Loading...
HomeMy WebLinkAbout02 DR 2011-006 (195 ECR)AGENDA REPORT MEETING DATE: MARCH 27, 2012 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: DESIGN REVIEW 2011-006 (.195 EL CAMINO REAL) PROPERTY OWNER: GUILLERMO DEL RIO 5022 GREENCAP AVENUE IRVINE, CA 92604 APPLICANT: GUILLERMO DEL RIO 5022 GREENCAP AVENUE IRVINE, CA 92604 SUMMARY: ITEM # 2 Mr. Guillermo Del Rio is proposing to construct a new, 3,462 sq. ft., two-story commercial building located at 195 EI Camino Real. Section 9272 of the Tustin City Code requires Design Review approval prior to the issuance of any building permit for a new structure. ENVIRONMENTAL: The project is determined to be categorically exempt from Section 15303, Class 3 -New Construction or Conversion of Small Structures, of the California Environmental Quality Act. The Class 3 exemption includes, in urbanized areas, up to four commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. RECOMMENDATION: 1. Resolution No. 4194 is provided for Planning Commission approval of DR 2011-006; or PC Report March 27, 2012 DR 2011-006 Page 2 2. If the Planning Commission concludes that the proposed Classic Moderne element of the proposed design is not compatible with the Old Town Commercial District, the item should be continued until such time that the applicant's architect has resubmitted a revised proposal for Commission consideration. APPROVAL AUTHORITY/DISCUSSION: Section 9272 of the Tustin City Code requires Design Review approval prior to the issuance of any building permit for a new structure. Site and Surroundings The project site is Lot 19 in Block 41 of Tustin Land and Improvement Company Subdivision. The project site is approximately 4,200 square feet in size and is located at the northeasterly intersection of EI Camino Real and Second Street. The property is zoned Central Commercial with Combining Parking Overlay District (C-2 P) and has a General Plan land use designation of Old Town Commercial. The site surroundings include a variety of commercial uses on all sides (See Figure 1). Adjacent uses include medical offices located to the west, north and south of the site, and professional offices located to the east of the site. ~ ~~ ; L ~ ~ - , ~ p ' ~~ ~' a : ~F,.~~, i_. ,.:... a ~ ,~ d *„ 1 ~t + , In 1- Y , r / ~- 3 -~ ~ d. ~ .i _ ~ ... ^ , • '" __ Figure 1 Project Proposal, Architecture, Site Design Project Proposal: Mr. Guillermo Del Rio is proposing to construct a new, 3,462 sq. ft., two-story commercial building located at 195 EI Camino Real and Second Street. The project proposal involves the development of a stacked commercial building with a 733 sq. ft. coffee shop and 833 sq. ft. jewelry store located on the first floor, with a 1,782 square foot office space at the second floor level (See Figure 2- Floor Plans). There is no rear alleyway at this location, and the rear 50 percent of the lot is proposed to be used for surface parking and landscaping. PC Report March 27, 2012 DR 2011-006 Page 3 ' a~ ~~~,~. ~ ~~~ , + o~ ~ ~ J I ° - o ~.. , _ ________ _ ____._ ... r T + ~ 2 a~ '~ k ~ ..) ~ ~" ' "~j''' - ~Y _ I .~ ~,m,, I '~ - a " "N„ - ., J r w m " ~ _ [.~- _ ,} ~ ~ ..r wa _. __._. -_._. _.__ __- 9EL"aND FLOO& PLAN - Scale :: Yi" = i'- ~IY o" ~ I T `,2 i _wr Flli31' F1AOR PLAN -Scale :: +" = i'-o" Figure 2. Floor Plans Architecture: The project architect has chosen to divide the building into two architectural styles intended to heighten the sense of place for each of the two, separate tenant spaces. __ _ _. ,~ ,. ,~, , _ t~ilrr ,.~ ~..,.~,,,; ~ _ ri'~ ,G~ ~ u 3. Street Northerly Tenant Space (Jewelry Store) -The architectural style of the northerly tenant space (facing EI Camino Real) is best described as Classic Moderne, a type of Art Deco architecture identifiable by a horizontally structured, sedate, graceful, and symmetrical composition, typically with inset windows and doors (see Figure 3, above). Materials include smooth stucco, stucco with ribbing, a concrete base, glass, and metal trim. PC Report March 27, 2012 DR 2011-006 Page 4 Southerly Tenant Space -The architectural style of the southerly portion of the proposed building (facing the northeasterly comer of EI Camino Real and Second Street) incorporates a number of traditional/historic Old Town commercial architectural styles without duplicating a historic structure (see Figure 3, above). The proposed facade materials include a combination of a few varieties of brick veneer and cladding, a concrete base, exterior trellis, French doors, awnings, a painted wood cap, and attractive exterior hardware and lighting fixtures. Space has been provided on the property for outdoor seating connected with the proposed coffee shop, which is supported in Old Town. The building is proposed with a flat roof, which is commonplace for commercial buildings in Old Town. All rooftop equipment is proposed to be screened from pedestrian and passenger vehicle view (see Attachment B -Submitted Plans for further details). Design Review -The Classic Moderne (Art Deco) style was popularized in the United States after 1929, primarily with various government relief projects (civic buildings, including post offices, train stations, public schools, museums, etc.) sponsored by Public Works Administration (PWA) and the Works Progress Administration (WPA) during the 1930'x. It borrows from the earliest Art Deco style (which was much more ornate), by incorporating zigzag style building lines. - -., ~. Fe .. 