Loading...
HomeMy WebLinkAbout02 CUP 02-004 DR02-008Report to the ~tem #2 Planning Commission DATE: OCTOBER 14, 2002 SUBJECT: CONDITIONAL USE PERMIT 02-004 AND DESIGN REVIEW 02-008 APPLICANT/ PROPERTY OWNER: ALDERSGATE UNITED METHODIST CHURCH ATTN: PHILLIP STARKENBURG 1201 IRVlNE BOULEVARD TUSTIN, CA 92780 CONSULTANT: RENGEL ARCHITECTS ATTN: RICHARD RENGEL 333 EL CAMINO REAL TUSTIN, CA 92780 LOCATION: 1201 IRVlNE BOULEVARD ZONING' PUBLIC AND INSTITUTIONAL (P&I) ENVIRONMENTAL STATUS: REQUEST: THIS PROJECT IS CATEGORICALLY EXEMPT FROM CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) REQUIREMENTS PURSUANT TO SECTION 15301 (CLASS 1). TO CONSTRUCT A 1,320 SQUARE FOOT CHOIR ROOM EXPANSION AT AN EXISTING CHURCH FACILITY RECOMMENDATION That the Planning Commission adopt Resolution No. 3846 approving Conditional Use Permit 02-004 and Design Review 02-008. BACKGROUND The original church facility was constructed in 1959 under the County of Orange's jurisdiction. The County of Orange issued all of the permits for the property until it was annexed into the City of Tustin in 1982. At the time of annexation, the property was operating with a 302-seat sanctuary with an attached 285 square foot choir room, a single-stow administration building, a single-stow social hall, and a two-stow educational building. In 1990, the Planning Commission approved Conditional Use Permit (CUP) 90- 18, the first use permit issued since the church's annexation, authorizing the establishment of a day care facility, with a maximum of forty-eight (48) children, within the existing educational building. The Planning Commission also approved an amendment to Planning Commission Report CUP 02-004 & DR 02-008 October 14, 2002 Page 2 CUP 90-18 in 1991, authorizing the construction of a new 8,300 square foot building to accommodate administration offices and to enlarge the day care facility to a total of 132 children. The applicant proposes to expand the existing choir room by 1,320 square feet to provide additional practice and storage room. Site and Surrounding Propertie-~ The site is located on the north side of Irvine Boulevard between Charloma Drive and Elizabeth Way. The 3.2-acre site is bordered by residential uses to the northwest, north and northeast, an Orange County Fire Authority station to the east, a commercial shopping center to the south across Irvine Boulevard, and a small retail center to the west (Attachment A- Location Map). The adjacent residential properties to the north and the fire station to the east are located within the unincorporated area of the County of Orange. DISCUSSION The applicant proposes to expand the existing 660 square foot choir room by 1,320 square feet along the southwest side of the existing church building (Attachment B - Site Plan and Floor Plans/Elevations). The addition would expand the building closer to Irvine Boulevard and the western driveway entrance at Irvine Boulevard; the existing monument cross would remain in its existing location. The expansion would provide a general assembly area for choir practice on Thursday evenings from 7:00 p.m. to 9:00 p.m. and before church services on Sundays with non-fixed seating, a music library and storage room, and a general storage room with internal and external access. The proposed expansion has been designed to be compatible with the existing site development and the neighboring properties. Since there are no specified development standards within the P&I zoning district, the Design Review process ensures that the proposed development is designed in context with the site and neighborhood. The proposed front yard setback is generally consistent with development along Irvine Boulevard and, more specifically, with the adjacent fire station to the east and the small retail center to the west. The typical front yard setback within commercial and office districts ranges from zero to twenty (20) feet, and the typical side yard setback is zero to ten (10) feet. The expansion will reduce the existing thirty-eight (38) foot front yard setback, along Irvine Boulevard, to twenty-one (21) feet and the nearest side yard setback to the west property line to forty-two (42) feet. The expansion would conform to the typical building setbacks for commercial and office developments in the City and in the immediate vicinity. The fourteen (14) foot roof height of the choir room would be significantly lower than the adjacent forty-one (41) foot high sanctuary building and fifty-three (53) foot, six (6) inch high monument cross. The addition will also have a flat roof with parapet rather than a pitched roof to minimize its visual presence and screen all rooftop equipment as required Planning Commission Report CUP 02-004 & DR 02-008 October 14, 2002 Page 3 by Condition 5.2. There will be a four (4) foot by six (6) foot aluminum frame window on the east-facing wall to provide light and ventilation. The lot coverage of the site would be fourteen percent (14%), which is significantly lower than the typical one hundred percent (100%) maximum coverage permitted in commercial districts, less parking and landscaping requirements. The materials and colors of the addition are consistent with the church and accessory buildings. However, during the planning process, staff recommended that the addition be integrated into the existing architecture through the use of a pitched roof and enhanced building materials, windows, and landscaping. The applicant does not believe the proposed addition should compete with the main sanctuary by adding a significant roof element or major wall articulation. Since the proposed addition will be closer to the street, increase the mass of the building, and appear as one of the primary structures on the site, staff recommends that a significant landscape screen be installed to