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HomeMy WebLinkAboutZA AGENDA CUP 2014-07 ANCILLARY SCUBA INSTRUCTION - 6-30-14AGENDA FJEPORT ITEM w MEETING DATE: JUNE 30, 2014 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2014 -07 APPLICANT: PROPERTY OWNER: TIM LAU TUSTIN BUSINESS CENTER, LLC 2600 WALNUT AVENUE, SUITE F 1400 QUAIL STREET, SUITE 105 TUSTIN, CA 92780 NEWPORT BEACH, CA 92660 LOCATION: 2600 WALNUT AVENUE, SUITE F GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL /BUSINESS ZONING: PLANNED COMMUNITY INDUSTRIAL (PC -IND) IRVINE INDUSTRIAL COMPLEX (IIC) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: TO OPERATE ANCILLARY SCUBA INSTRUCTION IN CONJUNCTION WITH AN EXISTING WHOLESALE AND ONLINE SCUBA STORE. Zoning Administrator June 30, 2014 CUP 2014 -07 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 14 -003 approving Conditional Use Permit (CUP) 2014 -07 to operate ancillary scuba instruction in conjunction with an existing wholesale and online scuba equipment shop located within an existing 1,800 square foot tenant space at 2600 Walnut Avenue, Suite F. APPROVAL AUTHORITY The project site is located within the Planned Community Industrial (PC IND) zoning district and designated as Planned Community Commercial /Business by the General Plan Land Use Map and subject to the Irvine Industrial Complex (IIC) Planned Community District Regulations. Section Vl, Subsection C of the IIC requires approval of a CUP prior to establishing indoor recreational uses such as scuba instruction. Section 9299b(3)(f) of the Tustin City Code (TCC) gives the Zoning Administrator authority to approve, conditionally approve, or deny minor conditional use permits for existing development where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. BACKGROUND Nocturnal Lights, Inc. (applicant) has been operating a wholesale and online scuba equipment store at the subject location since August, 2012. Earlier this year the business moved to a larger tenant space within the same complex. The current tenant space comprises 1,800 square feet consisting of office, warehouse space and wholesale activities. The property consists of eleven buildings with inline tenant spaces which share parking. The building at 2600 Walnut Avenue has eight (8) tenant spaces which total 13,500 square feet. Adjacent tenants on either side of the business include a martial arts studio and an attorney's office. Location The subject property is located on the southerly comer of the intersection of Franklin Avenue and Walnut Avenue. Adjacent properties surrounding the site are located within the same underlying zoning of PC -IND with the exception of the properties to the west across Franklin Avenue which are designated as Planned Community Commercial (PC COMM). All surrounding properties; however, are located within the Irvine Industrial Complex. The properties designated as PC COMM allow the same uses, but are more flexible in their allowance of commercial uses. Zoning Administrator June 30, 2014 CUP 2014 -07 Page 3 In 1991, the TCC adopted Ordinance 1076 approving Zone Change (ZC) 91 -03 to amend the Irvine Industrial Complex Planned Community, allowing for private indoor recreational uses such as batting cages, dance studios, gymnastic studios and martial arts studios as conditionally permitted uses. A Negative Declaration was prepared in conformance with the California Environmental Quality Act and it was determined that there would not be a significant effect on the environment. These "assembly type" uses were determined to be consistent with other industrial and commercial districts. Specific parking standards, consistent with those of other similar uses in the Zoning Code, were incorporated into the Planned Community text. PROJECT DESCRIPTION: The applicant is proposing to operate ancillary scuba instruction within their existing tenant space. No tenant improvements are proposed to the space; however, some operations will be moved around within the space to accommodate a small classroom area for the instructions. Clients of the scuba instruction will receive lectures and presentations as well as learn how to use to scuba equipment. Pool and ocean training sessions will occur offsite in various locations, but clients will pick up the required scuba equipment at the tenant space. Scuba instruction is proposed during the