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HomeMy WebLinkAboutPH 1 CUP 90-19 08-06-9008/'03/1990 13:35 1111CCULLOCH ARCH . ? 146419315 ?14 640 b315 P.02 August 3, 1000 Ms. Paula Rankin Associate Planner City of Tustin 300 Centennial Way Tustin, CA. 92680 Re: Appeal of Conditional Use Permit 90-19. Dear Ms. Rankin: Per our discussion we are requesting a continuance for our appeal of the above referenced C.U.P. The applicant Is roconsidering the request and would like an opportunity to work out a solution that would be compatible with the Tustin Market Place sign prograin. Your help on this project is greatly appreciated. Illlem C. McCulloch, AIA President McCULLOCH ARCHITECTS, INC. cc: Beacon Ray Patrick Shea 260 NEWPORT CENTER OR. SUITE NUMBER 330 NEWPORT BEACH CALIFORNIA 92660 {71417%9141 FAX 0141 t W�65 GP AuENDA�- �o DATE: TO: FROM: AUGUST 6, 1990 WILLIAM A. HUSTON, CITY MANAGER COMMUNITY DEVELOPMENT DEPARTMENT PUBLIC HEARING NO. 1 8-6-90 Inter - Com SUBJECT: APPEAL OF A CONDITION OF APPROVAL FOR CONDITIONAL USE PERMIT 90-15 APPLICANT: BEACON BAY ENTERPRISES, INC. 260 NEWPORT CENTER DRIVE NEWPORT BEACH, CALIFORNIA 92660 AGENT: MCCULLOCH ARCHITECTS 260 NEWPORT CENTER DRIVE, SUITE 330 NEWPORT BEACH, CA 92660 LAND OWNER: THE IRVINE COMPANY 550 NEWPORT CENTER DRIVE NEWPORT BEACH, CA 92658-8904 LOCATION: 2762 EL CAMINO REAL (LOT 1 OF TRACT 13556) ZONING: MIXED USE - EAST TUSTIN SPECIFIC PLAN ENVIRONMENTAL STATUS: THIS PROJECT IS COVERED BY A PREVIOUSLY CERTIFIED EIR (85-2) FOR THE EAST TUSTIN SPECIFIC PLAN. REQUEST: AN APPEAL OF CONDITION NO. 6.3 OF EXHIBIT A OF RESOLUTION NO. 2794, RELATING TO ALLOWABLE SIGN AREAS. RECOMMENDATION It is recommended that the City Council uphold the Planning Commission decision on Conditional Use Permit 90-15 and deny the requested appeal by adopting of Resolution No 90-98. BACKGROUND At their regular meeting on July 9, 1990, the Planning Commission adopted Resolution No. 2794 (attached) approving Conditional Use Permit (CUP) 90-15 and Design Review 89-58. The project includes the construction of a full-service mechanized car wash, gasoline sales and automotive service bays, and a convenience market on a 2.181 -acre site in the Tustin Market Place. City Council Report Appeal of CUP 90-15 August 6, 1990 Page 2 The development is comprised of a 16,312 -square foot structure with four fuel lanes servicing a total of 12 cars, two lube bays with service areas for six cars, two auto -detailing bays, a mechanized car wash line and a 2,725 -square foot convenience store with restrooms and indoor/outdoor waiting areas. The site was not included in the previously -approved sign program for the Tustin Market Place, and therefore required a separate Conditional Use Permit approval. Signage for the development must meet a complex set of criteria including the identification needs of five different on-site uses, as well as requirements of the City, landowner, developer and tenants. The sign program approved under CUP 90-15 establishes a customized sign program for the multi -use facility; however, signage also generally complies with requirements of the Tustin Sign Code, as well as criteria of the Tustin Market Place Sign Program for tenants in free-standing buildings. See Exhibit A. Condition No. 6.3 of Planning Commission Resolution No. 2794 limits the area of each business identification wall sign, including logos, on rear and side building walls to a maximum of 25 -square feet. That standard consistent with all applicable City codes. The applicant has appealed this condition and is requesting 63 - square foot logos on the side (east elevation) and rear (south elevation) walls of an architectural tower. This proposed square footage would exceed the maximum allowable area by 38 -square feet or nearly 40 percent. The site is located at the southeast corner of El Camino Real and Myford Road, immediately north of the Home Depot Garden Center. Surrounding land uses are commercial. To the south, north and east is the Tustin Market Place; the Tustin Auto Mall is to the west, across Myford Road and the El Modena/Irvine Channel. DISCUSSION Signage criteria for free-standing tenants in the Market Place, such as restaurants, were adopted in September, 1989 as an amendment to the sign program. However as previously mentioned, the car wash site was not included in the sign package. It