minimize the visual impact of the addition. Conditions 4.1 and 4.2 are included to ensure a sufficient landscape screen by requiring specific types, sizes, and quantities of trees and shrubs, including similar species to those that currently exist along the frontage of Irvine Boulevard. Traffic and Parkinn The site has two (2) driveways that provide access from Irvine Boulevard along the south boundary and from Wass Street along the north boundary. The proposed location of the choir room expansion would not interfere with drive areas or required access. In addition, the expansion is not expected to have traffic impacts since it will function during off-peak hours and is a minimal addition to the church use. The choir room, including the propoSed addition, would be used from 7:00 p.m. to 9:00 p.m. on Thursday evenings, and on Sundays before church services as stated in Condition 3.1. The sanctuary and social hall generally operate evenings and weekends, while the office and daycare uses in buildings B, D, and E are used during typical business hours on Monday through Friday. Based on simultaneous use of the choir room, sanctuary, and social hall, a total of 291 parking spaces would be required, resulting in a deficiency of 107 parking spaces. To ensure sufficient parking is provided, Condition 3.2 would limit the permitted total . number of persons when the choir room, sanctuary, and social hall are in use at the same time. While the typical parking requirement for an assembly use with non-fixed seating is one (1) parking space for every thirty-five (35) square feet of floor area, the number of members in the choir may fluctuate. Therefore, the maximum number of persons allowed in all buildings would be 552 based upon the provided 184 parking spaces, or one (1) space for every three (3) people. When the daycare and office uses in buildings B, D, and E are in use, there may be a maximum of 270 persons in the choir room, sanctuary, and social hall. Planning Commission Report CUP 02-004 & DR 02-008 October 14, 2002 Page 4 If the facility operates as conditioned, the project will not create parking, access, or traffic impacts. However, if the use is not operated in accordance with the conditional use permit or parking and traffic issues arise, Condition 3.3 would require the applicant to submit a traffic or parking impact analysis and implement mitigation measures such as modifying or reducing the days or hours of use. While the activities in the choir room could generate external noise, the noise level associated with the use is not anticipated to exceed the standards of the Noise Ordinance or create adverse noise impacts in the area. As proposed, the room will have acoustical sound absorbing wall coverings on the north and south interior walls, and the two (2) storage rooms along the west side of the room will provide equal, if not more, sound buffering to the west side of the building. The only window proposed in the choir room is on the southeast elevation facing Irvine Boulevard, is four (4) feet by six (6) feet, and will have dual glazing. Condition 3.4 requires that during anytime the choir room is in use, the exterior doors and window shall remain closed. If the City were advised that the choir room is operating outside the scope of the City Noise Ordinance, Condition 3.3 would require the applicant to submit a noise analysis and implement mitigation measures. Land_ecanino The choir room expansion would encroach into an existing landscape planter in front of the existing church building, immediately adjacent to Irvine Boulevard; three (3) mature trees will need to be removed. Condition 4.1 requires five (5) larger, twenty-four (24) inch box olive trees to be planted in front of the expansion to replace the removed trees to help soften the mass and appearance of the chiseled concrete on the building's exterior. In addition to the trees, twenty-nine (29) 10-gallon "New Zealand Flax," eighty-three (83) l-gallon "Lily-of-the-Nile," and ten (10) l-gallon "Daylily" shrubs will be planted with the trees. There are existing mature juniper shrubs in front of the sanctuary that will not be removed, Condition 4.1 would also require the applicant to select new plant species that would provide a continuity of materials along the front of the property. ANALYSIS In determining whether to approve the Conditional Use Permit, the Planning Commission must determine whether or not the proposed use 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, or whether the location, size, architectural features and general appearance of the addition will impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. Planning Commission Report CUP 02-004 & DR 02-008 October 14, 2002 Page 5 A decision to approve this request may be supported by the following findings: 1) The proposed use is compatible with the surrounding uses in that the choir room supports the church use which is conditionally permitted within the Public and Institutional zone and that the church is oriented towards providing for the needs of the surrounding community. 2) The use, as conditioned, will not have a negative effect on the surrounding property owners, or impact traffic or the availability of off-street parking in that the required parking is satisfied by the existing off-street parking (184 spaces) and as conditioned. 3) The proposed choir room building and use expansion will be visually integrated into the property and existing building with matching architecture and enhanced landscaping elements, as conditioned, to soften the massing and appearance of the addition. 4) The proposed addition conforms to the typical development standards of commercial and office zoning districts within the City and with other existing developments in the immediate vicinity. 