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HomeMy WebLinkAboutCUP 10-007TUSTIN Inter-Gom DATE: SETEMPBER 13, 2010 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 10-007 APPLICANT: ABHISEK JHA 4054 LAGO DI GRATA CIRCLE SAN DIEGO, CA 92130 PROPERTY BP WEST COAST PRODUCTS LLC OWNER: ARCO P.O. BOX 5015 BUENA PARK, CA 90622 LOCATION: 14244 NEWPORT AVENUE TUSTIN, CA 92780 GENERAL PLAN: COMMUNITY COMMERCIAL ZONING: COMMERCIAL GENERAL (CG) BUILDING OUR FUTURE HONORING OUR PAST ENVIRONMENTAL STATUS: THIS PROJECT 15 CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO OPERATE A CONVENIENCE STORE IN CONJUNCTION WITH AN EXISTING SERVICE STATION. Zoning Administrator September 13, 2010 CUP 10-007 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 10-009, approving Conditional Use Permit (CUP) 10-007. BACKGROUND The site is located in the Commercial General (CG) Zoning District and Community Commercial General Plan Land Use Designation. Tustin City Code (TCC) Sections 9235c1. and 9232b10. list convenience store as a conditionally permitted use in the CG district. TCC Section 9299b(3)(e) authorizes the Zoning Administrator to review applications for minor conditional use permits for existing development where there would be no change of occupancy or primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. On August 1, 1977, the Planning Commission adopted Resolution No. 1661 denying Use Permit 77-18, a request for a mini market use in conjunction with an existing gas station at the subject location (Attachment B). The resolution cited that intensification of the use was not suitable for the site and that adjacent businesses already provided the mini market-type service. On January 3, 1978, the Planning Commission adopted Resolution No. 1701 approving Use Permit 77-37, authorizing auto tune-up and lubrication services at the subject site in conjunction with the existing service station (Attachment C). Sife and Surrounding Properties The project site is located on the southeast corner of Newport Avenue and Mitchell Avenue (Attachment A - Location Map). Surrounding properties directly to the northwest, southwest and southeast are commercial uses, to the northeast are commercial and single-family residential uses. Figure 1 shows the subject property and the zoning designations of surrounding properties. Zoning Administrator September 13, 2010 CUP 10-007 Page 3 PROJECT DESCRIPTION The applicant recently purchased the service station business at the subject property and is requesting approval to operate a convenience store in conjunction with the existing service station. The project site is an approximately 20,000 square foot lot improved with a 1,463 square foot, one-story service station building with three (3) service bays and a 159 square foot cashier area. The proposed convenience store use would occupy the 159 square foot cashier and reception area, and include a retractable wall shelf, a hanging shelf, and three beverage refrigerators. Items to be sold would include bottled and canned drinks, bottled water, packaged snack foods, chewing gum, etc. No tenant improvements are proposed. The proposed project does not involve expanding the existing building square footage and would use the existing cashier area. The applicant would use existing wall shelving and refrigerators and freezers to store food and beverage items for sale in the existing cashier and reception area. No site improvements are proposed. Floor Plan (C-Store) ,, T ~ ~ i~. i ~ I ~ ~ ~ m a~ Q a o i o m ~ m ~ m = ~ .f0c c I o°10 ~ 'nn }r V `L° °-' m ~ v o ~ _ _- ~ N l w ' ~ ~ '° °' - - 0 ~ a u m ~ _ _ _ _ _ _ _ ~ ~ Retractable shelf _,-.-._.-._.-.~ 164` .._ -._.._.-,- - ~-> Figure 2. Floorplan ANALYSIS Service Station Based upon City records, the authorized use at the subject property is fora "service station" and excludes "auto repair." Per TCC Section 9297, a service station is defined as a use that "provides for the servicing of motor vehicles and operations incidental thereto, limited to the retail sale of petroleum products and automotive accessories; automobile washing by hand; waxing and polishing of automobiles; tire changing and Zoning Administrator September 13, 2010 CUP 10-007 Page 4 repairing (excluding recapping); battery service, charging and replacement, not including repair and rebuilding; radiator cleaning and flushing, excluding steam cleaning and repair; installation of accessories; also including the following operations if conducted within a building; lubrication of motor vehicles, brake servicing limited to servicing and replacement of brake cylinders and brake shoes; wheel balancing; the testing, adjustment, and replacement of carburetors, coils condensers, distributor caps, fan belts, filters, generators, points, rotors, spark plugs, voltage regulators, water and fuel pumps, water hoses, and wiring." Accordingly, only those services listed per TCC 9297 definition of a "service station" can be provided at the subject site. The applicant in this case is not proposing any change to the operation of the service station. Convenience Store As proposed, the primary use of the project site would still be as a service station. The convenience store would be an ancillary use providing an additional service to customers, allowing them to purchase snack foods and beverages while they complete their gasoline purchase, which is typical of a service station. As conditioned, convenience store items, displays, and related business activities are required to be conducted inside the building and no outdoor storage shall be permitted. The proposed hours of operation are S:OD AM to 11:00 PM, Sunday through Saturday. Parking Pursuant to TCC Section 9263 Table 1, the proposed convenience store use requires one (1) parking space for every 250 square feet. The existing service station requires one (1} space for each pump island. Parking for the service bays is provided in conjunction with the service station and not as a separate auto repair use; therefore, no additional parking will be required for the service station. Use (parking ratio) Quantity Required Parkin Service Station (1 parking space :pump island) 4 4 Convenient Store (1 parking space :250 square feet) 159 1 Total 5 The total number of parking spaces required for the proposed and existing use is five (5) spaces. There are currently nine (9) existing parking spaces on the project site in compliance with the City's parking requirements. Landscaping The service station is missing some landscaping along the south property line. Accordingly, proposed Condition 1.9 requires the applicant to install landscaping along the south property line and maintain the on-site landscaping in good condition at all times. Zoning Administrator September 13, 2010 CUP 10-007 Page 5 FINDINGS Findings to support approval of Conditional Use Permit 10-007 are included in Zoning Administrator Action No. 10-009 for the Zoning Administrator's consideration. RECOMMENDATION Based upon the findings outlined, staff recommends that the Zoning Administrator adopt Zoning Administrator Action No. 10-009, approving Conditional Use Permit 10-007 to permit a convenience store use in conjunction with an existing service station. E lynne V. Huffer Associate Planner Attachments: A. Location Map B. Planning Commission Resolution No. 1661 C. Planning Commission Resolution No. 1701 D. Submitted Plans E. Zoning Administrator Action No. 10-009 \1Cot-secondlcdd-rdalCdd~ZAREPOR112010\CUP 10-007 (convenience store).doc ATTACHMENT A LOCATION MAP LOCATION MAP CUP 10-007: 14244 NEWPORT A ' ~ `~JI 1J7 ~~Y`4.. I ~ .•~.. % , ~~ 1 ,r~ -~~-., ~u~-~.. I PROJECT SITE -~ /~\ ~~. 300' ,~ ~~ ~~ ~h- _' \ • ~` ~ ~' `,.~ , \,~ .,~ ~ , , ~ ~4 o~ o / ~ ATTACHMENT B RESOLUTION NO. 1661 ~:, ~ G 1 2 3 4' 5 6 7 B 9 10 11 12 x3 14 15 16 17 18 19 20 21 22 23 2~ 25 26 27 28 29 30 1tL•'SOLU1'ION N0. 1661 A RI~:,OLU'TION OF TIIP. i'1.1NN.INC nGCNCY Oi' '1'IlL CITY OP TUSTIN DI::YYING T11E OPERI~TI(~N OF A FOOD AND 6EV1;FL1Gli DIINI hU~RhLT A'1' 1A2~1.1 NL:l~1POI~T AVTi~UE. The Planning Agency of the City of Tustin does hereby resolve as follows: 1. The Planning Agency of the City of 'Tustin finds and determines as follows: a. That a proper application (Use Permit 77-18) was filed by the Atlantic Richfield Com?a.~ny. The request authorization to operate a mini market for the sale of food an~9 beveragca in conjunction with a gasoline station at the southeast corner of Newport Avenue and Mitchell Street. b. `c'hat a public hearing was duly called, noticed, and held on said application. c. That the establishment, maintenance and operation of use applied for at the site proposed would not be compatible with the existing improvements and with adjacent land uses based upon the following: i. The site was originally dc`i.gned as ran auto service station as is still being operated is a gasoline statioiz. Increased intensity of use is not suitable for this site. ii. The services which will be a result of the improvements are currently provic:ed by adjacent businesses. 2. The Planning Agency hereby denies Use Permit 77-1II, as applied for, to authorize a mini market within a previously constructed service station structure. PASSED AND ADOPTED at a special meeting of the Planning Agency of the City of Tustin held on the 1st da}' of August, 1977. ~~ ~. ~A L H r1 I Rb1A N -~ --~ ~~ ~ - r iiECOriDINC sECr>>uTAlz~ /~ sz'n~'!; nh ~'nr,l r'or?ral n ) CUUN'1'l' ql' OrJ11~(.;k•; ) S5 CIT1' U!' ~U5T11J ) RUTtt c, f'c>L', City Clvr1: and Secretary ~'lrrh of th,~ t'l,inr.zny Anen~:y of the Cit. of 'Dustin does hereh',~ crrtify that t.hc whole numLcrs of the mcmt,ers of tha Czty Coucc;il as the Pla,,,,ii,~ ,lrtenc;.• ~C the Cit; ~f. Z'nstin is five: that the aho'.'e an,l foregoing Resolution No.1661 (,l) w;ts duly and rc,tularly uitn,duced, rcu~.l, passed and adopted by the City Council ^s the Pl~,~nzn.t Agency of the City of T„stin held on the 1st day of AuquSt 1977, h}' the following vote: AYES : Members : SIIAF.1' , WP:I,SII , I:UGAR NOES : Members : NONE AES>;N1': Members: SAI,Tn12EI,L2, SCIIUSTI:R ADSTIIT "`F.D : Members : NONE -~ -~.~~~ Ruth C. F' x{,, Czty C1erF: and Secretary/t_lerk of the Planning Agency 1 ATTACHMENT C RESOLUTION NO. 1701 >•' i 1 1 2 4 5 6 7 8 9 10 ~Y 12 13 14 15 16 17 ~~ 19 20 21 22 23 24 25 26 27 28 29 1 30 31 32 RESOI,U'1'ION NO. 17p2 A Rl•:SOLU'PION OF' TIIE TUSTIN PLr1NNINC, AGENCY OF TEIF. CITY OF TUSTIN APPROVING USE PEfi1NIT t10. 77-37 AUTHORIZING AU'PO REPAIR AT TILE EXISTING SERVICE S'PRTION AT 14244 NI:4JPORT AVF.. The Planning Agency of the City of Tustin does hereby resolve as follows: 1. The Planning Agency finds and determines as follows: a) That a proper application,(Use Permit 77-37) was filed on behalf of Atlantic Richfield Co .' for a Conditional Use Permit to allow auto repair, specifically tune-up, and luVrication work, at the existing gasoline station at the south-east corner of Newport Ave. and Alitchell Ave. b) That a public nearing was duly called, noticed and held on said application; c) T}tat 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, evidenced by t}re following Pindirrgs: 1. The proposed use is in conformance orith the Tustin area General Plan. 2. The proposed use is in conformance with the Zoning Ordinance. d) Thar the establishment, maintenance and opera- tion of the use applied for will not he injur- ious or detrimental to the property and improve- ments in the neiyhborhood of the subject property, nor to the general welfare of the City of Tustin, and should be granted. e) Proposed development shall be in accordance with 'the development policies adopted by the City Council, Uniform Building Codes as administered by the Ruilding Official, Fire Code as administered by the Fire Chief, and street improver.~ent requirements as administered by the City Engineer. f) Final development plans shall require the re- view and approval of tl~e Community ^evelopment Director. 2. The Planning Agency hereby grants a Conditional Use Permit, as applied tar, to authorize auto tune-ups and lubrica- tion work at the service station at 14294 Newport Ave. subject to the following conditions: a) That approximately 45 lineal feet of curb and gutter along the Mitchell Avenue Frontage shall be removed and replaced per City standards and to the satisfaction of the City Engineer. b) That existing sidewalks be sawcut to provide three (3) tree wells per City standards and as directed by the City Engineer and payrnent of the required fees for City to plant trees. c) That perimeter planters shall tie provided along the south and east