was known at that time that a separate CUP would be required for signage for the property and standards similar to those imposed on other "stand-alone" pads would also be imposed on the proposed Community Development Department City Council Report Appeal of CUP 90-15 August 6, 1990 Page 3 facility. The applicant contends that large sign areas, up to 13 percent of the wall area (260 square feet), are allowed on other tower elements within the Market Place. However, such signs were intended only for major in-line and certain Entertainment Village tenants. The proposed auto wash is considered a free-standing tenant. The design and proportions of existing stand-alone buildings at the Market Place vary somewhat from structure to structure. Nonetheless, each features a tower element with a conforming 25 - square foot sign, ranging from 2.4 to 3 percent of the total tower wall area. A conforming sign on the Beacon Bay tower would comprise about 2.7 percent of the tower area and be proportionally similar to the others. There are several stand-alone restaurant tenants and unleased pads within the Tustin Market Place for which sign programs have not been formulated. Allowing the applicant to exceed the established sign areas, beyond that approved by the Planning Commission, may set a precedent for other Market Place tenants, and free-standing or shopping center commercial uses throughout the City, to exceed the sign criteria of the Tustin City Code. Further, at least two other applications to allow car washes have been filed with the Community Development Department. Signage programs for those proposed facilities have not yet been established. The Community Development Department recognizes that the multi -use project has unique signage needs. Those needs have been accommodated by the Planning Commission's decision to allow the applicant to exceed the approved standard of 64 -square feet of sign area on the front (El Camino Real) building wall by about 37 percent (23.75 square feet). Adequate signage is also ensured by the approval of directional, yard and removable signs. However, all other standards previously established by the Tustin City Code and Tustin Market Place Signage Program for free-standing buildings must be adhered to. The 23.75 -square feet of additional sign area allowed by the Planning Commission on the front elevation will permit a 63 -square _ foot (nine by seven feet) logo on the E1 Camino Real elevation of the tower, but only a 25 -square foot (five by five feet) logo on other elevations. At the July 9, 1990 public hearing it was noted that from certain vantage points, two tower walls, each with a Community Development Department City Council Report Appeal of CUP 90-15 August 6, 1990 Page 4 different size logo sign, will be seen and may appear ununified. An alternative to the Planning Commission decision, as well as the applicant's proposal, is to allow the 23.75 -square feet of additional sign area to be divided equally between the side and rear tower logos and require all three logos to be equal in size. Under this option, allowable sign areas would be as follows: Wall Sign (Sign Type 2) El Camino Real (front/north) Elevation 25 sf. East (side) Elevation ---- South (rear) Elevation ---- Myford Rd (west) Elevation 25 sf. CONCLUSION Total Tower Logo Sign (Sign Type 3) Area 36.875 sf. 61.875 sf. 36.875 sf. 36.875 sf. 36.875 sf. 36.875 sf. ---- 25 sf. Based on the analysis conducted by the Community Development Department, it is recommended that the City Council deny the appeal of Condition No. 6.3 of Exhibit A of Planning Commission Resolution No. 2794 and uphold the Planning Commission decision, relating to the maximum allowable sign area for business identification wall signs on side and rear building walls, by adopting Resolution No. 90-98. Paula R*kkin Associate Planner PR:CAS:mas:kbc Attachments: Christine A. Shinglet Director of Communit Development Exhibit A Resolution No. 90-98 Planning Commission Resolution Sign Program - site plan sign designs elevations Community 2794 Development Department EXHIBIT A City of Tustin Sian Code - requirements for business identification wall signs for single -tenant commercial uses. Tustin Market Place Sian Program - requirements for wall signs for free- standing buildings. Front Elevation - 25 percent of wall area not to exceed 64 - square feet (total sign area). Side Elevations - 5 percent of wall area, not to exceed 25 - square feet. Rear Elevation - 5 percent of wall area, not to exceed 25 - square feet. Beacon Bay Car Wash Sign Program - maximum allowable wall sign areas approved under CUP 90-15. E1 Camino Real ( front) Elevation East (side) Elevation South (rear) Elevation Total Wall Sign Tower Logo Sign (Sign Type 2) (Sign Type 3) Area 24.75 sf. 63 sf. 87.75 sf. ----- 25 sf. 25 sf. ----- 25 sf. 25 sf. Community Development Department 1 19 V 3 4 5 6 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28' RESOLUTION NO. 90-98 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA, DENYING THE APPEAL OF CONDITION NO. 6.3 OF EXHIBIT A OF PLANNING COMMISSION RESOLUTION NO. 2794 AND UPHOLDING THE PLANNING COMMISSION DECISION, RELATING TO ALLOWABLE SIGN AREAS FOR BEACON BAY CAR WASH AT 2762 EL CAMINO REAL. The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application for appeal of Condition No. 6.3 of Exhibit A of Planning Commission Resolution No. 2794 has been filed on behalf of Beacon Bay Enterprises, Inc. Condition No. 6.3 restricts business identification wall signs on the side and rear building walls of the car wash facility to a maximum area of 25 -square feet. The applicant requests a maximum sign area of 63 -square feet. B. That a public hearing was duly called, noticed and held for said appeal on August 6, 1990. C. That the request does not meet sign code requirements for the following reasons: 1. The Tustin Sign Code limits the maximum allowable area of business identification wall signs on rear and side building walls of single -tenant commercial uses to 25 -square feet. 2. The approved sign program for the Tustin Market Place limits the maximum allowable area of wall signs on rear and side building wall of free-standing buildings to 25 -square feet. 3. Signage for the proposed car wash shall comply with approved standards. 4. Allowing the, applicant to exceed established sign criteria may set a precedent for other single -tenant uses or free-standing buildings. II. The City Council hereby denies the appeal of Condition No. 6.3 of Exhibit A of Planning 3 4 5 6 8 9 10 11 12 13 14 151 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 90-98 Page 2 Commission Resolution No. 2794 and upholds the Planning Commission decision. PASSED AND ADOPTED by the City Council of the City of Tustin, at a regular meeting on the day of , 1990. MARY WYNN City Clerk RICHARD EDGAR Mayor 3 4 5 G r 8 1(1 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 RESOLUTION NO. 2794 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, CALIFORNIA, CONDITIONALLY APPROVING DESIGN REVIEW 89- 58 AND CONDITIONAL USE PERMIT 90-15 TO ALLOW CONSTRUCTION OF A FULL SERVICE CAR WASH, GASOLINE SALES AND AUTOMOTIVE SERVICE BAYS, AND A CONVENIENCE MARKET, AND APPROVE A COMPREHENSIVE SIGNAGE PROGRAM FOR THE PROPOSED PROJECT AT 2762 EL CAMINO REAL. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That proper applications (Design Review 89-58 and Conditional Use Permit 90-15) were filed on behalf of Beacon Bay Enterprises, Inc. requesting approval of a full service car wash, gasoline sales and automotive service bays and a convenience market at 2762 El Camino Real, in the Tustin Market Place. B. That a public hearing was duly called, noticed and held on said application on July 9, 1990. C. That an Environmental Impact Report (EIR 85-2 for the East Tustin Specific Plan) has been. certified, in conformance with the requirement of the California Environmental Quality Control Act, for the project area. D. Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: 1. Height, bulk and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors and other openings. 1 V 3 4 5 6 8 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 2C Z 2� Resolution No. 2794 Page 2 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Landscaping, parking area design and traffic circulation. 8. Location, height and standards of exterior illumination. 9. Location and appearance of equipment located outside of an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the City Council. E. That the establishment, maintenance, and operation of the facility 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 uses applied for are in conformance with the East Tustin Specific Plan. 2. The site is located in the Mixed Use Land Use category of the East Tustin Specific Plan. 3. The uses applied for are conditionally permitted uses in the Mixed Use District. 4. The uses will not create a noise nuisance. 5. The project satisfies the East Tustin Specific Plan Parking Standards. 1 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 Resolution No. 2794 Page 3 6. On-site traffic concerns have been mitigated; through the location and design of entrance/' exit drives and aisles. F. That the establishment, maintenance, and operation of the uses applied for will not be injurious or. detrimental to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin, and should be granted as evidenced by the findings stated in Section D above. II. The Planning Commission hereby conditionally approves Design Review 89-58 and Conditional Use Permit 90-15, to allow construction of a full service car wash, gasoline sales and automotive service bays, and a convenience market, and approve a comprehensive signage program for the proposed project at 2762 El Camino Real at 2762 E1 Camino Real in the Tustin Market Place subject to the 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 July, 1990. IC DONALD LE JEUNE Chairman PENNI LEY Secretary EXHIBIT A DESIGN REVIEW 89-58 AND CONDITIONAL USE PERMIT 90-15 CONDITIONS OF APPROVAL RESOLUTION NO. 2794 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped July 9, 1990 on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this Exhibit. The Director may also approve minor modifications to the plans if such modifications are determined to be consistent with the approved plans. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Design Review and Conditional Use Permit approval shall become null and void unless all building permits are issued within eighteen (18 ) months of the date of this Exhibit and substantial construction is underway. (1) 1.4 The applicant shall sign and return an Agreement to Conditions imposed form prior to issuance of building permits. PLAN SUBMITTAL 2.1 At building plan check the following shall be submitted: (3) A. Construction plans, structural calculations, and Title 24 energy calculations. Requirements of the. Uniform Building Codes, State Handicap and Energy Requirements shall be complied with as approved by the Building Official. --------------------------------------------------------------- SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 2794 Page 2 (2) B. Preliminary technical detail and plans for all (3) utility installations including cable TV, telephone, gas, water and electricity. Additionally, a note on plans shall be included stating that no field changes shall be made without corrections submitted to and approved by the Building Official. (2) C. Final grading and specifications consistent with the (3) site plan and landscaping plans and prepared by a registered civil engineer for approval of the Community Development Department. (2) D. A precise soils engineering report provided by a (3) soils engineer within the previous twelve (12) months as determined by the Building Official. 2.2 Architectural plans submitted for plan check shall bear the approval of the project architect for the Tustin Market Place. SITE AND BUILDING CONDITIONS 3.1 The site plan shall be modified as follows: (4 ) A. Provide a minimum 30 inch high screen wall or opaque berm extending along E1 Camino Real, where the proposed building is not parallel to the perimeter of El Camino Real. The -top of berm or wall at any point shall be 30 inches higher than adjacent inside parking lot grade. (4) B. Provide decorative paving within the project site (entrance, exit and/or interior). All such paving materials shall be consistent with those used in the Tustin Market Place. (4) C. Post "Do Not Enter" signs at the west end of the one-way aisle, situated south of the lube area. Outbound one-way arrows shall be painted on the pavement at both ends of the aisle. All such legends and signs shall be per Caltrans standards. (4) 3.2 Modify building elevations and proposed exterior materials as follows: Exhibit A Resolution No. 2794 Page 3 A. Provide louvers or other compatible architectural screening for openings consistent with the Market Place design at the El Camino Real (north) building elevation where mechanical equipment is visible subject to approval of Community Development Department. (4) 3.3 Provide exact details for exterior doors including roll - up doors, and window types on construction plans. Door and windows shall be consistent with design for Tustin Market Place. (4) 3.4 The base color for this building shall be terra cotta, Number 7, and the accent color for this building shall be yellow, Number 6, as shown on the Planning Commission approved 117-10-89 Color Board". (1) 3.5 All exterior colors to be used shall be subject to review (4) and approval of the Director of the Community Development Department. All exterior treatments shall be coordinated with regard to color, materials and detailing and noted on submitted construction plans and elevations shall indicate all colors and materials to be used. Building shall have a "stolit" textured acrylic finish on all exposed wall surfaces (building, canopy, walls, etc.) (4) 3.6 Provide plans and details for all lighting fixtures. Note locations on site plan and building elevations. Fixtures on building shall be of a decorative design. Freestanding fixtures shall be white with a sandblasted, exposed aggregate base to match existing fixtures in the Tustin Market Place. (4) 3.7 All exposed metal flashing or trim shall be painted to match the building. (1) 3.8 Note on final plans that a six foot high chain linked fence shall be installed around the site prior to building construction stages. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 3.9 Exterior elevations of the building shall indicate. any (4 ) fixtures or equipment to be located on the roof of the building and equipment heights. The building parapet shall be an integral part of the building design, and Exhibit A Resolution No. 2794 Page 4 shall screen all roof mounted equipment. (4) 3.10 All roof access shall be provided from the inside of the building. (4) 3.11 No exterior downspouts shall be permitted; all roof drainage shall utilize interior piping, but may have exterior outlets at base of building. (4) 3.12 Indicate the location of all exterior mechanical equipment. Gas ,and electric meters shall either be enclosing in the building or boxed behind a screen wall designed consistent with the main building. (4) 3.13 Note on plans that outdoor storage shall be prohibited. OPERATIONAL STANDARDS (4) 4.1 All auto stacking shall be within the project site. Blocking of required parking spaces and/or drive aisles is not allowed. (4) 4.2 Drying of washed car shall occur only in the designated drying area. Required parking spaces and/or drive aisles shall not be used for such purposes. (4) 4.3 All mechanical work and automotive detailing shall be confined to designated service bays. No such work shall be performed outside the buildings, within required drive aisles and/or parking spaces. LANDSCAPING, GROUNDS AND HARDSCAPE ELEMENTS (1) 5.1 Submit at plan check complete detailed landscaping and (7) irrigation plans for all landscaping areas consistent with adopted City of Tustin Landscaping and Irrigation Submittal Requirements. Said plans shall bear the approval of the landscape architect for the Tustin Market Place (POD). Provide summary table applying indexing identification to plant materials in their actual location. The plant table shall list botanical and common names, sizes, spacing, actual location and quantity of the plant materials proposed. Show planting and berming details, soil preparation, staking, etc. The irrigation plan Exhibit A Resolution No. 2794 Page 5 shall show location and control of backflow prevention devices (located in inconspicuous area), pipe size, sprinkler type, spacing and coverage. Details for all equipment shall be provided. Show all property lines on the landscaping and irrigation plan, public right-of- way areas, sidewalk widths, parkway areas, and wall locations. The Department of Community Development may request minor substitutions of plant materials or request additional sizing or quantity. Adequacy of coverage of landscaping and irrigation materials is subject to field inspection at project completion by the Department of Community Development. (7) 5.2 The submitted landscaping plans at plan check shall reflect the following requirements: A. Shrubs shall be a minimum of 5 gallon size and shall be spaced a minimum of 8 feet on center when.. intended as screen planning. B. Ground cover shall be planted between 8 to 12 inches on