5) Due to an expected increase in pedestrian traffic associated with the increase in floor area, any damaged public improvements such as cracked or displaced sidewalk surface to the front of the property will need to be repaired or replaced to ensure safe ingress and egress. Assistant Planner Karen Peterson Senior Planner Attachments: A. Location Map B. Site Plan and Floor Plans/Elevations C. Resolution No. 3846 pcreport/cup02-004.doc ATTACHMENT A Location Map LOCATION MAP PROJECT NO. ADDRESS CUP 02-004 DR 02-008 201 Irvine Boulevard "Aldersgate United Methodist Church. Choir Room Expansion" CITY BOULEvAi~C ATTACHMENT B Site Plan and Floor Plans/Elevations z z LU Z. 'mo $ 't ATTACHMENT C Resolution No. 3846 RESOLUTION NO. 3846 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 02-004 AND DESIGN REVIEW 02-008 TO AUTHORIZE THE CONSTRUCTION OF A 1,320 SQUARE FOOT CHOIR ROOM EXPANSION AT AN EXISTING CHURCH FACILITY AT 1201 IRVlNE BOULEVARD The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit 02-004 and Design Review 02-008 was filed by Phillip Starkenburg, on behalf of Aldersgate United Methodist Church, requesting authorization to construct a 1,320 square foot choir room expansion to an existing 660 square foot choir room at an existing church facility at 1201 Irvine Boulevard (APN 501-081-21). B. Pursuant to City Code Section 9245b(a), churches and accessory uses require a conditional use permit approved by the Planning Commission. C. That the proposed use is consistent with the General Plan land use designation "Public/Institutional" which provides for church and accessory 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. D. That a public hearing was duly called, noticed, and held on said application on October 14, 2002, by the Planning Commission. Eo That the establishment, maintenance, and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin, as evidenced by the following findings: 1) 2) The proposed use is compatible with the surrounding uses in that the choir room supports the church use which is conditionally permitted within the Public and Institutional zone and that the church is oriented towards providing for the needs of the surrounding community. The use, as conditioned, will not have a negative effect on the surrounding property owners or impact the availability of off-street parking in that the required parking is satisfied by the existing off- street parking (184 spaces). Resolution No. 3846 Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 2 II. 3) 4) The proposed choir room building and use expansion will not be a detriment to the public, health, safety, welfare and aesthetics of the community since the structure will be visually integrated into the property and existing building with suitable architectural and landscaping elements. The proposed use will not be detrimental to the surrounding properties in that the use is not anticipated to create any exterior noise or parking or traffic impacts not typically associated with the existing church use, and the hours of operation will be limited to Saturday and Sunday evenings when the church is not typically functioning at capacity. F, Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features, and general appearance of Design Review 02-008, as conditioned, will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Landscaping, parking area design, and traffic circulation. 8. Location, height, and standards of exterior illumination. 9. Location and appearance of equipment located outside an enclosed structure. 10. Physical relationship of proposed structures to existing structures in the neighborhood. 11. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 12. Development Guidelines and criteria as adopted by the City Council. G, That this project is Categorically Exempt from the requirements of the California Environmental Quality Act, pursuant to Section 15301 (Class 1). The Planning Commission hereby approves Conditional Use Permit No. 02-004 and Design Review 02-008 requesting authorization to construct a 1,320 square foot choir room expansion to an existing 660 square foot choir room at an existing church facility at 1201 Irvine Boulevard, subject to the conditions contained within Exhibit A attached hereto. Resolution No. 3846 Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 3 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting held on the 14th day of October, 2002. STEPHEN V. KOZAK Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA ) COUNTYOF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that l am the Recording Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3846 passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of October, 2002. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 3846 CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 02-004 AND DESIGN REVIEW 02-008 1.1 The proposed use shall substantially conform with the submitted plans for the project date stamped on October 14, 2002, 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 to be consistent with the provisions of the Tustin City Code and other applicable codes. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Approval of Conditional Use Permit 02-004 and Design Review 02-008 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) 1.4 As a condition of approval of Conditional Use Permit 02-004 and Design Review 02-008, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. SOURCE CODES (1) (2) (3) (4) STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE/S DESIGN REVIEW EXCEPTIONS (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 2 (1) 1.5 Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100.00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council ordinance. PLAN SUBMITTAL (1) 2.1 Architectural treatments, exterior colors and finishes of the proposed addition including the chiseled masonry concrete, wall colors, and window shall match the existing colors and materials to the greatest extent feasible, subject to final approval of the Community Development Department. Specifications at Building Permit plan check submittal shall identify materials and colors on all elevations with applicable details and notes added. (4) 2.2 The colors and materials for the exterior of the building shall be compatible with the existing buildings on-site: Wall Material Window Type Exterior Doors Chiseled Texture, Concrete Masonry Unit (C.M.U.) Tempered Glass, dual glazed with white aluminum frame Metal doors and frames to be a bronze finish (4) 2.3 No outdoor storage is permitted at any time, except during construction as approved by the Tustin Community Development Director. (1) 2.4 No exterior down spouts or roof scuppers shall be permitted. All roof drains shall utilize interior piping but may have exterior outlets at base of buildings. (c) 2.5 All building and structure surfaces shall be maintained in good repair and clean, free of chipping, cracking, or fading paint. Graffiti shall be removed, to the satisfaction of the Community Development Director, within forty-eight (48) hours of occurrence. USE RESTRICTIONS (*) 3.1 The days and hours operation for all existing and proposed uses shall be in accordance with the following table: Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 3 I Buildinq Sq. Ft. Use Ratio Required Stalls Days/Hours IA 4,125 Sanctuary I per 3 seats 102 1,605 Choir Room I per 35 sq.ft. 46 Sunday 7:00 a.m. to 11:00 p.m. lC 1,050 Office I per 35 sq.ft. 4 950 Conference 1 per 35 sq.ft. 27 3,240 Social Hall 1 per 35 sq.ft. 143 Thurs. Evenings, 7-9pm Sunday 7:00 a.m. to 11:00 p.m. Monday - Friday 7:00 a.m. to 7:00 p.m. Daily 7:00 a.m. to 11:00 p.m. 3,000 Office 1 per 250 sq.ft. 12 3,000 Office 1 per 250 sq.ft. 12 Mon.-Fri. 7:00 a.m. to 7:00 p.m. Mon.-Fri. 7:00 a.m. to 7:00 p.m. D&E 6,000 Daycare 1 per 8 children 17 Staff 1 per 1 staff 21 Mon.-Fri. 7:00 a.m. to 6:00 p.m. Per CUP 90-18, as amended When the choir room, sanctuary, and social hall are in use at the same time, the maximum number of persons allowed in all buildings is 552 based upon the provided 184 parking spaces, or one (1) space for every three (3) people. When the daycare and office uses in buildings B, D, and E are in use, there may be a maximum of 270 persons in the choir room, sanctuary, and social hall. (*) 3.2 The choir room is for the use of the church only. (*) 3.3 If in the future the City determines that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the choir room expansion operating outside the scope of CUP 02-004 or the Tustin City Code, the Community Development Director may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and bear all associated costs. If the study indicates that the use is not in compliance with the Tustin City Code, the applicant shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department. (*) 3.4 To ensure compliance with the Tustin Noise Ordinance, all exterior doors shall remain closed while the choir room is in use. LANDSCAPING (*) 4.1 Five (5) twenty-four (24) inch box olive trees shall be planted directly in front of the expansion to replace the removed trees, and twenty-nine (29) l-gallon "New Zealand Flax," eight-three (83) l-gallon "Lily-of-the-Nile," and ten (10) l-gallon "Daylily" shrubs will be planted with the trees. In addition, juniper shrubs, to match the existing shrubs, shall be incorporated into the landscape plan prior to building permit issuance. All Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 4 (*) 4.2 (c) (C) 5.2 (C) 5.3 landscaping materials shall be selected to provide continuity along the front of the property. All plant materials shall be installed in a healthy and vigorous condition typical to the species and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, trimming, moving, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. At the time of building permit application, the plans shall comply with the most currently adopted City Ordinances and State and Federal laws and regulations. The City of Tustin is currently using the following: 1998 California Building Code (CBC), 1998 California Mechanical Code (CMC), 1998 California Plumbing Codes (CPC), 1998 California Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations. Building plan check submittal shall include the following: · Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical; · Two (2) copies of structural calculations; · Two (2) copies of Title 24 energy calculations; · Elevations that include all proposed dimensions, materials, colors, finishes, and partial outlines of adjacent buildings on-site and off-site where applicable; · The location of any utility vents or other equipment shall be provided on the roof plan; · Cross-section details showing the installation of the proposed rooftop equipment. Rooftop equipment shall be installed and maintained so as not to be visible from the public right-of-way and shall be located a minimum of six (6) inches below the parapet, and, · Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. The plans submitted shall indicate that restrooms are accessible to persons with disabilities as per State of California Accessibility Standards (Title 24). Plumbing fixture units are required to comply with the 1998 California Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 5 Plumbing Code, Chapter Four (4) Table 4-1, or as approved by the Building Official. (c) s.4 Openings in exterior walls are not permitted fewer than five (5) feet from property lines per 1998 California Building Code Table 5A. (c) s.5 Exterior walls are required to be fire resistive of construction due to location on property as determined in Table 5-A of the 1998 CBC. (C) 5.6 Prior to permit issuance, clearance from the Orange County Fire Authority is required. (C) 5.7 Vehicle parking, primary entrance to the building, the primary paths of travel, sanitary facilities, and drinking fountains shall be accessible to persons with disabilities. (C) 5.8 No part of the structure shall project beyond the property line. (C) 5.9 Provide area analysis for all buildings and show compliance with allowable floor areas based on 1998 California Building Code Chapter 5 Table 5-B. (c) s.10 Four (4) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: · Technical details and plans for all utility installations including telephone, gas, water, and electricity. Three (3) copies of precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in the soil report. All pavement "R" values shall be in accordance with applicable City of Tustin standards. · All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. (c) S.ll The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 6 (c) 5.12 The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. (C) 5.13 A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Building Official for determination of the bond amount. (c) 5.14 The applicant shall comply with the following conditions pertaining to the requirement for a Water Quality Management Plan: A. Prior to issuance of building permits, the applicant shall submit for approval by the Community Development and Public Works Departments a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. B. Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,500.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. C. Prior to issuance of any permits, the property owner shall record a Notice of Water Quality Management Plan (WQMP) with the County Clerk Recorder on a form provided by the Community Development Department to inform future property owners of the requirement to implement the approved WQMP. Do Prior to the issuance of any permits, the property owner and applicant shall provide written consent and authorization to enter the property for the purpose of conducting compliance assessments. An authorized inspector may inspect the property for the purpose of verifying compliance with Chapter 4 of the Tustin City Code (Water Quality Ordinance) and verifying compliance with the approved Water Quality Management Plan. Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 7 E. The Community Development and Public Works Departments shall determine whether any proposed change in use requires an amendment to an approved Water Quality Management Plan. (c) s. s A note shall be provided on the final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. (C) 5.16 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. ENGINEERING (C) 6.1 The applicant shall obtain approval from East Orange County Water District prior to the issuance of a building permit. (C) 6.2 Due to an expected increase in pedestrian traffic associated with the increase in floor area, any damaged public improvements such as cracked or displaced sidewalk to the front of the property will need to be repaired or replaced as directed by the City Inspector. 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. All improvements shall be completed prior to issuance of the Certificate of Occupancy. ORANGE COUNTY FIRE AUTHORITY (*) 7.1 Prior to the issuance of any building permits, the applicant shall obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. Please contact the Orange County Fire Authority at (714) 744-0499 or visit the Orange County Fire Authority website to obtain a copy of the "Guidelines for Emergency Access." This condition is necessary to determine if the expansion will impact the emergency access and/or fire lanes. (C) 7.2 Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads fewer than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke, and colors of the lettering and its contrasting background. Please contact the Orange County Fire Authority Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 8 at (714) 744-0499 or visit the Orange County Fire Authority website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." (c) 7.3 Prior to the issuance of a building permit, the applicant shall submit plans for any addition and/or change to the automatic fire sprinkler system in any structure to the Fire Chief for review and approval. Please contact the Orange County Fire Authority at (714) 744-0499 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (c) 7.4 Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the Orange County Fire Authority at (714) 744-0499 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. (c) 7.5 Prior to the issuance of a building permit, plans for any change, modification, or addition to the existing fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the Orange County Fire Authority at (714) 744-0499 or visit the Orange County Fire Authority website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." (c) 8.1 Prior to issuance of any permits, the applicant shall pay the following fees. Payment will be required based upon the rate in effect at the time of permit issuance and are subject to change. A. All applicable Building plan check and permit fees shall be paid to the Community Development Department. Bo Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. C. Orange County Sanitation District No. 7 Sewer Connection Fees in effect at the time of a building permit issuance for the expansion. At present, the fee for 1,320 square feet of Iow capacity demand facility is $145.20. Resolution 3846 - Exhibit A Conditional Use Permit 02-004 & Design Review 02-008 October 14, 2002 Page 9 D, 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 $43.00 (forty-three dollars) 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.