proptety lines per Development guidelines. d) That properly marked customer and employee park- ing shall he provided on site. '~ ~a7 ~~~ 2 3 4 5 6 7 8 9~ 10 11 12 13 1 14 15 16 17 18 19 20 21 22 23 24 25 26 27 2E 25 3( 3: 3: e) That cutside repair work and outside material storage and display is strictly prohibited. f) Signing shall be limited to: 1. to square Coat pricing sign to be wall mounted or affixed to existing pole sign. 2. Front wall business identi.Eication signs aggregate area not to exceed 64 sq. ft• 3. Side and rear wall signs noC to exceed 25 sq. ft. each. PASSED ANI~ADOPTED at a~~gular meeting of the Planning 9 Y. ~ da of r_ !r~ r//G•f t.~_• 157.9. A enc held on the~~_ Y ~~ ' ~ ~/ CFiAIP.hfAN Or TFIL•' PLA NIN AGENCY ' ~. ~ t .f _ [ -in-z~ n -1~-rr~~~ ~t.U.L f PLANNING AC~~CY RECOCtDING~5EChETAf:Y as 9. STATP OF CALIFORNIA COUNTY OF ORANGE CITY OF TUSTIN I, MARY ANN C}lAh1BERLAIN, the undersigned, hereby certifies that she•is the Recording Secretary of the Planning Commission of the City of Tustin, California; that the foregoing Resolution was duly passed and adopted at a redxlar eeting o the Planning Commission, held on the day of 197 -~' /vyrr~~giL~c~.i-~.1 PLA NING COMA4ISSION RECOP.DING SLCRE'i`ARY ATTACHMENT D SUBMITTED PLANS any Ilau~~!W Q U .~ -,~^ v 1 Q a--+ i O Q v z N Q i Q v z Q~ ~ ~ ~a~ue~d ade~sue~ e ~ ~~e\~~ti ~p8 aP!S 6ui~~ed ~euoq~PPt/ 6w~{~ed 6w~~ed -, de~ipueN -~ ~ aC .a r LU ~ ~ ~~ v 6u~~{~ed m C ~ a. ~ m 6uE~~ed U J 6ui~ed 6u4~aed 6ui~~ed 6ui~aed 6ui~~ed ~ ~~ ~~ ' a6e~o~~ uadp ~°o ~ a _. ' ~~i~ ~ O~~'1 - -. ~ M _ ~V11n13~I' 3t~ ,.. _ . .,,~ J I ' ' f ( ~ ~ 11`13 ~.I W ~ ~ ~ ~ 3 i 1 .. ~ - - - ~- ~+ __._ ..- . . . • ~ , ~ Q ° ~ _~ °' ti ,~ ~ a ~ ~ ~ 'Od L Q ~ Q , ~ ~ o a ~ ~ ~ J ~1 ~ _ .... ,.... _ "- . ._~... _ _ ,...... ~ 3~ ~ ~ ~-•~-^ ~ Q ti ._ z ~ ~ ~ ~ ~~ ~ ,.~ ..f o ~ ~FV ~ I ~ W M © LL1 ~ 'd~1 ~ ~ ~ ~r ,,,~, ~ ~ • ~ `- (~ yr/ ~ . ~ u ~ = ~ni ~ ~. W ~~. ~'~ a ~ ~. ~ ~ ,.~ ~ ~ .~- ~ ~ v~ a a.~ d; -~ ~ ~ ~ .___ ~ ... e s i~~~~x~ ~ ~x ~~~ ~ r i M MT tl {!'4 +D R 4~ ~ .-• L 1 V a 0 0 aipy~ ~saa uoi~.da~a~ ~la4S ~ui~ueH II J _. aa~oo~ aa~oo~ a~e.~anas a~eaana~ __ ~~ aa~00~ a~eaana8 I ~ I ~ `~' i i - ~ i ~ . cn ~ ~ ~ I ~ ~ I ~ ~ I ~V i ~ L . \ . ' ~ I ~ T ' ~ I ~~~ ~...J N I I I 1 I I I I ATTACHMENT E ZA ACTION NO. 10-009 ZONING ADMINISTRATOR ACTION 10-009 CONDITIONAL USE PERMIT 10-007 14244 NEWPORT AVENUE The Zoning Administrator of the City of Tustin does hereby resolve as follows: The Zoning Administrator finds and determines as follows: A. That a proper application for Conditional Use Permit 10-007 was filed by Abhisek Jha to request authorization to establish a convenience store for the purpose of selling packaged foods, bottled and canned beverages, and bottled water in conjunction with an existing service station located at 14244 Newport Avenue. B. That the proposed use is consistent with the Tustin General Plan in that the property is designated as "Community Commercial" which provides for the establishment of commercial 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 the project is located within the Commercial General (CG) zoning district where convenience stores are conditionally permitted; C. Pursuant to Tustin City Code Sections 9235c1. and 9232b10. convenience stores are permitted within the Commercial General (CG) zoning district with approval of a conditional use permit. The proposed convenience store is consistent with the definition of a convenience store provided in Tustin City Code (TCC) Sections 9235c1. and 9232b10. in that the convenience store is less than 15,000 square feet in size and sells food and beverages for off-site use and consumption. D. That a public hearing was duly called, noticed, and held on said application on September 13, 2010, by the Zoning Administrator. E. That the establishment, maintenance and operation of the proposed market 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 SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/5 (7) PC/CC POLICY (4) DESIGN REVIEW *** EKCEPTION ZAA 10-009 Page 2 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: 1. As conditioned, the use would be limited to the sale of packaged foods, bottled and canned beverages, and bottled water in the interior of the premises; 2. As conditioned, all convenience store displays and activities shall be conducted inside the building. 