1~ Liberty Bank -New There are no examples of true Art Deco and only one example of Classic Moderne architecture identified in the City's Historic Resources Survey (Tustin Unified School District Building at 300 C Street). No examples of either style currently exist within the Old Town Commercial District. Historic Old Town commercial architecture is composed of Spanish Colonial Revival, Neo Classical Revival, Italianate, Western Falsefront, and Classical Revival (examples shown below). PC Report March 27, 2012 DR 2011-006 Page 5 ~ ~ t ~~ ~ i ~ a~, b~ t '~~~ i ~ " . ~ ~ ~r ~ ~ ~ E ~ , I~/ ~ f ~ ~ Y~ ~ ~~ ', R ~ ~ ~ ry , ;: Consequently, the Classic Modeme element of the proposal would introduce a new architectural style to the Old Town Commercial District. Parking The project site is relatively small (84 feet deep by 50 feet wide), and its corner location mandates building setbacks that commonly do not apply to other interior lots in the area. During the plan review process, staff worked with the applicant the project architect to achieve a high quality design that was appropriate for the individual buildings and compatible with the community architecture of Old Town. However, the City's parking regulations have been the most influential element of the project's design. Pursuant to the current City Parking Ordinance, the proposed project is required to provide the following number of parking spaces: SECOND STREET PC Report March 27, 2012 DR 2011-006 Page 6 The project proposes that only four parking spaces will be provided on site instead of the 13 spaces required by Code. While this does not seem like much, compliance with the City's parking regulations has resulted in a design that commits over 50 percent of the lot to surface parking and yet the project can only provide four parking spaces (see site plan above). The owner/architect could consider further reducing the size of the proposed building to no larger than approximately 1,350 sq. ft. (50 percent smaller) in order to provide all required parking on site. Such a redesign would mean that nearly 75 percent of the site would be dedicated as surface parking lot instead of building envelope. The redesign would likely not be economically feasible given the cost of property, and the competing availability of larger/older existing Old Town buildings which coincidentally provide little or no onsite parking, and the economics of operating a successful business within a much smaller building (with fewer tenants and customers. The construction of an uneconomical building would ultimately harm the City's goals to improve the activity level and vitality of the Old Town District. More importantly, compliance with the City's current parking regulations does not facilitate the project fitting seamlessly into the Old Town built environment. Note: Staff believes that the site's proposed trash enclosure should not be a prominently viewed structure along Second Street. Therefore, a condition has been added that requires the trash enclosure to be moved to the inside corner of the lot away from Second Street (with a five foot wide landscape area to replace the current location of the trash enclosure as required by Tustin parking lot design regulations) requiring the elimination of one additional parking space (only three spaces. would be provided on site). Tustin City Code Section 9252j3(d)(3)) provides three parking options to assist the development of new projects in Old Town without the provision of all required parking on site, including the payment of in-lieu fees per parking space not provided on site. The in-lieu fee option would require the developer to pay the City approximately $143,744 ($17,968 X 8 parking spaces). On March 20, 2012, the Tustin City Council had first reading of Code Amendment 2012-002 (Ordinance No. 1416), approving a new, fourth parking option that allows all or a portion of a project's required on-site parking spaces to be met through the payment of an annual fee intended to compensate the City for the proportional use and maintenance of public parking upon a determination of the Tustin Planning Commission that the proposed project meets the following findings: • The proposed project is an infill project located within the commercial district of Old Town. • That the proposed project is considered to be relatively small. • That the proposed project has incorporated building or site design enhancements that make it an outstanding addition to Old Town Tustin. • That the proposed project provides some onsite parking, but is aesthetically superior to one that provided all required parking on site. • That the project applicant shall agree to pay an annual fee for each public space not provided on site. PC Report March 27, 2012 DR 2011-006 Page 7 Mr. Del Rio's participation in the new program is required as condition #7 of Planning Commission Resolution No. 4194. SuccessarAgency, Police Department, and Public Works Input The project site is located within a former Redevelopment Agency project area and Successor Agency staff have reviewed the proposal and expressed no concerns with its approval subject to the conditions identified in Resolution No.4194. The City of Tustin Police Department has also reviewed the matter and has no concerns with the proposed development. And, the Public Works Department supports the proposed development subject to the conditions contained within Resolution No. 4194. ANALYSIS In determining whether to approve Design Review 2012-006, the Planning Commission must determine whether or not the location, size, architectural features, and general appearance of the proposed development will impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1) The subject site is a unique corner location at the intersection of EI Camino Real and Second Street. The proposed building massing, orientation, and architecture will serve to enhance the subject site and augment the Commercial District. 2) The proposed structures and associated improvements are harmonious with the highest standards of improvements in the surrounding area and total community. 3) The Successor Agency to the Tustin Community Redevelopment Agency and the City's Public Works Department, Police Department, and Building Division have reviewed and support the development of the proposed project, as conditioned. 