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HomeMy WebLinkAbout04 ZC 03-004 & CUP 03-008Report to the ITEM #4 Planning Commission DATE: JUNE 9, 2003 SUBJECT: PUBLIC HEARING FOR ZONE CHANGE 03-004 AND CONDITIONAL USE PERMIT 03-008 PROPERTY OWNER: WILLIAMS INVESTMENT COMPANY 214 LARKSPUR AVENUE CORONA DEL MAR, CA 9265 ATTN: VIRGINIA FIGGE APPLICANT: AAA QUALITY SELF-STORAGE 2681 WALNUT AVENUE TUSTIN, CA 92780 ATTN: HENRY PRITCHETT LOCATION: IRVINE INDUSTRIAL COMPLEX AND 2681 WALNUT AVENUE ZONING: PLANNED COMMUNITY INDUSTRIAL (PC-IND) ENVIRONMENTAL STATUS: A NEGATIVE DECLARATION HAS BEEN PREPARED IN CONFORMANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST: AUTHORIZATION TO AMEND THE IRVINE INDUSTRIAL COMPLEX DISTRICT REGULATIONS TO ALLOW OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AS A CONDITIONALLY PERMITTED USE PERMIT AND TO CONDITIONALLY PERMIT THIS USE AT 2681 WALNUT AVENUE. RECOMMENDATION . That the Planning Commission adopt Resolution No. 3874 recommending that the City Council adopt as adequate the Negative Declaration for Zone Change 03-004 and Conditional Use Permit 03-008; . That the Planning Commission adopt Resolution No. 3875 recommending that the City Council approve Zone Change 03-004 to allow outdoor recreational vehicle (RV) storage as a conditionally permitted use in the Irvine Industrial Complex; and, Planning Commission Repo~ Zone Change 03-004; CUP 03-008 June 9,2003 Page 2 . That the Planning Commission adopt Resolution No. 3876 approving Conditional Use Permit 03-008, a request to establish outdoor recreational vehicle storage at 2681 Walnut Avenue. BACKGROUND The proposed zone change is a request to add the outdoor storage of recreational vehicles as a conditionally permitted use, establish specific development standards for the use, and define the use within the Irvine Industrial Complex Planned Community. The zone change would apply to the area bounded by the I-5 Freeway to the north, the OCTNSCRAA Railway right-of-way to the south, Tustin Ranch Road to the west, and Myford Road to the east (Attachment A - Location Map). A variety of warehousing, research and development, commercial, and office uses are located within the Irvine Industrial Complex. The conditional use permit application is a request to establish outdoor recreational vehicle storage at an existing storage facility at 2681 Walnut Avenue (Attachment A - Location Map). The applicant is proposing to lease parking spaces large enough to accommodate recreational vehicles (RV) to the west of a 115,038 square foot warehouse building that was converted to a self-storage facility in 2001. The application for the Zone Change requires approval by the City Council; the Conditional Use Permit requires approval by the Planning Commission. Since these applications are being processed concurrently and expedited at the request of the applicant and the review period for the Negative Declaration will not close until June 18, 2003, staff is requesting that the Planning Commission make recommendations to the City Council on both applications. DISCUSSION Zone Change The applicant is requesting an amendment to the Irvine Industrial Complex Planned Community District Regulations to allow outdoor recreational vehicle (RV) storage as a conditionally permitted use that would be subject to review and approval by the Planning Commission. While indoor storage (warehousing) is permitted for a variety of items, the Irvine Industrial Complex District Regulations limit outdoor storage to items accessory to the operations of the main business (i.e. delivery vehicles, refuse, wood palettes, etc.). Currently, any outdoor storage areas are required to be completely screened from access streets, freeways, and adjacent properties. Unregulated, outdoor recreational vehicle storage has the potential to degrade the visual quality of an area, result in underutilization of land area that could be developed with permanent structures, and create undesirable accessory uses such as vehicle Planning Commission Report Zone Change 03-004; CUP 03-008 June 9, 2003 Page 3 servicing and habitation. As such, the use should be conditionally permitted to provide regulation and oversight. The Irvine Industrial Complex District Regulations would be amended, as follows: Section VI(C)- Permitted Uses Subject to a Conditional Use Permit: ADD "14. Outdoor Recreational Vehicle (RV) Storage" Specific development standards are also proposed to ensure compatibility and reduce potentially negative impacts, as follows: Section V(I) - Storage and Refuse Collection Areas: ADD "4. Outdoor Recreation Vehicle (RV) Storage: a. Storage shall be accessory to the primary self-storage facility use. If the primary use ceases, the use of the outdoor recreational vehicle storage shall cease; b. The storage area shall be located on the rear half of a lot. On a corner lot, the storage area shall be located in the least visible area from a private or public roadway on the rear half of the lot; c. The storage area shall not cover more than twenty-five (25) percent of the lot area; d. The storage area shall be screened on all sides with an effective combination of solid walls, solid gates, and dense landscaping; e. The storage area shall not encroach into required parking spaces or landscape areas; f. No vehicle shall be parked or stored in a manner which obstructs access to any door, window, or other entrance to, or exit from, the building; g. The sale, service, or maintenance of recreational vehicles shall not be permitted; h. No septic dumping station shall be established on-site; and, i. No recreational vehicle shall be inhabited while being stored." To clarify the types of vehicles that qualify as an RV, the following definition is proposed: ADD "5. Recreational Vehicle (RV) means the following: Planning Commission Repo~ Zone Change 03-004; CUP 03-008 June 9,2003 Page 4 A motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria: a. It contains less than 320 square feet of internal living room area, excluding built-in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; b. It contains 400 square feet or less of gross area measured at maximum horizontal projections; c. It is built on a single chassis; and, d. It is self-propelled, truck-mounted, or permanently towable on the highways without a permit." As shown in the Negative Declaration (Exhibit A of Resolution 3874), no significant impacts are anticipated as a result of adding outdoor recreational vehicle (RV) storage as a conditionally permitted use. The use generally results in fewer impacts than other light industrial uses and will generally be located in areas that cannot be used for building area. For example, based upon the Tustin General Plan Traffic Analysis, the Average Daily Trip (ADT) trip generation rate for light industrial/industrial parks is 13.00 trips per Thousand Square Feet (TSF) while the ADT trip generation rate for a storage use is 2.00 per TSF. In addition, all impacts can be addressed by each conditional use permit application. A decision to recommend approval of the zone change is supported by the following findings: , The proposed zone change to conditionally permit outdoor storage of recreational vehicles 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 warehousing, distribution, research and development, commercial, and office uses. , Outdoor recreational vehicle storage, if adequately regulated, is appropriate within the context of the industrial character of the Irvine Industrial Complex. , As shown in the Negative Declaration prepared for Zone Change 03-004 (Exhibit A of Resolution 3874), adding outdoor recreational vehicle storage to the Irvine Industrial Complex as a conditionally permitted use would not result in any significant or potentially significant impacts. Planning Commission Repo~ Zone Change 03-004; CUP 03-008 June 9,2003 Page 5 , Individual outdoor recreational vehicle storage facilities can have potentially negative impacts on aesthetics, parking, traffic, water quality, and land use, if not adequately regulated. As a conditionally permitted use, the impacts of each outdoor recreational vehicle storage facility would be evaluated on a case-by- case basis by the Planning Commission to ensure compatibility. In addition, the proposed development standards will limit the area in which these types of uses may locate, will ensure sufficient screening, and prohibit undesirable accessory uses such as servicing or habitation by specifying that outdoor recreational vehicle storage must be accessory to a primary self-storage facility, must be located on the rear half of a lot, must not cover more than twenty-five (25) percent of the lot area must be screened on all sides, not encroach into required parking spaces or landscape areas, not obstruct access to any door, window, or other entrance to, or exit from, a building, not involve servicing or maintenance of recreational vehicles, not involve septic dumping, and not involve habitation of recreational vehicles. Conditional Use Permit The proposed outdoor RV storage area would accommodate twenty-three (23) RVs and be located within an existing parking lot area currently used by the existing self-storage facility. The storage area would be located on the rear half of the site at the northwest corner and would not cover more than twenty-five (25) percent of the entire site. There is an existing seven (7) foot high, motorized gate, approximately 120 feet from Walnut Avenue, which would be raised to a finished height of nine (9) feet and will be completely opaque with a landscape screen. The gate will be kept closed at all times, except when a customer opens the gate by accessing a keypad. In addition to the nine (9) foot high fence, a ten (10) foot high wrought fence will be constructed approximately 240 feet from Walnut Avenue. The fence will also be opaque and screened by dense landscaping. The combination of both walls will provide adequate screening from the public right-of-way (Attachment B - Site Plan, and Attachment C - Photo Simulations). The new fence and the gate extension would be the only construction; however, the existing parking area will be restriped to accommodate larger vehicle parking. Conditions 3.1 and 3.2 of Resolution 3876 have been included to require building permits and compliance with all applicable codes and regulations. While all off- site buildings, located immediately adjacent to the proposed RV storage area are built up to the property line, there are no building openings facing the storage area. Therefore, in combination with the existing and proposed screening, the entire area would be adequately screened. The storage area would not encroach into required parking spaces and landscape areas, and no vehicle would be parked or stored in a manner that obstructs access to any door, window, or other entrance to, or exit from, the building. Conditions 2.3 Planning Commission Report Zone Change 03-004; CUP 03-008 June 9, 2003 Page 6 through 2.13 of Resolution 3876 have been included to ensure compliance with the development standards for outdoor recreational vehicle storage. Parking and Traffic There are currently ninety-two (92) parking spaces provided on-site, and thirty (30) of the parking spaces will be restriped to accommodate twenty-three (23) RVs (Attachment B- Site Plan). Sixty-two (62) parking spaces will be provided on-site for the self-storage facility as follows: Office Parking 9,997 s.f. @ 1 space per 250 s.f. 40 spaces Self-Storage 113,840 s.f. @ 1 space per 10,000 s.f. 12 spaces Total Required 52 spaces Total Provided 62 spaces A common driveway provides access from Walnut Avenue to both properties at 2681 and 2641 Walnut Avenue. Any operational changes to common driveways may require modifications to the existing reciprocal access agreement between the affected parties. However, when these properties were previously subdivided, a reciprocal access agreement was not created for the common driveway. As a result, Condition 2.2 is include to require the property owners at 2681 and 2641 Walnut Avenue to either create a reciprocal access agreement, or to provide written acknowledgment and authorization to intensify the use of the existing driveway as a result of allowing RVs to access 2681 Walnut via the driveway. The proposed facility would be located in an area on the property that is currently paved, maintained, and used as a parking lot. With a lower trip generation rate of two (2) trips per thousand square feet than light industrial uses, the use is not anticipated to cause a significant increase in traffic, exceed a level of service standards for designated roads or highways, or result in inadequate emergency access. In determining whether to approve the Conditional Use Permit, the Planning Commission must determine whether or not the proposed outdoor recreational vehicle storage facility 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. A decision to approve this request could be supported by the following findings: . The proposed facility, as conditioned, would not be detrimental to, or have a negative effect on, the site or surrounding properties in that the proposed facility is located on the rear half of a lot developed with a self-storage facility in an area that is not required for emergency access, parking, or landscaping. The 2.0 trips per Planning Commission Repo~ Zone Change 03-004; CUP 03-008 June 9,2003 Page 7 thousand-trip generation associated with the proposed use can be accommodated by the surrounding roadway system and, as shown in the Negative Declaration prepared for Conditional Use Permit 03-008 (Exhibit A of Resolution No. 3874), no other impacts are anticipated. . The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort, and general welfare of persons working in the neighborhood in that all storage would occur on the rear half of the lot behind a combination of gates and walls up to ten (10) feet in height and dense landscaping and will comply with the proposed development standards for outdoor recreational vehicle storage. ENVIRONMENTAL An Initial Study/Negative Declaration was prepared for this project (Exhibit A of Resolution 3874). Notice of the Negative Declaration public comment period began May 29, 2003, and is anticipated to end on June 18, 2003, prior to consideration by the City Council on July 7, 2003. No significant impacts have been identified and no public comments have been received. Matt West Associate Planner Karen Peterson Senior Planner Attachments: A. B- C- D- Location Map Site Plan/Business Description Photo Simulations Resolution Nos. 3874, 3875, and 3876 S:\CddXPCREPORTxZc 03-004pcreport. doc ATTACHMENT A Location Map LOCATION MAP CITY MAP PROJECT NO. ADDRESS ZC 03'004 C U P 03-008 LOCATION: The Irvine Industrial complex And 2681 Walnut Avenue A REQUEST TO AMEND THE IRVINE INDUSTRIAL COMPLEX DISTRICT REGULATIONS TO ALLOW OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AS A CONDITIONALLY PERMITTED USE PERMIT AND TO CONDITIONALLY PERMIT THIS USE AT 2681 WALNUT AVENUE. ATTACHMENT B Site Plan/Business Description AAA QUALITY SELF STORAGE TUSTIN Proposal to allow R.V. Parking completely screened from public view: AAA Quality Self Storage Tustin, located at 2681 Walnut Ave. has been open for about eighteen months. The project is a very attractive conversion of a former beer distribution building into a modern full service inside self storage project. The sponsors of this project, Websco Inc. and its principals, have operated in Tustin for many years and are members of the Chamber of Commerce. Websco previously operated the Websco Storage Center and record storage business across the street at 2752 Walnut. The AAA Quality Self Storage Project was an expansion and upgrade of that business. The project has a large parking area behind its locked access gate and fence suitable for parking 40 to 60 R.V.s. This parking area is not visible from the street except briefly when the gate is open. The gate is approximately 140 feet from the street. The existing fence is 7 feet high and made of wrought iron. The project sponsors propose to increase the height of the fence and the gate to 9 feet and to make the fence opaque to its full height. Thus, no visibility would be available to the public at all except when the gate opened to allow tenant ingress or egress, a 30 second period each instance. The parking area is well landscaped with mature trees and attractive vine covered fencing and is secure. No windows look into the parking area from any neighboring buildings. The city of Tustin is badly in need of additional off-street R.V. parking. Residents have to travel outside the city for this service for the most part and it is, therefore, both inconvenient and a nuisance both to R.V. owners and their neighbors. Vehicles frequently end up being parked on residential streets for longer periods than allowed by ordinance, resulting in complaints to the city and friction between citizens. Allowing this use for this specific property makes sense for several reasons: 1. It is a typical service provided by many self-storage properties and operators. 2. The R.¥. s would be completely screened from view, so no detrimental effect would be felt by either the surrounding neighborhood or neighboring properties. 