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Home My WebLink About01 ZA REPORT CUP 2016-21 JOINT USE PARKING AGENDA REPORT {TEM #i MEETING DATE: NOVEMBER 17, 2016 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2016-21 APPLICANT: PROPERTY OWNER: DOUG BAUM DOUG BAUM DMJ HOLDINGS, LLC DMJ HOLDINGS, LLC 11202 ARROYO AVE. 11202 ARROYO AVE. SANTA ANA, CA 92705 SANTA ANA, CA 92705 LOCATION: 14772 PLAZA DRIVE GENERAL PLAN: PROFESSIONAL OFFICE (PO) ZONING: SPECIFIC PLAN 4 - TUSTIN PLAZA (SP-4) ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) STATUS: PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: CONDITIONAL USE PERMIT TO AUTHORIZE JOINT-USE PARKING FOR TWO (2) DENTAL/ORTHODONTIC OFFICES AT AN EXISTING CONDOMINIUM OFFICE BUILDING i , 4!i w Zoning Administrator November 17, 2016 CUP 2016-21 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 16-014 approving Conditional Use Permit (CUP) 2016-21 to authorize joint-use parking for two (2) dental/orthodontic offices at an existing condominium office building located at 14772 Plaza Drive. APPROVAL AUTHORITY The subject property is located within Specific Plan 4 — Tustin Plaza (SP-4) zoning district and the Professional Office (PO) land use designation. Pursuant to TCC Section 9264, parking facilities may be used jointly for nonresidential uses with different peak hours of operation with approval of a Conditional Use Permit (CUP). Pursuant to Section 9264a5 of the Tustin City Code (TCC), the Zoning Administrator has the authority to review and approve a Minor Conditional Use Permit for a reduction of off-street parking requirements and joint-use parking for parking areas serving structures with less than thirty thousand (30,000) square feet. BACKGROUND The proposed dental/orthodontic offices would be located in an existing building at 14772 Plaza Drive, approximately 225 feet north of Irvine Boulevard (Figure 1). The .58 acre site was created from Tract Map 8475 in 1974 and is located within the Tustin Plaza Specific Plan (SP-4). The 8,867 square foot, two-story building has thirty six (36) onsite parking spaces. The project site is adjacent to commercial office buildings within SP-4, and residential uses to the north and west, mixed commercial uses in Plaza Lafayette to the east and mixed commercial uses to the south. .. "t4 LAI IrMhe Blvd. F"ro�cC.t 5i' s Figure 1: Aerial Zoning Administrator November 17, 2016 CUP 2016-21 Page 3 DISCUSSION Project Description The proposed dental/orthodontic offices would operate in Suites 100 and 101 on the first floor as follows: Suite 100 (Orthodontist) (Four (4) Employees) Monday & Tuesday 8:00 a.m. to 6:00 p.m. Wednesday 7:30 a.m. to 6:00 p.m. Suite 101 (Dentist) (Five (5) Employees) Monday through Thursday 8:00 a.m. to 4:00 p.m. Suite 100 is 3,718 square feet and Suite 101 is 1,584 square feet, both of which are located on the ground floor of the building (Figure 2). Two (2) additional suites are located on the second floor with a total of 3,565 square feet and are currently vacant. {� M 1 Floor Suite 100 3,718 SF Orthodontist 1$`Floor Suite 101 2nd Floor 1,584 SF South Suft Dentist 1,175 SF Figure 2: Floor Plan Zoning Administrator November 17, 2016 CUP 2016-21 Page 4 Joint-Use Parking As shown on the site plan (Figure 3), there are currently thirty six (36) onsite parking spaces at the subject property. Pursuant to TCC Section 9263, a total of thirty nine (39) spaces would be required to accommodate the proposed dental/orthodontic offices and other general office uses within the building as calculated by both the medical/dental and general office parking rates applicable to the proposed square footage of the offices. ' l� ,, ❑ ' 14772 PLAZA DRIVE ® � „ 1JJJJ , -7316 /a3 0 0 >9 ❑ .` X o ❑ s s p � Figure 3: Site Plan Since only thirty six (36) spaces are currently available onsite, the applicant is proposing to use the parking spaces jointly based upon a Parking Demand Analysis prepared by Infrastructure Group, Inc. (Attachment D). A parking generation survey was conducted at the applicant's existing offices located at 13112 Newport Avenue to quantify the existing and projected parking demands at their future offices located at 14772 Plaza Drive. The survey determined that the peak demand for the dental/orthodontic practices at their existing location was twelve (12) vehicles, which equates to 3.5 spaces per 1,000 square feet based on their