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HomeMy WebLinkAboutPC RES 3817to 14 20 2] 23 24 25 RESOLUTION NO. 3817 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 01-031 AND DESIGN REVIEW 01-037 TO AUTHORIZE THE ESTABLISHMENT OF A TRANSITIONAL HOUSING PROGRAM, CONSTRUCTION OF A 43,000 SQUARE FOOT BUILDING FOR ADMINISTRATIVE OFFICES, WAREHOUSE, DINING ROOM, AND FOOD PREPARATION AREA AND A 7,930 SQUARE FOOT BUILDING FOR AN AUDITORIUM AND OFFICES, AND ENHANCE THE EXTERIOR OF THE EXISTING BUILDINGS ON THE PROPERTY IDENTIFIED AS PARCEL 5, LOCATED ON THE SOUTHEAST CORNER OF RED HILL AVENUE AND VALENCIA AVENUE. The Planning Commission of the City of Tustin does hereby resolve as follows' The Planning Commission finds and determines as follows' A. That a proper application for Conditional Use Permit 01-031 and Design Review 01-037 was filed by the Orange County Rescue Mission (applicant), requesting authorization to establish a transitional housing program, construct a 43,000 square foot building for administrative offices, warehouse, dining room, and food preparation area and a 7,930 square foot building for an auditorium, offices, and related site improvements, and enhance the exterior of existing buildings on the property identified as Parcel 5, located near the southeast corner of Red Hill Avenue and Valencia Avenue. Bi That the proposed use is consistent with the General Plan land use designation "MCAS-Tustin Specific Plan" which provides for a variety of institutional uses such as transitional housing facilities, 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 in 1996, the City of Tustin the Local Redevelopment Authority for MCAS-Tustin, approved a Reuse Plan that provides for future preferred land uses at the base and completed a Homeless Assistance Plan for MCAS-Tustin as required by the Base Closure Community Redevelopment and H°meless Assistance Act of 1994 and approved by the Department of Housing and Urban Development (HUD). The Reuse Plan and Homeless Assistance Plan provided for conveyance of the subject site to the City for development of the 5.1-acre parcel into a 192bed transitional housing program. l0 ]4 l? 20 2! 23 24 25 2(; 2'7 28 Resolution No. 3817 CUP 01-031 & DR 0t-031 December 10, 2001 Page 2 Bi E~ F, G, That the proposed use is consistent with the Tustin City Code "Public and Institutional" zoning district which provides for a variety of institutional uses. In addition, the proposed development criteria is appropriate for the site. That a public hearing was duly called, noticed, and held on said application on December 10, 2001, by the Planning Commission. That the establishment, maintenance, and operation of the use applied for 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, as evidenced by the following findings' i The facility will be used for the purpose of operating a 192-bed transitional housing program for the benefit of homeless persons who desire to transition from homelessness to being productive members of the community. . That the individuals residing on the premises will be supervised by an organization that is experienced in assisting homeless persons to transition to independence. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of Design Review 01-037, as conditioned, are appropriate for the site, 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: · 2. 3. 4. 5. Height, bulk, and area of buildings. Setbacks and site planning. E~erior materials and colors. Type and pitch of.roofs. Size and spacing of windows, openings. doors, and other l0 !4 20 2! ?-3 24 ?-5 Resolution No. 3817 CUP 01-031 & DR. 01-031 ..... · ...~..-'~ , December 10, 2001 Page 3 II. . 1 1 10. 11. 12. 13. Towers, chimneys, roof structures, flagpoles, radio and television antennae. Landscaping, parking area design, and traffic circulation. · Location, height and standards of exterior illumination. Location and appearance of equipment located outside an enclosed structure. Location and method of refuse storage. Physical relationship of proposed structures to existing structures in the neighborhood. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. Development Guidelines and criteria as adopted by the City Council. H, That the project has been reviewed for compliance with the Americans with Disabilities Act of 1990, 'and 'it has been determined that dedications of right-of-way to accommodate a four (4) foot wide sidewalk behind the drive apron are necessary for compliance with the requirements of the ADA. That the Planning Commission has adopted the Environmental Analysis Checklist For Projects With Previously Certified/Approved Environmental Documents prepared for this project and found that all effects associated with the proposed project were adequately evaluated in the Program EIS/EIR for MCAS Tustin, that no new effects would occur, that no substantial increase in the severity of previously identified significant effects would occur, that no new mitigation measures would be required, that no applicable mitigation measures previously not found to be feasible would in fact be feasible, and that there are no new mitigation measures or alternatives applicable to the project that would substantially reduce effects of the project that have not been considered and adopted. The Planning Commission hereby approves Conditional Use Permit 01-025 and Design Review 01-031authorizing the establishment of a transitional housing program, construction of a 43,000 square foot building for administrative offices, warehouse, dining room, and food preparation area and a 7,930 square foot building for an auditorium, offices, and related site improvements, and enhancements to the exterior of the existing buildings on the property identified as Parcel 5, located near the southeast corner of Red Hill Avenue and Valencia Avenue, subject to the conditions contained within Exhibit A, attached hereto. l0 14 t5 ]? 2O 2! 24 25 26 2?. 28 Resolution No. 3817 CUP 01-031 & DR 01-031 December 10, 2001 Page 4 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 10th day of December, 2001. , v ~ ELIZABETH A. BINSACK Planning Commission Secretary LESLI~A. 'PONTIOUS Chairperson STATE OF CALIFORNIA) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that l am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3817 passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 10th day of December, 2001. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 01-030 AND DESIGN REVIEW 01-037 (1) (1) (1) GENERAL 1.1 1.2 The proposed use shall substantially conform with the submitted plans for the project date stamped December 10, 2001, on file with the Community Development Department, except as herein modified, or as modified by the Director of Community Development and City Manager's Office in accordance with this Exhibit. The Director of Community Development and City Manager's Office may also approve minor modifications to plans during plan check if such modifications are found to be consistent with the provisions of the Tustin City Code and other applicable codes. 