4) The location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. a. Height, bulk, and area of buildings: The proposed height of the two-story structure is within the maximum permitted height in the zoning district. The height and bulk of the building also hold the street edge well and help to create swell-defined streetscape along EI Camino Real and Second Street. b. Setbacks and site planning: The site design capitalizes upon the corner and EI Camino Real street frontages by locating the building at the property line. The site is planned to locate uses such as the open parking lot, trash enclosure along the less-visible and less-traveled Second Street. c. Exterior materials and colors: The proposed materials (brick, stucco, metal, glass, wood) are of a high quality, will serve to enhance the architecture of the building, and are compatible with the nearby commercial buildings in Old Town. The proposed color scheme (lighter base color with darker accent colors) will also accentuate the building's architecture and give a clean look to the facade. The proposed brick veneer features color and texture variation that will add dimension to the building faces. d. Type and pitch of roofs: The proposed flat roof with parapet and extended parapet walls PC Report March 27, 2012 DR 2011-006 Page 8 is typical of traditional commercial buildings in the area and creates visual interest by eliminating monotony with a varied roofline. e. Size and spacing of windows, doors, and other openings: The proposed building has been designed to reflect a traditional commercial building with retail on the ground floor and offices above. The proposed storefront and windows are regularly shaped and spaced, and emphasize and attract one to the uses of the interior spaces. The main pedestrian doorway is designed to emphasize an inviting main entry and provide a focal point at the corner of the site and street intersection. f. Landscaping, parking area design, and traffic circulation: The proposed landscaping areas and quantities appear to meet the requirements of the Tustin City Code and will serve to enhance the aesthetics of the property. The site will reconstruct driveways and sidewalks at Second Street to meet the requirements of the Public Works Department and allow for improved access to the site; vehicular access to the site is proposed off of Second Street ensuring that building massing may be focused at the intersection of EI Camino Real and Second Street, and to facilitate traffic circulation, prevent any potential back-up situation along the busier EI Camino Real. The Planning Commission has considered the proposed development's provision of fewer onsite parking spaces than required by the Tustin City Code and found it to be acceptable under the City's new parking fee program, after making the following findings: • The proposed project is an infill project located within the commercial district of Old Town. • The proposed project is considered to be relatively small. • The proposed project has incorporated building or site design enhancements that make it an outstanding addition to Olcl Town Tustin. • The proposed project provides some onsite parking, but is aesthetically superior to one that provided all required parking on site. • The project applicant shall agree to pay an annual fee for each public space not provided on site. g. Physical relationship of proposed structures to existing structures in the neighborhood: The proposed structure is a stand-alone building that has designed with a massing and form that enables it to seamlessly blend into and enhance the existing Old Town built environment. h. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares: The proposed structure adapts a modern commercial building to a historic Commercial District by incorporating a variety of traditional architectural elements and forms. The Commission may pursue the following options. 1. Should the Planning Commission determine that the proposal is generally acceptable, Resolution No. 4194 has been prepared to include standard conditions along with the following recommended modifications to the proposal: 1) that the Classic Moderne element of the building design incorporate additional decorative ornamentation, fixtures, metal trim, pop-outs, medallions, banding, fluting, etc.; 2) that the windows and door of the Classic Moderne portion of the building be recessed; 3) that additional articulation of the north elevation occur to create more interest to pedestrian and vehicular viewing travelling southerly on EI Camino Real; 4) that additional articulation of the East Elevation and additional awnings be provided to create more interest and "four sided architecture" to the satisfaction of the Director of Community Development; 5) the east elevation should be PC Report March 27, 2012 DR 2011-006 Page 9 revised to clearly show the second floor projection of brick supported by a column at the first floor; 6) the roof top parapet step back depicted on the roof plan should be clarified to ensure that the west elevation can be accomplished as depicted; 7) decorative lighting fixtures should be added to the south, west, and east elevations, to the satisfaction of the Director of Community Development; 8) the material board identifies a sample of the brick proposed for the project that is not similar to the color elevations and should be corrected/clarified to the satisfaction of the Director of Community Development; 9) the trash enclosure and parking lot layout shall be modified as discussed in this report to the satisfaction of the Director of Community Development; or, 2. Should the Planning Commission determine that the proposed Classic Moderns element of the proposed design is not compatible with the Old Town Commercial District, the item should be continued until such time that the applicant's architect has resubmitted a revised proposal for Commission consideration. Dana L. Ogdon, AICP `~! Assistant Director Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Resolution No. 4194 Cif Elizabeth A. Binsack Community Development Director ATTACHMENT A LOCATION MAP LC~CATIOI'~T era ~= ~. .-.'_ ~~ ~ VJ ..__..._ _ _ _ /^~i ^d J t .2il ,. I -. 130 r '3U '4:1 "J5 v'.) .~!) ~ 5:1 .. 5U m _ ~ 'r'li ~ :, J~~ m d3 m a1 _ 195 °.. 1+S -- i -- - -i SECOND SL- - 200 2.2 MG `." 2UU ~ 2US L 202 I !5U 740 I ILSlIf. illiFA StN'IOR OEN IER 2'0 ~ 177 2JD 220 ~,I 220 i 225 ~-... 230 rc 245 224 ~ 2s, 2-I.! 24U ~ ~ 'L15 240 ~ 2qy ~,,. zsu r~unair,- ~ 1~ ~ z~s z5o zs, r~~uc 2n ---~ - INIRD ST.