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Home My WebLink About02 CUP 98-028 01-05-99DATE: JANUARY 5, 1999 NO. 2 1-5-99 Inter-Com( TO: FROM- SUBJECT: WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC HEARING FOR ZONE CHANGE 98-003 AND CONDITIONAL USE PERMIT 98-028 SUMMARY: Zone Change (ZC) 98-003 is a request to amend the Jamboree Plaza Planned Community District Regulations to list Veterinary Specialty Clinics as conditionally permitted uses within Planning Area D of Jamboree Plaza and to establish parking ratios for medical uses. Conditional Use Permit (CUP) 98-028 is a request to establish a Veterinary Specialty Clinic in Building 22 of Jamboree Plaza, located at 2965 Edinger Avenue adjacent to the proposed Commuter Rail Station. A Negative Declaration was prepared and circulated for this project in conformance with the requirements of the California Environmental Quality Act. On December 14, 1998, the Planning Commission recommended that the City Council approve this projec~ Applicant: Dr. Diane Craig, Veterinary Specialty Associates Property Owner: Jamboree Plaza Holdings, LLC ' RECOMMENDATION That the City Council take the following actions: 1. Adopt Resolution No. 99-05 approving the environmental determination for the project; Introduce and have the first reading of Ordinance 1209 and set for second reading at the Council's next scheduled meeting; and, Adopt Resolution No. 99-06 approving Conditional Use Permit 98-028. . . BACKGROUND The Jamboree Plaza Planned Community District Regulations permits or conditionally permits a variety of service, office and industrial/business uses within the center, but does not list Veterinary Specialty Clinics. The intent of the District Regulations is to create a balance of auto-related services, retail, commercial, office, light industrial and public agency uses. Specifically, Planning Area D is intended to provide for professional uses within a business park setting. Planning Area D allows for a maximum of 105,400 square feet of approved building space, of which 32,000 square feet of space could be allocated to uses within Planning Area B (Commercial/Retail) or Planning Area C (Auto Services) (see Planning Area Map - Attachment B). The applicant is proposing to develop a Veterinary Specialty Clinic within Building 22, an approximately 13,000 square foot existing building within Planning Area D. City Council Report CUP 98-028 and ZC 98-003 January 5, 1999 Page 2 At their meeting on December 14, 1998, the Planning Commission recommended that the City Council approve the zone changes and conditional use permit by adopting Resolution Nos. 3640, 3641, and 3644. The minutes are included in Attachment C and the resolutions are included in Attachment D. DISCUSSION Zone Change Section 3.4.B.4 of the Jamboree Plaza District Regulations is proposed to be amended to allow Veterinary Specialty Clinics to be. a conditionally permitted use within Planning Area D as follows: Veterinary Specialty Clinics. In addition, Section 3.7.F.2 of the District Regulations is proposed to be amended to provide a parking requirement for medical uses as follows: m. Medical Uses Four (4) spaces for each 1,000 square feet of gross floor area for the first 4,000 square feet; and six (6) spaces for each 1,000 square feet of gross floor area for areas in excess of the initial 4, 000 square feet. A decision to approve the zone change is supported by the following findings: The proposed zone change to permit, conditionally, Veterinary Specialty Clinics is consistent with the Tustin General Plan in that the site is located within a Planned Community Commercial/Business land use designation. This land use designation provides for a mixture of uses and activities such as commercial, service, and office uses. , The proposed zone change to permit, conditionally, Veterinary Specialty Clinics is consistent with the Jamboree Plaza Planned Community Regulations in that the intent is to provide for a variety of auto-related, retail, commercial, office, and public agency uses. In addition, Planning Area D is intended to provide for professionally-oriented uses in a business park setting, such as service businesses, professional offices, and industrial/corporate-type uses. Traditionally, medical offices have been considered as specialized office uses. Conditional Use Permit In conjunction with Zone Change 98-003, the applicant is requesting approval to locate a Veterinary Specialty Clinic within an existing building of Jamboree Plaza. The applicant proposes to operate as a referral specialty veterinary with dermatology, oncology, ophthalmology and surgery services for primarily companion animals such as cats, dogs, and occasionally rabbits, hamsters and guinea pigs. Dermatology, ophthalmology and oncology would-be outpatient practices and' the surgery group would refer all overnight recovery cases to local emergency clinics. Boarding, grooming and the retail sale of pet products are not proposed. No outdoor runs are proposed and no pets would be allowed outside of the building, except to and from an owner's vehicle. City Council Report CUP 98-028 and ZC 98-003 January 5, 1999 Page 3 The building is a concrete tilt-up with approximately 10,000 square feet of floor area on the first floor and an approximately 3,000 square foot mezzanine. The building is within Planning Area D and is located at the northern terminus of the signalized driveway entrance from Edinger Avenue, south of the railroad right-of-way and immediately west of the proposed Commuter Rail Station (see Site Plan - Attachment E). Within Jamboree Plaza, Building 22 is allocated forty (40) parking spaces. Based on a review of submitted plans, parking requirements for the proposed use would be calculated as follows: USES SQUARE FEET PARKING RATIO SPACES Office 2,594 square feet 4 spaces/1,000 SF 10.38 req'd. Medical 3,949 square feet 4 spaces/1,000 SF 15.80 req'd. Warehouse 6,269 square feet 1 space/1,000 SF 6.27 req'd. TO TAL 12,812 SQUARE FEET 32.45 (33) REQ'D. These particular parking standards were used to calculate the total required parking by use. Exam rooms, treatment areas, and procedure rooms were calculated at a Medical parking rate. Offices, the pharmacy area, and work stations were calculated at the general office parking rate. Finally, holding rooms, file storage, equipment storage, and other similar rooms were calculated at the warehouse parking rate. Trip generation impacts to Edinger Avenue were reviewed as a part of the environmental review for the project. Although Veterinary Specialty Clinics are not included in the Institute of Transportation Engineers (ITE) trip generation tables, staff determined that the ITE trip generation for a Medical Office and a Clinic of 300 to 400 two-way daily'trips would provide a similar generation rate for the proposed use. Using this assumption, the proposed project would add approximately 200 daily trips to Edinger Avenue over the previously