existing square footage. The report finds that the anticipated peak hour parking demand would be nineteen (19) spaces for the dental/orthodontic uses and fifteen (15) spaces for general office uses, for a total of thirty-four (34) spaces. Zoning Administrator November 17, 2016 CUP 2016-21 Page 5 The City's Traffic Engineer has reviewed and accepted the Parking Demand Analysis for methodology and accuracy and, based on the hours of operation and number of employees and patients that the site would be adequately parked for the dental/orthodontic office uses and general office uses as proposed. The City Traffic Engineer recommends that the project be approved with a condition that if the City receives complaints regarding parking at the site, the joint-use parking would be reevaluated, ANALYSIS In determining whether to approve the CUP, the Zoning Administrator must determine whether or not the proposed use 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 . A Parking Demand Analysis dated October 24, 2016, was prepared by a licensed traffic engineer (Denis Bilodeau, PE, Infrastructure Group, Inc.) in accordance with TGG Section 9264. 2. That the project site is a condominium office complex with 36 parking spaces. 3. That pursuant to TCC 9263, the current and proposed dental/medical office uses and general office uses at the site would require 39 parking spaces to accommodate all uses. A Parking Demand Analysis determined the peak demand for the dental offices of 3.5 parking spaces per 1 ,000 square feet of dental/orthodontic offices (19 spaces) and a total of 34 spaces for all dental/orthodontic and general office uses in the building. Therefore, the Parking Demand Analysis finds that adequate parking is available and no substantial conflict will exist in the peak hours of parking demand for the condominium office complex for the proposed uses. 4. The Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 5. That all of the on-site parking spaces are designated for joint use and are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties or impact traffic based on the availability of parking in that sufficient parking would be available on-site. Elaine Dove Senior Planner, AICP Zoning Administrator November 17, 2016 CUP 2016-21 Page 6 Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans D. Submitted Parking Supply Confirmation E. Zoning Administrator Action 16-014 ATTACHMENT A Location Map LOCATION MAP 14772 PLAZA DRIVE 145j1 NEWP[ T 14611 1461,' 146A2 119;1, 1462: PROJECT SITE 4 14602 146W8 1468 f 14702 LEON WV,--141111 r 14731 PLAZA 742 14741 1.4741 LAYFA.'E-TTtr E 14141 v 14762 1470 a y 4r4g" 147711 14772 14 1 Soo, 181 300' de k4b 1042 1035 le v COURtVARD MERVYN'S TUSTIN ASHOPPING DON HEIGkM Is.. ATTACHMENT B Land Use Fact Sheet LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT(CUP) 2016-021 2. LOCATION: EAST SIDE OF PLAZA DRIVE, APPROXIMATELY 250 FT. NORTH OF IRVINE BLVD. 3. ADDRESS: 14772 PLAZA DRIVE 4. LOT: PARCEL 1 OF LOT 3 OF TRACT NO. 8475; PARCEL 2 (EASEMENT FOR INGRESS/EGRESS) 5. APN: 401-281-07 6. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: TRACT 8475; V83-9 (SIDE AND FRONT SETBACKS-RDA); V82-11 (SIDE AND FRONT SETBACKS-PQ: SP4--TUSTIN PLAZA SPECIFIC PLAN 7. SURROUNDING LAND USES AND ZONING DESIGNATIONS: NORTH: RESIDENTIAL, ZONED R3-2500 SOUTH: BANK AND COMMERCIAL USES, ZONED PR EAST: PLAZA LAFAYETTE, MIXED USE COMMERCIAL BUSINESSES, ZONED C2 WEST: RESIDENTIAL ZONED R3-2500 AND R-3000 ALONG HOLT AVE. 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: HIGH DENSITY RESIDENTIAL(HDR) SOUTH: PROFESSIONAL OFFICE (PO) EAST: COMMUNITY COMMERCIAL (CC) WEST: MEDIUM DENSITY RESIDENTIAL(MDR) 9. SITE LAND USE: A. EXISTING: PROFESSIONAL OFFICES PROPOSED: SAME B. GENERAL PLAN: PROFESSIONAL OFFICE (PO) PROPOSED: SAME C. ZONING: SPECIFIC PLAN 4-TUSTIN PLAZA PROPOSED: SAME DEVELOPMENT FACTS: (NO SPECIFIC DEVELOPMENT STANDARDS REQUIRED IN P&I ZONE) 11. LOT AREA: 25,200 S.F. .58 ACRES 12. BUILDING LOT COVERAGE: NIA MAX, PERMITTED NIA PROPOSED 13, SITE LANDSCAPING: NIA REQUIRED NIA PROPOSED 14. PARKING: 39 SPACES REQUIRED 36 SPACES PROPOSED ATTACHMENT C Submitted Plans ®OGGOGGGGGGGGGGGm IM Ill I l i flip "\ m CO / b f i� ❑i�`^-- I��gg i g na v �) ❑� G I r.� s 's£'�� R��. sad q �- � Y - m gni NION E &Is.. ,fig e�9 -- 1 u i fir) o ❑ c� o _o o oW1❑P❑;,r v , P1a.. �. p '€ju i g¢ DM' HOLDINGS, LLC j - s ? = k a TENANT IMPROVEMENT ¢ aE® tl E€g`tn 14772 PLAZA DRIVE g- 1 TUSTIN, GA -y a ATTACHMENT D Submitted Parking Supply Confirmation II INFRASTRUCTURE GROUP, INC. 2672 N. Vista Crest Road Orange, CA 92867 �■ (714) 749-6386 October 24, 2016 Elizabeth 13insack Director of(10111n1nillty' 1)evelolament C'it� c}fTustin X00 Centennial WaN Tustin, CA 92780 Subject: Parking Supply Confirmation for 14772 Plaza Drive, Tustin CA 92780 (resubmittal#2) Dear Ms. Binsack: We have been retained to examine the parking supply for the office building located at 14772 Plaza Drive, Tustin CA 92780. This document provides parking data and field observations in support of the Use Permit application. Dr. Michael Yang DDS, and Dr. Douglas Baum., DDS are purchasing the office building and relocating their practices to this location. The proposed building uses are in the Table 1: Table 1 —Proposed building uses at 14472 Plaza Drive Suite# Tsuite occupant Suite Size Suite 100 Dr. Baum Orthodontist 3,718 Sq Ft. Suite 101 1)r. Yang Dcmistr,, 1,584 Sq Ft. Second Floor Currently Vacant 2,390 Sq. Ft North Suite General Office Second Floor Currently Vacant 1,175 Sy. Ft. SOrlth Suite Ociicral Office TOTA[. 8,867 Sq. Ft. RECEIVED OCT 262016 Pagel COMMUNITY DEVELOPMENT BY: Infrastructure Group, Inc. City of Tustin Parking Requirements On-site parking standards are established by Section 9263 of the city of Tustin Municipal Code. The parking requirements are as follows: Clinics,medical/dental offices 1 space for each 250 sq. ft. of gross floor area(GFA) for the first 4,000 sq. ft. of medical space within a building or center and 6 spaces for each 1,000 sq.ft. of gross floor area in excess of 4,000 square feet. Offices, administrative, corporate 1 space for each 250 sq. ft. of gross floor area (GFA) for the first 25,000 sq. ft. The required parking calculation is presented in Table 2: Table 2—City Code Parking Requirements for Proposed uses at 14472 Plaza Drive Suite# Suite Occupant Suite Size Code Parking Requirement (GFA) Suite 100 Dr. Baum Orthodontist 3,718 Sq Ft. 16 Spaces first 4,000 Sq Ft. Suite 101 Dr. Yang Dentistry 1,584 Sq Ft. 8 Spaces next 1,000 Sq Ft. 2nd Floor General office(currently vacant) 2,390 Sq. Ft 10 Spaces North Ste 2nd Floor General office(currently vacant) 1,175 Sq. Ft. 5 Spaces South Ste TOTAL 8,867 Sq. Ft. 39 Spaces The building site currently provides thirty-sig(36)stalls. Site photos are shown on the following page. Page 12 Infrastructure Group, 14472 Plaza Drive �' ..+.. yr. .= ....y �•"� 'ami s -~ _ fl 7e. /I ♦p1477 \ �. .:fir•.+. !.. -:•,i'} �- �� Funtw' RSA �' .•.,*- -x'� i•54,,.V�f�ull`ri� ��i yf ��I�`f�af"a+�� ® ._ tq �':. ,}�.rr .•� It tri +��a..'� �}•...�:. - IR a � wi •r .p 4, Y +1If k 5a'a L ' Infrastructure Group, Inc. Parking Demand Analysis Based on Observed demand at the Operators Current Facility To ensure that off-street parking demand will be met, a parking generation survey was performed at the applicants existing dental and orthodontic offices to quantify the existing and future projected parking demands. In consultation with Krys Salivar City of Tustin Public Works Manager, the hours of 9 am— 12 pm were selected for surveying. This was based on guidance from Shared Parking second edition published by the Urban Land Institute. The publication shows that the peak hours of parking demand is at 10 am and 11 am for medical office uses. The current medical offices are located at 13112 Newport Avenue, Tustin. On Tuesday, June 281h 2016 data was collected by National Data and Surveying Services, Inc. Suite B is 1,336 square feet and occupied by Dr. Yang. Suite K is 2,250 square feet and occupied by Dr. Baum. This equates to a total of 3,586 square feet of medical office use. The observed parking demand at the 13112 Newport Avenue medical facilities is shown in Table 3. Table 3--Observed Peak Parking Demand Based on Site Survey at 13112 Newport Avenue Dr.Yang;#'of Dr.Yang#of Dr.Baum#of Dr. Baum;#;of Total Time,, Employee; Patient Vehicles . Employee — Patient Vehicles'� Number of Vehicles Suitet Suite..B Vehicles SuiteX SuiteX Vehicles- 9:00 AM 5 2 4 11 9:15 AM 5 2 4 1 12 9:30 AM 5 2 4 1 12 9:45 AM 5 2 4 1 12. 10:00 AM 5 4 1 10 10:15 AM 5 4 9 10:30 AM 5 4 9 10:45 AM 5 1 4 10 11:00 AM 5 1 4 2 12 11:15 AM 5 4 2 11 11:30 AM 5 4 2 11 11:45 AM 5 4 1 10 12:00 PM 5 4 1 10 As shown above, the peak demand at the existing medical practices was 12 vehicles. This equates to a peak demand of 3.35 spaces per 1,000 square feet for the Medical Office uses, which compares favorably with the city of Tustin parking standards stated on page 2. For purposed of this study the observed demand was rounded up 3.5 spaces per 1,000 square feet for the Medical Office uses. It should be noted that local schools were on summer break when the count occurred and most of the patients observed were children. In addition, these facilities operate by appointment only. Page 14 Infrastructure Group, Inc, Utilizing the parking generation survey that was performed, the anticipated peak hour parking demand at the 14772 Plaza Drive can be projected. The results are presented in the table 4 below. Table 4—Projected Peak Parking Demand at 14772 Plaza Drive Based on 13112 Newport Avenue Site Survey Suite# Suite Occupant Suite Size Peak Parking Projected Parking Gross Floor Demand Based on Demand Area Parking Generation Su rvey Suite 100 Dr. Baum 3,718 Sq tit. 3.5 Spaces per 1,000 13 Spaces Orthodontistry Square Feet(per Field Ohservation) Suite 101 Dr. Yang Dentistry 1,584 Sq. Ft. 3.5 Spaces per 1,000 6 spaces Square Feet (per Field Observation) 2"J Floor General office 2,390 Sq. Ft 4 Spaces per 1,000 10 Spaces North Ste (currently vacant) Square Feet(per City Code) 2"d Floor General office 1,175 Sq. Ft. 4 Spaces per 1,000 5 Spaces South Ste (currently vacant) Square Meet(per City Codd) TOTAL 8,867 Sq. Ft. 34 Spaces Page 5 Y Infrastructure Groups Inc. Conclusions Based on our analysis of the parking demand for the proposed office uses, we conclude that: • Peak parking demand will be between 9:00 am and 11:00 am weekdays. • The highest parking demand for the proposed facility, using the worst case demand as indicated in Table 4, will be 34 spaces. • The total number of available parking spaces is thirty-six (36). • The existing dental and orthodontic practices generate a parking demand of 3.5 spaces per 1,000 SLI care feet of office spaces, which compares favorably with the city of Tustin standard of 4 spaces per 1,000 square feet of office space. • With a supply of thirty-five (36) parking spaces,there will be adequate parking available at 14772 Plaza Drive during operating hours. Infrastructure Group Inc. A California Corporation le F , 2048 +^ EXP. 1� Denis Bilodeau, PE Page 6 ATTACHMENT E Zoning Administrator Action 16-014 ZONING ADMINISTRATOR ACTION 16-014 CONDITIONAL USE PERMIT 2016-21 14772 Plaza Drive The Zoning Administrator of the City of Tustin does hereby resolve as follows: 1. The Zoning Administrator finds and determines as follows: A. That proper application has been submitted by Doug Baum, DMJ Holdings, for joint-use parking for dental offices within Suites 100 and 101, at an existing condominium office complex located at 14772 Plaza-Drive. B. Pursuant to Tustin City Code (TCC) Section 9264, parking facilities may be used jointly for non-residential uses with different peak hours of operation with the approval of a Conditional Use Permit (CUP). C. That the site is zoned as Professional (PR) (Specific Plan 4-Tustin Plaza) and has a land-use designation of Professional Office (PO), where office uses are permitted. 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. D. Pursuant to Section 9264a5 of the Tustin City Code (TCC), the Zoning Administrator has the authority to review and approve a Minor Conditional Use Permit a reduction of off-street parking requirements and joint-use parking for parking areas serving structures with less than thirty thousand (30,000) square feet. E. That a public hearing was duly called, noticed, and held on said application on November 17, 2016, by the Zoning Administrator. F. That the establishment, maintenance, and operation of the proposed use will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare, in that: 1.. A Parking Demand Analysis dated October 24, 2016, was prepared by a licensed traffic engineer (Denis Bilodeau, PE, Infrastructure Group, 'Inc.) in accordance with TCC Section 9264. 2. That the project site is a condominium office complex with 36 parking spaces. Zoning Administrator Action 16-014 CUP 2016-21 Page 2 3. That pursuant to TCC 9263, the current and proposed dental/medical office uses and general office uses at the site would require 39 parking spaces to accommodate all uses. A Parking Demand Analysis determined the peak demand for the dental offices of 3.5 parking spaces per 1,000 square feet of dental/orthodontic offices (19 spaces) and a total of 34 spaces for all dental/orthodontic and general office uses in the building. Therefore, the Parking Demand Analysis finds that adequate parking is available and no substantial conflict will exist in the peak hours of parking demand for the condominium office complex for the proposed uses. 4. The Parking Analysis has been reviewed and accepted by the City's Traffic Engineer for methodology and accuracy. 5. That all of the on-site parking spaces are designated for joint use and are located such that they will adequately serve the uses for which they are intended. 6. That the proposed use, as conditioned, will not have a negative effect on surrounding properties or impact traffic based on the availability of parking in that sufficient parking would be available on-site. 11. The Zoning Administrator hereby adopts Zoning Administrator Action No. 16-014 approving Conditional Use Permit 2016-21 authorizing the establishment of joint- use parking for a dental/medical offices within Suites 100 and 101 at an existing condominium office complex located at 14772 Plaza Drive, 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 17th day of November, 2016. ELIZABETH A. BINSACK ZONING ADMINISTRATOR VERA TISCARENO RECORDING SECRETARY Zoning Administrator Action 16-014 CUP 2016-21 Page 3 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, VERA TISCARENO, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 16-014 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 17t" day of November, 2016. VERA TISCARENO RECORDING SECRETARY EXHIBIT A ZONING ADMINISTRATOR ACTION 16-014 CONDITIONAL USE PERMIT 2016-21 CONDITIONS OF APPROVAL 14772 PLAZA DRIVE GENERAL (1) 1.1 The proposed project shall substantially conform with the Parking Demand Analysis for the project date stamped November 17, 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 if such modifications are consistent with provisions of the Tustin City Code (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit (CUP) 2016-21 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval"form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions. imposed is subject to issuance of an administrative citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.7 CUP 2016-21 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. The Community Development Director shall review the use to ascertain compliance with conditions of approval. If the use is not operated in accordance CUP 2016-21, or is found to be a nuisance or negative impacts are affecting the surrounding businesses or neighborhood, the Community Development Director shall impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the CUP. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PCICC POLICY (4) DESIGN REVIEW *** EXCEPTION 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 and property owner of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. USE RESTRICTIONS (5) 2.1 Approval is for a maximum of 5,302 square feet of medical uses. Any increase in the total area of medical use requires review and. approval by the Community Development Director. A total of thirty-six (36) on-site parking spaces shall be maintained at all times. Any reduction of on-site parking, change of tenant spaces/uses, parking lot and/or circulation shall be reviewed and approved by the Community Development Department. (5) 2.2 If in the future the City determines that a parking problem exists on the site or in the vicinity as a result of the proposed project or if the parking analysis does not support the uses as concluded, the Community Development Director may require the applicant to prepare a new parking demand analysis and bear all associated costs. If the new study indicates that there is-inadequate parking, the applicant shall be required to provide immediate interim and permanent measures to be reviewed and approved by the Community Development Department and the Public Works Department. The measures may include, but not be limited to: a. Adjust hours of operation; and/or b. Reduce number of employees. FEES (5) 3.1 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. if within such forty- eight (48) hour period- the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2)CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) BUILDING CODE (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION