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HomeMy WebLinkAbout02 ZA Item CUP 2016-14 Bixby Land Co. N : AGENDA REPORT ITEM #2 MEETING DATE: AUGUST 19. 2016 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2016-14 PROPERTY OWNER/ APPLICANT: MARTIN T. O'HEA BIXBY LAND COMPANY 1501 QUAIL ST. #130 NEWPORT BEACH, CA 92660 LOCATION: 15771 RED HILL AVENUE GENERAL PLAN: INDUSTRIAL ZONING: PLANNED COMMUNITY INDUSTRIAL/BUSINESS (PC IND/BUS) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311 (CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST: A REQUEST TO ESTABLISH A MASTER SIGN PLAN TO ALLOW FOR PERMANENT SIGNAGE AT NEWLY REMODEL CREATIVE OFFICES Zoning Administrator August 19, 2016 CUP 2016-14 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 16-007 approving Conditional Use Permit (CUP) 2016-14 requesting authorization to establish a master sign plan for permanent signage for the newly remodeled creative office project located at 15771 Red Hill Avenue. APPROVAL AUTHORITY Pursuant to the Tustin City Code (TCC) 9404b6, the proposed signage, which deviates from the standards of the Tustin Sign Code, requires approval of a CUP. Pursuant to TCC 9299b.3(f), the Zoning Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. BACKGROUND Site and Surrounding Properties The project site is located in an existing building at the northwest corner of the intersection at Bell Avenue and Red Hill Avenue. The site is surrounded on three (3) sides by existing industrial and business office buildings to the northwest, northeast, and southwest. The project site is adjacent to vacant land to the south and southeast of the property across Red Hill Avenue (Figure 1). ' Suhiect Prol)enN ! way a. 1 1 • ..., Figure 1: Aerial The project site includes an existing 96,627 square foot industrial office building that was recently remodeled to accommodate a wide variety of uses, including creative offices. Since the approval of Design Review (DR) 2015-008 in 2015, the existing structure has undergone significant improvements and leasing activity is currently underway. The first phase of Zoning Administrator August 19, 2016 CUP 2016.14 Page 3 improvements at this site, including a variety of site improvements and a facade remodel, is complete; however, full tenant improvements at the interior will be submitted for plan check review at a later date. On December 3, 1979, the City Council adopted Ordinance No. 816, approving Z.C. 79-2 for rezoning to the PC (Planned Community — Industrial/Business) zone, and adoption of planned community industrial/business standards. Part 3, Section 2 of these development regulations requires that signage conform to the Tustin Sign Code. Permitted uses within this district include a combination of industrial uses, general and professional offices, and retail and service commercial uses. MASTER SIGN PLAN The purpose of a master sign plan is to encourage coordinated and quality sign design on sites where a number of signs will occur. In addition, the master sign plan should include permanent directional and information signs to facilitate smooth internal circulation by motorists. This application is a request for a master sign plan for permanent signage for an industrial office building that was recently remodeled to accommodate a wide variety of uses, including creative offices. The subject property is zoned for a combination of uses including industrial, professional office, and commercial uses and the requested sign plan is proposed to accommodate future tenants at this location. Proposal includes two (2) monument signs, two (2) business identification wall signs, and on-premises directional signage (Figure 2). 1 MEW - � �", �' - �Y"-� -- —sem. ��a,r •�— —'� F� "`� }� _ a" \Q :,I.ar fl ,c.ru Q •»�, {�f` :.1 t..!.. 1'x'1 - {li .. �j rsYwr . 'F HI!_I__ .El,uE TWIrNTNNM[ r -----Q----- --- ,-- ---..--.— ..., kd W®}4 0' Figure 2: Site Plan Zoning Administrator August 19, 2016 CUP 2016-14 Page 4 The master sign plan includes the following signs: • Tenant Monument Sign (A): One (1) 6-0" high double faced illuminated sign Monument sign A is located near the corner of Bell Avenue and Red Hill Avenue in a landscaped area adjacent to the building. Sign A is a maximum of six feet (6-0") in height and internally illuminated with LED lighting within the base cabinet. Individual letters shall be dark in color, 12 inches to 16 inches in height, non-illuminated, and shall not exceed 32 square feet in area. • Tenant Monument Sign (B): One (1) 4'-8" high double faced illuminated sign Monument sign B is located at the building elevation adjacent to Red Hill Avenue in a landscaped area. Sign B shall be a maximum of four feet eight inches (4'-8") in height and internally illuminated with LED lighting within the base cabinet. Individual letters shall be dark in color, 