--_ ;u J A 'J`i o7 305 130 30• _~--'SU ~r^i ' 3t5 30U 305303 ~I tcr:ntes~xa. oNC7 I j 333 i 2UU ~ o 1 U5 v ;" +s Inc !35 a :,_ '3J '49 ~ k ~ ~Ti ~9 ,r*. w 335 343 . ~_ , , b4 ~ ~ w ~ ~ ~ . , ~ ., n +i 399 q~. '•~ °e~'~-~ > ~ - SECUNDSI. ~'s o 0 ,ds bb 'd4 ~ ~ '92 I .~~ ,,,y ~~ SAD F®cE 2'3d 2U4 2'4 212 i 2152tJ1'9 2"., 224 222 ~ 22522! 234232 22U 235231 23U. 2,;y 244 za5 z4 r 24~+ z4z 225 ,~,~ N ~,; ~ ° n T yy ~ O .~A ~ U ~ O O ti M 7 Ci~ 27 3253LJ ~'IJNi '[:1 ~ 329 ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): DR 2012-006 2. LOCATION: 654 EI Camino Real 3. LOT: 19 BLOCK: 41 TRACT: Tustin Land and Improvement Company Subdivision 4. APN(S): 401-583-09 5. PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: None recent 6. SURROUNDING LAND USES: NORTH: Offices SOUTH: Offices EAST:OfFces WEST: Offices 7. SURROUNDING ZONING DESIGNATION: NORTH: Central Commercial (C2), Combining Parking (P) Cultural Resources District (CR) SOUTH: Central Commercial (C2), Combinin Parking (P) Cultural Resources District (CR) EAST: Central Commercial (C2), Combining Parking (P) Cultural Resources District (CR) WEST: Central Commercial (C2), Combining Parking (P) Cultural Resources District (CR) 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Old Town Commercial SOUTH: Old Town Commercial EAST: Old Town Commercial WEST: Old Town Commercial 9. SITE LAND USE: EXISTING PROPOSED Use: Vacant Retail jewelry store and a coffee shop Zoning: C2 P CR No Change General Plan: Old Town Commercial No Change DEVELOPMENT FACTS: 10. LOT AREA: 4.250 S.F. 0.10 ACRES 11. BUILDING LOT COVERAGE: 100 percent MAX. PERMITTED N/A PROPOSED 12. SITE LANDSCAPING: 5 percent REQUIRED N/A PROPOSED 13. OPEN SPACE: N/A REQUIRED N/A PROPOSED 14. PARKING: 1:250 SF REQUIRED N/A PROPOSED 15. BUILDING HEIGHT: 50 feet MAX. PERMITTED N/A PROPOSED 16. BUILDING SETBACKS: REQUIRED PROPOSED FRONT: 0 feet N/A SIDE: 0 feet N/A REAR: N/A feet N/A 18. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E . SPECIAL STUDY ZONES, EASEMENTS, ETC.) N/A Forms: LandUseApplicationFactSheet ATTACHMENT C SUBMITTED PLANS EL CAMIN O REAL N 00° OG' 26" W ~ 50.84' I i i ~ v I n 7O ~.--1 I i r i i e q~qq ~E ~ r` 8~ e~ ~ ~ ~ ~ ~s ° ~~ a W . ~~ ~~ ~~ z M In 'O ~ y W t9 N C `-` ' a iz~ ~8 m~.~ ~ b~'~ i .c 'a R ~' ° ~ 5-~0 o g. ~~ E ~, ,D n ~ ~ ~ ~ ~ a 3Q ~~ a~ a~ ~~ ; ~ ;~ Q. m rt rv ~° ~ w ~ .~ s.bcc ~ryap ~ °' d 4. ~ -C. A ~ ~' 9 ~ ~ ~ dry ~ y ~~ M~Q' 00 ~. a ~: .~ ~ o ~ ,~ . e. N 00° O6' 26 `W ~ 50.84' 3 ~~ ~ ~ G9 $ ~~ e ~ " P ~ w k "~0 n -~ ~' 9 ~"s ' a~ ~~~. "!~ K ~~ a8. a~ ~ 8 ^ ~ ~~ "a2~ ~ p.S ~ ~S ~ qG v~ °~, bS 9B'' `~, o 3 8 L? a 5 R 9 c~ ~ y p ~ o ~. aQ ~B. to d~ ~ a H ~ vgo A ~ ~' O~ EE 9 2 yyg tl.1 ~ ~~ ~ ~ ~ ~a. >n R$ 8 a ~ 6~ ~ ~ p. g~ ~ ~~'. E ~~ ~6 {{~a (( E ~~~~~ z n A o ~ 4 y °~~~ o~ ~~ ~ ~ t~ ,.~ ~, ~ G~ L., a ~ ~„ .. :- '-7 ~ 'u1 f ~ V/ N O W °~ ~ W W ~ ~ ~ ~ to~ ~. JJ u • O ~+ ------- - -- -----__ l 1 • • i' r • • ~°y..°y. ~ ~ ~E drop ro 1' ~~ a. ~ ~ CJ~ Q. ~. N p C~ N N Q w ~ p w 'd ~ w~ O O °'p' o~ ~°o w w~a'~'oa' == Gj II " II w~ H r O p A:s p ~ M ~D ~ `O ~7 G N ~ V '~ ~ N .7. ~ O w ~P ~ N DD ~, ry O N i y ~ ~ \ ~ N ~ p ~' O ~ O O~ 41 O m N O II p p ~ °p ~, ~ A rD ~ ~ F"~I ~ ~ ~ (A~, +-------__.._.. ---- -_ u~ ~ n N N N N N N N /1 T 0 0 0 0 0 0 0 l l W ~ A .~ o O `+ e r r O O DD 0 0 0 0 0 O w o ~' o ~' ~' o ~.I 717 ~ H~ ro ~ t~ tb"J~7 1-i ~"J f]CW m ~ m m N ~~ ~z n ~~ tc b~ ~O b ~~ ~ ~ O ~ ~ ~ d e ~ O a ,3; I nJOy ~ . .: ~ W N ~ x `~ ' ~~ " Fd -~ z • x e Q '""' `". ~ x'~ a z ~ro`pyob~~' ~y H ~.. - ~ n~ 7 ~ ~~O~~OC7~zdf ~O ~9>C }. ~ ~ ~ a °z i ~ ~ Gk. O _N r~ ~ ~~p m ti`i~ ~~-q d N O ~&~ a 8 '''-' a ~ ~ ~ ~A 9AOYN 6~~ e ICI ~YYY.' ~ N JR /^~ a ~~~~z ~ I~ ~\ ~. ° > l J ~ ~~ V J Z N DEL RIO BUILDING 195 EL CAMINO REAL. ;z w ~ 7 TUSTIN, CA 92780 ~~ ~x o° N "g' ~° N N i I i H r ~S ~~ ;~ t i ~ c~ ~ O ~_-~ i z 5'_2" ~ 4'_5" I i I -® i i 0 H O Oz z ~ O ~ ~ N ~ H z" Od ~d C1d ~ ~ y - __- _- _ ~ tom" p7 ~ r~r Ch ~ ~ ~--i b 41 L1 O ~ m O ~ ~ C ~ ~ ~~9-a1 G1 yHy P ~~-7 "9Nf~ '~l 50' it 5' S' 2 ~_ 4 5~" 7' S~" ,. -. - -- Nz-+ .AO U~ ~~~ N - - -, -_ o -- ~ _ _ - FF L~ _ r !I^~II i --~ -- ~ ~ ~ ~~ 0 ro _ ,n ~ ~ ~~ ~ . ~ ^~ ~ ~ . ~ o~~~-~ o r -- ~~~ ~Qh --- ~__ ~H i~~ p~~ ll ii ~ g ~ .- A .b H ~ ~ ~ ~ O m .~__. - ro ~__ - O 11~ ,~ 2' ~ 3' ~ 6'-4" 3' 2 3 --- Z, - __ ~o io-~^ --- -- - --~-- ~o'~" .O ~& 9 ~o n ~~K ~° ~< ~ A O zrao2^ _~ ~0 0 ® O CO O W b - - W O - W O - W O N O W O y N ~, ~~..11 V ~ , ~ y !~'~J' b y b ~ b y b ~ o ~ b ~ ~ O H /ro ~ o o o o ~ x x ~ x ~ x ~ x ~ ~ ~~J r ~ ~ ~ r tiJ -- x .~ - ~ ~~ ~ - ~ o- m ~ -O- ~ ~ cn ~ g d d d d d d ~ ~ ~ ~ ~ ~ ~ ~ -- ro - ro ro ro ~ro r~ G1 ~ n O ~ ~ ~ ~ ~~ n ~ ~ ~ ~ d qd N ~~ z ~ ro DEL RIO BUILDING A ~: ro ~ ^ 195 EL CAMINO REAL ¢~ o TUSTIN, CA 92780 ~~ " 7 ~x ~~ ~ a ~~~ ~~~ ~~ ~~~ ~ d icy ,max '~~ O %~yO ~ h~ ~i Z i (p i ~' O -^-- ~F-~ i ~ 1 ~ i i i I ~ ~ f ~ ~ro i 7 i ~ y~ i ~ ~ i i ~~' ~' ~~~~ ~~' i H ' Z 2 w i ~ i „ II N O =i IN i I i ~" -- 29'-10" 24'-3" L7 ~ ro ~~ ~ ~ n~ 7~. ~ '~~ z~ r~ ~ C x d ~O ~ ~ ~ O ~~ ~ ~x ~ ~~ ~a ~~ y ~~ ro o ~ m O S ~ ~ ~~ ~> y ~~ n0 O ~~ ~ t ~ fD -P~ I I ~+ ~ ~ O _ W ~~ ~ ro d ~~ ~ ~ o~ ~~ ~o o m x c~ ' m m~ ro do ro ~ O a ~ c~ ~ n ~ 1 ,i ~ ~ d ~ ~ ~ f I 24'-3" - 29'-t0" 25'-7" O zn a 7 --•-- - ~ .'ao ~ Cron ~i~y Z7~ ro mo ~ ro H yr7~ x ~~n hbC O O ~~~ ~~°~~ f7 O > n ~ ~, q ro ~ G1 J ~~ ~ H ~ r o t~ g ~~ 7 ~ ~ d y ~! 1-1 r-a m ~~ t _ w m ~ ~ 0 > _ II F_ i 07 " ~~ ~ ~ n m ~d u7~ ~ ; 7. `~'Q `~'~ ~ ~ ~ ~ ~ Q = ~--- tle NO ~ ~ Fnn ~~ ~~ n O ~ ~~ ~~ ~~~~~ ~~ ~~x~~ ~~ ~~~~~~ o ~ ~O no o ~~ ~~~~~ 9 & .,y ~~ ~ ~ ro Z~ ~ ~ ~ fro v T ro r°no _a H7 ~ 7. . n z °o ~o~~~ ~ ~ ro ~ en ~ ~ ~ ~ m b G7~i b 6 ~ ~ d ~ ~ Ixt F~ p" N y~ ~~ ~~ ul U` 3 tR3. N L~ ya .. P ~ `1oj a ~,5 AA~trtn/~ ~ ~ RJ gYYg p N ~ +' ~ 9 ~~~~ a a a3 .~,,, l 9 I l v 1 o ^-' ~ DEL RIO BUILDING 195 EL CAMINO REAL z ~ o TUSTIN, CA 92780 ~~ " ax a ~w Q C I`' 1 ..^^ vI tTJ n 'r ~o ~~ ~~ r ,~ i ~ z CJ] ~~ i \ II O i W 7 07 5' ~ ^ Fd I i t I i i ~~ 0 ~~ i p s ~~ m ~' O 9 p N ~'' ~`' O ~d 7. P C', ro ~~ zd p H G V~j ~A ~~~ ~~~ ~~ d~~ ~~ d~ 5 ~ ~ m t~ tin ~~t~ ~~ ~gO ~~~ ~~ ~ ~~ ~~ ~a ~~ ~ ro~ ~n ~ ~ ~ y y 50' x~ ~ x n ~° ~~ ~ x ~Gd n dx ~ ~~ 5 ~d o °o ~ ~ n 6'_7" 1-R~AC HVAC 1NAC HVAC s ~ s <OC [np ~ zp ~ M :'+O r~0 ~ ~p ~O ~ ~d ~ ~O S~ ,.a n~ ro ~t7 o~ [ ~' ro ~d H ~d ~ ~d o`~~~, ~~~~ ~~~ J, a ~, ~ w .. ~~ ~~~ o~ ~~ ~ ~~ ~~ ~~ ~~ ~ ~ ~ b~ ~~~ d ~~ ~~ ~ ~~ ~~ "' 7 a I ~~ w s d$ c 3 ~, ~' O~ ~ ~~~ ~a & ~ ~ l $~ »~y ~ W Nqq ~ ~g NN g,i, ~W~ ~ x ~ '' i O W a ~, ~ DEL RIO BUILDING o ~ 195 EL CAMINO REAL ~~ ~ TUSTIN, CA 927$0 ~~ " 7 Ax a N cw N N y x z r 0 b N I~ O N ATTACHMENT D RESOLUTION NO. 4194 RESOLUTION NO. 4194 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING DESIGN REVIEW 2011-006 TO AUTHORIZE THE DEVELOPMENT OF A 3,462 SQUARE FOOT COMMERCIAL BUILDING LOCATED AT 195 EL CAMINO REAL 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 Design Review 2011-006 was submitted by Nathan Menard (architect), representative for Guillermo Del Rio, property owner, requesting authorization to construct a commercial building (retail coffee shop, jewelry store and associated office) at 195 EI Camino Real (APN 401-583-09); B. That the site is located in the Central Commercial District (C-2), Cultural Resources District (CR), and the Combining Parking District (P) and is consistent with the development standards of those districts; C. That the proposed project is consistent with the policies of the General Plan "Old Town Commercial" designation which allows for retail, professional offices and service-oriented business activities. The project has also been determined to be consistent with the Air Quality Sub-element; D. That the proposed project has been found to be consistent with Ordinance Na. 1416 which allows all or a portion of a project's required on-site parking spaces to be met through the payment of an annual fee intended to compensate the City for the proportional use and maintenance of public parking based upon the Planning Commission's determination that the project meets the following findings: • The proposed project is an infill project located within the commercial district of Old Town. • The proposed project is considered to be relatively small. • The proposed project has incorporated building or site design enhancements that make it an outstanding addition to Old Town Tustin. Resolution 4194 Design Review 2011-006 Page 2 • The proposed project provides some onsite parking, but is aesthetically superior to one that provided all required parking on site. • The project applicant is conditioned to pay an annual fee for each public space not provided on site. E. That Design Review 2011-006 was noticed, and considered, on March 27, 2012, by the Planning Commission; F. That the project is determined to be categorically exempt from Section 15303, Class 3 -New Construction or Conversion of Smalf Structures, of the California Environmental Quality Act. The Class 3 exemption includes, in urbanized areas, up to four commercial buildings not exceeding 10,000 square feet in floor area on sites zoned for such use, if not involving significant amounts of hazardous substances where all necessary public services and facilities are available and the surrounding area is not environmentally sensitive. 11. In determining whether to approve the Design Review, the Planning Commission must determine whether or not the location, size, architectural features, and general appearance of the proposed development will 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 a# least the following items: The subject site is a unique corner location at the intersection of EI Camino Reai and Second Street. The proposed building massing, orientation, and architecture will serve to enhance the subject site and augment the commercial district. 2. The proposed structures and associated improvements are harmonious with the highest standards of improvements in the surrounding area and total community. 3. The Successor Agency to the Tustin Community Redevelopment Agency and the City's Public Works Department, Police Department, and Building Division have reviewed and support the development of the proposed project, as conditioned. 4. The location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. Resolution 4194 Design Review 2011-006 Page 3 a. Height, bulk, and area of buildings: The proposed height of the two- story structure is within the maximum permitted height in the zoning district. The height and bulk of the building also hold the street edge well and help to create awell-defined streetscape along EI Camino Real and Second Street. b. Setbacks and site planning: The site design capitalizes upon the corner and EI Camino Real street frontages by locating the building at the property line. The site is planned to locate uses such as the open parking lot, and trash enclosure away from the more-visible and more-traveled EI Camino Real. c. Exterior materials and colors: The proposed materials (brick, stucco, metal, glass, woad) are of a high quality, will serve to enhance the architecture of the building, and are compatible with the nearby commercial buildings in Old Town. The proposed color scheme (lighter base color with darker accent colors) will also accentuate the building's architecture and give a clean look to the facade. The proposed brick veneer features color and texture variation that will add dimension to the building faces. d. Type and pitch of roofs: The proposed flat roof with parapet and extended parapet walls is typical of traditional commercial buildings in the area and creates visual interest by eliminating monotony with a varied roofline. e. Size and spacing of windows, doors, and other openings: The proposed building has been designed to reflect a traditional commercial building with retail on the ground floor and offices above. The proposed storefront and windows are regularly shaped and spaced and emphasize and attract one to the uses of the interior spaces. The main pedestrian doorway is designed to emphasize an inviting main entry and provide a focal point at the corner of the site and street intersection. f. Landscaping, parking area design, and traffic circulation: The proposed landscaping areas and quantities appear to meet the requirements of the Tustin City Code and will serve to enhance the aesthetics of the property. The site will reconstruct driveways and sidewalks at Second Street to meet the requirements of the Public Works Department and allow for improved access to the site; vehicular access to the site is proposed off of Second Street ensuring that building massing may be focused at the intersection of EI Camino Real and Second Street, and to facilitate traffic Resolution 4194 Design Review 2011-006 Page 4 circulation, prevent any potential back-up situation along the busier EI Camino Real. g. Physical relationship of proposed structures to existing structures in the neighborhood: The proposed structure is a stand-alone building that has designed with a massing and form that enables it to seamlessly blend into and enhance the existing Old Town built environment. h. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares: The proposed structure adapts a modern commercial building to a historic commercial district by incorporating a variety of traditional architectural elements and forms. III. The Planning Commission hereby approves Design Review 2011-006 authorizing the construct a new, 3,462 sq. ft., two-story commercial building located at 195 EI Camino Real, including associated on and off-site improvements, subject to conditions contained in Exhibit A attached hereto. JEFF R. THOMPSON Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) 1, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4194 was passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 27th day of March, 2012. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A DESIGN REVIEW 2011-006 RESOLUTION NO. 4194 CONDITIONS OF APPROVAL. (~FNFRDI 1. The proposed project shall conform with the Tustin City Code and Tustin Design Guidelines and standards and be consistent with submitted plans for the project date stamped March 27, 2012, on file with the Community Development Department, except 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 minor modifications to plans during plan check if such modifications are consistent with the provisions of the Tustin City Code and other applicable codes. 2. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. 3. The subject project approval shall became null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months. All time extensions may be considered if a written request is received within thirty (30) days prior to the expiration date. 4. Approval of Design Review 2011-00 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department prior to issuance of building permits. 5. The applicant shall agree, at its sale cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. 6. Prior to the issuance of a building permit, the applicant shall seek approval from the Orange County Sanitation District for encroachment of the trash enclosure into the existing sewer easement. The applicant shall redesign plans to modify the trash enclosure as required by the City's Engineering Resolution 4194 Design Review 2011-006 Page 2 Division and the Orange County Sanitation District. 7. That prior to the issuance of a Building Permit, the applicant shall comply with Ordinance No. 1416 by executing and recording an agreement requiring the payment of an annual fee per space not provided on site that would compensate the City for the project's proportional use of public street and lot parking spaces. BUILDING DIVISION CONDITIONS 8. At the time of building permit application, the plans shall comply with the latest edition of the codes (2010 Building Codes, 2011 Green Building Code), City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. PUBLIC WORKS/ ENGINEERING DIVISION 9. Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Non-Priority Water Quality Management Plan (WQMP). The applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. 10. Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs, Consent to Inspect, and Indemnification", with the County Clerk-Recorder. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non- structural BMPs as specified in the approved WQMP. This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Contra) Board rules and regulations. 11. 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. 12. Existing sewer, domestic water, reclaimed water, and storm drain service laterals shall be utilized whenever possible. 13. The proposed awnings and trellis along EI Camino Real shall be reviewed by the City of Tustin: a. All projecting awnings in the public rights-of-way shall be designed and constructed a minimum of seven (7) feet above the sidewalk grade. b. Prior to any construction of awnings in the public rights-of-way, the property owner shall submit an encroachment permit application, two (2} sets of City Resolution 4194 Design Review 2011-006 Page 3 of Tustin approved site plan with exterior elevation plan, and the applicable encroachment permit fees to the Public Works Department far review and permit issuance. c. Prior to issuance of an encroachment permit, the permittee shall submit a certificate of insurance evidencing that a liability insurance policy in the amount of $1,000,000.00 (minimum) has been issued, naming the City as an additional insured, and containing a provision that the policy will not be canceled, coverage materially modified, or limits of liability reduced or changed without such notice to the Public Works Director. The permittee shall maintain insurance for the duration of the encroachment permit. d. The encroachment permit and liability insurance shall be renewed every year by the permittee. 14. The applicant shall design and construct a concrete public sidewalk along Second Street from the existing brick pavers at the EI Camino Reall Second Street ramp to the easterly project property line. The new sidewalk shall match the existing sidewalk along Second Street. Current Federal Americans with Disabilities Act (ADA) requirements shall be met at the driveway and sidewalks adjacent to the site. The City of Tustin standards shall apply, unless otherwise approved by the City Engineer. 