approved level (1,250 Average Daily Trips) for Jamboree Plaza. A total of 1,450 ADT is below the threshold of 1,600 ADT imposed by the Orange County Congestion Management Program that would require the preparation of a detailed Traffic Impact Analysis. Hazardous waste removal would be handled by contract with firms such as BFI Waste and Stericycle. Such firms would remove all sharps (needles, scalpel blades), syringes and biologic waste. Storage of products pdor to pickup would take place in sealed plastic biohazard containers provided by the collection firm. Conditions of approval would be placed on the project requiring these methods be reviewed and approved bY the appropriate regulatory agencies, including the Orange County Fire Authority, the Orange County Health Care Agency, and the Orange County Integrated Waste Management Department. Environmental Attachment F is the Initial Study/Negative Declaration prepared for this project. Notice of the Negative Declaration public comment period was provided from November 27, 1998, through the Planning Commission and City Council meetings. No significant impacts were identified. City Council Report CUP 98-028 and ZC 98-003 January 5, 1999 Page 4 A decision to approve the Conditional Use Permit is supported by the following findings: 1) The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be confined within the building and biohazardous, medical, and sharps wastes would be stored within the building. 2) The proposed use, as conditioned, will not be detrimental to nor have a negative effect on surrounding property owners in that parking demand can be accommodated on-site, within the spaces allocated to the building. Further, the anticipated Average Daily Trips generated by the proposed use on the adjacent streets would not exceed Orange County Congestion Management Program thresholds. B E:Zc98003ccreport. doc ~ E-~zabeth A. Bir~sack Community Development Director Attachments: A- Location Map B - Planning Area Map C - Planning Commission Minutes D - Planning Commission Resolution Nos 3640, 3641 and 3644 E - Submitted Plans F- Initial Study/Negative Declaration G - Resolution Nos. 99-05, 99-06 and Ordinance No. 1209 ATTACHMENT A LOCATION MAP LOCATiON MAP ~..,-~' ._/ ( ? / I. ~--,..~. --~. ~ ,, - -.,..,/ , / ' · NO SCALE ATTACHMENT B PLANNING AREA MAP I ! l l l l I l i i l I l l l · l · · l · l l l · 1 l i i/; o. :o ./ '''- lllllllll'::]] llll lllllllll EXHIBIT- 1 ...! I I..u !,.14 I::t:: 0 ATTACHMENT C PLANNING COMMISSION MINUTES DECEMBER '14, 1998 MINUTES --...~ TUSTIN PLANNING COMMISSION REGULAR MEETING DECEMBER 14, 1998 CALL TO ORDER: PLEDGE OF ALLEGIANCE: 7:00 p.m., City Council Chambers CommissiOner Kozak INVOCATION: Commissioner Browne ROLL CALL: Chairperson Pontious, Browne, Davert, Jones, Kozak Commissioners: Present: Chairperson Pontious Vice Chair Kozak Davert Browne Jones Absent: Staff: None Elizabeth A. Binsack, Director Lois Bobak, Deputy City Attorney Minoo Ashabi, Assistant Planner Bradley Evanson, Assistant Planner Kathy Martin, Recording Secretary PUBLIC CONCERNS: (Limited to 3 minutes per person for items not on the agenda.) No Public Concerns were expressed. IF YOU REQUIRE SPECIAL ACCOMMODATIONS, PLEASE CONTACT THE PLANNING COMMISSION SECRETARY AT (714) 573-3106. CONSENT CALENDAR: (ALL MATTERS LISTED UNDER CONSENT CALENDAR ARE CONSIDERED ROUTINE AND WILL BE ENACTED BY ONE MOTION. THERE WILL BE NO SEPARATE DISCUSSION OF THESE ITEMS PRIOR TO THE TIME OF THE VOTING ON THE MOTION UNLESS MEMBERS OF THE COMMISSION, STAFF OR PUBLIC REQUEST ,, Planning Commission Min~,,,~s December 14, 1998 Page 2 CONSENT CALENDAR: SPECIFIC ITEMS TO BE DISCUSSED AND/OR REMOVED FROM THE CONSENT CALENDAR FOR SEPARATE ACTION.) 1. Minutes of the November 23, 1998 Planning Commission Meeting. Commissioner Davert moved, Commissioner Browne seconded, to approve the Consent Calendar. Motion carried 5-0. PUBLIC HEARINGS: . Conditional Use Permit (CUP) 98-028 And Zone Change 98-003 a request for authorization to amend the Jamboree Plaza District regulations Section 3.4.b.4 to list veterinary surgical clinics as conditionally permitted uses within Planning Area D and to amend Section 3.7.f.2 to include parking ratios for medical uses. CUP 98-28 is a request to establish a veterinary surgical clinic within Building 22 at Jamboree Plaza at 2955 Edinger Avenue within the Planned Community Industrial zoning district. APPLICANT: DR. DIANE CRAIG VETERINARY SPECIALTY ASSOCIATES PROPERTY OWNER: JAMBOREE PLAZA HOLDINGS, LLC Recommendation That the Planning Commission: . Adopt Resolution No. 3640 recommending that the City Council certify as adequate the Negative Declaration for the project; . Adopt Resolution No. 3641 recommending that the City Council approve Zone Change 98-002; and,. . Adopt Resolution No. 3644 recommending that the City Council approve Conditional Use Permit 98-028. The Public Hearing opened at 7:02 p.m. Bradley Evanson'presented the subject report. Commissioner Jones inquired if the clinic would be boarding animals being treated. Planning Commission tv,,..utes December 14, 1998 Page 3 Bradley Evanson'responded that boarding would be an ancillary use. The Public Hearing closed at 7:05 p.m. Commissioner Jones stated that he liked the buffer in the parking and trip generation was very conservative. Commissioner Davert moved, Commissioner Jones seconded, to recommend that the City Council approve Zone Change 98-002 and. Conditional Use Permit 98-028. Motion carried 5-0. 1 General Plan Amendment 98-002 and Zone Chanqe 98-005 a request to amend the General Plan Land Use designation for a. 152 acre abandoned Caltrans parcel from Transportation to High Density Residential and amend the zoning designation from Unclassified (U) to Planned Development (PD). The project is located at 15500 Tustin Village Way within the Unclassified zoning district. APPLICANT/ PROPERTY OWNER: Recommendation MR. ELMER TIEDJE TUSTIN VILLAGE COMMUNITY ASSOCIATION . That the Planning Commission adopt Resolution No. 3642 recommending that the City Council certify as adequate the Negative Declaration for General Plan Amendment 98-002 and Zone Change 98-005; and, 2. That the Planning Commission adopt Resolution No. 3643 recommending that the City Council approve General Plan Amendment 98-002 and Zone Change 98-005. The Public Hearing opened at 7:06 p.m. Bradley Evanson presented the subject report. The Director stated that the Commission should continue the item to a date uncertain because of an inaccurate legal description and the item will be renoticed. The Public Hearing closed at 7:12 p.m. Commissioner Davert moved, Commissioner Kozak seconded, to continue the hearing to a date uncertain. Motion carried 5-0. ATTACHMENT D PLANNING COMMISSION RESOLUTIONS 3640, 3641, 3644 ]3 14 ]5 ]9 2O 24 :)9 RESOLUTION NO. 3640 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TUSTIN CERTIFY THE FINAL NEGATIVE DECLARATION AS ADEQUATE FOR ZONE CHANGE 98-003 AND CONDITIONAL USE