center. C. When 1 gallon plant sizes are used the spacing may vary according to materials used. D. Indicate plant materials for the outdoor waiting area. Provide detailed planting and irrigation details. E. All plant materials shall. be installed in a healthy vigorous condition typical to the species and landscaping must be maintained in a neat and healthy condition, this will include but not be limited to trimming mowing, weeding, removal of litter, fertilizing, regular watering, or replacement of diseased or dead plants. (4) 5.3 Provide samples for brick pavers to be used in the outdoor waiting area. Such pavers shall be consistent in color and material with those used in the Tustin Market Place. (4) 5.4 Provide details for all outdoor waiting area facilities including benches and trash receptacles. The design of these facilities may include cast concrete, wood or wire Exhibit A Resolution No. 2794 Page 6 mesh, and shall be consistent and compatible with the design and materials of the main building and other Market Place improvements. SIGNAGE (4) 6.1 Applicant shall submit detailed plans for logos (on towers) , business identification, tenant identification, directional and yard signs consistent with the size and location shown in the approved Beacon Bay sign program, date stamped July 9, 1990 and as modified in Condition No.s 6.2 - 6.4. Said plans shall address materials, colors., illumination and mounting, and shall comply with all of the applicable requirements of the Tustin City Code and Tustin Market Place Sign Program, as revised. (4) 6.2 Proposed text on yard signs shall be revised to eliminate all references to the various payment methods accepted. (4) 6.3 Business identification wall signs, including logos, shall be modified or redesigned so that the aggregate sign area does not exceed the following: Sides - 5 percent of wall area, not to exceed 25 SF Rear - 5 percent of wall area, not to exceed 25 SF (4) 6.4 All incidental signs for this project including entry, exit, yield and handicap signs, shall be designed consistent with such signage used elsewhere in the Tustin Market Place, subject to review and approval by the Community Development and Public Works Departments. FIRE DEPARTMENT (5) 7.1 Prior to the issuance of any building permits for combustible construction, evidence that a water supply for fire protection is available shall be submitted to and approved by the Fire chief. Fire hydrants and access roads shall be in place and operational to meet requirements and fire -flow prior to commencing combustible materials. (5) 7.2 Prior to the issuance of any building permits, all underground piping for automatic fire extinguishing systems shall be approved. Plans for an automatic fire extinguishing system shall be approved by the Fire Chief. Exhibit A Resolution No. 2794 Page 7 : ;; ;:'.;a• t 1 These details shall include width, clear height, and,, means of emergency vehicle over -ride. (5) 7.3 The project shall comply with Article 79 of the Uniform Fire Code (service stations). An on-site fire hydrant may be required. PUBLIC<PRIVATE INFRASTRUCTURE IMPROVEMENTS (5) 8.1 Dedication of 80 feet of right -of way for Myford Road, between E1 Camino Real and the southwesterly line of Lot 1, along with the construction of the ultimate street improvements on Myford Road, is required per the Tustin Public Works Department. (5) 8.2 A separate 24" x 36" street improvement plan will be required showing all construction within the public -- right-of-way along E1 Camino Real and Myford road which shall include, but not be limited to, the following: a) Curb and gutter b) Sidewalk C) Drive aprons d) Street paving e) Underground utility connections (5) 8.3 A grading plan will be required and should be based on the Orange County Surveyor's -bench mark datum. NOISE (1) 9.1 All requirements of the City's Noise Ordinance (Chapter 6 of the Municipal Code) shall be met at all times. FEES (6) 10.1 Prior to issuance of any permits, the applicant shall pay the following fees: A. All applicable plan check and permit fees. B. New development fees. C. School facilities fees to the Tustin Unified School District. Exhibit A Resolution No. 2794 Page D. Sewer and water fees to Irvine Ranch water District. E. Major thoroughfare and bridge fees. dINaOAllVO 'Nusni 'lVBLI ONh .. 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