be completed
prior to issuance of Certificate of Occupancy. A separate 24" x 36" street
Exhibit A
Resolution No. 4074
Page 10
i
3 improvement plan, as prepared by a California Registered Civil Engineer
shall be prepared. Said plan shall include, but not be limited to the
following:
a) Curb and Gutter h) Domestic water facilities
b) Sidewalk, including curb ramps i) Sanitary sewer facilities
for the physically disabled j) Landscape/irrigation
c) Drive aprons k) Underground utility connections
d) Signing/striping plan
e) Street paving
f) Street lighting
g) Catch basin/storm drain laterals/
connection to existing storm drain system
In addition, a 24" x 36' reproducible construction work area traffic control
plan, as prepared by a California Registered Traffic Engineer or Civil
Engineer experienced in this type of plan preparation shall be required.
(1) 3.2 Prior to issuance of building permit, plans shall be prepared for
construction for:
A. Grading plan.
B. All sanitary sewer facilities shall be submitted as required by the City
Engineer and local sewering agency.
C. A domestic water system shall be designed and installed to the
standards of the City of Tustin Water Services Division or AWWA.
Improvement plans shall also be reviewed and approved by the
Orange County Fire Authority for fire protection purposes. The
adequacy and reliability of water system design and the distribution of
fire hydrants shall be evaluated. The water distribution system and
appurtenances shall also conform to the applicable laws and adopted
regulations enforced by the Orange County Health Department.
Release/approval from East Orange County Water District shall be
obtained prior to receiving water service.
D. A complete hydrology study and hydraulic calculations shall be
submitted for review and approval by the City at the time of grading
plan submittal.
(1) 3.3 Prior to issuance of any permit, the developer shall obtain verification from
each utility company providing service to the project that adequate
capacity is available to serve the project. Any capacity studies required by
the utility companies will be the responsibility of the developer.
Exhibit A
Resolution No. 4074
Page 11
(1) 3.4 Adequate horizontal and vertical intersection sight line for access onto
Red Hill Avenue shall be provided. In general a 25' x 25' limited use area
triangle provides adequate sight at typical driveways. Additional sight
evaluation, however, could be required to satisfy City of Tustin Standard
Drawings and Design Standards for Public Works Construction No. 510
for all affected streets. The sight lines would be shown on the grading
plan and landscape plan. If detailed analyses are requested, all
landscaping within the limited use area would need to comply with City of
Tustin Standard Drawings and Design Standards for Public Works
Construction No. 510.
(1) 3.5 Existing sewer, domestic water, reclaimed water and storm drain service
laterals shall be utilized whenever possible.
(1) 3.6 Any damage done to existing street improvements and utilities shall be
repaired before issuance of a Certificate of Occupancy for the
development.
(1) 3.7 Prior to any work in the public right-of-way, an Encroachment Permit shall
be obtained from and applicable fees paid to the Public Works
Department.
(1) 3.8 Prior to issuance of any building permit, the developer shall satisfy
dedication and/or reservation requirements as applicable, including but not
limited to dedication of all required street and flood control right-of-way
easements, vehicular access rights, sewer easements and water
easements defined and approved as to specific locations by the City
Engineer and other agencies.
(1) 3.9 Current Federal Americans with Disabilities Act (ADA) requirements shall
be met at the drive aprons and pedestrian walkway.
(1) 3.10 Prior to issuance of building permit, the applicant shall provide written
approval from the Orange County Sanitation District for sewer
connection/use.
(1) 3.11 In addition to the normal full size plan submittal process, all final
development plans including, but not limited to: tract maps, parcel maps,
right-of-way maps, records of survey, public works improvements, private
infrastructure improvements, final grading plans, and site plans are also
required shall be submitted to the Public Works Department/Engineering
Division in computer aided design and drafting (CADD) format. The
standard file format is AutoCAD Release 2004 having the extension DWG.