1.3 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) 1.4 The subject project approval shall not become effective until and unless a Quitclaim is executed by the Department of the Navy and a Ground Lease between the City and the Orange County Rescue Mission is executed. The Quitclaim and the Ground Lease shall be executed prior to issuance of any grading or building permits. The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within eighteen (18) months of the date of the approval. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. SOURCE CODES (2) (3) (4) STANDARD CONDITION (5) REQUIREMENT CEQA MITIGATION (6) UNIFORM BUILDING CODE/S (7) DESIGN REVIEW *** 'RESPONSIBLE'AGENCY LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A Resolution No. 3817 December 10, 2001 Page 2 (1) 1.5 Approval of this project is contingent upon the applicant signing and returning to the Community Development Department within seven (7) days of approval, a notarized "Agreement to Conditions Imposed" form. (1) 1.6 The applicant shall indemnify, hold harmless, and defend the City of Tustin from any and ali claims and liabilities arising out of a challenge of the City's approval of this project, from use of the property, or from the conduct of the applicant's business, or from any activity, work or things done, permitted or suffered by the applicant in or about the property and shall further indemnify and hold harmless the City of Tustin and its employees and agents from and against any and all claims arising from any breach or default in the performance of any obligation on the applicant's part to be performed under the 'terms of this Conditional Use Permit and Design Review, arising from any negligent or wrongful act or omission of the applicant, the applicant's agents, contactors, employees, or invitees, and from and against all costs, attorney fees, expenses, and liabilities incurred in the defense of any such claim or any action or proceeding brought thereon. (1) 1..7 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 and approval of the City Council, Planning Commission, or other decision-making body, or staff action concerning this project. 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. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. __PLAN SUBMITTAL (3) 2.1 At the time of building permit application, the plans shall comply with the 1998 California Building Code (CBC), 1998 California Mechanical Code (CMC), 1998 California Plumbing Codes (CPC), 1998 California Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations. 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. · Elevations that include all proposed dimensions, materials, colors, finishes, and partial outlines of adjacent buildings on-site and off-site where applicable. o Details for the proposed windows and doors. Exhibit A. Resolution No. 3817 December 10, 2001 Page 3 (3) 2.2 · Roofing material shall be fire rated class "B" or better. · The location of any utility vents or other equipment shall be provided on the roof plan. · 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. Ail 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. The study shall include ali hardscape areas. · 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." · Cross-section details showing the installation of the proposed rooftop equipment. Rooftop equipment shall be installed a minimum of six (6) inches below the parapet. An elevation showing rooftop equipment installation related to the height of the parapet and proposed equipment must be identified at plan check submittal. · Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. A fire alarm is required for the auditorium building per Section 303.9 of the 1998 CBC. (3) (3) (3) (3) (3) 2.3 2.4 2.5 2.6 2.7 Prior to permit issuance, the applicant shall submit a letter indicting that the plans have been submitted to the Orange County Health Care Agency for review and approval prior to issuance of a Certificate of Use and Occupancy for the kitchen and dining areas. No part of the structure shall project beyond the property line. 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. 'The engineer of record shall submit a pad certification for Buildings A'and B to the Building Division for review and approval prior to the issuance of a building permit. 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 Lansdowne and Red Hill sides of the facility.' The numerals shall be no less than six (6)inches in height and shall be of contrasting color to. the background to which they are attached and illuminated during hours of darkness. Exhibit A Resolution No. 3817 December 10, 2001 Page 4 (3) 2.8 (3) 2.9 (4) 2.10 (1) 2.11 (1) 2.12 (1) 2.13 (4) 2.14 (1) 2.15 (1) 2.16 If the existing fencing surrounding the former MCAS-Tustin is removed during construction of the facility, the applicant shall install a six (6) foot high chain link fence to secure the site until construction is completed. The applicant shall comply with ali 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. The truck bay shall be screened from view along Red Hill Avenue and the facility entrance. Plans shall be submitted demonstrating how walls and landscaping material will effectively screen this area. A private four (4) foot wide sidewalk shall be constructed on the property along Bumblebee and Lansdowne. The tubular steel fencing and gates within shall be a minimum of five (5) feet in height. The fencing notes shall be revised accordingly and details provided for all walls and fences on a separate sheet. The applicant shall execute an agreement with the City of Tustin ensuring that the required private street lights will be installed and maintained once the adjacent property owner and the City of Tustin have completed the site's private street design guidelines. To support the future installation of these street lights along the curb, the applicant shall install necessary electrical conduit to minimize the disruption that future installation would cause to the project's sidewalks, fencing, and landscaping. A plan shall be submitted for review and approval showing the location, dimensions, materials, colors, and text of proposed building identification and directional signs for review and approval of the Community Development Department and the City Manager's Office. A landscape plan and summary shall be submitted for review and approval which identify the materials, quantities, and sizes of all landscape materials as required by the City's Landscaping Guidelines. Cross-sections and details of landscape walls or berms shall be provided, and cross-sections of driveway/street intersections shall be provided to demonstrate that sight distance is not obstructed. Details for the garden plot area and pre-fabricated shed in the northwest corner of the site shall be submitted for review and approval. The garden plot area shall be screened from public view with landscaping and/or walls. Exhibit A Resolution No. 3817 December 10, 2001 Page 5 (1) 2.17 A combination of groundcover, shrubs, vines, and trees shall be installed along the northern property line in the planter adjacent to the basketball court to screen this area from public view along Valencia Avenue. (4) 2.18 An alternative variety of the London Plane Tree or another species shall · be selected. (4) 2.19 The details for the guard rails and elevator shafts for the dormitories shall be submitted for review and approval by the Community Development Department and City Manager's Office. USE RESTRICTIONS (***) 3.1 Approval of Conditional Use Permit 01-031 is contingent upon the use remaining as a transitional housing facility with a maximum of 192 beds. The City Manager's Office may grant authorization for on-site ancillary uses that are consistent with the mission of the provision of transitional housing. (1) 3.2 A minimum of forty-eight (48) parking spaces shall be provided based on a ratio of one (1) parking space for every four (4) beds. (***) 3.3 Overflow parking shall be accommodated in the secondary vehicular access area from Lansdowne, except an unobstructed twenty (20) foot wide drive aisle for fire vehicles shall, be maintained. The secondary access gate from Lansdowne shall be a minimum of thirteen (13) feet in width, and the basketball hoops shall be portable. The site plan shall delineate the required fire access lane and areas where overflow parking will be permitted and provided and note that any posts will be temporary (i.e., wheeled into place for games). (3) 3.4 No outdoor storage shall be permitted during construction or operation except as approved by the Tustin Community Development Director. (1) 3.5 The site, buildings, improvements, and landscaping shall be maintained in good condition at all times. (1) 3.6 Only emergency access shall be allowed along the westerly property line of the site along Red Hill Avenue. No other type of access along the Red Hill property line shall be Permitted. Circulation access to the site shall be from Lansdowne via Valencia. PUBLIC WORKS DEPARTMENT (1) 4.1 The plans shall be revised to show the correct ultimate easterly right-of- way line of Red Hill, consistent with the property lines depicted in the quit claim. The ultimate right-of-way shall be located seventy-seven (77) feet Exhibit A Resolution No. 3817 December 10, 2001 Page 6 easterly of the centerline of Red Hill Avenue to a point 700 feet southerly of the BCR on Red Hill Avenue at Valencia Avenue. At this point, the easterly right-of-way line shall be located seventy-two (72) feet easterly of the centerline of Red Hill Avenue. (1) 4.2 The fire access off Red Hill Avenue shall be approved by the Orange County Fire Authority and the drive apron shall be constructed with a four (4) inch curb face to discourage unauthorized use of this drive. As stated in Condition No. 3.6, only emergency access shall be allowed from Red Hill Avenue. (1) 4.3 For the area on Red Hill Avenue where work will occur, a separate 24 inch by 36 inch street improvement plan, as prepared by a California Registered Civil Engineer, will be required for all construction within the public right-of-way of Red Hill Avenue. Construction and/or replacement of any missing or damaged public improvements will be required adjacent to this development. Said plan shall include, but not be limited, to the following: a) b) c) Curb and gutter; Sidewalk, including curb ramps for the physically disabled; and, Drive aprons. In addition, a 24-inch by 36-inch reproducible construction area traffic control plan, as prepared by California Registered Traffic Engineer or Civil Engineer experienced in this type of plan .preparation, shall be required. WATER QUALITY (1) 5.1 Prior to issuance of grading permits, the applicant shall obtain approval of the Community Development and Public Works Departments for 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 which will be implemented on this project and shall detail the implementation of BMPs whenever they are applicable to the project; indicate the applicant is responsible for long-term maintenance responsibilities; and, reference the location(s)of structural BMPs. The applicant shall be responsible for implementing the provisions of the WQMP on an ongoing, permanent basis. (1) 5.2 Prior to the issuance of any permits, the applicant shall provide written consent and authorization to enter the property for the purpose of conducting compliance assessments. An authorized City inspector may inspect the property for the purpose of verifying compliance with Chapter 4 of the Tustin City Code (Water Quality Ordinance) and verifying compliance with the approved Water Quality Management Plan. Exhibit A Resolution. No. 3817 December 10, 2001 Page 7 (1) 5.3 (1) 5.4 (1). 5.5 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 stormwater 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 11.7 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 flakes 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 superchlorinated 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. 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. Earth, sand, gravel, rock, stone, or other excavated material or debris may not be deposited or moved so as to cause the same to be deposited upon or roll, blow, flow, or wash upon or over any public place or right-of-way or the premises of another without the express written consent of the owner. When loading or transporting any earth, sand, ground, rock, stone, or other excavated material or debris, such material shall be prevented from blowing or spilling onto the public right-of-way or adjacent private property. The applicant shall be responsible for maintaining public rights-of-way in a condition reasonably free of dust, earth, or debris attributed to the grading operation. If any debris is deposited within the right-of-way or adjacent property, the applicant shall be responsible for removing the material immediately. Exhibit A Resolution No. 3817 December 10, 2001 Page 8 (1) 5.6 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 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. (1) 5.7 A variety of best management practices including BMP Nos. 1, 4, 5, 6, 7, 10, 11, 12, 15, 19, and 24 as identified in the City's Best Management Practices Handbook (attached as Exhibit B), shall be implemented on an ongoing basis during construction to protect surface waters and prevent wastes or pollutants from moving off-site during a storm. Potential pollutants include, but are not limited to, paints, stains, sealants, glues, fuels, oils, lubricants, fertilizers, etc. Disposal of such materials shall 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 regulations. AIR QUALITY (2) '6.1 The applicant shall implement one or more of the following control measures, if not already required by the SCAQMD under Rule 403 (Mitigation Measure AQ-1): · Apply water twice daily, or chemical soil stabilizers according to manufacturers' specifications, to all unpaved parking or staging areas or unpaved road surfaces at all actively disturbed sites. · Develop a construction traffic management plan that includes, but is not limited to, rerouting construction trucks off congested streets, · consolidating truck deliveries, and providing dedicated turn lanes for movement of construction trucks and equipment on-site and off-site. · Use electricity from power poles rather than temporary diesel or gasoline powered generators. · Reduce traffic speeds on all unpaved roads to 15 mph or less. · Apply approved chemical soil stabilizers according to manufacturers' specifications to all inactive construction areas (previously graded areas inactive for four days or more). · Enclose, cover, water twice daily, or apply approved soil binders according to manufacturers' specifications, to exposed piles of gravel, sand, 'or dirt. Exhibit A Resolution No. 3817 December 10, 2001 Page 9 · Cover all trucks hauling dirt, sand, soil, or other loose materials, and maintain at least two feet of freeboard (i.e., minimum vertical distance between top of the load and top of the trailer). · Sweep streets at the end of the day if visible soil material is carried over to adjacent roads (use water sweepers with reclaimed water when feasible). · Install wheel washers where vehicles enter and exit unpaved roads onto paved roads, or wash off trucks and any equipment leaving the site each trip. (2) 6.2 The applicant shall use Iow VOC architectural coatings for ali interior and exterior painting operations (Mitigation Measure AQ-2). , ARCHAEOLOGICAL AND PALEONTOLOGICAL RESOURCES (2) 7.1 Prior to issuance of grading permits, the applicant shall secure the services of a County-certified archaeologist and paleontologist to conduct salvage excavation of unique archaeological and paleontological resources if they are found. If buried resources are found during grading within the reuse plan 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 (Mitigation Measures Arch-2 and Paleo-2). (2) 7.2 The applicant shall comply with the requirements established in a Paleontological Resources Management Plan prepared for the site, which details the methods to be used for surveillance of construction grading, asseSsing finds, and actions to be taken in the event that unique paleontological resources are discovered during construction (Mitigation Measure Paleo-1 ). NOISE (2) 8.1 The applicant shall install noise attenuation barriers, insulation, or similar devices to ensure that interior and exterior noise levels within the residential units do not exceed applicable noise standards of the State, the Tustin City Code, and Tustin General Plan. Plans demonstrating noise regulation conformity shall be submitted for review and approval prior to building permits being issued to accommodate reuse (Mitigation Measures N-1 and N-2). (2) 8.2 All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to the provisions of the Tustin Noise Ordinance and shall take place only between the hours of 7:00 a.m. Exhibit A Resolution No. 3817 December 10, 2001 Page 10 (2) 8.3 (2) 8.4 and 6:00 p.m., Monday through Friday, and between 9:00 a.m. and 5'00 p.m. on Saturday, unless otherwise determined by the Building Official. Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. Ali requirements of the City's Noise Ordinance shall be met'at all times. PUBLIC SERVICES (2) 9.1 TRAFFIC Pursuant to Section 19 of the Ground Lease between the City of Tustin and Orange County Rescue Mission, the Rescue Mission shall not oppose the future placement of any possessory interest tax, al valorem tax, assessments or public service reimbursement charge or other fair- share mechanism that is necessary to ensure that adequate fire protection, police protection, parks and recreation facilities (including bikeways/trails), lighting and landscaping maintenance are provided and available and required on-site and off-site right-of-way improvements and circulation improvements (including roadways, water, sewer, and other utility systems) are financed and constructed and which improvements can be assigned to the development site and which require participation by the development site in a fair share contribution pursuant to the EIS/EIR for the Disposal and Reuse of Marine Corps Air Station Tustin. The applicant, pursuant to the Ground Lease, shall be responsible for any such charges. (2) 10.1 In conjunction with the approval of a site development permit, the applicant shall provide a traffic operation and control plan to minimize the traffic impacts of proposed construction activity. The plans shall address roadway and lane closures, truck hours and routes, and notification procedures for planned short-term or interim changes in traffic patterns. The City of Tustin shall ensure that the plan would minimize anticipated delays at major intersections. Prior to approval, the City of Tustin shall review the proposed traffic control and operations plans with any affected jurisdiction. The plans shall be prepared by a California-licensed traffic engineer or civil engineer experienced in the preparation of such plans (Mitigation Measure T/C-l). (2) 10.2. The applicant shall utilize the following transportation measures, as follows (Mitigation Measure AQ-4)' management Schedule truck deliveries and. pickups for off-peak hours. Exhibit A Resolution No. 3817 December 10, 2001 Page 11 UTILITIES (2) 11.1 Provide on-site child care and after-school facilities or coordinate with the City access to proposed child care facilities that may be developed at the former MCAS Tustin site by the City of Tustin. Construct on-site pedestrian facility improvements, such as building access which is physically separated from street and parking lot traffic, and walk paths. Prior to issuance of a Certificate of Use and Occupancy permits, the applicant shall enter into an agreement with the City of Tustin and any appropriate regional utility agencies, districts, and providers, as applicable, to dedicate all easement, rights-of-way, or other land determined necessary to construct adequate utility infrastructure and facilities to serve the project as determined by the City, agency, district, or other providers (Implementation Measure). (2) 11.2 Prior to the issuance of permits for any water, sewer, or public improvements or development project, the applicant shall submit to the City of Tustin information from IRWD, OCSD, or other responsible agency which outlines a plan for the provision of required facilities necessary to provide adequate potable water, reclaimed water, and sewer service, if any, to the development (Implementation Measure). (2) 11.3 Prior to the issuance of the certificates of use and occupancy, the project developer shall ensure that fire hydrants capable of flows in amounts approved by the OCFA are in place and operational to meet fire flow requirements (Implementation Measure). (2) (2) (2) 11.4 11.5 11.6 Prior to the issuance of a grading permit, the applicant shall design and construct local drainage systems for conveyance of the 10-year runoff. If the facility is in a local sump, it shall be designed to convey the 25-year · runoff (Implementation Measure). The applicant shall install private wet utility lines (e.g., sanitary sewer, , domestic water, and reclaimed water) that conform to the irvine Ranch Water District (IRWD) sewer lateral design requirements. 'Information including pipe material, size, and slope must be provided in the next plan submittal along with written approval from IRWD, stating that the plan adheres to IRWD standards (Implementation Measure). A drainage report shall be submitted that is prepared in accordance with the Orange County Local Drainage Manual (OCLDM) to address the existing and proposed drainage of the site. The report shall be formatted in accordance with the OCLDM and shall address the existing Q from the Exhibit A Resolution No. 3817 December 10, 2001 Page 12 (1) (1) (1) (1) site in its current condition, proposed Q from the site, measures for any significant increase in Q, pad protection for a Q100 at emergency overflow locations, and appropriate hydraulic calculations for sizing catch basin inlets, area drains, and pipes (Implementation Measure). 11.7 The backbone public utilities for the Valencia/Armstrong Project (ClP No. 7139) shown are currently in final design and alterations to these plans, although unlikely, are possible. The applicant shall ensure that, prior to issuance of grading or building permits, that the signed plans or the record drawings for Valencia/Armstrong Project, as approved and/or revised by the City Engineer, are referenced to ensure accurate location of the permanent private wet and dry utility connections at LansdowneJalencia. The City of Tustin shall not be responsible for changes that. may be required of the Village of Hope resulting from future revision to the ValenCia/Armstrong plans. 11.8 in the event that the Village of Hope constructs new private wet and/or dry utility connections prior to the completion of the backbone utility system (Valencia/Armstrong Project) and permanent service availability is not yet available at LansdowneNalencia, interim service connections shall be designed and plans shall be submitted to the City for approval prior to installation. Upon completion of the Valencia/Armstrong backbone utility system, the Orange County Rescue Mission shall terminate and remove all interim service connections and provide permanent connections to the new private wet/dry utilities. 11.9 New wet and/or dry utility connections to r the future backbone utility system shall be constructed. The underground service connections in the proposed access/utility easement shall be located in a joint trench and must be in close proximity to one another, while still maintaining the minimum required vertical and horizontal separation. Plans for demolition of existing interim utilities/connections and installation of new facilities shall be designed and submitted to the City for approval prior to installation, unless said existing facilities are necessary during an interim period of time (see Condition No. 12.8). 11.10 A draft easement legal description and map documents for the permanent off-site access and utility easement for permanent connections and access to Valencia/Armstrong shall be submitted for review and approval prior to issuance of grading or building permits. The length of the easement shall be the same as the site frontage along Lansdowne and Bumblebee and the width shall be limited to the width of the existing roadways. The easement shall extend from back of existing curb to back of existing curb (or existing edge of roadway where there is no curb). The applicant shall obtain all approvals required to grant said easement. Exhibit A Resolution No. 3817 December 10, 2001 Page 13 (1) 11.11 In addition to Condition No. 1.6', the appliCant and its contractors or agents shall provide the City with insurance, proof of worker's compensation, disability, and vehicle and personal insurance approved by the City, which indemnifies the City against claims arising from construction activities, installation, alteration, and/or use of on-site or off-site improvements on the site, on the adjoining Federal property, or the Red Hill Avenue right-of- way, including, but not limited to, installation, alteration, and/or use of interim or permanent off-site private, utilities, use of the access and utility easement, hazardous material spills, and site drainage, including the potential downstream flooding resulting fro.m drainage from the site. ORANGE COUNTY FIRE AUTHORITY (5) 12.1 The location of the fire access road within the parking area shall be shown on the site plan. The installation criteria for the access roads shall be included on the plan. The plan shall be stamped and signed by a registered civil engineer certifying that the access road meets the criteria of an all weather-driving surface and is capable of withstanding the minimum weight of 68,000 pounds imposed by Orange County Fire Authority (OCFA) apparatus. (5) 12.2 The fuel tank for the generator shall be approved by the OCFA. The plans shall indicate that the generator shall be submitted as a separate submittal., unless included in the building plans. (5) 12.3 The location of fire hydrants shall be identified on the site plan. (5) 12.4 The locations and installation details of fire lane signs and red curbing shall be consistent with' OCFA guidelines. The locations and details shall be provided on the plans. (5) 12.5 The location and details, including locking devices, of all vehicle gates shall be shown on the plans. A knox pad lock for manual gates or a Knox key switch for,electrical gates shall be provided. (5) 12.6 Pedestrian gates shall provide access from the streetside and shall be provided with a Knox box. The Knox box shall contain the key to open the gate. (5) 12.7 The following note shall be provided on the door schedules for Buildings A and B, "Card readers shall not obstruct exiting. Doors can be opened from the inside without delay or special operation." (5) 12.8 Emergency lights and back-up power shall be provided and shown on 'the plans. Exhibit A Resolution No. 3817 December 10, 2001 Page 14 (5) 12.9 (5) (5) (5) FEES (2) A Chemical Classification Package shall be submitted or chemical stored or used in the facility, including soaps, laundry cleaning products, etc. 12.10 A letter shall be provided on company letterhead signed by the applicant that describes all the uses of the dining room. 12.11 Information regarding high-pile storage shall be provided on the plans or under a separate submittal. 