3. The city needs the service. 4. The land is currently not utilized at all. Allowing the project to be used to its full potential will result in higher property taxes to government, which is an obvious public benefit. AAA Quality Self Storage will operate this part of its business in a clean and professional manner, just as it has demonstrated is its normal practice for many years. Iii ATTACHMENT C Photo Simulations ATTACHMENT D Resolutions No. 3874, 3875, & 3876 RESOLUTION NO. 3874 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TUSTIN ADOPT THE FINAL NEGATIVE DECLARATION AS ADEQUATE FOR ZONE CHANGE 03-004 AND CONDITIONAL USE PERMIT 03-008 AS REQUIRED BY THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That Zone Change 03-004 and Conditional Use Permit 03-008 are considered "projects" pursuant to the terms of the California Environmental Quality Act. Bo A Negative Declaration has been prepared for this project and has been distributed for public review from May 29, 2003. to June 18, 2003. Co 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. D. The Planning Commission has evaluated the proposed Final Negative Declaration prior to recommending action on the project. I1. A Final Negative Declaration, attached hereto as Exhibit A, has been completed in compliance with CEQA and State guidelines. The Planning Commission received and considered the information contained in the Negative Declaration prior to recommending approval of the proposed project and found that it adequately discusses 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. Resolution No. 3874 Page 2 PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary LINDA C. JENNINGS 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. 3874 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A OF RESOLUTION NO. 3874 NEGATIVE DECLARATION COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, CA 92780 (?~4) s?s-s~oo NEGATIVE DECLARATION Project Title: Zone Change 03-004 and Conditional Use Permit 03-008 Project Location: Irvine Industrial Complex Planned Community, and the property at 2681 Walnut Avenue, Tustin, County of Orange Project Description: A request by Henry Pritchett, on behalf of the Williams Investment Company, to add outdoor recreational vehicle (RV) storage as a conditionally permitted use in the Irvine Industrial Complex, and to conditionally permit this use at 2681 Walnut Avenue. The Irvine Industrial Complex consists of 315 acres of land bounded by Interstate 5 to the north, the OCTA/SCRRA Railway right-of-way to the south, Tustin Ranch Road to the west and Myford Road to the east; the property at 2681 Walnut Avenue is located on the north side of Walnut Avenue, generally between Franklin Avenue and Myford Road, and more specifically identified as APN 432-473-29. Project Proponent: City of Tustin, 300 Centennial Way, Tustin, CA 92780 Lead Agency Contact Person: Matt West Telephone: (714) 573-3118 The Community Development Department has conducted an Initial Study for the above project in accordance with the City of Tustin's procedures regarding implementation of the California Environmental Quality Act, and on the basis of that study hereby finds: That there is no substantial evidence that the project may have a significant effect on the environment. That potential significant effects were identified, but revisions have been included in the project plans and agreed to by the applicant that would avoid or mitigate the effects to a point where clearly no significant effects would occur. Said Mitigation Measures are included in Attachment A of the Initial Study which is attached hereto and incorporated herein. Therefore, the preparation of an Environmental Impact Report is not required. The Initial Study which provides the basis for this determination is attached and is on file at the Community Development Department, City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period, which begins with the public notice of Negative Declaration and extends for twenty (20) calendar days. Upon review by the Community Development Director, this review period may be extended if deemed necessary. REVIEW PERIOD ENDS AT 4:00 P.M. ON JUNE 18, 2003. Date May 29, 2003 Elizabeth A. Binsack Community Development Director COMMUNITY DEVELOPMENT DEPARTMENT 300 Centennial Way, Tustin, C~d 92780 (714) 573-3100 INITIAL STUDY A. BACKGROUND Project Title: Zone Change 03-004; Conditional Use Permit 03-008 Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead Agency Contact Person: Matt West Phone: 714/573-3118 Project Location: Irvine Industrial Complex and 2681 Walnut Avenue Project Sponsor's Name and Address: AAA Quality Self Storage 2681 Walnut Avenue Tustin, CA 92780 General Plan Designation: Planned Community Commercial/Business Zoning Designation: Planned Community Industrial (PC-IND) Project Description: A request to add outdoor recreational vehicle (RV) storage as a conditionally permitted use in the Planned Community Industrial (PC-IND) zoning district. Surrounding Uses: North: Light Industrial/Warehouse/R&D South: Light Industrial/Warehouse/R&D East: Light Industrial/Warehouse/R&D West: Industrial/Warehouse/R&D Other public agencies whose approval is required: [--] Orange County Fire Authority (-] City of Irvine [-] Orange County Health Care Agency []]]]] City of Santa Ana [--] South Coast Air Quality Management [--] Orange County District EMA Other: Be 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. Aesthetics Air Quality Cultural Resources Hazards & Hazardous Materials Land Use/Planning Noise Public Services [~] Transportation/Traffic [~ Mandatory Findings of Significance [-~ Agriculture Resources ~ Biological Resources [~] Geology/Soils [~ Hydrology/Water Quality [-~ Mineral Resources [~ Population/Housing [-~ Recreation ~ Utilities/Service Systems 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 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 revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. [~ I find that the proposed project MAY have a significant effect on the environment, and an ENVIKO~NTAL IMPACT REPORT is required. [-~ I find that although the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated imPact" 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 in the attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. [--J I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier ElK OR NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier ElK OR NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, and no further documentation is required.  Date_ May 29, 2003_ Elizabeth Binsack Community Development Director 1) 2) 3) 4) s) Directions A brief explanation is required for all answers except '%1o Impact" answers that are adequately supported by the information s°~rces a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact"answer should be explained where it is based on project-specific factors and general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). All answers must take into account the whole action involved, including off-site, on-site, cumulative project level, indirect, direct, construction, and operational impacts. Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, and EIR is required. "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact"to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from Section XVII, "Earlier Analyses," may be cross- referenced). Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c) (3)(D). In this case, a brief discussion should identify the following: 6) 7) 8) a) b) Earlier Analysis Used. Identify and state where they are available for review. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequatelY analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and, b) the mitigation measure identified, if any, to reduce the impact to less than significance. D. EVALUATION OF ENVIRONMENTAL IMPACTS I. AESTHETICS - Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? I1. AGRICULTURE RESOURCES: In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment, which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? HI. AIR QUALITY: Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non- attainment under an applicable federal or state ambient ak quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? potentially Significant Impact Less Thall Significant With ~itigation Incorporation Less Than Significant Impact No Impact IV. BIOLOGICAL RESOURCES: - Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department offish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? V. CULTURAL RESOURCES: - Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in § 15064.5? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? VI. GEOLOGY AND SOILS: - Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (2001), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of ~eptic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste waler? VII. HAZARDS AND HAZARDOUS MATERIALS: Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For aproject located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? Potentially Significant _____~act Less Than Significant With Mitigation Incor£orati on Less Than Significant Impact No Impact g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII. HYDROLOGY AND WATER QUALITY: - Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre- existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattem of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff?. f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? k) Potentially impact stormwater runoff from construction activities? Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact 1) Potentially impact stormwater runoff from post- construction activities? m) Result in a potential for discharge of stormwater pollutants Yom areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas? n) Result in a potential for discharge of stormwater to affect the beneficial uses of the receiving waters? o) Create the potential for significant changes in the flow velocity or volume of stormwater runoff to cause environmental harm? p) Create significant increases in erosion of the project site or surrounding areas? IX. LAND USE AND PLANNING - Would the project: a) Physically divide an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation Plan or natural community conservation plan? X. MINERAL RESOURCES - Would the project: a) Result in the loss of availability, of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally-important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? XI. NOISE- Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundbome vibration or groundbome noise levels? Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact c) A substantial permanent increase in ambient noise levels in the project vicinity above levds existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excess noise levels? XILPOPULATION AND HOUSING - Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Xlll. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire protection? Police protection? Schools? Parks? Other public facilities? Potentially Significant Impact Less Than Significant l~ith Mitigation Incorporation Less Than Significant Impact No Impact XIV. RECREATION- a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. TRANSPORTATION/TRAFFIC - Would the project: a) Cause an increase in ti'afl'lC which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency, for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency, access? f) Result in inadequate parking capacity? g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicy. de racks)? XVI. UTILITIES AND SERVICE SYSTEMS- Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the conslruction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity · 'S to accommodate .the project solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? XVII. MANDATORY FINDINGS OF SIGNIFICANCE a) 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 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)? c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Potentially Significant Impact Less Than Significant With Mitigation Incorporation Less Than Significant Impact No Impact ATTACHMENT A EVALUATION OF ENVIRONMENTAL IMPACTS ZONE CHANGE 03-004 AND CONDITIONAL USE PERMIT 03-008: AN AMENDMENT TO THE IRVlNE INDUSTRIAL COMPLEX DISTRICT REGULATIONS TO ALLOW OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AS A CONDITIONALLY PERMITTED USE AND ESTABLISHMENT OF AN OUTDOOR RV STORAGE FACILITY AT 2681 WALNUT AVENUE BACKGROUND The "project" includes a zoning amendment to the Irvine Industrial Complex District Regulations to allow outdoor recreational vehicle (RV) storage as a conditionally permitted use and a conditional use permit to establish an RV storage facility at 2681 Walnut Avenue. This evaluation considers impacts that may result from the proposed Zone Change in the Irvine Industrial Complex, and from the proposed Conditional Use Permit at 2681 Walnut Avenue. The amendment would allow outdoor storage of recreational vehicles (RV), accessory to a self-storage facility, within the Irvine Industrial Complex with approval of a Conditional Use Permit by the Planning Commission. The amendment would apply to 315 acres of land bounded by Interstate 5 to the north, the OCTNSCRRA Railway right-of-way to the south, Tustin Ranch Road to the west and Myford Road to the east. The project area is located in an urbanized area of the City developed with industrial buildings and uses. The following uses are permitted within the Irvine Industrial Complex subject to obtaining a Conditional Use Permit: . 2. 3. 4. 5. , . 8. 9. 10. 11. Transportation and Truck Terminals Utility Service Yards Furniture Warehouse Sales Rug and Carpet Sales and Distribution Building products storage and/or sales including plumbing, lumber, electrical, and masonry supplies Heavy manufacturing or other uses which may be objectionable by reason of offensive odor, dust, noise, lights, vibration, subject to performance standards of the Air Pollution Control Board Uses involving the storage or handling of explosive or dangerous materials Uses involving the public assembly of groups larger than 500 persons Fast food and take-out services Automotive service and repair, not to include automotive body and paint establishments and operations, provided the use occupies an entire building or developable lot or parcel (amended 11-20-89, Ord. 1035) Private indoor recreational uses such as batting cages, dance studios, gymnastic studios, and martial art studios (amendment 11-21-91, Ord. 1076) To ensure the outdoor RV storage will comply with the intent of the district and ensure compatibility with surrounding uses, the following development standards will be added to the district regulations: "12. Outdoor Recreational Vehicle Storage, subject to the following development standards: Attachment A ZC 03-004 & CUP 03-008 Page 2 of 12 a, b. o. do e, g, h, Storage shall be accessory to a primary self-storage facility use and shall be developed concurrently with or subsequent to development of the self- storage facility; The storage area shall be located on the rear half of a lot. On a corner lot, the storage area shall be located in the least visible area from a private or public roadway on the rear half of the lot; The storage area shall not cover more than twenty-five (25) percent of the lot area; The storage area shall be screened on all sides with an effective combination of solid walls, solid gates, and dense landscaping; The storage area shall not encroach into required parking spaces or landscape areas; No vehicle shall be parked or stored in a manner which obstructs access to any door, window, or other entrance to, or exit from, the building; The sale, service, or maintenance of recreational vehicles shall not be permitted; No septic dumping station shall be established on-site; and, No recreational vehicle shall be inhabited while being store." Staff will also recommend the following definition be added: "A Recreational Vehicle (RV) means the following: A motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria: (1) It contains less than 320 square feet of internal living room area, excluding built-in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms. (2) It contains 400 square feet or less of gross area measured at maximum horizontal projections. (3) It is built on a single chassis. (4) It is self-propelled, truck-mounted, or permanently towable on the highways without a permit." The site at 2681 Walnut Avenue is currently developed with an 115,038 square foot self-storage facility and is surrounded by buildings used for warehousing, distribution, and research and development. The proposed RV storage area would be located in the northwest corner of the site in an area currently used for passenger vehicle parking. The storage area would comply with all of the proposed development standards and accommodate a maximum of twenty-three (23) recreational vehicles. Attachment A ZC 03-004 & CUP 03-008 Page 3 of 12 1. AESTHETICS Items a, b, c, & d - No Impact: Zone Chanqe - Any potential impacts related to the appearance of new outdoor RV storage uses that would be allowed by the zone change would be