3. As conditioned, the nature, operation, and scale of the convenience store are compatible with surrounding commercial uses and the store would provide for convenient shopping for the gas station customers and nearby residents. 4. The project complies with the City's parking requirements. 5. The hours of operation of the convenience store are consistent with the hours of aperation of the service station. F. This project is Categorically Exempt pursuant to Section 15301, Class 1 of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Zoning Administrator hereby approves Conditional Use Permit 10-007 to establish convenience store for the purpose of selling packaged foods, bottled and canned beverages, and bottled water in conjunction with an existing service station located at 14244 Newport Avenue, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 13t" day of September, 2010. DANA L. OGDON ACTING ZONING ADMINISTRATOR ELOISE HARRIS RECORDING SECRETARY ZAA 10-009 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 10-009 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 13th day of September, 2010. ELOISE HARRIS Recording Secretary EXHIBIT A ZONING ADMINISTRATOR ACTION 10-009 CONDITIONAL USE PERMIT 10-007 14244 NEWPORT AVENUE GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped September 13, 2010, on file with the Community Development Department, as herein modified, 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, subject to review and approval by the Community Development Department. (1) 1.3 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 10-007 is contingent upon the applicant and property owner signing and 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. (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). (1) 1.6 Conditional Use Permit 10-007 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with Conditional Use Permit 10-007, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A ZA Action No. 10-009 September 13, 2010 Page 2 neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.7 As a condition of approval of Conditional Use Permit 10-007, 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 the defense of any such action under this condition. (1) 1.8 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. '"~`~` 1.9 Prior to commencement of the convenience store, the applicant shall install landscaping (i.e. trees, shrubbery) in the landscape planters along the south property line, subject to final inspection by the City. All landscape areas shall be irrigated and maintained in a healthy and vigorous condition. ~`~"~ 1.10 The applicant shall obtain a Temporary Sign Permit for the two banners displayed in the landscape areas or remove them. USE RESTRICTIONS (1) 2.1 Convenience store merchandise shall be limited to the following: packaged snack foods, canned and bottled drinks (non-alcoholic), bottled water, chewing gum, and candy. Any modifications to the merchandise to be sold or services to be offered require approval of the Community Development Department. (1) 2.2 The subject location is not eligible for off-site alcoholic beverage sales since the site does not meet the minimum distance requirements from existing sensitive uses set forth in TCC Section 9271 dd(1)(a). Accordingly, no alcoholic beverages shall be sold from the subject location. Exhibit A ZA Action No. 10-009 September 13, 2010 Page 3 (1) 2.3 Convenience store hours of operation shall be limited to 5:00 AM through 11:00 PM consistent with the service station hours of operation. (1) 2.4 No outdoor storage shall be permitted except as approved by the Director of Community Development. (1) 2.5 All business activity, sales, displays or other business activities related to the convenience store shall be conducted entirely within the subject building. (1) 2.6 All signage shall comply with the Tustin Sign Code. Window signs shall not obstruct more than twenty-five (25) percent of the glass area of the storefront. FEES (1, 5) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.