12.12 A wall legend shall be provided on page BA02.13 that identifies the four (4) hour wall. 13.1 Prior to the issuance of building permits,, the applicant shall pay the following estimated fees as stated in the letter dated October 5, 2001, to Jim Palmer: Building A SMIP Fee New Construction Tax Transportation System Improvement Program Fees Tustin Unified School District Fees $107.58 $793.00 $26,248.30 $2,616.90 Building B SMIP Fee $583.34 New Construction Tax $4,300.00 Transportation System Improvement Program Fees $142,330.00 Tustin Unified School District Fees Public WOrks Sewer Connection Other Utility Connections $14,190.00 $17,556.30 Contact Utilities Microfilm $105.00 EXHIBIT B OF RESOLUTION NO. 3817 Best Management Practices Required by Condition No. 5.8 BMP -1 Water Conservation Practices Water conversation practices are activities that use water during the construction of a project in a manner that avoids causing erosion and/or the transport of pollutants off site. Water conservation practices should be implemented wherever water is used. Keep water equipment in good working condition. · Repair water leaks promptly. Washing of vehicles and equipment on the construction site is discouraged. · Avoid using wash water to clean construction areas. Paved areas should be swept. Direct construction water runoff to areas where it can soak into the ground. Apply water for dust ,control in such a manner that limits erosion and transportation of sediment off site. Maintenance and Inspection: .. · . Inspect water equipment at least weekly. · Repair leaky equipment promptly. , BMP-4 Structure Construction and Painting Procedures and practices which reduce the discharge of paints and related products to the storm drain system or to watercourses by reducing, the oppommities for these materials to come into contact with storm water. These practices should be implemented during structure construction and painting activities. · Hazardous waste that cannot be reused or recycled must be disposed of by a licensed. Hazardous waste hauler. · Collect and remove debris regularly, keep the work site.clean and orderly, supply leak Proof trash containers. · Collect and properly dispose of roofing debris prior to' rainfall and upon completion of work to prevent entry of debris and materials into gutter downspouts. · Mix paints indoors, or in a containment area. · Do not remove original labels; they contain important safety and disposal information. · Never clean paintbrushes or rh~se paint containers into street, gutter, storm drain or water course. · For water based paints, clean and rinse brushes in a drain leading to a sanitary sewer where permitted, or to a temporary conta/nment pit. · . For oil-based paints, clean and rinse brushes into containment device and filter and reuse tkinners or solvents. · Dispose of any paints, thinners, residue, and sledges that cannot be recycled as hazardous waste. · Latex paints and paint cans, used'brushes, rags, absorbent materials, and drop cloths, when thoroughly dry and are no longer hazardous, may be disposed of with other construction debris.. Maimenauce and Inspection: Spot check employees and subcontractors regularly to ensure app~:opriate · practices are being employed. · BMP-5 Material Delivery an'd Storage Procedures and practices for the proper handling and storage of materials in a manner that · minimizes or eliminates the discharge of these materials to the storm drain system or to watercourse These practices should be implemented at all construction sites that require delivery and storage of construction materials. Liquids, petroleum Products, and substances listed in 40 CFR parts 110, 117, or 302 shall be handled in conformance with the following provisions:. · Store materials indoors or within existing structures or shed when available. Temporary containment facilities should provide a spill containment volume equal to 1.5' times the volume of all Containers therein and shall be impervious to the materials shall be impervious to the materials contained within for a minimum contact time of 72 hours. Temporary coma/nment facilities shall be maintained, free of.accumulated rainwater and spills. Incompatible-materials, such as chlorine and ammonia, should not be stored in the same containment facility. Do not store .hazardous .chenfic~s, dnnus, or bagged material directly on the ground. Place these items on pallets and when possible, under cover in secondary containment. · Keep all hazardous chemicals well labeled and in their original containers. Keep ample supply of appropriate spill cleau up material near storage areas. Minimize material inventory stored on site and remove chemicals when they are no longer need on site. Stockpiles of soils, subbase, base, or cold mix shall be in accordance.with the · following provisions: · Stockpiles of soils shall be protected from storm water nm-on by be .rms, dikes, or other temporary diversion structures and shall be located away from concentrated flows of storm water. Stockpiles shall be located at least 50 feet from drainage. courses and storm drain inlet that receiVe runoff from the stockpile. · During the rainy season or when rain is predicted stockpiles ~hall be covered with plastic or comparable material. · Wind erodible stockpiles shall be protected from wind erOsion by coveting or watering' when win&¥ conditions are sufficient to transport material off-site. · Maintenance and Inspection: Storage areas shall he kept clean, well organized, and equipped, with ample clean- up supplies as appropriate for the materials being stored. Perimeter controls, containment structures, covers, and liners shall be.repaired or replaced as need'to maintain proper function. Inspect storage areas before and after rainfall event, and at least weekly during other times. BMP-6 Material Use Procedures and practices for use .of construction material in a manner that minimizes or eliminates the discharge of these materials to the storm drain system or to watercourses. . · These practices should be implemented at all construction projects, which use materials that could have an effect on water quality. Latex paints and Paint cans, used brushes, rags, absorbent materials, and drop cloths, when thoroughly dry'and are no longer hazardous, may be disposed of with other construction debris. Do not remove original labels; they contain important safety and disposal information. Mix paints indoors, or in a containment area. Never clean paintbrushes or rinse paint containers into street, gutter, storm drain or water course. For water based paints, clean and rinse brushes in a drain leading to a sanitary sewer where permitted, or to a temporary containment pit. For oil-based paints, clean and rinse brushes into containment device and filter and' reuse thinners or solvents.' Use materials only when need to complete the construction activ/ty. Use safer alternatives materials when available or possible. Reduce or eliminate use of hazardous materials on-site when practical. Do not over apply fertiliZers or pesticides. Prepare only the amount need. Strictly follow the recommended usage instructions. Apply surface dressing in smaller applications, as opposed to large application, to allow time for it to work in to avoid excess material being carded off-site by nmoff. Avoid exposing applied materials to ra/n/all and runoff unless sufficient time has been allowed for them to dry. Maintenance and InspeCtion: Spot check employees and subcontractors regularly to ensure appropriate practices are being employed. . BMP-7 Spill Prevention and Control Procedures and practices for use of construction material in a manner that minimizes or eliminates the discharge of these materials to the storm drain system or to watercourses. These practices should be implemented at all construction projects, which use materials that could have an. effect on water quality. · The contractor shall develop and implement a plan for clean up and storage procedures for Minor Spills, Semi-Significant Spills, and Significant~azardous Spills To the extent that it doesn't compromise clean up activities, spills should be covered and protected from storm water mn-on during rainfall. · Spill shall not be buffed or washed with water. · Used clean up materials, and recovered spill material that is no longer suitable for the intended purpose shall be stored and disposed of in conformance with all Local, State and Federal laws. Water used for decontamination .shall not be allowed to enter storm drain systems or watercourses. Water overflow or minor water spillage should be contained and shaI1 not be allowed to enter.storm drains facilities or watercourses · Proper storage, clean-up, and spill reporting instruction for hazardous materials stored or used on the project site shall be posted at ali time in an open, conspicuous and .accessible location. Waste storage areas shall be kept clean, well organized and eqUipped with ample supplies as appropriate for materials being stored. Perimeter controls, contaiument structures, covers and liners shall be repaired or replaced as needed to maintain proper function. M~tenance and -l_uspection: Spot check employees and subcontractors regularly to ensure appropriate practices are being employed. . Verify weekly that spill control materials are located'near material .storage, 'unloading, and use areas. Update spill control plan and stock appropriate clean-up materials whenever changes occur in the type of chemicals on site. BMP- 10 Contaminated S oil Management Procedures and practices to mini~ze or eliminates the discharge of pollutants to the dra/nage systems or to watercourses from contaminated soil. These practices should be implemented on construction projects where soil contamination may have occurred due to spills, illicit discharges, and leaks from under ground storage tanks or areas that have been contaminated by aerially deposited lead (ADL)~ Designate a foreman or supervisor to oversee and enforce proper contaminated soil procedures and practices. Educate employees and subcontractors in identification of contaminated soil and on contaminated soil handling and disposal procedures.. · Materials from areas d~signated as containing ADL may, if.allowed by the contract special provisions, be excavated, transported, or used in construction of embanlm~ent and/or backfill. · Excavation, transportation, and placement of ADL shall result 'in no visible dust. · Use cautiOn to prevent spillage of lead containing material during transpo~. Monitor air quality during excavation of. soils contaminated with lead. · Avoid temporary stockpiling of contaminated soil or hazardous materials. Should temporary stockpiling be necessary, cover stockpile with plastic sheeting or tarps, install berm around stockpile to prevent nmoff from leaving the area, and place stockpiles away from storm drains or watercourses. Procure all permits and licenses, pay all fees and charges, and. give all notices necessary and incident to the due and lawful prosecution of the work, including registration for transport vehicles carrying the contaminated material and hazardous material. Take all necessary precaution and preventive measures to prevent the flow of water, including ground from mixing with hazardous substances. · If water enters an excavation and becomes contaminated, such water, shall be discharged to clean, closed top, watertight, transportable holding tanks, and disposed of in accordance with Federal, State, and Local laws. Contaminated soil shall be disposed of by a licensed hazardous waste transporter at an authorized and licensed disposal facility and in 'accordance With Federal, State, and Local laws Maintenance and Inspection: · Inspect excavation areas daily for signs of contaminated soil.. · Coordinate contaminated soils and'hazardous substances/waste management with the appropriate Federal, State, and Local agencies. · Inspect hazardous waste receptacles and areas regularlY. BMP-11 Concrete Waste Management ?rocedures and practices that are implemented to minimize or eliminates the discharge of concrete waste materials to th, storm drain system.or to watercourses. These practices should be implemented on construction projects where concrete is used as a construction-material or where concrete dust or debris results from demolition activities. · Designate a foreman or supervisor to oversee and enforce concrete waste procedures. ~ · Educate employees and subcontractors and suppliers. On proper concrete" management techniques described herein. · Temporary concrete washout facilities shall have a temporary pit or bermed area of sufficient volume to completely contain all liquid and.waste concrete materials ' generated during washout procedures. · Instruct concrete trucks to washout in designated areas only. · .Construct concrete washout facilities at least 50 feet away from down stream inlets or watercourses. · Do not allow slurry residue from saw cutting, wet coting, or washouts to enter storm drain or receiving waters. · PCC an AC waste shall not be allowed to enter storm.drains or watercourses. · Hardened concrete material shall be removec[ and disposed of accordance with · When temporary concrete washout facilities are no longer required, materials used to construct the temporary facilities, shall become the property of the contractor and shall be'removed and disposed off site. Holes or depressions or other ground disturbance shall be backfilled and' repaired and the area brought back to grade. . . . Maintenance and Inspection: · A foreman and/or construction, supervisor shal1 monitor concrete'working task, Such 'as saw cutting, coting, grinding and washouts, .weekly to insure that proper methods are employed. · Temporary concrete washout facilities shall be maintained to provide adequate holding capacity by removing and diSPosing of hardened concrete material and returning the facilities to a functional condition. BMP-12 Vehicle and Equipment Cleaning ' Procedures and practices use to minimize or.eliminates the' discharge of pollutants from vehicle and equipment cleaning operation to the storm drain sys.tem or to watercourses. These practices should be implemented on construction projects where vehicles or equipment cleaning is performed. · · On-site vehicle and equipment washing is discouraged. Washing should t. ake place off site except when absolutely necessary on vehicles or equipment that cannot be removed from the site. ' Vehicle and equipment wash water be contained for percolation or evaporation