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HomeMy WebLinkAboutCUP 2011-21/DR 2011-09TUSTIN Inter-Com DATE: JANUARY 30, 2012 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT BUILDING OUR FUTURE t{ONORING OUR PAST SUBJECT: CONDITIONAL USE PERMIT 2011-21 AND DESIGN REVIEW 2011-09 APPLICANT/ OMAR AND LANA KARIM PROPERTY 445 W. MAIN STREET OWNER: TUSTIN, CA 92780 LOCATION: 445 W. MAIN STREET TUSTIN, CA 92780 GENERAL PLAN: LOW DENSITY RESIDENTIAL ZONING: SINGLE-FAMILY RESIDENTIAL (R-1 ), CULTURAL RESOURCE OVERLAY DISTRICT (CR) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 3) PURSUANT TO SECTION 15303 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: AUTHORIZATION TO CONSTRUCT A SINGLE STORY DETACHED ACCESSORY BUILDING TO BE USED AS A GUEST HOUSE Zoning Administrator January 30, 2012 CUP 2011-21 and DR 2011-09 Page 2 RECO ENDATION That the Zoning Administrator adopt Zoning Administrator Action 12-002, approving Conditional Use Permit (CUP) 2011-21 and Design Review (DR) 2011-09 and authorizing the construction of a single story detached accessory building to be used as a guest house. APPROVAL AUTHORITY The site is located in the Single-Family Residential (R-1) Zoning District and Low Density Residential General Plan Land Use Designation. Tustin City Code (TCC) Section 9223b2 conditionally allows accessory buildings to be used as guest rooms (also referred to as "guesthouse"), provided no cooking facility is installed or maintained. TCC Section 9299b3(i) authorizes the Zoning Administrator to review applications for accessory buildings used as guest rooms. Pursuant to TCC Section 9272, Design Review is required for the construction of new structures, which includes the review of the site plan and elevations. The Community Development Director has deferred consideration of the Design Review to the Zoning Administrator for concurrent review with the CUP application. BACKGROUND Site and Surrounding Properties The project site is located on the north side of Main Street, between A Street and California Street (Attachment A -Location Map). Surrounding properties in all directions are detached single-family residences. Figure 1 shows the subject property. The property is also located within the Cultural Resource (CR) Overlay District, where a Certificate of Appropriateness will be required (at the time of building permit issuance) certifying that all work undertaken does not adversely affect the character of the historic district. Zoning Administrator January 30, 2012 CUP 2011-21 and DR 2011-09 Page 3 Figure 1. Aerial Map The project site is a 10,050 square foot lot improved with asingle-story house near the center of the property, that was built on or around 1952 according to the 2003 City of Tustin Historical Resources Survey. The house is listed in the 2003 Survey as having a tract ranch architectural style and a "5D1" rating, signifying that it is a contributor to the Cultural Resources Overlay District. (see Attachment 6 -Tustin Historical Resources Survey excerpt). There are five (5) historic residences listed in the 2003 Survey that are located on adjacent lots in close proximity to the proposed guesthouse. The existing house was recently damaged by fire and is currently unoccupied. PROJECT DESCRIPTION The proposed single-story detached accessory building is approximately 625 square feet in size. The massing, size, and scale of the new structure will ensure that it appears to be accessory to the main residence. Zoning Administrator January 30, 2012 CUP 2011-21 and DR 2011-09 Page 4 ~ _~_~ ~; `~ ~s v / t .;~. _ _ - ~~ ~ - ~" __ . ~... -_____ ..~__.f I I 1 I' 1 ' ` ~ I I ~~ ~~ Pr I I ~ _ ,,, ~ ~^ ~ ~ ~ '~ xrw ~x Y'ANILI AYSi[ Plaf:6 .,, ~~ tY. bieiiu ~3treet '° n, {' Figure 2. Site Plan The proposed accessory building (to be used as a guesthouse) is situated towards the rear of the property, set back a minimum of approximately 123 feet from the front property line and approximately 26 feet from the existing house and about 21 feet from the existing house with the proposed addition. Views of the proposed guesthouse from Main Street would be obscured by the existing main house and attached garage, fences, and landscaping. In addition, the proposed accessory building will feature architecture, windows, roof material, finish, and color that will match or will be similar to the main house. Zoning Administrator January 30, 2012 CUP 2011-21 and DR 2011-09 Page 5 Concurrent with proposing the detached accessory building, the property owners are proposing to remodel the existing fire-damaged residence, including the removal of the existing unpermitted studio apartment, and construct a 216 square foot addition to the rear of the main house. Plans for the remodel and addition have been submitted to the Building Division for plan check. The plans submitted with this conditional use permit and design review application reflect the proposed additional square footage to the residence (Attachment C -Submitted Plans). Conditional Use Permit The proposed accessory building to be used as a guesthouse meets all applicable development standards in Tustin City Code Section 9223b2 pertaining to accessory buildings used as a guesthouse (see Attachment D -Land Use Application Fact Sheet). A "guesthouse" is defined in TCC Section 9297 as "detached living quarters of a permanent type of construction and without kitchens or cooking facilities and where no compensation in any form is received or paid." Pursuant to proposed Condition 2.2 of Zoning Administrator Action 12-002, the applicant would be required to record a deed restriction to prevent the accessory building/guest house from being used as a separate residential unit, rented, or having cooking facilities installed and/or maintained. Design Review The design of the proposed accessory building will be consistent with the features of the tract ranch architecture of the existing main residence by matching the materials and colors, roof material, and multi-paned windows. The placement of the building is consistent with the predominant land use pattern in the area of single-family residences in that the accessory building will be located at the rear of the property and will not be highly visible from Main Street. FINDINGS In determining whether to approve the Conditional Use Permit and Design Review, the Zoning Administrator must: 1) determine whether or not the proposed guesthouse will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood or whether it will be injurious or detrimental to property or improvements in the vicinity or to the welfare of the City; and, 2) determine whether or not the location, size, architectural features, and general appearance of the project will impair the orderly and harmonious development of the area. A decision to approve this request may be supported by the following findings: 1) The property is zoned single-family residential (R-1) where Tustin City Code Section 9223b2 allows for guesthouses, provided that no cooking facility is installed or maintained and no compensation in any form is received or paid, with the approval of a Conditional Use Permit. Zoning Administrator January 30, 2012 CUP 2011-21 and DR 2011-09 Page 6 2) The use, as conditioned, would not be detrimental to surrounding residents or properties since the use would be limited to a guesthouse which is accessory to asingle-family residence and will be used in conjunction with the main residence. The property owner would not be permitted to lease or rent the accessory guesthouse 3) The use and design of the proposed guesthouse, as conditioned, would not be detrimental to surrounding properties in that the proposed structure will be used for residential use, and will comply with all applicable development standards of the R-1 zoning district pertaining to accessory buildings used as a guesthouse. 4) The design of the guesthouse ensures that it will be accessory to the main residence. The placement of the building towards the rear of the lot is consistent with the predominant land use pattern in the area. In addition, the design of the guesthouse will be consistent with the features of the existing main residence by matching the materials and colors, roof materials, and multi-paned windows. 5) The guesthouse is located towards the rear portion of the property approximately 123 feet and more from the front property line along Main Street. Views of the guesthouse from Main Street will be obscured by the existing main house, attached garage, fences, and landscaping. 6) The guesthouse will not adversely affect the character of the District or historic structures within the District in that the design, materials, location, size, scale, and massing of the proposed structure will be compatible with the main residence, and the proposed structure meets all Tustin City Code requirements pertaining to accessory buildings used as guest rooms. Scott Reekstin Senior Planner Attachments: A. Location Map B. Tustin Historical Survey Report excerpt 445 W. Main Street C. Submitted Plans D. Land Use Application Fact Sheet E. Zoning Administrator Action No. 12-002 S:\Cdd\Z4REPOR112012\CUP 2011-21 and DR 2011-09 (guest house 445 W. Mainj.doc ATTACHMENT A LOCATION MAP LOCATION MAP CUP 2011-21, DR 2011-09: 445 W. MAIN STREET I, -_~ l~i- W ~~ ~ ~ MAIN STREET I~ ~~ ~~_~. i ~i,n / / 1_ ~. -_ _ ~ -- -- 7 , i i ATTACHMENT B TUSTIN HISTORICAL SURVEY REPORT EXCERPT 445 W. MAIN STREET Pagel of 1 Bl. Historic Name: B2. Common Name: B3. Original Use: Residential B4. Present Use: Residential "B5. Architectural Style: Tract Ranch "B6. Construction History: (Construction date, alterations, and date of alterations) This building was built prior to or around 1952. "NRHP Status Code: SDl "Resource Name or # (303)445 Main Street W "B7. Moved? X No ^Yes ^Unknown Date: Original Location: "B8. Related Features: B9a. Architect: unknown b. Builder: "B10. Significance: Theme: Residential Architecture Area: Santa Ana-Tustin, CA Period of Significance: 1945-1950 Property Type: Residential Applicable Criteria: C (Discuss importance in terms of historical or acchitecdira! context as defined by theme, period, and geographic scope. Also address integrity) This building may be significant as an example of the transition to tract ranch architecture as the dominant form in Tustin. These tract ranch style buildings are typically small with a lower pitched roof. The building also illustrates the limited dimensions of the tract houses. Many of these homes were expanded in the back with additions of a family or other types of rooms. The building's character defining features include, but are not limited to: rambling and horizontal form automobile oriented • asymmetrical shape with low pitched roof moderate eave overhang decorative railing and other modern details front facing gable and a hipped roof wing Bll. Additional Resource Attributes: (HP2)--Single Family Property "B12. References: City ojTustin Historical Survey, thirtieth street architects, inc., June, 1990; Tustin: A City of Trees, Carol H. Jordan, Heritage Media Corp. 1996. B13. Remarks This building requires additional infonztation and research to assess fully, its significance. *B14. Evaluator: TBA West, C. Jordan "Date of Evoluation: C+ct 2002 (This space reserved for official comments.) DPR 5236 (1195) *Required information ATTACHMENT C SUBMITTED PLANS ~ ~ ~'. G? .. ~ -=. cry i€ ~ ~ 'wd . e ~'} 'Nw ll~y''~~ I~ H C: ~ ~- ~' ', kr~ vti ,._ ~l 2: ~: Y f f a !~ ~ ~ ' "' ry q r ~ c a o ~ n ~ ~ ~ '-~ ~' ~ ~~ C.. ;N ~C ~ C z! ~~ m n+rv ~ ¢ a' ~ : ' rn a , w. p ~ ~ ~ ~ a w 3 4JA1S~lx $..+~ C~G~C7 ~> ', i i j -- r.' i ~? ~ a,. € ~ ~ ~' Ii w~ ~-~ a. ~) h i J - ~ :~ ~~~ r ~ ~ i~ r ~ ~ ~~ +c h i ~ ~ t ., ~'~_ "' GP.2 '~ ~ , ~` try s ~ -~ ~ ~ ~ ~} p ' ~ `~ f7 Y.MS .- w2:~ H ^.i W^3 ~ i~ _d i":w ~ .~ .~. G YY ~. .s. ri ,.7- ~3, r~ y ~ ~ ~ ; YAM ~ ~ ~ u~ k ~ ~' ~ ^ri ~^f Md ~ Y -__ e _ ~u' a ~ _„~ ~. ;~~ =, ;~ , r• ;~ I y , -~ ~ ;~-, a + j ~ ~ ~ ~. ", ~ ~ - ~ i 11 ~ ..j 'a~~ ~ :::_~ ~T a ;.~t ~ i ~ ~~~ ~ ~ ~~~ F-,+, ~ E ~- ~~ ~ o-' ~ t'~ , .~ ~ , ~-~ '`~ ~__ ^ n - r. °..~ ~ ~'ra s~' ~ ~~~~ w ~ -~~y`~~ -- ~~. ` eta "~ -,~~i'~ ~ ~~~ >x ~ (: ~~~ z Cat ~/ ~ O ~ -; ~ v ~ xry s f i ~ ~v. ~~ _~ ~ ` Ii .? - i ~ ~~ - I ~ ~~ ~ ~ ~, ~ ,,~rti„,~ ~ 11~ ~ u F .„ ~.. .y !*s r ,~ .. ~} ..t. ~ , ~ ~ ~wml~ 4 ~i _ x: ..~ --1 ~ r ~ ~ ~ y f1°'t is ~..., 'f, y ~ '1, " y i, i ~ ~ i p~py ~4 i H, fi r~yi ~1 ~_ ? M ~I L, ~ LIi Fm ~ ~ [I' *S ^a ~' N ~ n a ~e ~~! G N ~" t..: w.~~~ h, y ~ ~ ~ =~ ~,,.~ - 445 ~'"I° ~. ti ~. I s `~. `, _ r ATTACHMENT D LAND USE APPLICATION FACT SHEET LAND USE APPLICATI(JN FACT SHEET 1. LAND USE APPLICATION NUMBER(S): Conditional Use Permit (CUP) 2011-21, DESIGN REVIEW ~n~ ~ nn 2. LOCATION: 445 W. Main Street. 3. LOT: TRACT: N/A 4. APN{S): 401-363-06 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: None 6. SURROUNDING LAND USES: NORTH: Single Family Residential EAST: Single Family Residential 7. SURROUNDING ZONING DESIGNATION: NORTH: Single Family Residential (R-1) EAST: Single Family Residential (R-1) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Low Density Residential EAST: Low Density Residential 9. SITE LAND USE: SOUTH: Single Family Residential WEST: Single Family Residential SOUTH: Single Family Residential (R-1) WEST: Single Family Residential {R-1) SOUTH: Low Density Residential WEST: Low Density Residential EXISTING PROPOSED Use: Single Family Residential, Detached No Change Zoning: Single Family Residential (R-1) No Change General Plan: Low Density Residential No Change 10. DEVELOPMENT STANDARDS (ACCESSORY BUILDINGS USED AS GUEST ROOMS, NO KITCHEN FACILITY): Maximum Neight: Maximum Lot Coverage: Minimum Front Yard Setback: Minimum Side Yard Setback: Minimum Rear Yard Setback: Off-street Parking: a) Single Family Residence b) Guest House REQUIRED 20 feet 30% of rear yard 50 feet 5 feet 5 feet a} 2 spaces, within a fully enclosed garage b} No additional PROPOSED < 20 feet <30% of rear yard (-23%} 123 feet 5 feet 5 feet a) 2 spaces within a fully enclosed garage b} No additional Other: 1,000 square feet free and clear -- 2,600 square feet free and on rear 1/3 of lot clear on rear 1/3 of lot 11. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E. SPECIAL STUDY ZONES, EASEMENTS, ETC.): Cultural Resource Overlay District (CR} S:\Cdd\SCOTT\CUPSiCUP 2011-21 DR 2011-09 Land Use Application Fact Sheet.Doc ATTACHMENT E ZONING ADMINISTRATOR ACTION NO. 12-002 ZONING ADMINISTRATOR ACTION 12-002 CONDITIONAL USE PERMIT 2011-21 DESIGN REVIEW 2011-09 445 WEST MAIN STREET 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 (CUP) 2011-21 and Design Review (DR) 2011-09 was filed by Omar and Lana Karim, property owners, requesting authorization to construct a proposed single story detached accessory building to be used as a guesthouse. B. That the site is designated as Low Density Residential by the City General Plan and is zoned as Single-family Residential (R-1), where the use of an accessory building as a guesthouse is a conditionally permitted use. The site is also located within the Cultural Resource Overlay District (CR) where a Certificate of Appropriateness will be necessary at the time of building permit issuance to certify that all work undertaken does not adversely affect the character of the historic district. C. Design Review is required for construction of new structures, which includes review of the site plan and elevations. The Community Development Director has deferred consideration of the Design Review application to the Zoning Administrator for concurrent review with the Conditional Use Permit application. D. The project has been reviewed far 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. E. That a public hearing was duly called, noticed, and held for Conditional Use Permit 2011-21 and Design Review 2011-09 on January 30, 2012, by the Zoning Administrator. F. That the Zoning Administrator has the authority to consider the request for an accessory building to be used as a guesthouse pursuant to Section 9299b(3)(i) of the Tustin City Code. G. That the establishment, maintenance, or operation of the proposed guesthouse will not, under the circumstances of the use, be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing or working in the neighborhood or injurious or detrimental to property and improvements in the neighborhood or the general welfare of the City in that: Zoning Administrator Action 12-002 CUP 2011-21 and Design Review 2011-09 445 W. Main Street Page 2 1) The property is zoned single-family residential (R-1) where Tustin City Code Section 9223b2 allows for guesthouses, provided that no cooking facility is installed or maintained and no compensation in any form is received or paid, with the approval of a Conditional Use Permit. 2) The use and design of the proposed guesthouse, as conditioned, would not be detrimental to surrounding properties in that the proposed structure will be used for residential purposes, and will comply with all applicable development standards of the R-1 zoning district pertaining to accessory buildings used as a guesthouse. 3) The use, as conditioned, would not be detrimental to surrounding residents or properties since the use would be limited to a guesthouse, which is accessory to asingle-family residence and will be used in conjunction with the main residence. The property owner would not be permitted to lease or rent the accessory guesthouse. 