PERMIT 98-028 AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Zo' That Zone Change 98-003 and Conditional Use Permit 98-028 are considered "projects" pursuant to the terms of the California Environmental Quality Act; and Bo A Negative Declaration has been prepared for this project and has been distributed for public review. II. Co VVhereas, the Planning Commission of the City of TUstin has considered evidence presented by the Community Development Director and other interested parties with respect to the subject Negative Declaration. Do The Planning Commission has evaluated the proposed final Negative Declaration and determined that any impacts created by the project have been adequately addressed by previous Negative Declarations for Jamboree Plaza. A .Final Negative Declaration has been completed in compliance with CEQA and state guidelines. The Planning Commission has received and considered the information contained in the Negative Declaration prior to recommending approval of the proposed project, and found that it adequately.discussed the environmental effects of the proposed project. Further, the Planning Commission finds the project involves no potential for any adverse effects, whether individually or cumulatively, on wildlife resources; and, therefore, makes a De Minimis Impact finding related to the California State Department Fish and Game Code Section 711.4. PASSED AND ADOPTED at a regular meeting Commission, held on the 14 th day of December, 1998. ELIZABETH A. BINSACK Planning Commission Secretary of the Tustin Planning ('~LE's Li E PONTi~OUS Chairperson STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 3640 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of December, 1998 ]0 Planning Commission Secretary 11 14 1.5 16 2O 24 2.7 ]0 13 ]8 2O 24 2? RESOLUTION NO. 3641 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, RECOMMENDING THAT THE CITY COUNCIL APPROVE ZONE CHANGE 98-003, AMENDING THE JAMBOREE PLAZA DISTRICT REGULATIONS TO DESIGNATE VETERINARY SURGICAL CLINICS AS CONDITIONALLY PERMITTED USES AND ESTABLISH PARKING REQUIREMENTS FOR MEDICAL USES. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ao That a proper application was filed for Zone Change 98-003 to amend the 'Jamboree Plaza District Regulations .to designate Veterinary Surgical Clinics as Conditionally Permitted Uses within Planning Area D of Jamboree Plaza and establish medical parking rates. B, That a public hearing was duly called, noticed and held on said application on December 14, 1998 by the Planning Commission. Ce That the proposed Zone Change 98-003 is consistent with the policies of the General Plan, in that: 1) The proposed zone change to permit conditionally Veterinary Surgical Clinics is consistent with the Tustin General Plan in that the site is located within a Planned Community Commercial/BusinesS land use designation. This land use designation provides for a mixture of uses and activities permitted in the Community Commercial, Professional Office, and Industrial land use designations. These land use categories provide for a variety of commercial, service, and office uses. The proposed zone change to permit Veterinary Surgical Clinics is consistent with the Jamboree Plaza Planned Community regulations in that the intent is to provide for a variety of auto-related, retail, commercial, office, and public agency uses. In addition, Planning Area D is intended to provide for professionally-oriented uses in a business park setting, such as service businesses, professional offices, and industrial/corporate-type uses. Traditionally, medical offices have been considered as specialized office uses. Do' A Negative Declaration has been prepared and recommended for certification for this project in accordance with the provisions of the California Environmental Quality Act (CEC).A). ]2 ]4 15 20 2] 24 ')6 Resolution No. 3641 Page 2 II. The Planning Commission hereby recommends that the City Council approve Zone Change 98-003, amending the Jamboree Plaza Planned Community District Regulations as follows and attached hereto as Exhibit A: 1. Sec. 3.4.B.4.t: "t. Veterfnary surgical clinics C"; and, 2. Sec. 3.7.F.2.m: 'm. Veterinary Surgical Clinics. Four (4) spaces for each 1,000 square feet of gross floor area for the first 4, 000 square feet; and six (6) spaces for each 1,000 square feet of gross floor area for areas in excess of the initial 4,000 square feel" ELIZABETH A. BINSACK Planning Commission Secretary PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 14th day of December, 1998. ~E~LIE A. PONTIOUS Chairperson STATE OF CALIFORNIA ) COUNTY OF ORANGE. ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 3641 was duly passed 'and adopted at a regular meeting of· the Tustin Planning Commission, held on the 14th day of December, 1998. ELIZABETH A. BINSACK Planning Commission Secretary ]5 20 2.] 2.4 RESOLUTION NO. 3644 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING APPROVAL OF CONDITIONAL USE PERMIT 98-028 TO ESTABLISH A VETERINARY SURGICAL CLINIC AT 2955 EDINGER AVENUE (JAMBOREE PLAZA). The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ae That a proper application, Conditional Use Permit 98-028, was filed by Veterinary Specialty Associates requesting to establish a' Veterinary Surgical Clinic at 2955 Edinger Avenue, within Jamboree Plaza. Bo That a proper application, Zone Change 98-003, was filed by Veterinary Specialty Associates requesting to amend the Jamboree Plaza District Regulations Section 3.4.F.4 to designate Veterinary Surgical Clinics as conditionally permitted uses, and to amend Section 3.7.B.2 to establish parking requirements for Veterinary Surgical Clinics. Ct That a public hearing was duly called, noticed and held for said application on December 14, 1998 by the Planning Commission. D. That establishment, maintenance, and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort or general welfare of the persons residing or working in the neighborhood of such proposed use, evidenced by the following findings: 1) The Proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be confined to within the building and storage of biohazardous, medical, and sharps wastes would take place within the building. 2) The proposed use, as conditioned, will not be detrimental to nor have a negative effect on surrounding property owners in that parking demand can be accommodated on-site, within the spaces allocated to the building. Further, the anticipated Average Daily Trips generated by the proposed use on the adjacent streets would not exceed Orange County Congestion Management Program thresholds. ]4 20 23 24 Resolution No. 3644 Page 2 E. A Negative Declaration has been prepared and recommended for certification for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). II. The Planning Commission hereby approves CUP 98-028 to establish a Veterinary Surgical Clinic at 2955 Edinger Avenue, subject to the conditions contained in Exhibit A, attached hereto. ' PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 14th day of December, 1998. E""LIZABETH A. BIhSACK Planning Commission Secretary -lESLIE PONTIOUS Chairperson STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK,.the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of.Tustin, California; that Resolution No. 3644 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of December, 1998. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A CONDITIONAL USE PERMIT 98-028 CONDITIONS OF APPROVAL RESOLUTION NO. 3644 GENERAL 1.1 The proposed use shall substantially conform with the submitted plans for the project date stamped December 14, 1998 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. 1.2 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. · 1.3 The subject project approval shall become null and void unless permits are issued within twelve (12) months of the date of this Exhibit and substantial construction is underway. Time extensions may be granted' if a wdtten request is received by the CommUnity Development Department within thirty'(30) days prior to expiration. 1.4 Approval of Conditional Use Permit 98-028 is contingent upon the applicant and property owner signing and returning an "Agreement to Conditions Imposed" form as established by the Director of Community Development. 1.5 The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of a challenge of the City's approval for this project. 1.6 Approval of Conditional Use Permit is contingent upon approval by the City Council of Zone Change 98-003. 1.7 Amendments to Conditional use Permit 98r028 may be considered and approved by the Planning Commission. Exhibit A - Conditions of Approval .Cup 98-028 Page 2 PLAN SUBMITTAL (5) 2.1 At the time of building permit application, the plans shall comply with the 1994 Uniform Building Code, other related codes, City Ordinances, and State and Federal laws and regulations. (2) (3) (4) SOURCE CODES STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE/S DESIGN REVIEW EXCEPTIONS (s) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY (3)' 2.2 At building plan check submittal the following shall be provided: (3) (2) A. S. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the Uniform Building Codes, State Disabled Access and Energy Requirements shall be complied with as required by the Building Official. Preliminary technical detail and plans for all (3)utility installations including telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. (1) 2.3 Specifications at Building Permit plan check submittal shall reflect materials call-outs on all elevations with applicable details and notes added. USE RESTRICTIONS All biohazard and sharps waste shall be stored inside the enclosed building, in accordance with appropriate regulatory standards, as set by the Orange County Fire Authority, Health Care Agency, and Integrated Waste Management Department, for disposal by a firm specializing in the handling of biohazardous, sharps and medical wastes. 3.2 All animals shall be confined to within the building, excePt for movement to .and from the owner's vehicle. 3.3 Boarding, grooming and the retail sale of pet products shall be prohibited. Exhibit A - Conditions of Approval Cup 98-028 Page 3 HAZARDOUS MATERIALS (5) 4.1 Prior to the issuance of any grading or building permits, the applicant shall submit to the Fire Chief a list of the quantities of all hazardous, flammable and combustible materials, liquids or gases. These liquids and materials are to be classified according to the "Orange County Fire Authority Chemical Classification Handout". The submittal shall provide a summary sheet listing each' hazard class, the total quantity of chemicals stored per class and the total quantity of chemicals used in that class. All forms of. materials are to be converted to units of measure in pounds, gallons and cubic feet. FEES (1) 5.1 H) s.2 Prior to issuance of any building permits, all 'payments shall be made of all aPplicable fees including the building division and sign permit fees. .Payment shall be required based upon those rates in effect at the time of payment and are subject to change. 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 $38.00 (thirty eight dollars) 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. ATTACHMENT E SUBMITTED PLANS · / i · . I! I.! ?' :.- ".' i: . I '~ e- ~ -~ .::. ~ ir~~, -- :~, ..: · ,. . . ;- I-- ' ~ I ~_.1 ' .... ~ ; i i .~ ~,!.~.~ . ~ · ,o_ ®-'-r ~._ ~. 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'-- ' , '" ~.',"~ .i'?;~', .... - '" ' ' ":"~""'':"''" ..... i ~ ' ., , 121 .. . o ATTACHMENT F INITIAL STUDY AND NEGATIVE DECLARATION COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial PVay, Tustin, CA 92780 (714) 5 73-3 ! O0 INITIAL STUDY A. BACKGROUND Project Title: Zone Chanqe 98-003 and Conditional Use Permit 98-028 Lead Agency: . City ofTustin . 300 Centennial Way Tustin, Califomia 92780 Lead Agency Contact Person: Brad Evanson Phone: (714) 573-3118 Project Location: 2955 Edinger Avenue Project Sponsor's Name and Address: Veterinary Specialty Associates 13132 Garden Grove Boulevard Garden Grove, CA 92843 General Plan Designation: Planned Community- Commercial/Business Zoning Designation: Planned Community-Industrial (PC-IND) Project Description: The applicant wishes to amend the Jamboree Plaza District Regulations to designate Veterinary Specialty Clinics as conditionally permitted uses within Planning Area D of Jamboree Plaza. Contingent upon approval of the Zone Change, the applicant has applied for a CUP to establish a Veterinary Specialty Clinic within Planning Area D of Jamboree Plaza at 2955 Edinger Avenue. Surrounding Uses: North: AT & SF Railroad South: Edinger Ave./MCAS-Tustin East: Proposed Commuter Rail Station West: AT & SF Railroad Other public agencies whose approval is required: Orange County Fire Authority Orange County Health Care Agency South Coast Air .Quality Management District Other [~] City of Irvine [--] City of Santa Ana ['-] Orange County EMA B. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" as indicated by the checklist in Section D below. [-]Land Use and Planning [---]Population and Housing [--]Geological Problems [--]Water [~]Air Quality [~]Transportation & Circulation [--]Biological Resources [--]Energy and Mineral Resources [-]Hazards [~lNoise [--]Public Services [--]Utilities and Service Systems [_-~kesthetics [-]Cultural Resources [~Recreation [--]Mandatory Findings of Significance C. DETERMINATION: On the basis of this initial evaluation: ~] I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ~-] I fred that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described on an attached sheet have been added to the project. A NEGATIVE DECLARATION will be prepared. [-'] I find that the proposed project MAY have a significant effect on the environmem, and an ENVIRONMENTAL IMPACT REPORT is required. [--'] I fred that the Proposed project MAY have a Significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "Potentially Significant Impact" or "Potentially Significant Unless Mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that 'remain to be addressed. I fred that although the proposed project could have a significant effect on the environment, there WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier EIR pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the proposed project. I find that although the proposed project could have a significant effect on the environment, there.WILL NOT be a significant effect in this case because all potentially significant effects 1) have been analyzed adequately in an earlier NEGATIVE DECLARATION pursuant to applicable standards, and 2) have been avoided or mitigated pursuant to that earlier NEGATIVE DECLARATION, including revisions or measures that are impose u n the proposed project. Signature ,.