12 inches to 16 inches in height, non-illuminated, and shall not exceed 32 square feet in area. 10 � AIF - i H TENANT _rt 15 77 • Wall Mounted Signage (Qty 2): Two (2) wall-mounted business identification signs are proposed including one (1) wall sign to be located on the east elevation and one (1) on the north elevation of the building (Figure 2 and 3). Proposed signage includes internally illuminated and reverse illuminated individual channel letters. Wall sign area allowed for business identification shall be calculated as follows: • Sign area to be calculated at one (1) square foot for each lineal foot of building principal frontage, maximum seventy-five (75) square feet. • Maximum logo height not to exceed three feet six inches (3'-6"). • Maximum letter height not to exceed two feet six inches (2'-6"). • Tenant may have stacked copy but shall not exceed the total square footage of sign area permitted by the Tenant's building frontage. • Limited to internally illuminated and reverse illuminated individual channel letters only. Zoning Administrator August 19, 2016 CLIP 2016-14 Page 5 Lia TENANT NAME I I V �L,... TENANT NAME MT STatK D LIVS w ' xr 1� F PAUUL FAST aiEYo"VII IF44K RED Hlu ASE.) Z -1[U i-.yr r .dV 4 MOAIH E1LYAfl(NI YrFII IF,Y,'}N,9Fdi AtlE �4-MUM Kffgt&WALL MM LL(ididf Figure 3:Wall Sign Location • Parking Signage (Qty 2): On-Premises Informational — 5 ft tall by 2 ft wide. Total of 10 square feet Proposed signage is a freestanding on-premises informational sign and is proposed to be located at each parking lot entrance, one per street frontage, and will be located in a landscaped area with no illumination proposed. Sign location shall be subject to visual clearance requirements. To maintain coordinated sign design, all signs will be of the same color, sizing, illumination, and construction. • Parking Exit Signage (Qty 1): On-Premises Directional — 5 ft tall by 2 ft wide. Total of 10 square feet NO Proposed signage is a freestanding on-premises directional sign located at LEFT the parking lot driveway exiting onto Red Hill Avenue and will be located in TURN a landscaped area with no illumination proposed. Sign location shall be subject to visual clearance requirements. To maintain coordinated sign design, all signs will be of the same color, sizing, illumination, and construction. DISCUSSION The proposed master sign plan will provide a coordinated and quality sign design for the project. Staff has worked with the applicant to provide adequate signage consistent with other developments within the City of Tustin and the proposed signage has been designed to be consistent with the architectural style of the existing building. In addition, the master Zoning Administrator August 19, 2016 CUP 2016-14 Page 6 sign plan will provide permanent directional and informational signs to facilitate smooth internal circulation by motorists to access and navigate through the property safely. Part 3, Section 2 of Planned Community District Regulations that pertain to the subject property requires that signage conform to the Tustin Sign Code. Pursuant to TCC Section 9404b6, deviation for sign standards are allowable for projects with at least thirty thousand (30,000) building square feet or one (1) acre in project size with the approval of a CUP. The subject property is a 96,627 square foot building on a 5.96 acre site zoned for a combination of uses including industrial, professional office, and commercial uses and the requested sign plan is proposed to accommodate future tenants at this location. The proposed master sign plan proposes monument signage that is consistent with the maximum sign area, maximum sign height, and illumination standards identified in the TCC sign regulations for commercial districts, however the applicant proposes one (1) additional monument sign to be located on Red Hili Avenue in excess of what is permitted by the TCC. Monument sign locations are proposed adjacent to the existing building structure and signs are to be located at each of the two (2) driveways accessible from Red Hill Avenue where monument signs would be located approximately 350 feet from one another. Both monument signs meet minimum distancing requirements, including at least 25 foot separation from side property lines and 50 feet from another existing monument sign. The proposed master sign plan includes business identification wall signage that is comparable to commercial signage permitted under the TCC and signs would include illumination. The proposed master sign plan would allow for two (2) business identification wall signs that could each be as large as 75 square feet, whereas TCC would only allow for one (1) primary sign up to 75 square feet in area per tenant and up to two (2) secondary signs "up to 25 square feet each. The proposed master sign plan would calculate