4) The design of the guesthouse ensures that it will be accessory to the main residence. The placement of the building towards the rear of the lot is consistent with the predominant land use pattern in the area. In addition, the design of the guesthouse will be consistent with the features of the existing main residence by matching the materials and colors, roof materials, and multi-paned windows. 5) The guesthouse is located towards the rear portion of the property approximately 123 feet and more from the front property line along Main Street. Views of the guesthouse from Main Street will be obscured by the existing main house, attached garage, fences, and landscaping. 6) The guesthouse will not adversely affect the character of the District or historic structures within the District in that the design, materials, location, size, scale, and massing of the proposed structure will be compatible with the main residence, and the proposed structure meets all Tustin City Code requirements pertaining to accessory buildings used as guest rooms. H. That pursuant to Section 9272(c) of the Tustin City Code, the Zoning Administrator finds that, as conditioned, the location, size, architectural features, and general appearance of the proposed structure will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole in that the design of the accessory building ensures that it will be accessary to the main residence. The placement of the building is consistent with the predominant land use pattern in the area ofsingle-family residences. In addition, the design of the accessory building will be consistent with the features of the tract ranch architecture of the existing main residence by matching the materials and colors, roof material, and multi-paned windows. In making such findings, Zoning Administrator Action 12-002 CUP 2011-21 and Design Review 2011-09 445 W. Main Street Page 3 the Zoning Administrator has considered at least the following items: i. Height, bulk, and area of buildings; ii. Setbacks and site planning; iii. Exterior materials and colors; iv. Type and pitch of roofs; v. Size and spacing of windows, doors, and other openings; vi. Physical relationship of proposed structures to existing structures in the neighborhood; vii. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares; and viii. Development guidelines and criteria as adopted by the City Council. That this project is Categorically Exempt pursuant to Section 15303, Class 3, 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 2011-21 and Design Review 2011-09 to authorize the construction of a proposed single story detached accessory building to be used as a guesthouse, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 30t" day of January, 2012. DANA L. OGDON, AICP ACTING ZONING ADMINISTRATOR ADRIANNE DILEVA RECORDING SECRETARY Zoning Administrator Action 12-002 CUP 2011-21 and Design Review 2011-09 445 W. Main Street Page 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ADRIANNE DILEVA, 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. 12-002 was passed and adapted at a regular meeting of the Tustin Zoning Administrator, held on the 30t" day of January, 2012. ADRIANNE DILEVA RECORDING SECRETARY EXHIBIT A ZONING ADMINISTRATOR ACTION 12-002 CONDITIONAL USE PERMIT 2011-21 DESIGN REVIEW 2011-09 CONDITIONS OF APPROVAL GENERAL (1) (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped January 30, 2012, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. 1.2 Unless otherwise specified, the conditions complied with prior to the issuance subject to review and approval Department. of any building permits far the project, by the Community Development contained in this Exhibit shall be (1) 1.3 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months of the date of this Exhibit. Time extensions may be considered 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 2011-21 and Design Review 2011-09 is contingent upon the applicant/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 If the use is not operated in accordance with Conditional Use Permit 2011- 21, or is found to be a nuisance or negative impacts are affecting the surrounding residents or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or 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 ZA Action 12-002 Page 2 negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 As a condition of approval of Conditional Use Permit 2011-21 and Design Review 2011-09, 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. The City may, at its sole cast and expense, elect to participate in defense of any such action under this condition. PLANNING (1) 2.1 The property is authorized as asingle-family residential use only. Home businesses shall comply with the City of Tustin's Home Occupation requirements. (***) 2.2 Use of any accessory building/guesthouse or attached room(s) as a second unit or boarding house is not permitted. Prior to the issuance of building permits, the property owner shall execute and record a deed restriction in a form acceptable to the Community Development Department and City Attorney to ensure that no part or the residence or the detached guest quarters are used or leased as a second unit. This deed restriction shall be recorded with the Office of the Orange County Recorder and shall be binding upon all future owners or interested parties of the subject property. (1) 2.3 No cooking or kitchen facilities may be installed in the accessary guest room and no compensation in any form shall be received. At building plan check, a note to this effect shall be provided on the plans. (5) 2.4 At building plan check, the site plan shall depict the existing footprint of the single family residence and the footprint with the proposed attached additions to the single family residence. Exhibit A ZA Action 12-002 Page 3 (5) 2.5 At building plan check, the plans shall include an accurate calculation of total lot coverage (main structure, garage, proposed guest house, etc.) and a breakdown of total area of each component, including separate calculations for lot coverage with the existing residence and with the proposed attached additions to the residence. (5) 2.6 At building plan check, the floor plan and elevations shall be consistent. Windows depicted on the floor plan need to be shown on the elevations, and vice-versa. (1) 2.7 A Certificate of Appropriateness, issued by the Director of Community Development, will be required at the time of building permit issuance. (5) 2.8 At building plan check, the location(s) of any existing accessory structures and whether they are proposed to remain or be demolished shall be indicated on the plans. Detached structures shall be separated by a minimum distance of ten (10) feet. (4) 2.9 The roof material of the proposed accessory guest house shall match the approved proposed roof material of the existing main residence if the roof of the main residence is reconstructed, or match the existing roof material to the greatest extent feasible if the roof material of the existing residence is not changed. (***) 2.10 Prior to building permit final far the proposed accessory guest house, the existing kitchen and associated plumbing in the existing unpermitted studio apartment within the existing single family residence shall be completely removed and shall not be reinstalled. PLAN SUBMITTAL (1) 3.1 At the time of building permit application, the plans shall comply with the 2010 Edition State and the City of Tustin adopted codes: California Residential Cade, California Electrical Code, California Plumbing Code, City Ordinances, and State and Federal laws and regulations. PUBLIC WORKS (1) 4.1 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) 4.2 Prior to issuance of a building permit, the applicant shall provide written approval from the Orange County sanitation District for the change in use. Exhibit A ZA Action 12-002 Page 4 (1) 4.3 Construction and Demolition Waste Recycling and Reduction Plan (WRRP): A. The applicant(contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 50°I° of the project waste material. B. The applicant will be required to submit a $50.00 application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit will be determined by the Public Works Department in an amount not to exceed five percent of the project's valuation. C. Prior to issuance of a building permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin." FEES (1, 5) 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 • All applicable Transportation Corridor Agency fees • School Fees (1) 5.2 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 that 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.