evening hours one (1) or two (2) nights weekly. An air compressor will be located at the rear of the tenant space for the purposes of filling up air tanks for the clients use off -site. All operations will occur within the existing building with the doors closed. No outdoor storage of materials including air tanks will occur at the property. Zoning Administrator June 30, 2014 CUP 2014 -07 Page 4 Hours of Operation and Parking The primary wholesale and online scuba equipment business operates from 10:00 a.m. to 6:30 p.m. Monday through Saturday. The ancillary scuba instruction would occur in the evening hours after the primary business closes from the hours of 6:30 p.m. to 9:30 p.m. The majority of tenants within the center will have closed by the time scuba instruction begins. The business is currently approved for fifty (50) percent office, twenty (20) percent warehouse, and thirty (30) percent wholesale use within an 1,800 square foot tenant space. The proposed indoor recreational, scuba instruction, use requires a parking ratio of one (1) space for each three (3) persons. The current use is allotted 4.5 parking stalls which would allow for a maximum of thirteen (13) persons, including instructors, for scuba instruction within the tenant space at any given time. If in the future, the applicant wishes to operate the scuba instruction at the same time as the primary business then a comprehensive parking summary of the center would need to be provided demonstrating that the required parking is provided. FINDINGS: In determining whether to approve the CUP for the ancillary scuba instruction use, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood, 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. A decision to approve this request may be supported by the following findings: 1) Section VI, Subsection C of the IIC allows for indoor recreational uses such as scuba instruction subject to the approval of a CUP. 2) The proposed use would be an ancillary component of the existing primary business of the wholesale and online scuba equipment store. 3) No parking or traffic impacts are anticipated since the scuba instruction would not occur at the same time as the primary business use. Scuba instruction would occur in the evening hours when the majority of tenants within the center are closed. The number of clients and instructors would be limited to the available parking allotted to the tenant space. 4) All activities would occur within the building and no outdoor storage would be permitted. Zoning Administrator June 30, 2014 CUP 2014 -07 Page 5 5) No noise impacts are anticipated as the exterior doors to the tenant space are required to remain closed when operating the air compressor. 6) As conditioned, Conditional Use Permit 2014 -07 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with Conditional Use Permit 2014 -07 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the Conditional Use Permit. Staff recommends that that the Zoning Administrator adopt Zoning Administrator Action No. 14 -003 approving Conditional Use Permit 2014 -07 to operate ancillary scuba instruction in conjunction with an existing wholesale and online scuba equipment shop located within an existing 1,800 square foot tenant space at 2600 Walnut Avenue, Suite F. (/ Nv&.PNW an Swiontek Senior Planner Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. ZAA 14 -003 ImLC :IOTI1:401 kr_1 Location Map / 'rill PEPPER TREE CIR. C/,p LOCATION MAP CUP 2014-07 2600 WALNUT AVE, SUITE F EAST INDU! AREA PROJECT SITE BEN LIEY C, F -11 af_Ta:IkhIA04 ra:3 Land Use Fact Sheet LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2014 -07 2. LOCATION: IRVINE INDUSTRIAL COMPLEX 3, ADDRESS: 2600 WALNUT AVENUE, SUITE F 4. APN(S):432- 492 -31 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: NONE PERTAINING TO TENANT 6. SURROUNDING LAND USES: NORTH: INDUSTRIAL/OFFICE SOUTH: INDUSTRIAL /OFFICE EAST: INDUSTRIAL /OFFICE WEST: INDUSTRIAL/OFFICE 7. SURROUNDING ZONING DESIGNATION: NORTH: PC IND - PLANNED COMMUNITY INDUSTRIAL SOUTH: PC IND - PLANNED COMMUNITY INDUSTRIAL EAST: PC IND- PLANNED COMMUNITY INDUSTRIAL WEST: PC COMM -PLANNED COMMUNITY COMMERCIAL 8. SURROUNDING GENERAL PLAN DESIGNATION NORTH: PC COMMERCIAL /BUSINESS SOUTH: PC COMMERCIAL /BUSINESS EAST: PC COMMERCIAL /BUSINESS WEST: PC COMMERCIAL /BUSINESS 9. SITE LAND USE: A. EXISTING: INDUSTRIAL /OFFICE /SUPPORT COMMERCIAL B. PROPOSED: SAME C. GENERAL PLAN: PC COMMERCIAL /BUSINESS D. ZONING: PC IND PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10, LOT AREA: 10.2 ACRES APPROX, 11. PARKING: 377 PROVIDED STALLS; NO CHANGE TO PARKING 12. TENANT IMPROVEMENTS: NONE ATTACHMENT C Submitted Plans RECEIVED APR 2 9 2014 D.B.A.: wet dog SCUBA COMMUNITY ULVELOPMENT BY: Request to The City of TUSTIN for a "CONDITIONAL USE PERMIT Nocturnal Lights, Inc. is a 10 year old Internet company offering the Dive Community a better way to gain access in the purchase of dive gear and the training on how to learn to SCUBA dive. Our request to The City of TUSTIN for a "CONDITIONAL USE PERMIT", to allow Nocturnal Lights, Inc. (D.B.A.: wet dog SCUBA), to offer lectures to learn how to SCUBA dive. No physical changes or construction inside or outside of our "PAD" will take place for our endeavor. We are only rearranging some display cases in the retail center and moving our IT folk's work stations from the current retail center to another room. There are now 4 divisions of Nocturnal Lights, Inc: 1) www.Nocturnalliehts com Nocturnal Lights.com Inc is a manufacturer of underwater lighting systems catering to various types of divers, underwater photographers, and underwater vdeographers all over the world. Our philosophy is to provide our users the best in class underwater lighting technology and design, and our focus on reliability and value has made us the preferred underwater lighting manufacturers for consumers and professionals alike. 2) www.shootin underwater.com Serving Divers Photographers and Videographers ShootingUnderwater.com offers a full line of underwater photo equipment like underwater camera and video housings, strobes, video lights, and accessories. Working with only the most reputable manufacturer in the business, we make sure our customers get the best products, support, and prices. 3) www.divecatalog.com DiveCatalog.com is a source for scuba divers to research, review, and shop for a complete line of scuba diving equipment. Our goal is to provide you with the widest selection of top rated products, best service, and the best prices. By working closely with only the most reputable manufacturers in the scuba industry, we strive to make sure our customers enjoy the best products, customer support, and prices. And our NEW Retail Center in Tustin CA D.B.A.: wet dog SCUBA 4) www.wetdogSCUBA.com wet dog SCUBA is a Southern California Dive Shop that offers scuba and photo equipment, certification, and rentals. With an experienced staff and a full line of products from over 30 suppliers, we are here to get you in the water with some of the best equipment in the market. We are located on 2600 Walnut Ave, Suite F, Tustin, CA 92780 on Walnut between Jamboree and Tustin Ranch Road. Hours of Operation Monday to Saturday: l O:OOAM- 7:OOPM. Dive Certifications We offer open water dive classes, advanced open water, most of the specialty classes offered by both PADI and NAUI. Lectures and pool sessions available on weeknights and weekends and open water dive on weekends. NAUI's eLeaming and private lessons available. Scuba Equipment Sales We have a full range of products from masks, snorkels, and fins to the most advanced dry suits and dive computers in stock. Come on in and talk to our experienced staff who is ready to answer all of your questions. Photo and Video Equipment Sales We stock some of the best underwater camera housings, strobes, video lights, arms, and Go Pro accessories. Rental Gear Choose from a big selection of scuba gear, tanks, and underwater cameras. Showroom Come see our showroom filled with a wide selection of products. How are we different from other scuba shops? 1. We work closely with manufacturers to provide our customers with excellent customer support so we can inform and advise before and after a sale. 2. We offer unique packages with our diverse line of products. 3. We put the customer first at all times when recommending products. FL )OR PLAN �Dc'i4`lnLA` 4.tG`A��i , ri.niL 16 DO %JaXnkk A'Q14,t-jiAP_ s f. T u /j r� p o -1 �Q.t/�IN � Ck �.L� D� ��-IC E , pI uai x ouget Oullet Y Telephone ALL OFFICES ARE _CARPETED Scale in lest 1<E onncoa IP QiARNJGE T "' �A(cm�tk,G 4, ?,y-c4l k(w �, tia WLWL. OFFICE q , 2t1f -wxE1Q� h�k0.l 1"& ..JL oe� OFFICE pr3•x13'-Ij / �V u anti � i ,u �_�zct�'�IHC�w��cl•s � a n _1 QvoYM OFFICE RECEPTION nr- rxn••o9. prrxtP� r g k� k ,o �_�zct�'�IHC�w��cl•s � a 1,1662171 11M6 Avenue, Unit B. Tu NCTI'is All infomwtion represcutal oil this F I IuLty o.r. iP. WAntlaxleECEa MUCKalr 14FM-Y 4E SS CENTER slin,4wornia 92680 (714) 731 -3232 dnn Ing is believed to be accuralc. I lolvcvcr, r.,...- .d.... nrinr In rnmmittina it) a Ieasc. n _1 QvoYM OFFICE RECEPTION nr- rxn••o9. prrxtP� rr 4jRtn11 rruesnm, g 1,1662171 11M6 Avenue, Unit B. Tu NCTI'is All infomwtion represcutal oil this F I IuLty o.r. iP. WAntlaxleECEa MUCKalr 14FM-Y 4E SS CENTER slin,4wornia 92680 (714) 731 -3232 dnn Ing is believed to be accuralc. I lolvcvcr, r.,...- .d.... nrinr In rnmmittina it) a Ieasc. MA EXHIBIT A �of-i ui4an L1&`AIS fv- I�-st fr�,cv� ga.Ae) u � A J T 9 D F2 C Z D m m ATTACHMENT D ZAA 14 -003 ZONING ADMINISTRATOR ACTION 14 -003 CONDITIONAL USE PERMIT 2014 -07 2600 WALNUT AVENUE, SUITE F The Zoning Administrator of the City of Tustin does hereby resolve as follows: The Zoning Administrator finds and determines as follows A. That a proper application for Conditional Use Permit 2014 -07 was filed by Tim Lau of Nocturnal Lights, Inc., requesting authorization to operate an ancillary scuba instruction in conjunction with an existing wholesale and online scuba equipment shop located within an existing 1,800 square foot tenant space at 2600 Walnut Avenue, Suite F. B. That the Planned Community Industrial zoning designation, Irvine Industrial Complex Planned Community District regulations, and General Plan land use designation of Planned Community Commercial /Business provide for a variety of commercial, office, and light industrial uses. In addition, the project has been reviewed for consistency with the Air Quality Sub - element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub - element. C. That in accordance with TCC Section 9299b(3)(f), the Zoning Administrator is authorized to consider minor conditional use permits for existing development where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. D. That a public hearing was duly called, noticed, and held for Conditional Use Permit 2014 -07 on June 30, 2014, by the Zoning Administrator. E. That the establishment, maintenance, and operation of the proposed ancillary scuba instruction 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 a detriment to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following findings: 1) Section VI, Subsection C of the IIC allows for indoor recreational uses such as scuba instruction subject to the approval of a Conditional Use Permit 2) The proposed use would be an ancillary component of the existing primary business of the wholesale and online scuba equipment store. Zoning Administrator Action 14 -003 Conditional Use Permit 2014 -07 Page 2 3) No parking or traffic impacts are anticipated since the scuba instruction would not occur at the same time as the primary business use. Scuba instruction would occur in the evening hours when the majority of tenants within the center are closed. The number of clients and instructors would be limited to the available parking allotted to the tenant space. 4) All activities would occur within the building and no outdoor storage would be permitted. 5) No noise impacts are anticipated as the exterior doors to the tenant space are required to remain closed when operating the air compressor. 6) As conditioned, Conditional Use Permit 2014 -07 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with Conditional Use Permit 2014 -07 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the Conditional Use Permit. G. That this project is categorically exempt pursuant to Section 15301, (Class 1) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Zoning Administrator hereby adopts Zoning Administrator Action No. 14 -003 approving Conditional Use Permit 2014 -07 to operate an ancillary scuba instruction in conjunction with an existing wholesale and online scuba equipment shop located within an existing 1,800 square foot tenant space at 2600 Walnut Avenue, Suite F, subject to the conditions contained within Exhibit A attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 30th day of June, 2014. ELIZABETH A. BINSACK ZONING ADMINISTRATOR 0-0 Zoning Administrator Action 14 -003 Conditional Use Permit 2014 -07 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, VERA TISCARENO, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 14 -003 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 30th day of June, 2014. \0�, ;.�1�1 \11 .�.� ,'."' v V EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2014 -07 2600 WALNUT AVENUE, SUITE F GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped June 30, 2014, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit 2014 -07 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk- Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval' form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. SOURCE CODES (1) STANDARD CONDITION (5) (2) CEQA MITIGATION (6) (3) UNIFORM BUILDING CODE /S (7) (4) DESIGN REVIEW *** RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC /CC POLICY EXCEPTIONS Zoning Administrator Action 14 -003 Conditional Use Permit 2014 -07 Exhibit A Page 2 (1) 1.7 Conditional Use Permit 2014 -07 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance with Conditional Use Permit 2014 -07, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. (1) 1.8 If in the future the City's Community Development Director, Police Chief, and /or Public Works Department determine that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and /or Public Works Department may require that the applicant prepare a parking demand analysis, traffic study, or noise analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department, Police Chief, and /or Public Works Department. Said mitigation measures may include, but are not limited to, the following: (a) Adjust hours of operation. (b) Reduce the number of instructors and /or students (c) Provide additional parking. (d) Prepare a noise analysis and install recommended sound attenuation mitigation measures (e) Removal of the air compressor (1) 1.9 As a condition of approval of Conditional Use Permit 2014 -07 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. USE RESTRICTIONS (1) 2.1 The proposed indoor recreational, scuba instruction, use requires a parking ratio of one (1) space for each three (3) persons. The business is Zoning Administrator Action 14 -003 Conditional Use Permit 2014 -07 Exhibit A Page 3 currently approved for fifty (50) percent office, twenty (20) percent warehouse, and thirty (30) percent wholesale use within an 1,800 square foot tenant space. The current use is allotted 4.5 parking stalls which would allow for a maximum of thirteen (13) persons, including instructors, for scuba instruction within the tenant space at any given time. (1) 2.2 Ancillary scuba instruction shall not operate at the same time as the primary wholesale and office scuba equipment business. If in the future, the applicant wishes to operate the scuba instruction at the same time as the primary business or increase the number of participants then a comprehensive parking summary for the center will need to be provided which demonstrates that additional parking stalls are available to accommodate both uses operating concurrently. Alternatively, a joint use parking analysis may be provided which demonstrates that there is sufficient parking in the center to accommodate all proposed uses. (1) 2.3 Each scuba instruction session shall be concluded with sufficient time for attendees of the prior session to vacate the site prior to arrival of attendees of the next scuba instruction session. (1) 2.4 All activities shall be located within the enclosed building. No congregation and /or loitering in the parking area or walkways are allowed in association with the use. (1) 2.5 All activities shall comply with the City's Noise Ordinance. Exterior doors to the facility shall be closed when operating the air compressor. (1) 2.6 No change or alteration of the tenant space shall occur without prior approval of the Community Development Director. Major modifications to the floor area, services, and /or operation of the business may require consideration of a new conditional use permit. (1) 2.7 No outdoor storage shall be permitted except as approved by the Community Development Director. All scuba equipment including tanks shall be stored within the existing building. FEES (2) 3.1 Within forty -eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty -eight (48) hour period the applicant has not delivered to the Community Development Department the above -noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.