15. The applicant shall coordinate the relocation of an existing Southern Galifarnia Edison (SCE) air release vent with SCE. The applicant shall be responsible for all costs associated with the relocation of the SCE air release vent. 16. Prior to issuance of a grading permit, the applicant shall obtain approval of the design for all construction within the public right-of-way (along EI Camino Real, and along Second Street). These improvements shall be completed prior to issuance of Certificate of Occupancy. A separate 24" x 36" street improvement plan, as prepared by a California Registered Civil Engineer shall be prepared. Said plan shall include, but not be limited to, the fallowing: a) Curb and gutter d) Domestic water facilities b} Sidewalk, including curb ramps e} Sanitary sewer facilities for the physically disabled f) Landscapelirrigation c) Drive aprons g) Underground utility connections 17. The water improvement plans shall clearly show existing and proposed water improvements, as well as other topographic features and underground utilities. Plans must follow the latest City of Tustin Water Standards and the American Water Works Association (ANJWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. Resolution 4194 Design Review 2011-006 Page 4 18.In addition, a 24" x 36" reproducible construction area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, may be required 19. The applicant shall design and construct a trash enclosure that will accommodate two (2} - 4 yard bins that can be safely and easily accessed by the users, with at least one (1) bin reserved for recyclable materials. 2©.In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross connections. a. If a double check detector assembly (DCDA) is required, an easement for public utility access purposes must be dedicated to the City of Tustin. The easement shall start from the public right-of--way up to the DCDA with a minimum distance of five (5} feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. b. If a building sprinkler system is required by the Orange County Fire Authority (OCFA), the applicant shall be required to provide a backflow prevention device at his or her expense to prevent cross contamination with the public water system. c. If the applicant proposes to use an irrigation system, then a separate water meter is required. If this is the case, a reduced pressure principle assembly (RPPA} shall be required to prevent cross-connection with the public water system. 21. Any easements for construction and maintenance of public water facilities within private property shall be reviewed and approved by the Public Works Department prior to recordation with the Orange County Clerk-Recorder. The applicant shall submit a legal description and sketch of the area to the Public Works Department for review and approval, as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor. 22. The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. 23. The applicant shall obtain a written releaselapproval from the East Orange County Water District (EOCWD) prior to receiving water service from the City of Tustin. The applicant shall submit a water permit application to EOCWD, and is responsible for all application, connection and other EOCWD fees. 24. The proposed domestic water system plans shall conform to all applicable regulations enforced by the Orange County Health Department. 25. Any damage done to existing public street improvements and utilities shall be repaired to the satisfaction of the City Engineer before issuance of a Resolution 4194 Design Review 2011-006 Page 5 Certificate of Occupancy. The applicant shall replace in kind all brick pavers damaged in the public right-af-way caused by the construction of the project. 26. 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% 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 5°l0 of the project's valuation. C. Prior to issuance of any 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". 27. Payment Prior to issuance of a Building Permits}, payment of the most curren# Major Thoroughfare and Bridge Fees (for the Foothill/Eastern Transportation Corridor Agency (TCA}) to the City of Tustin (through the Public Works Department) shall be required. 28. Prior to issuance of a Building Permit the applicant shall provide written approval from the Orange County Sanita#ion District (OCSD). SUCGESSOR AGENCY TO THE REDEVELOPMENT AGENCY 29.An encroachment permit from the Public Works Department is necessary for the extension of any awning or other building element over a property line 30. Any trellis proposed at the site shall be constructed of metal. ARCHITECTURE 31. All final exterior colors and textures shall be subject to review and approval of the Community Development Department and final inspection. Colors, materials, and textures shall be noted in construction plans. 32.A11 mechanical and electrical fixtures and equipment shall be adequately screened subject to review and approval by the Community Development Department. The screen shall be included as an element of the overall design of the project and blend with architectural design of the building. All electrical, mechanical, and electrical fixtures shall be depicted and noted on the construction drawings. Resolution 4194 Design Review 2011-006 Page 6 33.A11 exterior on-site light fixtures shall consist of decorative fixtures compatible with the Old Town theme and architecture of the building. Colored cut-sheets shall be submitted for review and approval. All light fixtures shall be subject to review and approval of the Community Development Director. 34. The applicant shall obtain a permit for future installation of signs on the building. Any sign proposal shall conform to Section 9401 of the Tustin Sign Regulations. In addition, the location, placement, size, number, and sign details shall be subject to the discretion of and approval by the Community Development Director. 35. The trash enclosure shall be relocated to the inside corner of the lot to the satisfaction of the Director of Community Development, and shall be subject to review and approval by the City's Planning Division, Public Works Department, and the Orange County Sanitation District (for any encroachment onto the sewer easement). 36. Prior to the issuance of building permits, the applicant shall ensure: a. That the Classic Moderne element of the building design incorporates additional decorative ornamentation, fixtures, metal trim, pop-outs, medallions, banding, fluting, etc.; b. That the windows and door of the Classic Moderne portion of the building be recessed; c. That additional articulation of the north elevation occur to create more interest to pedestrian and vehicular viewing travelling southerly on EI Camino Real; d. That additional articulation of the East Elevation and additional awnings be provided to create more interest and "four sided architecture" to the satisfaction of the Director of Community Development; e. That the east elevation should be revised to clearly show the second floor projection of brick supported by a column at the first floor; f. That the roof top parapet step back depicted on the roof plan should be clarified to ensure that the west elevation can be accomplished as depicted; g. That decorative lighting fixtures should be added to the south, west, and east elevations, to the satisfaction of the Director of Community Development; h. That the material board identifies a sample of the brick proposed far the project that is not similar to the color elevations and should be corrected/clarified to the satisfaction of the Director of Community Development; Resolution 4194 Design Review 2011-006 Page 7 37. The final treatment/details of all building elevations (e.g. details around the windows or additional brickwork) and architectural plan details shall be subject to review and approval by the Community Development Department. LANDSCAPING/ HARDSCAPE 38. Submit at plan check complete detailed landscaping and irrigation plans for all landscaping areas consistent with adopted City of Tustin t_andscaping requirements. The plans shall include the following: ^ Several small specimen trees shall be planted in the landscape planter along the easterly property line. Planting size, number, and type shall be subject to review and approval by the Community Development Director. ^ All landscaping must be irrigated and maintained in perpetuity for the lifetime of the project. Final planting size, number, and type for the plant materials along the south property line shall be subject to review and approval by the Community Development Director. ^ The applicant shall submit a revised materials board identifying the type, color and texture of the proposed decorative pavers. The color and material shall be compatible and complementary to the building design and shall be subject to review and approval of the Community Development Director. ^ Include a summary table identifying plant materials. The plant table shall list botanical and common names, sizes, spacing, location, and quantity of the plant materials proposed. Planters should not include grass, but shrubs, groundcover and trees. ^ Show all property lines on the landscaping and irrigation plans, public right-of-way areas, sidewalk widths, parkway areas, and wall locations. ^ The Community Development Department may request minor substitutions of plant materials or request additional sizing or quantity of materials during plan check. ^ Add a note that coverage of landscaping and irrigation materials is subject to inspection at project completion by the Community Development Department. ^ Shrubs shall be a minimum of five (5) gallon size and shall be placed a maximum of five (5) feet on center. ^ All plant materials shall be installed in a healthy vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, weeding, removal of Resolution 4194 Design Review 2011-006 Page 8 litter, fertilizing, regular watering, and replacement of diseased or dead plants. 39.On-site walls and fences shall be noted on the plans with specific materials, colors, and decorative treatments. A new decorative block wall that complements the building architecture shall be constructed along the easterly and northerly property line where not constrained by the proposed building. USE RESTRICTIONS 40.In the event that the City implements programs and regula#ions to create a parking assessment district(s), the property owner and all successors in interest shall not contest and must participate in the implementation of such programs and regulations. 41. No outdoor storage is permitted, except as approved by the Tustin Community Development Director. ORANGE COUNTY FIRE AUTHORITY 42. The applicant or responsible party shall submit proposed construction plans to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to construction. 43. Prior to issuance of a building permit, a Fire Master Plan shall be approved to the satisfaction of the Orange County Fire Authority. FEES Prior to the issuance of any building permits, payment shall be made for all applicable fees, including but not limited to, those listed below. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. a) Building plan check and permit fees to the Community Development Department. b) Orange County Fire Authority plan check and inspection fees to the Community Development Department. c) Private improvement plan check and permit fees to the Community Development Department. d) Written approval from the Orange County Sanitation District No. 7 for Sewer Connection Fees. e) New development tax to the Community Development Department based upon the most current schedule. Resolution 4194 Design Review 2011-006 Page 9 f) Transportation System Improvement Program (TSIP), Benefit Area "A" fees per square foot of new or added gross square floor area of construction or improvements to the Community Development Department. g) School facilities fee to Tustin Unified School District based upon the most current schedule. Proof of payment shall be provided to the Community Development Department prior to issuance of building permits. h) Payment of the Major Thoroughfare and Bridge Fees in effect at the time of issuance of a building permit to the Tustin Public Works Department. i) Applicable parking fees as required by Ordinance No 1416. j) 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.