~ Date Print Name ~~Bra~le¥ J.~~son~' I Title Assistant Planner D. ENVIRONMENTAL IMPACTS: Earlier analyses used: See Attachment A ~4vailable for review at: City of Tustin Community Development Department 1. IAN9 USE & PLANNING - WouM the proposal: a) Conflict with general plan designation or zoning? b) Conflict with applicable environmental plans or policies adopted by agencies with jurisdiction over the project? c) Be incompatible with existing land uses in the vicinity? d) Affect agricultural resources or operations? e) Disrupt or divide the physical arrangement of an established community (including a low-income or minority community)? 2. POPUI.&TION & HOUSING- Would the proposal: a) Cumulatively exceed official regional or local population projections? b) Induce substantial growth in an area either directly or indirectly (e.g., through projects in an undeveloped area or extension of major infrastructure)? - c) Displace existing housing, especially affordable housing? 3. GEOLOGIC PROBLEMS - Would the proposal result in or expose people to potential impacts involving: a) Fault rapture? b) Seismic ground shaking? c) Seismic ground failure, including liquefaction? d) Seiche, tsunami, or volcanic hazard? e) Landslides or mudflows? f) Erosion, changes in topography or unstable soil conditions from excavation, grading, or fill? g) Subsidence of land? h) Expansive soils? i) Unique geologic or physical features? 4. WATER- WouM the proposal result in: a) Changes in absorption rates, drainage patterns, or the rate and amount of surface runoff?. b) Exposure of people or property to water related hazards such as flooding? c) Discharge into surface waters or other alteration of surface water quality (e.g., temperature, dissolved oxygen or turbidity)? d) Changes in the amount of surface water in any water body? e) Changes in currents, or the course or direction of water movements? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less than Significant Impact No Impact 0 0 0 0 0 0 0 0 0 0 0 0 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 f) Change in the quantity of ground waters, either through direct additions or withdrawals, or through interception of an aquifer by cuts or excavations or through substantial loss .of groundwater recharge capability? g) Altered direction or rate of flow of groundwater? h) Impacts to groundwater quality? i) Substantial reduction in the amount of groundwater otherwise available for public water supplies? 5. AIR QUALITY - Would the proposal: o e 0 a) Violate any air quality standard or contribute to an existing or projected air quality violation? b) Expose sensitive receptors to pollutants? c) Alter air movement, moisture, or temperature, or cause any change in climate? d) Create objectionable odors? TRANSPORTATION & CIRCULATION .- Would the proposal result in: a) Increased vehicle trips or traffic congestion? b) Hazards to safety bom design features (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment) c) Inadequate emergency access or access to nearby uses? d) Insufficient parking capacity onsite or offsite? e) Ha?ards or barriers for pedestrians or bicyclists? f) Conflicts with adopted policies supporting alternative transportation (e.g. bus turnouts, bicycle racks)? g) Rail, waterborne or air traffic impacts? BIOLOGICAL RESOURCES - WouM the proposal result in impacts to: a) Endangered, threatened or rare species or their habitats (including but not limited to plants, fish, insects, animals, and birds? b) Locally designated species (e.g., heritage trees)? c) Locally designated natural communities (e.g., oak forest, coastal habitat, etc.)? d) Wetland habitat (e.g., marsh, riparian, and vernal pool)? e) Wildlife dispersal or migration corridors? ENERGY & 1VIINERAL RESOURCES - Would the proposal: a) Conflict with adopted energy conservation plans? ' b) Use nonreneWable resources in a wasteful and inefficient manner? c) Result in the loss of availability of a known mineral resource that would be of future value to the region? Potentially Significant Impact ~ _ ~ntially Significant Unless Mitigation Incorporated Less than Significant Impact No Impact 0 0 0 0 O. 0 0 0 0 0 0 0 0 0 0 0 0 0 E3 0 0 0 0 0 E3 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 FO 0 0 0 0 0 0 9. ltAZARDS - Would the proposal involve: a) A risk of accidental explosion or release of hazardous substances (including, but not limited to, oil, pesticides, chemicals, or radiation)? b) Possible interference with emergency response plan or emergency evacuation plan? c) The creation of any health hazard or potential health hazard? d) Exposure of people to existing sources of potential health hazards? e) Increased fare hazard in areas with flammable brush, grass, or trees? 10. NOISE - WouM the proposal result in: 11. 12. a) Increases in existing noise levels? b) Exposure of people to severe noise levels? PUBLIC SERVICES - WouM the proposal have an affect upon, or result in a need for new or altered government services in any of the following areas: a) Fire protection? b) Police protection? c) Schools? d) Maintenance of public facilities, including roads? e) Other government services? UTILITIES & SERVICE SYSTEMS- Would the proposal result in a need for new systems or supplies, or substantial alterations to the following utilities: a) Power or natural gas? b) Communications systems? c) Local or regional water treatment or distribution facilities? d) Sewer or septic tanks? e) Storm water drainage? f) Solid waste disposal? g) Local or regional water supplies? 13. AESTH]gTICS - Would the proposal: a) Affect a scenic vista or scenic highway? b) Have a demonstrable negative aesthetic effect? c) Create light or glare? Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less than Significant Impact No Impact 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 14. CULTURAL RESOURCES - WouM the proposal?: a) Disturb paleontological resources? b) Disturb archaeological resources? c) ,Have'the potential to cause a physical change which would affect unique ethnic cultural values? d) Restrict existing religious or sacred uses within the potential impact area? 15. RECREATION- WouM the proposal: a) Increase the demand for neighborhood or regional parks or other recreational facilities? b) Affect existing recreational oppommities? 16. MANDATORY FINDINGS OF SIGNIFIC~CE Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory b) DOes the project have the potential to achieve short-term to the disadvantage of long-term, environmental goals? c) Does the project have impacts that are individually limited, but cumulatively considerable? (''Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects). Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Potentially Unless Less than Significant Mitigation Significant Impact Incorporated Impact No Impact 0 0 0 · 0 0 0 0 0 0 0 0 0 Eo EVALUATION OF ENVIRONMENTAL IMPACTS Please refer to Attachment A for an evaluation of the environmental impacts identified in Section D above. ATTACHMENT A Evaluation of Environmental Impacts Tiered Initial Study Response Jamboree Plaza Veterinary Specialty Clinic Initial Study/Negative Declaration Conditional Use Permit 98-028 and Zone Change 98-003 Project Description On June 3, 1991, the Tustin City Council adopted Resolution 91-75 which authorized the creation of the Jamboree Plaza District Regulations for the project site. The project site originally consisted of approximately 24.4 acres subdivided to support approximately 202,000 square feet of retail, auto service, office and industrial uses. A Negative Declaration was certified for the project. Since the project approval in 1§91, approximately 26,000 square feet of building space has been developed, and approximately 3.67 acres of land originally planned for approximately 47,800 square feet of industrial/business park building space has been sold to create a commuter rail station. The remaining land had been configured to accommodate approximately 128,000 square feet of industrial/business park and retail uses. In 1997, the existing Jamboree Plaza District Regulations were amended to reconfigure the amount of proposed uses on 8.2 acres, including a net decrease in total building area, with the amount of square footage per use changing. Building area devoted to potential retail uses increased from approximately 28,000 square feet to approximately 35,000 square feet, while the space devoted to industrial/business park uses decreased from approximately 100,000 square feet to 85,000 square feet. The proposed project site, Building 22 is located directly west of the proposed Commuter Rail Station in Planning Area D. The project involves a zone change to amend the Jamboree Plaza District Regulations. Veterinary Specialty Clinics are currently unlisted uses within the Jamboree Plaza District Regulations, and the zone change would classify Veterinary Specialty Clinics as Conditionally Permitted Uses within Planning Area D. Building 22 received development approval as a part of the review of Tentative Parcel Map 97-164, Zone Change 97-002 and Design Review 97-016. This is a tiered initial study that is based on and incorporates, by reference, the environmental analysis included in the Negative Declarations adopted for Design Review 90-40, Zone Change 90- 01, Tentative Parcel Maps 90-292 and 90-293 (certified on June 3, 1991), and Design Review 97- 016, Tentative Parcel Map 97-164, and Zone Change 97-002, with supplements and addenda, as they relates to the subject property. In conformance with CEQA, the purpose of this tiered initial study is to identify and focus the environmental analysis for the project on any significant new environmental impacts that were not previously considered in the June 3, 1991, and November 3, 1997, Negative Declarations. These Negative Declarations identified several impact categories where impacts could be lessened to a level of insignificance with the imposition of mitigation measures. Staff has reviewed each of these impact categories to ensure that no new project impacts associated with the project would occur that were not identified in the June 3, 1991, or November 3, 1997, Negative Declarations. Attachment A: Zone Change 98-003/CUP 98-028 Initial Study/Negative Declaration Page Impact categories not identified to fi~ave a potential impact in the Negative Declaration have been reviewed and identified in the initial study check list appropriately to ensure that the project would not create any additional significant impacts which were not considered by the Negative Declaration and cannot be mitigated to a level of insignificance. Checklist Responses Section 1. Land Use & Planning - Less Than Significant Impact The proposed zone change to conditionally permit Veterinary Specialty Clinics is consistent with the Tustin General Plan in that the site is located within a Planned Community Commercial/Business land use designation. This land use designation provides for a mixture of uses and activities permitted in the Community Commercial, Professional Office, and Industrial land use designations. These land use categories provide for a variety of commercial, service, and office uses, including medical uses. The propOsed zone change to permit Veterinary Specialty Clinics is consistent with the Jamboree Plaza Planed Community in that the intent of the District Regulations is to provide for a variety of auto-related, retail, commercial, office, and public agency uses. Medical uses are typically considered as specialized office uses. In addition, Planning Area D is intended to provide for more professionally-oriented uses in a business park setting, such as service businesses, professional offices, and industrial/corporate-type uses. The project site is located within the existing planned community of Jamboree Plaza and will not divide or disrupt the area. Sources: Tustin General Plan. Jamboree Plaza Planned Community District Regulations. Mitigation Measures/Monitoring Required: None required. Section 5. Air Quality - Less Than Significant Impact The proposed zone change and conditional use permit for a Veterinary Specialty Clinic may generate additional vehicle trips to and from the project site. While this could cause a slight increase in vehicle pollutant emissions, such an increase would have a negligible effect on air quality. Sources: SCAQMD Standards for Preparing EIR Documents. Mitigation Measures/Monitoring Required: None required. Section 6. Transportation & Circulation - Less Than Significant Impact According to the Orange County Congestion Management Program, Edinger Avenue has been designated as a "Super Street", which sets operational parameters for ingress/egress points, signals, and traffic capacity. Although Veterinary Specialty Clinics are not included in the Institute of Transportation Engineers (ITE) tdp generation tables, staff determined that the ITE trip generation for a Medical. Office and a Clinic of 300 to 400 two-way daily trips would provide a similar generation rate for the proposed use. The proposed project would add approximately 200 daily trips to Edinger Avenue over the previously approved level (1,250 Average Daily Tdps) for Jamboree Plaza. A total of 1,450 ADT is below the threshold of 1,600 Attachment A: Zone Change 98-003/CUP 98-028 Initial Stu. dyhVegative Declaration Page 2 ADT onto Edinger Avenue imposed by the Orange County Congestion Management Program that would require the preparation of a detailed Traffic Impact Analysis. A sufficient number of parking spaces are proposed for employee parking as required by the Jamboree Plaza District Regulations. The project will not result in insufficient parking capacity on-site or off-site or inadequate emergency access or access to nearby uses. No hazards or barriers for pedestrians or bicyclists, conflicts with adopted policies supporting alternative transportation, or impacts on rail, waterborne or air traffic are anticipated. Sources: City of Tustin pUblic Works Department. KHR Traffic Study Update Dated September 3, 1997. Mitigation Measures/Monitoring Required: None required. Section 10. Noise The proposed zone change and conditional use permit for a Veterinary Specialty Clinic may generate additional vehicle trips to and from the project site. While this could cause a slight increase in vehicle operations on surrounding roadways, such an increase would have a negligible effect on roadway noise levels. Sources: City of Tustin Zoning Code. Mitigation Measures/Monitoring Required: None required. Sources: Project Application Trip Generation Evaluations Mitigation Measures/Monitoring Required: None required. Sections 2-4, 7-9, 11-15. Population & Housing; Geologic Problems; Water; Biological Resources; Energy & Mineral Resources; Hazards; Public Services; Utilities & Service Systems; Aesthetics; Cultural Resources; Recreation Since the proposed project will be located within an existing building in a mixed-use commercial center, it does not have the potential to adversely impact the above-mentioned categories. Section 16. Mandatory Findings of Significance Since the proposed project will be located in a developed area and is subject to regulation by the City of Tustin, it does not have the potential to degrade the quality of the environment nor achieve short-term environmental goals to the disadvantage of the long-term. It does not have impacts that are individually limited but cumulatively considerable or that would cause substantial adverse impacts on human beings. Attachment A: Zone Change 98-003/CUP 98-028 Initial Study/Negative Declaration Page 3 l0 14 20 24 25 2? 25 RESOLUTION'NO. 99-05 A RESOLUTION OF THE 'CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, CERTIFYING THE FINAL NEGATIVE DECLARATION AS ADEQUATE FOR ZONE CHANGE 98-003 AND CONDITIONAL USE PERMIT 98-028 AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: Ao That Zone Change 98-003 and Conditional Use Permit 98-028 are considered "projects" pursuant .to the terms of the California Environmental Quality Act; and -B. A Negative DeclaratiOn has been prepared for this project and has been distributed for public review. Co Whereas, the Planning Commission of the City of Tustin has considered evidence presented by the Community Development Director and other interested parties with respect to the subject Negative DeclaratiOn, and on December 14, 1998 recommended that the City Council certify the Negative Declaration. II. Do The City Council of the City of Tustin has reviewed and considered the Negative Declaration and has determined that the Negative Declaration is adequate and complete. A Final Negative Declaration has'been completed in compliance with CEQA and state guidelines. The City Council. has received and considered the information contained in the Negative Declaration prior to recommending approval of the proposed project, and found that it adequately discussed the environmental effects of the proposed project. Further, the City Council finds the project involves no potential for any adverse effects, whether individually or cumulatively, on wildlife resources; and, therefore, makes a De Minimis Impact finding related to the California State Department Fish and Game Code Section 711.4. PASSED AND ADOPTED at a regular meeting of the Tustin City Council, held on the 5th day of January 1999. THOMAS R. SALTARELLI Mayor PAMELA STOKER City Clerk 14 20 23 24 26 27 28 ORDINANCE NO. 1209 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF TUSTIN, APPROVING ZONE CHANGE 98-003, AMENDING THE JAMBOREE PLAZA DISTRICT REGULATIONS TO DESIGNATE VETERINARY SPECIALTY CLINICS AS CONDITIONALLY PERMITTED USES AND ESTABLISH PARKING REQUIREMENTS FOR MEDICAL USES. The City Council does hereby ordain as follows: I. The City Council finds and determines as follows: A. That a proper application was filed for Zone Change 98-003 to amend the Jamboree Plaza District Regulations to designate Veterinary Specialty Clinics as Conditionally Permitted Uses within Planning Area D of Jamboree Plaza and establish medical parking rates. Bo That a public hearing was duly called, noticed and held on said application on December 14, 1998 by the Planning Commission, and on January 5, 1999 by the City Council. Co D. That on December 14, 1998 the Planning Commission recommended that the City Council approve the project. That the proposed Zone Change 98-003' is consistent with the policies of the General Plan, in that: 1) The proposed zone change to permit, conditionally, Veterinary Specialty Clinics is consistent with the Tustin General Plan in that the site is located within a Planned Community Commercial/Business land use designation. This land use designation provides for a mixture of uses and activities pe.rmitted in the Community Commercial, Professional Office, and Industrial land use designations. These land use categories provide for a variety Of commercial, service, and office uses. 2) The proposed zone change to permit Veterinary Specialty Clinics is consistent with the Jamboree Plaza Planned Community regulations in that the intent is to provide for a variety of auto-related, retail, commercial, office, and public agency uses. In addition, Planning Area D is intended to provide for professionally-oriented uses in a business park setting, such as service businesses, professional offices, and industrial/corporate-type uses. Traditionally, medical offices have been considered as specialized office uses. 10 20 22 23 24 25 26 2? Ordinance No. 1209 Page 2 II. A Negative Declaration has been approved for this project by the City Council in accordance with the provisions of the California Environmental Quality Act (CEQA). Jamboree Plaza Holdings, LLC shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of a challenge of the city's approval of this project. III. The Planning Commission hereby recommends that the City Council approve Zone Change 98-003, amending the Jamboree Plaza Planned Community District Regulations as follows and attached hereto as Exhibit A: 1. Sec. 3.4.B.4.t: '~t. Veterinary Specialty clinics C"; and, 2. Sec. 3.7.F.2.m: "m. Veterinary Specialty Clinics Four (4) spaces for each 1,000 square feet of gross floor area for the first 4,000 square feet; and six (6) spaces for each 1,000 square feet of gross floor area for areas in excess of the initial 4, 000 square feet." IV. If any section, such section, sentence, clause, phrase or portion of this ordinance is for any reason held out to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Tustin hereby declares that it would have adopted this ordinance and each section, subsection, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. PASSED AND ADOPTED by the City Council of the City of TUstin, at a regular meeting on the 5th day of January, 1999. THOMAS R. SALTARELLI Mayor PAMELA STOKER City Clerk EXHIBITA MODIFICATIONS TO DIS TRIC T REG ULA TION$ Jamboree Plaza Dist~ _t Regulations Page 9 1. Precision machine shop m. Pharmaceutical products n. Public agencies 1) Antenna and other communication equipment not to exceed 60 feet in height and which is not entirely screened from view, subject to approval of the Community Development Director. A O · Professional, instruct motivational, vocational and/or seminar schools. p, Churches, subject to provisions of Planning Commission Resolution No. 2715 related to development guidelines for Churches in industrial areas. q. Batting cages r. s . Gymnastic studios Dance studios C t. Veterinary specialty clinics 3.5 PROHIBITED USES The following uses shall be specifically prohibited within the Jamboree Plaza Planned Community due to its location within the Browning and GCA Corridor easements agreement areas with the USMCAS-Tustin: A. Airports B. Hospitals and Sanitariums' C , Any auditorium, amphitheater and assembly halls within seating capacity for more than 1,500 persons D · Manufacturing, storage, handling and distribution of munitions, explosive, petrochemicals or gasoline or related petroleum products, except underground storage of petroleum or gasoline and related petroleum products incidental to a permitted use. Jamboree Plaza Disu~ict Regulations Page 16 square feet of gross floor area when seating is not designated. m. Veterinary Specialty Clinics Four (4) spaces for each 1,000 square feet of gross floor area for the first 4,000 square feet; and six (6) spaces for each 1,000 square feet of gross floor area in excess of the initial 4,000 square feet of floor area. G. Sign and Graphic Standards Ail signs for the project, including center identification, individual business identification, directional and informational signs shall be developed in accordance with the approved sign program for Jamboree Plaza. The sign program for Jamboree Plaza shall be. developed in accordance with applicable standards of the City Sign .Code. Planning Areas UA", ~B" and "C" shall be subject to development criteria for Commercial Districts under the shopping center subcategory. Planning Area "D" shall be subject to development criteria.for Industrial Districts. H. Limitation of Uses Ail business activity, with exception of outdoor seating as otherwise noted, and mechanical work shall take place entirely within the building. No vehicular repair shall take place in any parking space or drive aisle. Ail vehicles that are not being -worked on within the building shall be parked only within designated marked parking spaces. Absolutely no parking~ shall be permitted in front of the roll up doors or any drive aisle. · Ail inoperative vehicles shall be parked within the building. Absolutely no inoperative vehicles shall be permitted to be parked within the Jamboree Plaza outside of the building, including marked spaces. 10 20 21 _34 27 RESOLUTION NO. 99-06 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 98-028 TO ESTABLISH A VETERINARY SPECIALTY CLINIC AT 2965 EDINGER AVENUE (JAMBOREE PLAZA). The City Council does hereby resolve as follows: I. The City Council finds and determines as follows: Ac That a proper application, Conditional Use Permit 98-028, was filed by Veterinary Specialty Associates requesting to establish a Veterinary Specialty Clinic at 2965 Edinger Avenue, within Jamboree Plaza. Bo That a proper application, Zone Change 98-003, a request to amend the Jamboree Plaza District Regulations .Section 3.4.F.4 to designate Veterinary Specialty Clinics as conditionally permitted uses, and to amend Section 3.7.B.2 to establish parking requirements for Veterinary Specialty' Clinics, Was approved by the City Council. Co That a public hearing was duly called, noticed and held for said application on December 14, 1998 by the Planning Commission, and on January 5, 1999 by the City Council. Do That'on December 14, 1998, the Planning Commission recommended that the City Council approve the project. Eo That establishment, maintenance, and operation of the use applied for will not, under the circumstances of this. case, be detrimental to the health,' safety, morals, comfort or general welfare of the persons residing or working in the neighborhood of such proposed use, evidenced by the following findings: 1) The proposed use, as conditioned, will not be detrimental to the health, safety, morals', comfort and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be confined to within the building and storage of biohazardous, medical, and sharps wastes would take place within the building. 2) The proposed use, as conditioned, will not be detrimental to nor have a negative effect on surrounding property owners in that parking demand can be accommodated on-site, within the spaces allocated to the building.. Further, the anticipated Average Daily Trips generated 'by the proposed use on the adjacent streets would not exceed Orange County Congestion' Management Program thresholds. Fo A Negative Declaration has been approved for this project by the City Council in accordance with the provisions of the CalifOrnia Environmental Quality Act (CEQA). 10 12 20 21 22 24 25 26 2.7 29 Resolution No. 99-06 Page 2 II. The City Council hereby approves CUP 98-028 to establish a Veterinary Specialty Clinic at 2965 Edinger Avenue, subject to the conditions contained in Exhibit A, of Planning Commission Resolution No. 3644. PASSED AND ADOPTED by the City Council of the City of Tustin,' at a regular meeting on the 5th day of January, 1999. THOMAS R. SALTARELLI MaYor PAMELA STOKER City Clerk STATE OF CALIFO'RNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) SS CERTIFICATION FOR RESOLUTION NO. 99-06 PAMELA STOKER, City. Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, does hereby certify that the whole number of the members of the City Council of the City of Tustin is 5; that the above and foregoing Resolution No. 99-06 was duly and regularly introduced, passed, and adopted at a regular meeting of the Tustin City Council, held on the 5th day of January, 1999. COUNCILMEMBERAYES: COUNCILMEMBER NOES: COUNCILMEMBERABSTAINED: COUNCILMEMBERABSENT: PAMELA STOKER City Clerk