drying away from storm drain inlets or watercourses. All vehicles/equipment that regularly enter or leave the construction site shall be cleaned off-site. When vehicle/equipment washing/cleaning must occur on-si.te, the clean/ng area shall be located away from storm drains inlet, drainage facilities, or watercourses. Paved or lined and bermed to contain wash waters and' prevent .mn-on and runoff. Collect all wash water and dispose of contain/hated water so that it is not discharged into storm drains o~ watercourses. Maintenance and Inspection: Control measures should be'inspected at a minimum of once a Week. Monitor employees and subcontractors throughout the duration of the project to · ensure that appropriate pr. acfice are being implemented. BMP- 15 Scheduling Procedures and practices use to minimize the mount and duration of soil exposed to erosion by wind, rain, runoff, and. vehicle tracking and to perform the c0nstmction activities and control practices in accordance with a planned schedule. Construction sequencing shall be scheduled to minimize land disturbance activities in such a manner that will limit the exposure of disturbed soil area to w/nd, rain, and storm water nm-on, and runoff. · Plan the project and develop a schedule or to layout the construction plan. The schedule shall clearly show how the'rainy season relates to soil-disturbing and re- stabilization activities · Schedule activities that may affect water quality as to limit their exposure to rain, Wind and nmoff. ' · Schedule major grading operation for the non-rainy season when practical. · Stabilize non-active areas as soon as practical. · Monitor the weather forecast for rainfall. · When rain is predicted, adjust the construction schedule to allow for the implementation of soil stabilization and 'sediment controls on all disturbed areas. · Be prepared Year-round to deploy soil.stabilization and sediment control practices in case of a predicted storm during the dry season. " Sequence trenching activities so that most open portion are closed before new trenching begins. Maintenance and Inspection: · Verify that work is progressing in. accordance with the schedule. If progress deviates, take corrective actions. · Amend schedule when changes are warranted. , BMP-19 Earth Dikes, Drainage Swales, and Lined Ditches These are structures that intercept, divert and convey surface mu-on, generally sheet flow, to prevent erosion This measure may be' implemented on a project where surface .flows m-ay cause erosion damage to disturbed soil areas, slopes or to divert runoff. · 'Care must be applied to correctly' size and locate earth dikes, drainage swales, and lined ditches. Excessively steep, unlined dikes and swales are subject to erosion. · Stabilize drainage conveyances. · Use lined ditches for.high velocity flows. · , Select flow velocity based on careful evaluation oft he risk due to erosion of the measure, soil types, over topping, flow backups. And drainage pattern for each proj eot site. · Use other soil stabilization and sediment controls; such as check dams, plastic, and blankets, to prevent scour and erosion in newly graded dikes, swales and ditches. · Compact any fills to prevent uneven settlement and erosion. _ · When possible, install and utilize permanent dikes, ditches or swales early in the project. · Provide stabilized outlets for drainage flows Maintenance and Inspection: Inspect temporary measures prior to and after rainfall events.. · Inspect ditches and berms for washouts. Replace or repair damaged lin/rigs or sediment control as needed. Inspect channel linings, embankments, and bed of ditches and berms for erosion and accumulation of debris and sediment. Remove debris and sediment, and repair as needed. · BMP-24 Storm. Drain Inlet prOtection. Devices use at storm drain inlets that are subject to runoff from construction activities to detain and/or to filter sediment-laden runoff to allow sediment to settle and/or to filter sediment prior to. discharge into a storm water drainage system or watercourse. Inlet protective devices shall b'e used on construction projects where sediment laden surface runoff may enter an inlet, or where disturbed drainage areas have not been permanently stabilized, and where pounding will not encroach into roadways. Use only when po .unding will not encroach into.traffic or onto erodible surfaces and slopes. 'If safety is a concern, use other methods of temporary protection to prevent sediment-laden storm water and non-storm water discharges from entering the storm drain system. Gravelbag Barrier Gravelbag barriers for inlet protection are appropriate for sheet flows and concentrated flows exceed 0.5 cfs and where overtopping may be necessary to prevent flooding. Place bags in a minimum two-high layer on the upstream flow path. Insure that flows from a severe storm shall not overtop the curb. · Check sand bags for proper arrangement and displacement. · Remove sediment when it reaches one-th/rd the height of the barrier. · Provide a one-bag high spillway to prevent control device from overtopping. · Replace broken or tom bags. Filter Fabric Fence - · Filter fabric fence is. appropriate for open areas subject to sheet flows or other flows that do not exceed 0.5 cfs. · Use in areas where grading has been completed and final .soil stabilization is pending. · Do not use on paved surfaces of concentrated flows. · Key-in the bottom of the filter fabric. · Make sure the stakes are securely driven in the ground and in good shape, replace damaged stakes as necessary. · Replace or clean the 'fabric when it'becomes clogged with sediment. Make sure the fabric does not have any holes or tears, repair or replace fabric as necessary. · Remove the sediment from behind the fabric fence when accumulation reaches one-third the height of the fence. Excavated Drop Inlet Sediment Trap Excavated drop inlet sediment traps are appropriate where relatively heavy flows are 'expected and' overflow capacity is needed, in cleared and grubbed and graded areas. · Piaee filter 'fabric fence aroUnd excavated basin. · Size excavated trap to provide a minimum.storage capacity calculated at the rate of 67yd3/ac of drainage area. Page 1 of 2 · Shape basins so that the longest inflow arcs faces the longest length of the trap. · For concentrated flows, shape basin in a 2:1 ratio with length oriented towards direction of flow. · Remove sediment from the basin when it the volume of the basin has reduced by half. · Install a stabilized conveyance for concentrated flows to reduce scour and erosion. Maintenance and Inspection: · Inspect all inlet protection devices before and after every rainfall 'event, and weekly during the rest of the season. · Inspect the storm drain inlet after severe storms in the rainy season to check for bypassed material. · Remove all inlet protection devices aftc-r the site is stabilized, or when inlet protection is no longer needed. · Clean and re-grade area around inlet, clean sediment and/or debris from inside the inlet after removal.