reduced to a level of insignificance through compliance with the conditional use permit process and a number of development standards, including: · Storage would be accessory to a primary self-storage facility use; · The storage area would be located on the rear half of a lot and on a corner lot, the storage area would be located in the least visible area from a private or public roadway on the rear half of the lot; · The storage area would not cover more than twenty-five (25) percent of the lot area; · The storage area would be screened on all sides with an effective combination of solid walls, solid gates, and dense landscaping; and, · The storage area would not encroach into required parking spaces or landscape areas. Conditional Use Permit - The establishment of outdoor RV storage at 2681 Walnut Avenue complies with all of these development standards. The site is developed with an existing self-storage facility and is surrounded by industrial development. The introduction of outdoor R¥ storage would not affect any scenic vistas or scenic resources, including, but not limited to, trees, rock outcropping, and historic buildings within a state scenic highway, nor will it substantially degrade the existing visual character or quality of the site and its surroundings. No impacts to aesthetics are anticipated. Mitigation/Monitoring Required: None Required Sources: Submitted Plans Site observation Tustin City Code 2. AGRICULTURAL RESOURCES Items a, b, & c- No Impact: Zone Chanqe & Conditional Use Permit - The Irvine Industrial Complex is an urban, developed area, where no farmland exists and the project site is developed with an existing self-storage facility. Neither the zone change or conditional use permit would have any impact on any farmland or conflict with existing zoning for agricultural use, an existing Williamson Act contract, or result in conversion of farmland to non-agricultural use. Attachment A ZC 03-004 & CUP 03-008 Page 4 of 12 Mitigation Measures/Monitoring Required: None Required Sources: Tustin General Plan Field Inspection Submitted Plans Tustin City Code 3. AIR QUALITY Items a, b, c, d, & e - No Impact: Zone Change - Allowing outdoor RV storage to be added to the Irvine Industrial Complex as a conditionally permitted use will not conflict with or obstruct implementation of any applicable air plan, violate any air quality standard, result in a cumulatively considerable increase of any criteria pollutant as applicable by federal or ambient air quality standard, nor will it expose sensitive receptors to substantial pollutant concentrations, or create objectionable odor affecting a substantial number of people. It is likely any outdoor RV storage area would be in an area proposed, or already used, as a parking lot, which would be consistent with parking RV's for long periods of time. The vehicles would be operational for a significantly much less time than passenger vehicles in a parking lot. In addition, the proposed development standards would limit the use to storage only, on no more than twenty-five (25) percent of the lot area, thus limiting the total number of vehicles to be stored. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue does not include any new structures and would be located in an area that is currently developed for passenger vehicle parking. Since the number of RVs to be stored is less than the number of passenger of vehicles currently permitted to use the parking lots, and that the RVs would be stored for long periods of time, no impacts to air quality are anticipated. Mitigation Measures/Monitoring Required: None Required Sources: Project Application Field Inspection 4. BIOLOGICAL RESOURCES Items a, b, c, d, e, & f- No Impact: Zone Change & Conditional Use Permit - The Irvine Industrial Complex is an urban, developed area, and the project site is developed with an existing self-storage facility. No unique, rare, or endangered species of plant or animal life identified in local or regional plans, policies or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service are known to exist in the area addressed by the Irvine Industrial Complex District Regulations or on the project site at 2681 Walnut Avenue. No impacts to biological resources are anticipated. Attachment A ZC 03-004 & CUP 03-008 Page 5 of 12 Mitigation Measures/Monitoring Required: None Required Sources: Field Inspection Submitted Plans Tustin City Code 5. CULTURAL RESOURCES Items a, b, c, & d - No Impact: Zone Chanqe & Conditional Use Permit - The Irvine Industrial Complex is an urban area that has developed over the past few decades, and the project site is developed with an existing self-storage facility. No historical, archaeological, or palentological resources are known to exist in the area addressed by the Irvine Industrial Complex District Regulations or the project site at 2681 Walnut Avenue. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin Zoning Code Tustin City Code Tustin General Plan Tustin Historical Resources Survey Report 6. GEOLOGY & SOILS Items a-ii, a-iii, & d - Less Than Siqnificant & Items a-i, a-iv, b, c, & e- No Impact: Zone Change - While the Irvine Industrial Complex is not located in an area shown on the Alquist-Priolo Earthquake Fault Zoning Map, the area is known to be located on expansive soils per Table 18-1-B of the 2001 Uniform Building Code, which have the potential to subject people or structures to strong seismic ground shaking and seismic-related ground failure including liquefaction. While new outdoor RV storage uses generally would not require the construction of new structures, any potential impacts related to geology and soils would be considered on a case-by-case basis through the conditional use permit process proposed by the zone change and would likely be reduced to a level of insignificance through compliance with existing code provisions. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue does not include any new structures and would be located in an area that is currently developed for passenger vehicle parking. The storage area would not be located on a geologic unit or soil that is unstable, and would not result in on- or off-site landslide, lateral spreading, subsidence, or collapse. No impacts related to geology or soils are anticipated. Mitigation Measures/Monitoring Required: None Required Attachment A ZC 03-004 & CUP 03-008 Page 6 of 12 Sources: Tustin General Plan Tustin City Code 2001 Uniform Building Code Project Application Field Evaluation 7. HAZARDS & HAZARDOUS MATERIALS Items a, b, c, d, e, f, g, & h - No Impact: Zone Chanqe - Allowing outdoor RV storage in the Irvine Industrial Complex is not anticipated to involve the storage, use, or transport of hazardous materials or wastes. However, any potential impacts related to hazards or hazardous materials would be considered on a case-by-case basis through the conditional use permit process proposed by the zone change and would likely be reduced to a level of insignificance through compliance with existing code provisions and conditions of approval prohibiting hazardous materials. The area is not located within the vicinity of an airport or an area subject to wildland fires. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue does not include any hazardous material storage and would be located in an area that is currently developed for passenger vehicle parking. The site does not contain hazardous materials and the storage area would not conflict with emergency access to the building or other properties in the vicinity. No impacts related to hazards or hazardous materials are anticipated. Mitigation Measures/Monitoring Required: None Required. Sources: 2001 Uniform Building Code Fire Codes Submitted Plans Tustin General Plan 8. HYDROLOGY & WATER QUALITY Item m - Less Than Siqnificant Impact & Items a, b, c, d, f, ,q, h, i, j, k, I, o, & p - No Impact: Zone Change - While the Irvine Industrial Complex is not located in a flood zone area nor a dam, seiche, tsunami, or mudflow inundation area, allowing outdoor RV storage in the Irvine Industrial Complex could result in potential impacts to groundwater or the quality of storm water runoff due to potential oil and gas seepage into the ground or storm drain system. However, any potential impacts related to hydrology and water quality would be considered on a case-by-case basis through the conditional use permit process proposed by the zone change and would likely be reduced to a level of insignificance through compliance with existing code provisions, the National Pollution Discharge Elimination System, and conditions of approval requiring proper containment and discharge. Attachment A ZC 03-004 & CUP 03-008 Page 7 of 12 Conditional Use Permit - The proposed facility at 2681 Walnut Avenue would be located in an area that is currently paved, maintained, and used as a parking lot. Since the proposed project will continue to be used as a parking lot, the only new construction would be for a screen wall, which would not alter the site drainage. The site is not located in a flood zone or inundation area and the project would not substantially deplete groundwater supplies or interfere with groundwater recharge. However, oil and gas seepage from the storage of recreational vehicles could affect the quality of storm water runoff. As conditioned, the site would be permitted to only store vehicles and would not be permitted to service or maintain the vehicles. Any potential impacts related to water quality will be reduced to a level of insignificance through compliance with existing code provisions, the National Pollution Discharge Elimination System, and conditions of approval requiring proper containment and discharge. Mitigation Measures: None Required. Sources: Field Verification Submitted Plans Tustin City Code California Seismic Hazard Zone Map, Tustin Quadrangle Federal Insurance Rate Map 9. LAND USE PLANNING Items a, b & c- No Impact: Zone Chanqe - Adding outdoor RV storage as a conditionally permitted use is consistent with the "Planned Community Commercial/Business" General Plan land use designation for the Irvine Industrial Complex, which provides for a variety of commercial and industrial uses. In general, storage facilities are consistent with uses in the Commercial/Business land use designation in that they are a service-oriented activity serving a community wide area. All potential land use impacts of new outdoor RV storage facilities would be addressed through the conditional use permit process proposed by the zone change and any potential impacts could be reduced to a level of insignificance through compliance with the proposed development standards and the imposition of conditions of approval. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue would be located in an area with similar uses, and would comply with the General Plan land use designation and Irvine Industrial complex regulations. The facility would be located on a developed property, in an area currently used for vehicle parking. The project will not physically divide an established community or conflict with any applicable habitat conservation plan. Mitigation Measures: None Required. Attachment A ZC 03-004 & CUP 03-008 Page 8 of 12 Sources: Submitted Plans Tustin City Code Tustin General Plan Tustin Zoning Map 10. MINERAL RESOURCES Items a & b - No Impact: Zone Change - Allowing outdoor RV storage in the Irvine Industrial Complex is not anticipated to result in the loss of a known mineral resource, or availability of a locally important mineral resource recovery site delineated on the general plan or other applicable land use maps. However, any potential impacts related to a known mineral resource would be considered on a case-by-case basis through the conditional use permit process proposed by the zone change. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue is currently developed with an 115,038 square foot building, parking lot, and landscaped area. There is not known mineral resource, or availability of a locally important mineral resource recovery site. No impacts related to mineral resources are anticipated. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Tustin General Plan 11. NOISE Items b & d - Less than Siqnificant & Items a, c, e & f- No Impact: Zone Change - While allowing outdoor RV storage as a conditionally permitted use within the Irvine Industrial Complex would not expose persons to noise levels in excess of local standards, or to permanent ambient noise levels existing without the project, there is a potential expose persons to ground borne vibrations and temporary ambient noise levels above levels existing without the project. The proposed outdoor storage facility will include long-term vehicle storage, which may result in vehicle owners starting stored vehicles and allowing them to idle for longer periods of time compared to passenger vehicles parked in a parking lot. However, since all vehicle storage facilities would be required to comply with the Tustin Noise Ordinance, and would be conditioned to occur on the rear of the lot, adequately screened, and not permitted to conduct vehicle servicing or maintenance, no significant increase in ambient noise levels are anticipated. Future proposals will be considered on a case-by-case basis for any potential noise impacts to the neighboring properties. Any development within the City would be subject to the Tustin Noise standards thus reducing any potential impacts to a level of insignificance. Attachment A ZC 03-004 & CUP 03-008 Page 9 of 12 Conditional Use Permit - The proposed outdoor storage facility at 2681 Walnut Avenue will include long-term vehicle storage, which may result in vehicle owners starting stored vehicles and alloWing them to idle for longer periods of time compared to passenger vehicles parked in a parking lot. As a result, this could potentially increase the ambient noise level in the vicinity of the project. However, the storage facility is located on the rear half o the lot, adjacent to buildings with no openings facing the storage area, and since the proposed use would occur in an area surrounded by industrial buildings, it is not anticipated to have any impacts on the residential neighborhoods in the vicinity of the project. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code Tustin General Plan Tustin Zoning Code 12. POPULATION & HOUSING Items a, b, & c- No Impact: Zone Change - Allowing outdoor RV storage as a conditionally permitted use within the Irvine Industrial Complex is not anticipated to induce substantial population growth in the area. The proposed zone change would conditionally permit outdoor RV storage only as an accessory use a self-storage facility. The zone change is also not anticipated to displace any existing housing or people resulting in construction of replacement housing elsewhere. Conditional Use Permit- The Irvine Industrial Complex is developed with non- residential uses, and the project site is developed with an existing self-storage facility. Since the lot is currently improved with a self-storage facility and parking facilities, continuing to used the parking areas as vehicle storage would not displace substantial numbers of people, necessitating the construction of replacement housing elsewhere. Mitigation Measures/Monitoring Required: None Sources: Submitted Plans Tustin City Code Tustin General Plan 13. PUBLIC SERVICES Item a - No Impact: Zone Chanqe & Conditional Use Permit - The Irvine Industrial Complex is an urban, developed area where fire and police protection are currently provided, and the project site is developed with an existing self-storage facility. An increase in public Attachment A ZC 03-004 & CUP 03-008 Page 10 of 12 services, or demand for an alteration of, or addition to, government facilities or services (i.e. schools, parks, and other public facilities), are not anticipated as a result of adding outdoor RV storage to the Irvine Industrial Complex District Regulations or the project site at 2681 Walnut Avenue. Mitigation Measures/Monitoring Required: None Sources: Submitted Plans Tustin City Code 14. RECREATION Items a & b - No Impact: Zone Chanqe & Conditional Use Permit - Since recreational vehicles are intended for long-distance travel, and destination-oriented locations, adding outdoor RV storage as a conditionally permitted use to the Irvine Industrial Complex or establishing the use at 2681 Walnut Avenue is not anticipated to increase the use of existing parks or contribute to a substantial deterioration of park facilities, nor would the project include recreational facilities that would have an adverse physical effect on the environment. No parkland dedication would be required as a result of the zone change, or by establishing the conditionally permitted use at 2681 Walnut Avenue. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin City Code 15. TRANSPORTATION/TRAFFIC Item f- Less Than Siqnificant Impact & Items a, b, c, d, & e- No Impact: Zone Chanqe - While allowing outdoor RV storage in the Irvine Industrial Complex would not result in a change in air traffic patterns or conflict with adopted policies, plans or programs supporting alternative transportation, it could result in potential impacts to on-site parking since the RVs would possibly be stored within existing parking spaces. However, any potential impacts related to parking would be considered on a case-by-case basis through the conditional use permit, and would likely be reduced to a level of insignificance through compliance with existing code provisions and as required by the proposed development standards. It is also not anticipated to cause a significant increase in traffic, exceed a level of service standards for designated roads or highways, or result in inadequate emergency access. Based upon the Tustin General Plan Traffic Analysis, the Average Daily Trip (ADT) trip generation rate for light industrial/industrial parks is 13.00 trips per Thousand Square Feet (TSF); the ADT trip generation rate for a storage use is 2.00 per TSF. No impacts are anticipated related to traffic. Attachment A ZC 03-004 & CUP 03-008 Page 11 of 12 Conditional Use Permit - The proposed facility at 2681 Walnut Avenue would be located in an area that is currently paved, maintained, and used as a parking lot. While the proposed project will store vehicles within the parking lot area, the project would maintain the required fifty-two (52) parking spaces for the self-storage facility. The use is also not anticipated to cause a significant increase in traffic, exceed a level of service standards for designated roads or highways, or result in inadequate emergency access. Based upon the Tustin General Plan Traffic Analysis, the Average Daily Trip (ADT) trip generation rate for light industrial/industrial parks is 13.00 trips per Thousand Square Feet (TSF); the ADT trip generation rate for a storage use is 2.00 per TSF. No impacts are anticipated related to traffic. Mitigation Measures/Monitoring Required: None Required Sources: Submitted Plans Tustin General Plan Tustin City Code 16. UTILITIES & SERVICE SYSTEMS Items a, b, c, d, e, f & g - No Impact: Zone Chanqe - Allowing outdoor RV storage in the Irvine Industrial Complex would not permit a use that generates solid waste disposal. As conditioned, this use would not be permitted to establish a septic dumping station on-site, and is not anticipated to exceed wastewater treatment requirements, or require new water, wastewater, or storm water drainage facilities. In addition, all outdoor RV storage facilities would be considered on a case-by-case basis through the conditional use permit process proposed by the zone change and would likely be reduced to a level of insignificance through compliance with existing code provisions and conditions of approval. Conditional Use Permit - The proposed facility at 2681 Walnut Avenue would be located in an area that is currently developed for passenger vehicle parking. The proposed used would be primarily the same as the existing use, and is not anticipated to exceed wastewater treatment requirements, or result in the construction of new water or wastewater treatment facilities, or require the construction of new storm water drainage facilities. The site is not anticipated to produce a significant amount of solid waste, and would comply with federal, state, and local statutes and regulations. Mitigation Measures/Monitoring Required: None Required. Sources: Submitted Plans Tustin City Code Tustin General Plan Attachment A ZC 03-004 & CUP 03-008 Page 12 of 12 17. MANDATORY FINDINGS OF SIGNIFICANCE Items a, b & c- No Impact: Zone Chanqe & Conditional Use Permit - Adding outdoor RV storage to the Irvine Industrial Complex as a conditionally permitted use, and conditionally permitting the use at 2681 Walnut Avenue would comply with the regulations of the Community Development Department, Air Quality Management District, and Orange County Fire Authority, which reduces any potential impacts, related to aesthetics, air quality, biological resources, geology and soils, hydrology and water quality, traffic, and noise to a level of insignificance. The project 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. Sources' Submitted Plans Tustin City Code Tustin General Plan S:\Cdd\MAT'r~.one Change~C 03-001 (RV Parking)~ENV~ZC 03-004-ND Attachment A.doc Resolution No. 3875 RESOLUTION NO. 3875 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, RECOMMENDING THAT THE CITY COUNCIL OF THE CITY OF TUSTIN APPROVE ZONE CHANGE 03-004, AMENDING THE IRVlNE INDUSTRIAL COMPLEX DISTRICT REGULATIONS TO DESIGNATE OUTDOOR RECREATIONAL VEHICLE STORAGE AS A CONDITIONALLY PERMITTED USE AND ESTABLISH DEVELOPMENT STANDARDS FOR OUTDOOR RECREATIONAL VEHICLE STORAGE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: Ao That a proper application was filed by AAA Quality Self-Storage for Zone Change 03-004 to amend the Irvine Industrial Complex District Regulations to designate outdoor recreational vehicle (RV) storage as a conditionally permitted use and establish development standards for outdoor recreational vehicle storage. Bo That a public hearing was duly called, noticed, and held on said application on June 9, 2003, by the Planning Commission. C. That Zone Change 03-004 is recommended for adoption based upon the following reasons: , The proposed zone change to conditionally permit outdoor storage of recreational vehicles 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 warehousing, distribution, research and development, commercial, and office uses. . Outdoor recreational vehicle storage, if adequately regulated, is appropriate within the context of the industrial character of the Irvine Industrial Complex. . As shown in the Negative Declaration prepared for Zone Change 03-004 (Exhibit A of Resolution 3874), adding outdoor recreational vehicle storage to the Irvine Industrial Complex as a conditionally permitted use would not result in any significant or potentially significant impacts. , Individual outdoor recreational vehicle storage facilities can have potentially negative impacts on aesthetics, parking, traffic, water quality, and land use, if not adequately regulated. As a Resolution No. 3875 Page 2 conditionally permitted use, the impacts of each outdoor recreational vehicle storage facility would be evaluated on a case- by-case basis by the Planning Commission to ensure compatibility. In addition, the proposed development standards will limit the area in which these types of uses may locate, will ensure sufficient screening, and prohibit undesirable accessory uses such as servicing or habitation by specifying that outdoor recreational vehicle storage must be accessory to a primary self-storage facility, must be located on the rear half of a lot, must not cover more than twenty-five (25) percent of the lot area must be screened on all sides, not encroach into required parking spaces or landscape areas, not obstruct access to any door, window, or other entrance to, or exit from, a building, not involve servicing or maintenance of recreational vehicles, not involve septic dumping, and not involve habitation of recreational vehicles. D, A Negative Declaration has been prepared and recommended for adoption for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). II. The Planning Commission hereby recommends that the City Council approve Zone Change 03-004 amending the Irvine Industrial Complex District Regulations as follows: Section VI(C) (Permitted Uses Subject to a Conditional Use Permit): ADD "14. Outdoor Recreational Vehicle (RV) Storage" Section V(I) (Storage and Refuse Collection Areas): ADD "4. Outdoor Recreation Vehicle (RV) Storage: a. Storage shall be accessory to a primary self-storage facility use and shall be developed concurrently with or subsequent to development of the self-storage facility; b. The storage area shall be located on the rear half of a lot. On a corner lot, the storage area shall be located in the least visible area from a private or public roadway on the rear half of the lot; c. The storage area shall not cover more than twenty-five (25) percent of the lot area; d. The storage area shall be screened on all sides with an effective combination of solid walls, solid gates, and dense landscaping; Resolution No. 3875 Page 3 e. The storage area shall not encroach into required parking spaces or landscape areas; f. No vehicle shall be parked or stored in a manner which obstructs access to any door, window, or other entrance to, or exit from, the building; g. The sale, service, or maintenance of recreational vehicles shall not be permitted; h. No septic dumping station shall be established on-site; and, i. No recreational vehicle shall be inhabited while being stored." ADD "5. Recreational Vehicle (RV) means the following: A motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria: a. It contains less than 320 square feet of internal living room area, excluding built-in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; b. It contains 400 square feet or less of gross area measured at maximum horizontal projections; c. It is built on a single chassis; and, d. It is self-propelled, truck-mounted, or permanently towable on the highways without a permit." PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary LINDA C. JENNINGS Chairperson Resolution No. 3875 Page 4 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. 