Likewise, layering and linetype conventions are AutoCAD-based (latest
version available upon request from the Engineering Division). In order to
interchangeably utilize the data contained in the infrastructure mapping
system, CADD drawings shall be in AutoCAD "DWG" format (i.e.,
Exhibit A
Resolution No. 4074
Page 12
produced using AutoCAD or AutoCAD compatible CADD software). The
most current version of AutoCAD is Release 2004. Drawings created in
AutoCAD Release 2000 are compatible and acceptable.
The CADD files shall be submitted to the City at the time the plans are
approved and updated CADD files reflecting "as built" conditions shall be
submitted once all construction has been completed. The subdivision bonds
will not be released until the "as built" CADD files have been submitted.
(1) 3.12 Developer's execution of a public improvement agreement and furnishing
the improvement bonds as required by the City Engineer prior to the
issuance of an encroachment permit shall be required.
(1) 3.13 Prior to issuance of a building permit, the applicant shall provide fire
protection access easements and dedicate them to the City. The
easements shall be located within unobstructed areas and clear access shall
be provided at all times.
(1) 3.14 Prior to issuance of a building permit, the applicant shall obtain a new
address from the Engineering Division.
(1) 3.15 Project Recycling Requirement -The City of Tustin is required to comply
with the recycling requirements contained in the California Integrated
Waste Management Act of 1989. To facilitate City compliance with this
law, the Property owner is required to comply with Section 4327 of the
Tustin City Code which require participation in the City's recycling
program.
(1) 3.16 If the City of Tustin contracted trash hauling company is unable to provide
scout trash pickup, the applicant/property owner shall be responsible for
providing the scout trash pickup or alternative trash service to the
satisfaction of the Public Works Director. The alternative trash service
plan shall be submitted to the Public Works Department for review and
approval for developing and implementing a Waste Management Plan.
(1) 3.17 Improvement plans shall be reviewed and approved by the Orange County
Fire Authority for fire protection purposes. The adequacy and reliability of
water system design and the distribution of fire hydrants will be evaluated.
The water distribution system and appurtenances shall also conform to the
applicable laws and adopted regulations enforced by the Orange County
Health Department.
(1) 3.18 Based upon preliminary analysis, the existing 6-inch water main on Red
Hill appear to be insufficient to provide fire flows for the new facilities.
Based on OCFA fire flow demands and requirements, it may be necessary
to construct a new 8-inch water main on Red Hill to provide current water
flow requirements. A fire flow analysis shall be provided by a Civil
Exhibit A
Resolution No. 4074
Page 13
Engineer and approved by Public Works Department. Any upgrades to
the adjacent water system shall be at the expense of the applicant.
(1) 3.19 This development shall comply with all applicable provisions of the City of
Tustin Water Quality Ordinance and all Federal, State and Regional Water
Quality Control Board rules and regulations.
(1) 3.20 Water system improvements shall be designed in accordance with the
requirements and standards of the City of Tustin Department of Public
Works or AWWA.
(1) 3.21 Hydraulic analysis of the proposed water system and ability to meet OCFA
fire flow demands and requirements be performed and certified by the
developer.
(1) 3.22 Location of fire hydrants to be approved by the City of Tustin and the
Orange County Fire Authority.
(1) 3.23 The Developer is responsible for all costs related to the abandonment, at
the water main, of all existing potable water and fire service connections.
(1) 3.24 The Developer shall be responsible for all costs related to the installation
of new potable and firewater services.
(1) 3.25 Approval from the Water Services Division is required for permitting or
construction of any new service connections, abandonment or relocation
of existing services, or improvements that will affect city's water facilities.
ORANGE COUNTY FIRE AUTHORITY (OCFA)
(5) 4.1 Prior to the issuance of any building permits, the applicant shall obtain
approval of the Fire Chief for all fire protection access roads to within 150
feet of all portions of the exterior of the structure. The plans shall include
plan and sectional views and indicate the grade and width of the access
road measured flow-line to flow-line. The plans shall indicate the OCFA
minimum turning radius of 38 feet outside and 17 feet inside. When adead-
end street exceeds 150 feet or when otherwise required, a clearly marked
fire apparatus access turnaround must be provided and approved by the
Fire Chief. The applicant may contact the OCFA at (714) 573-6100 or visit
the OCFA website to obtain a copy of the "Guidelines for Emergency
Access."
(5) 4.2 Prior to the issuance of any building permits, the applicant shall provide
evidence of adequate fire flow. The "Orange County Fire Authority Water
Availability for Fire Protection" form shall be signed by the applicable water
district and submitted to the Fire Chief for approval.
Exhibit A
Resolution No. 4074
Page 14
(5) 4.3 Prior to the issuance of any building permits, the applicant shall submit a
fire hydrant location plan to the Fire Chief for review and approval.
(5) 4.4 Prior to the issuance of a building permit, the applicant shall submit
evidence of the on-site fire hydrant system to the Fire Chief and indicate
whether it is public or private. If the system is private, it shall be reviewed
and approved by the Fire Chief prior to building permit issuance, and the
applicant shall make provisions for the repair and maintenance of the
system in a manner meeting the approval of the Fire Chief. Please contact
the OCFA at (714) 573-6100 or visit the OCFA website for a copy of the
"Guidelines for Private Fire Hydrant &/or Sprinkler Underground Piping."
(5) 4.5 Prior to the issuance of any certificate of occupancy, all fire hydrants shall
have a blue reflective pavement marker indicating the hydrant location on
the street as approved by the Fire Chief, and must be maintained in good
condition by the property owner. Please contact the OCFA at (714) 573-
6100 or visit the OCFA website for a copy of the "Guideline for Installation
of Blue Dot Hydrant Markers."
(5) 4.6 Prior to the issuance of any building permits, the applicant shall submit
plans and obtain approval from the Fire Chief for fire lanes on required fire
access roads less than 36 feet in width. The plans shall indicate the
locations of red curbs and signage and include a detail of the proposed
signage including the height, stroke and colors of the lettering and its
contrasting background. Please contact the OCFA at (714) 573-6100 or
visit the OCFA website to obtain a copy of the "Guidelines for Emergency
Access Roadways and Fire Lane Requirements."
(5) 4.7 Prior to the issuance of any certificate of occupancy, the fire lanes shall be
installed in accordance with the approved fire master plan. The CC&R'S's
or other approved documents shall contain a fire lane map, provisions
prohibiting parking in the fire lanes and a method of enforcement.
(5) 4.8 Prior to the issuance of any grading permits, the applicant shall obtain the
approval from the Fire Chief for the construction of any gate across
required fire department access roads. Please contact the OCFA at (714)
573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for
Design and Installation of Emergency Access Gates and Barriers."
(5) 4.9 Prior to the issuance of a building permit, the applicant shall submit plans
for the required automatic fire sprinkler system in the structure to the Fire
Chief for review and approval. Please contact the OCFA at (714) 573-
6100 to request a copy of the "Orange County Fire Authority Notes for
New NFPA 13 Commercial Sprinkler Systems."
(5) 4.10 Prior to the issuance of a certificate of occupancy, this system shall be
operational in a manner meeting the approval of the Fire Chief.
Exhibit A
Resolution No. 4074
Page 15
(5) 4.11 Prior to the issuance of a building permit, plans for the fire alarm system
shall be submitted to the Fire Chief for review and approval. Please
contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a
copy of the "Guideline for New and Existing Fire Alarm Systems."
This system shall be operational prior to the issuance of a certificate of
occupancy.
(5) 4.12 Prior to the issuance of a building permit, the applicant shall submit
architectural plans for the review and approval of the Fire Chief if required
per the "Orange County Fire Authority Plan Submittal Criteria Form."
Please contact the OCFA at (714) 573-6100 for a copy of the
Site/Architectural Notes to be placed on the plans prior to submittal.
FEES
(1) 5.1 Prior to issuance of any permits, payment shall be made of all applicable
fees, including but not limited to, the following:
• Building plan check and permit fees
• Grading plan check and permit fees
• New development fees
Transportation System Improvement Program fees
• School fees
• Orange County Fire Authority fees
Major Thoroughfare and Bridge fees