sign area based upon lineal feet at a rate of 1 square foot per lineal foot of the building frontage up to a maximum sign area of 75 square feet. The proposed master sign plan proposes on-premises directional signs that are taller and larger than the Tustin Sign Code as demonstrated in the following table: Criteria Tustin Sign Code Proposed ProposedParking Entry Signs Parking Exit Sign Quantity 1 per street access 1 per street access 1 at exit onto & 1 per entrance Red Hill Avenue Maximum Height 4 feet 5 feet 5 feet Maximum Sign Area 4 square feet 10 square feet 10 square feet Illumination Allowed No No No Zoning Administrator August 19, 2016 CUP 2016-14 Page 7 The requested deviations from the Tustin Sign Code are consistent with the context, scale, and objective of the signs, which is to provide project and site information to residents, business owners, and others. The scale and massing of the proposed signs are consistent with the size and scale of the sites they identify and the overall development within.the vicinity. Visual Clearance Requirements The Public Works/Engineering Division has reviewed the proposed Master Sign Plan and requires that each sign conform to the City's sight distance requirements to ensure adequate visual clearance is provided. Prior to sign installation, Public Works Department staff will review each proposed sign 'location upon the submittal of building permit applications. FINDINGS In determining whether to approve the Conditional Use Permit for the proposed master sign plan, the Zoning Administrator must determine whether or not the proposed signage 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 may be supported by the following findings: 1. Pursuant to Ordinance 816 and the Planned Community Industrial/Business (PC IND/BUS) standards adopted by the Tustin City Council,signage shall conform to the Tustin Sign Code. 2. Pursuant to TCC Section 9404b6, deviation for sign standards are allowable for projects with at least thirty thousand (30,000) building square feet or one (1) acre in project size with.the approval of a CUP. The newly remodeled creative office project includes 96,627 square feet of building area and therefore qualifies for a master sign plan that deviates from the Tustin Sign Code with the approval of a CUP. 3. Pursuant to the Tustin City Code (TCC) 9299b.3(f), the Zoning Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and. the request would not alter the original intent of the project or site and therefore meets the necessary threshold to allow signs throughout the development. 4. The subject property can accommodate a variety of industrial, office, and/or retail and commercial uses and has the necessary components to support flexible sign design. Adequate sign standards contained within the master sign plan reflect a common theme, incorporating design elements in terns of sizing, scale, massing, materials, letter styles, colors, illumination, sign type and sign shape to ensure that signage will be coordinated throughout the project site. Zoning Administrator August 19, 2016 CUP 2016-14 Page 8 5. The master sign plan, as proposed, would not have an adverse impact on adjacent properties in that the signage design and locations have been oriented to minimize the overall number of signs while maximizing the project identification and directional signs for the development. As proposed, the signs would be compatible with the visual characteristics of the development, compatible with other signs in the surrounding area, and would not detract from adjacent developed properties. 6. The scale and massing of the proposed signs reflect the architecture of the buildings/structures on the site and are consistent with the size and scale of the site and the overall development within the community. Signs would be appropriately visible and legible in terms of spacing and proportion of letters and details, and would not dominate the visual quality of the site. Samantha Beier Associate Planner Attachments: A. Location Map B. Land Use Fact Sheet C. Draft Master Sign Plan D. ZAA 16-007 ATTACHMENT A Location Map r LOCATION MAP CUP 2016-14 15771 RED HILL AVENUE Q�. tt 4` G� 300' 500' PROJECT SITE CD 00, \ r � ! ar ` AMC S. V�Y ATTACHMENT B Land Use Fact Sheet r LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CUP 2016-14 2. LOCATION: RED HILL AVENUE-BELL AVENUE 3. ADDRESS: 15771 RED HILL AVENUE 4. APN(S): 430-231-04 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: DR 07-023/ZC 07-003 (TO PC IND/BUS); DR 2015-008 (REMODEL) 6. SURROUNDING LAND USES: NORTH: INDUSTRIAL/OFFICE SOUTH: VACANT EAST: INDUSTRIAL/OFFICE &VACANT WEST: INDUSTRIAL 7. SURROUNDING ZONING DESIGNATION: NORTH: PC-IND/BUS-PLANNED COMMUNITY INDUSTRIALBUSINESS & PC IND- PLANNED COMMUNITY INDUSTRIAL (PC-IND SOUTH: SP1 -MCAS TUSTIN SPECIFIC PLAN EAST: PC-IND/BUS- PLANNED COMMUNITY INDUSTRIALBUSINESS & SP1 -MCAS TUSTIN SPECIFIC PLAN WEST: PC IND- PLANNED COMMUNITY INDUSTRIAL (PC-INDI 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: I-INDUSTRIAL & PCCB-PLANNED COMMUNITY COMMERCIAL BUSINESS SOUTH: SP1 -MCAS TUSTIN SPECIFIC PLAN EAST: PCCB- PLANNED COMMUNITY COMMERCIAL BUSINESS& SPI -MCAS TUSTIN SPECIFIC PLAN WEST: I-INDUSTRIAL 9. SITE LAND USE: A. EXISTING: VACANT OFFICE B. PROPOSED: SAME C. GENERAL PLAN: I D. ZONING: PC IND/BUS PROPOSED GP: SAME PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 259,617 SF/5.96 ACRES (BUILDING AREA: 96,627 SF) 11. PARKING: 391 STALLS PROVIDED; 386 REQUIRED; NO CHANGE TO PARKING 12. TENANT IMPROVEMENTS: PERMIT(S) REQUIRED FOR SIGANGE ATTACHMENT C Draft Master Sign Plan r W P Jr CQQ s4Y t a°' dao ' Yj 9"• �• OC � b 1!r T ^ o- Y - - A L � u 1 r C02 b of r. cr,Y a x ry a a mr+e+n.P Y , mz �gy t^ V 06 ' 'E'E ? C O i E � e C1 `a ni � y o it coCN a 0' Q u x V n Ln •�y ao C N v L M N S7 f'1 R R •0 h P O N ~ Q N CO ❑ Z a 0 a • Z 10 O O etS Z o W 0 Dad LL C J ? Q o w Z �/ m G C Ep 0 p y L� Q O w � c O J ❑ £ d N W ❑ cd 0 C Q CL CL /� `u i -0 n u7 p Ln O o rn of 'O a G C C C .Q O. 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[ R k L � CY) §@ 4 _ §(§ 3 - m m / ■Em � j)§§ H 2 ) A /\\L /5a■ \ 2 �:a \\ i Ll K § _ 6 5. 3r§S CV) § 31: R . \k§{§ CD, 4 - �Grd� § � e ATTACHMENT D ZAA 16-007 } ZONING ADMINISTRATOR ACTION 16-007 CONDITIONAL USE PERMIT 2016-14 15771 RED HILL AVENUE The Zoning Administrator of the City of Tustin does hereby resolve as follows: 1. The Zoning Administrator finds and determines as follows: A. That a proper application was filed by Martin T. O'Hea of Bixby Land Company, requesting authorization to establish a master sign plan that deviates from the Tustin City Code to accommodate future tenants within a recently remodeled industrial office building at 15771 Red Hill Avenue. B. That, pursuant to the Tustin City Code (TCC 9404b6), the proposed project requires approval of a master sign plan through a Conditional Use Permit (CUP). Pursuant to the Tustin City Code (TCC) 9299b.3(f), the Zoning administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. C. That the site is designated as Industrial by the City General Plan and is zoned Planned Community Industrial/Business (PC IND/BUS) which provides for a variety of commercial, industrial, and professional office uses. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan. D. That a public hearing was duly called, noticed, and held for CUP 2016-14 on August 19, 2016, by the Zoning Administrator. E. That the establishment of the proposed master sign plan 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, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: 1. Pursuant to Ordinance 816 and the Planned Community Industrial/Business (PC IND/BUS) standards adopted by the Tustin City Council, signage shall conform to the Tustin Sign Code. 2. Pursuant to TCC Section 94006, deviation for sign standards are allowable for projects with at least thirty thousand (30,000) ZAA 16-007 CUP 2016-14 Page 2 building square feet or one (1) acre in project size with the approval of a CUP. The newly remodeled creative office project includes 96,627 square feet of building area and therefore qualifies for a master sign plan that deviates from the Tustin Sign Code with the approval of a CUP. 3. Pursuant to the Tustin City Code (TCC) 9299b.3(f), the Zoning, Administrator is the review authority for a minor CUP for existing developments where there would be no change of primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site and therefore meets the necessary threshold to allow signs throughout the development. 4. The subject property can accommodate a variety of industrial, office, and/or retail and commercial uses and has the necessary components to support flexible sign design. Adequate sign standards, contained within the master sign plan reflect a common theme, incorporating design elements in terms of sizing, scale, massing, materials, letter styles, colors, illumination, sign type and sign shape to ensure that signage will be coordinated throughout the project site. 5. The master sign plan, as proposed, would not have an adverse impact on adjacent properties in that the signage design and locations have been oriented to minimize the overall number of signs while maximizing the project identification and directional signs for the development. As proposed, the signs would be compatible with the visual characteristics of the development, compatible with other signs in the surrounding area, and would not detract from adjacent developed properties. 6. The scale and massing of the proposed signs reflect the architecture of the buildings/structures on the site and are consistent with the size and scale of the site and the overall development within the community. Signs would be appropriately visible and legible in terms of spacing and proportion of letters and details, and would not dominate the visual quality of the site. F. This project is Categorically Exempt pursuant to Section 15311 (Class 11) of the California Code of Regulations (Guidelines for the California Environmental Quality Act). ZAA 16-007 CUP 2016-14 Page 3 II. The Zoning Administrator hereby approves CUP 2016-14 authorizing a master sign plan for permanent signage at 15771 Red Hill Avenue subject to the conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin, at a regular meeting on the 19th day of August, 2016. ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO RECORDING SECRETARY STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Vera Tiscareno, the undersigned, hereby certify that I am the Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 16-007 was duly passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 19th day of August, 2016. VERA TISCARENO RECORDING SECRETARY EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 2016-14 15771 RED HILL AVENUE GENERAL (1) 1.1 Signage shall substantially conform to the submitted Master Sign Plan for the project date stamped August 19, 2016, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.3 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 2016-14 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to the issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). (1) 1.6 As a condition of approval of Conditional Use Permit 2016-14, 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 SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Conditions of Approval CUP 2016-14 Page 2 notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in the defense of any such action under this condition. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attomey's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. SIGNS (1) 2.1 A sign permit shall be applied for and obtained from the Community Development Department prior to constructing, erecting, altering, replacing, moving, or painting any sign, except for signs exempt from a permit according to the Tustin Sign Code. Permit applications shall be accompanied by information as required for a standard sign plan or master sign plan, pursuant to the Tustin Sign Code. (1) 2.2 All signs shall conform to the master sign plan. All signs shall be structurally safe and maintained in good condition at all times. (1) 2.3 The Community Development Director shall have the authority to order repair, replacement, or removal of any signs which constitute a hazard or nuisance to the safety, health, or public welfare by reason of inadequate maintenance, dilapidation, or obsolescence. All signs shall be constructed of a non-corrosive, rust-resistant finish so as not to (1) 2,4 degrade in adverse weather conditions. The locations for any signs shall comply with the City of Tustin Guidelines for (1) 2.5 Determining Sign Location Visual Clearance and Public Safety Areas. Signs shall not be placed in a manner that will obstruct or inhibit sight distance or visibility for the motorist. At plan check submittal, all signs shall be clearly identified on plans as to the exact locations of the four (4) new signs that are requested. Any signs in proximity to the public right-of-way that could impact driver sight shall be shown at a larger scale that will be adequate for plan check purposes. Adequate sight distances at the public right-of-way accesses shall be provided. A site plan should show`limited use areas" that will facilitate the provision of adequate sight distance at the public right-of-way. PLAN SUBMITTAL (1) 3.1 At the time of sign permit application, the plans shall comply with the latest edition of State and City of Tustin adopted codes: California Building Code, California Electrical Code, California Plumbing Code, City Ordinances, and State and Federal laws and regulations. Conditions of Approval CUP 2016-14 Page 3 (1) 3.2 Submit three (3) sets of plans and structural calculations to the Building Division for plan check. (1) 3.3 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (City Code Section 4351, et al) to recycle at least 50%of the project waste material. b. The applicant will be required to submit a $50.00 application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit will be determined by the Public Works Department in an amount not to exceed 5 percent of the project's valuation. c. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or - money order made payable to the"City of Tustin". FEES (1) 4.1 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: • Building and Planning plan check and permit fees (1, S) 4.2 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 fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.