3875 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 3876 RESOLUTION NO. 3876 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN RECOMMENDING APPROVING CONDITIONAL USE PERMIT 03-008 ESTABLISHING OUTDOOR RECREATIONAL VEHICLE (RV) STORAGE AT 2681 WALNUT AVENUE 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 03-008 was filed by AAA Quality Self-Storage to establish outdoor recreational vehicle (RV) storage at 2681 Walnut Avenue, or more specifically known as Assessor's Parcel Number 432-473-29. B, C. D. E, That the Planning Commission recommended approval of Zone Change 03-004 to conditionally permit outdoor recreational vehicle (RV) storage in the Irvine Industrial Complex, subject to compliance with the development standards. The proposed project is consistent with the policies of the General Plan land use designation "Planned Community Commercial/Business" which provides for policies and guidelines for light industrial uses and the Irvine Industrial complex Planned Community District Regulations. 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. That a public hearing was duly called, noticed, and held for said application on June 9, 2003 by the Planning Commission. 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 facility, as conditioned, would not be detrimental to, or have a negative effect on, the site or surrounding properties in that the proposed facility is located on the rear half of a lot developed with a self-storage facility in an area that is not required for emergency access, parking, or landscaping. The 2.0 trips per thousand-trip generation associated with the proposed use can be accommodated by the surrounding roadway system and, as shown in the Negative Declaration prepared for Conditional Use Permit 03- 008 (Exhibit A of Resolution No. 3874), no other impacts are anticipated. . The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort, and general welfare of Resolution 3876 Page 2 F, O. persons working in the neighborhood in that all storage would occur on the rear half of the lot behind a combination of gates and walls up to ten (10) feet in height and dense landscaping and will comply with the proposed development standards for outdoor recreational vehicle storage. A Negative Declaration has been prepared and recommended for adoption for this project in accordance with the provisions of the California Environmental Quality Act (CEQA). That the Planning Commission's recommendation of approval of CUP 03-008 is contingent upon approval of Zone Change 03-004 by the City Council. II. The Planning Commission hereby recommends approval of Conditional Use Permit 03-008 to authorize establishment of outdoor recreational vehicle (RV) storage at 2681 Walnut Avenue, subject to conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary LINDA C. JENNINGS Chairperson STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3876 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 9th day of June, 2003. ELIZABETH A. BINSACK Planning Commission Secretary GENERAL (1) 1.1 (1) 1.2 (1) 1.3 (1) 1.4 EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 03-008 JUNE 9, 2003 The proposed project shall substantially conform with the submitted plans for the project date stamped June 9, 2003, 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 Develbpment 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. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any grading or building permits for the project, subject to review and approval by the Community Development Department. The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within twelve (12) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. Approval of Conditional Use Permit 03-008 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. As a condition of approval of Conditional Use Permit 03-008, 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 SOURCE CODES (1) (2) (3) (4) STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODEIS DESIGN REVIEW (s) (6) (7) RESPONSIBLE AGENCY REQUIREMENT LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A- Resolution 3876 CUP 03-008 Page 2 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. (1) 1.6 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 by ordinance. 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement, action, including attorneys fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 Amendments to Conditional Use Permit 03-008 may be considered by the Planning Commission. USE RESTRICTIONS (***) 2.1 The applicant shall submit an updated copy of the Irvine Industrial Complex District Regulations with the additional text specified in Resolution No. 3875. 2.2 Prior to issuance of building permits, the applicant shall record a reciprocal access agreement, or appropriate alternative, to the satisfaction of the Community Development Director and City Attorney between the property owners of 2681 and 2641 Walnut Avenue to acknowledge and authorize the intensification of the use of the existing driveway as a result of allowing RVs to access 2681 Walnut via the driveway. The access agreement shall be approved by the Community Development Director and the City Attorney prior to recordation. (1) 2.3 Storage shall be accessory to the primary self-storage facility use. If the primary use ceases, the use of the outdoor recreational vehicle storage shall cease. (1) 2,4 2.5 2.6 The storage area shall be located on the rear half of a lot. On a corner lot, the storage area shall be located in the least visible area from a private or public roadway on the rear half of the lot. The storage area shall not cover more than twenty-five (25) percent of the lot area. The storage area shall be screened on all sides with an effective combination of solid walls, solid gates, and dense landscaping. Exhibit A- Resolution 3876 CUP 03-008 Page 3 (1) 2.7 The storage area shall not encroach into required parking spaces or landscape areas. (1) 2.8 No vehicle shall be parked or stored in a manner which obstructs access to any door, window, or other entrance to, or exit from, the building; (1) 2.9 The sale, service, or maintenance of recreational vehicles shall not be permitted. (1) 2.11 No septic dumping station shall be established on-site. (1) 2.12 No recreational vehicle shall be inhabited while being stored. (1) 2.13 A recreational vehicle (RV) shall be defined as a motor home, travel trailer, truck camper, or camping trailer, with or without motive power, designed for human habitation for recreational, emergency, or other occupancy, that meets all of the following criteria: a. It contains less than 320 square feet of internal living room area, excluding built-in equipment, including, but not limited to, wardrobe, closets, cabinets, kitchen units or fixtures, and bath or toilet rooms; b. It contains 400 square feet or less of gross area measured at maximum horizontal projections; c. It is built on a single chassis; and, d. It is self-propelled, truck-mounted, or permanently towable on the highways without a permit. BUILDING (C) 3.1 Building plan check submittal shall include the following: · Seven (7) sets of construction plans, including drawings for mechanical, plumbing,, electrical, and striping plan. · Two (2) copies of structural calculations. · Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. (C) 3.2 No other outdoor storage shall be permitted except as approved by Conditional Use Permit 03-008. ENGINEERING (c) The plans shall identify existing street improvements and dimensions, including sidewalk, curb and gutters, and street widths. Exhibit A- Resolution 3876 CUP 03-008 Page 4 (C) 4.2 FEES Any damage done to existing street improvements and utilities shall be repaired prior to final inspection for the project. (1) (1) 5.1 5.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of forty-three dollars ($43.00) 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. Prior to issuance of any permits, the applicant shall pay the following fees. Payments 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. B. Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule.