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01 ZA Agenda Report 155 Lockwood Place
AGENDA REPORT ITEM #1 MEETING DATE: JUNE 6, 2017 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2017-02 AND DESIGN REVIEW 2017-001 APPLICANT/ DANIEL & DAVINA SERNA PROPERTY 155 LOCKWOOD PARK PLACE OWNER: TUSTIN, CA 92780 LOCATION: 155 LOCKWOOD PARK PLACE GENERAL PLAN: LOW DENSITY RESIDENTIAL (LDR) ZONING: SINGLE FAMILY RESIDENTIAL (R1) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 3) PURSUANT TO SECTION 15303 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST: DEMOLISH AN EXISTING GARAGE AND CONSTRUCT A NEW 429 SQUARE-FOOT GARAGE WITH ATTACHED 467 SQUARE- FOOT GUEST QUARTERS. THE PROJECT ALSO PROPOSES A 793 SQUARE-FOOT ADDITION AND EXTERIOR MODIFICATIONS TO THE SINGLE FAMILY RESIDENCE. f� i 155 Lockwood Park Place r Zoning Administrator June 6, 2017 Page 2 RECOMMENDATION: That the Zoning Administrator adopt Zoning Administrator Action (ZAA) No. 17-005, approving Conditional Use Permit (CUP) 2017-02 and Design Review (DR) 2017.001 to: 1) Demolish an existing 360 square-foot, two-car detached garage with a 334 square foot unpermitted addition; and 2) Construct new detached 488 square-foot, two-car garage with attached 408 square-foot accessory building to be used as guest quarters (guest quarters) with no cooking facilities, a 793 square-foot addition to the main residence and 90 square-feet of exterior alterations to the main residence. APPROVAL AUTHORITY: Pursuant to Tustin City Code (TCC) 9299b(3)(j), the Zoning Administrator has the authority to approve, conditionally approve or deny a CUP for accessory buildings used for guest quarters. In accordance with TCC Section 9272, the proposal requires DR approval. The Community Development Director is authorized to consider DR applications; however, since the CUP requires Zoning Administrator approval, the DR will be considered by the Zoning Administrator, BACKGROUND AND DISCUSSION: j The site is located in the Single Family Residential (R1) Zoning District and Low Density Residential General Plan Land Use Designation. This residence is located within an area referred to as Lockwood Terrace, which is listed on the 2003 City of Tustin Historical Survey and has a National Register of Historic Places (NRHP) status of 4S2, which identifies properties that are recognized as historically significant by local governments (Attachment A). The Lockwood Terrace neighborhood is significant as one of the earliest subdivisions built in the 1950's, during the advent of the highway systems in the Orange County area. The subdivision also reflects the conscious mass design of the times and an adherence to new zoning and land use policies. The project site is located on the south side of Lockwood Park Place which is situated in the residential neighborhood south of Irvine Boulevard, west of Prospect Street and north of First Street (Figure 1: Aerial Map). Surrounding properties to the north, east, and west are single family residences that are all within the R1 Zoning District. Properties to the south are commercial in nature and are located within the First Street Specific Plan (SP1 0). Zoning Administrator June 6, 2017 Page 3 fig IQ- rql= ANN , . IRViNEBLVD. rT' XX i LV 04 CL QJ G.,,, r PARK 1 a.. }o OL 4 k Figure 1 Aerial Map PROJECT DESCRIPTION: Existing Setting: The project site is a 7,755 square foot lot (0.18 acres) with a 994 square foot, one-story house built around in the early 1950s as part of Tract 1461, also known as the Hugh C. Marshall Subdivision, which was approved by the Tustin City Council on March 19, 1951 . The existing house has three (3) bedrooms, one (1) bathroom, a dining room, living room, and a kitchen. The two-car garage/addition is detached from the main building and has been greatly altered over the years (new garage door, new vinyl windows and a man-door, unpermitted addition at the rear of the garage with altered roof form, new stucco facade, exterior lighting) to the point that only the concrete leading to the garage appears to be original (Figures 2 and 3). Zoning Administrator June 6, 2017 Page 4 t Figure 2 Front View of Existing Garage 1s AN f i � Figure 3 Side View of Existing Garage/Addition Zoning Administrator June 6, 2017 Page 5 Proposed Project. Plans reflect that the applicants propose to demolish the existing garage and illegal addition and construct a new 488 square-foot, two-car garage with a 408 square foot accessory building attached to the new garage to be used as guest quarters (Attachment C). The guest quarters would be located 28 feet behind the proposed addition to the main house and approximately 114 feet from the front property line. In addition, the proposed guest quarters will feature architecture, windows, roof material and slope, stucco finish, and color that will match or be similar to the main house. The { proposed garage and guest quarters would be approximately 10-inches taller than the main house, but due to its significant setback, the difference in height would not be readily visible from the public right of way. i The applicants also propose to construct a 793 square-foot addition to the 994 square foot residence at the rear of the house to include a family room and a master bedroom suite resulting in a 1,787 square foot home. This addition will extend the residence 30'- 6" into the rear yard. A solid roof is proposed above a new patio deck located adjacent to the addition at the east side of the home. One of the existing bedrooms is proposed to be converted to a laundry room and a bedroom. Concurrent with the construction of the proposed addition and detached garage with guest room, the property owners are proposing to remodel the existing facade of the main house, including the addition of a new gable with wood posts above a manufactured stone-veneer pilaster to create a covered front porch with a wood floor, apply manufactured stone on the lower third of the front elevation, and new single-hung wood windows with wood shutters on the front elevation. All other windows would be replaced with Pella sliding vinyl windows, which would be minimally visible from the public right of way. Attachment D, Color and Materials Board, provides physical samples and photographs of proposed materials and colors to be applied to the front facade. ANALYSIS; Demolition/Construction of Garage Structure Although the Lockwood Terrace neighborhood is an identified resource in the 2003 Historic Resources Survey, the property at 155 Lockwood Park Place is not individually listed and is not located within the Cultural Resources District. Therefore, a Certificate of Appropriateness pursuant to TCC 9252f1(b) is not required for the demolition of the garage. As discussed above, the garage structure has been significantly altered leaving little semblance of the character of the original structure and therefore does not contribute to the overall character of the neighborhood. In and of itself, the residence is not historically or culturally significant. The historical significance is the neighborhood as it represents one of the early residential tracts built in the 1950s during the advent of the highway systems, the beginning of automobile centricity in Orange County and Zoning Administrator June 6, 2017 Page 6 mass production residential construction that benefited from new zoning and land use policies. As such, demolition and construction of the existing garage will not impact the character of the Lockwood Terrace neighborhood and will bring the garage into conformity with the current zoning code. The design of the proposed garage with guest quarters will be consistent with the features of the tract ranch architecture of the existing main residence by matching the exterior stucco, colors and roof material. The placement of the garage/ guest quarters is consistent with the predominant land use pattern in the area in that the guest quarters will be located at the rear of the property and will not be visible from Lockwood Park Place. Further, the structure will be placed at six (6) feet from the side yard property line, leaving four(4)feet of the garage visible from the public right of way. Conditional Use Permit The proposed guest quarters meet all applicable development standards identified in TCC Section 9223b2 pertaining to accessory buildings used as a guesthouse (see Attachment E — Land Use Application Fact Sheet). A "guesthouse" is defined in TCC Section 9297 as "attached or detached building or room that provides living quarters for guests and (a) contains no kitchen or cooking facilities; (b) is clearly subordinate and incidental to the principle residence on the same building site; and (c) is not rented or leased, whether compensation is direct or indirect." Pursuant to proposed Condition 2.2 of Zoning Administrator Action 17-005, the applicant would be required to record a deed restriction to prevent the accessory building/guest house from being rented or having cooking facilities installed and/or maintained. Design Review 1 In general, typical features of the ranch-style home include embellishment with brick or ? stone cladding, hip roofs, decorative shutters and wooden porch supports similar to the proposed exterior modifications. The existing residence is a version of the California ranch style which became popular beginning in the mid-1940s and became dominant throughout the country during the 1950s and 1960s. The small home has a hipped roof and very few architectural features. A small protruding bay with a large vinyl picture window 'appears has been added to the front facade, while the original wood, double-hung windows with wood trim have been replaced or added with vinyl windows. There is also a decorative iron porch support leading to the front door. Zoning Administrator June 6, 2017 Page 7 The color and material board (Attachment C) itemizes the proposed exterior modifications including; • Replace the roof with composition shingle roof (Oakridge Shingles Estate Gray) on the residence and proposed garage/guest quarters; • Replace existing 1x6 fascia board with 2x6 fascia board and stucco with cat face finish, both of which would be painted a shade of white; • Add new masonry stone veneer(Craft Chop Ledge) at the base of the front of the residence approximately one-third the height of the front facade; • Expand the front entry porch to wrap around the front approximately 15-feet long by 6-feet deep in length with a new gable roof with exposed beams. The applicant plans to stain and seal the wood beams, front entry door and wood gates to match; • Add wood shutters on front bedroom windows to be painted black; and, • Although the color and materials board shows vinyl sliding windows on the windows on the front facade, staff has worked with the applicant to install single- hung windows that are more consistent with the neighborhood. • Accent front windows with new black shutters and re-roof the home with a multi- toned grey composite roof. As proposed, the architectural design of the new construction would be consistent with other facade modifications made in the neighborhood. Many of the neighborhood residents have replaced original windows, added brick or stone accents on the front facades, and constructed additions adding to the square footage and lot coverage on their properties. The proposed construction and addition is in the rear of the property and, other than the proposed front facade modifications, would result in a modest change to the front street elevation with respect to height and massing. In addition, the proposed massing of the project is consistent with the existing structure in that the proposed roof design is similar to the existing roof (see Attachment C, Plan Submittal). E The proposed design is compatible in that the exterior design and finishes are consistent with the neighborhood and typical ranch-style home features. FINDINGS: i Conditional Use Permit: In determining whether to approve CUP 2017-02 for the proposed project, the Zoning Administrator must consider that the establishment, maintenance, and operation of the Zoning Administrator June 6, 2017 Page 8 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 of the City of Tustin which is encapsulated in the following findings: 1. The existing house is 994 square feet, and the proposed addition is 793 square feet, an increase of approximately 80 percent of the existing square footage. All together, the proposed addition, two-car garage and guest room will have total lot coverage on the property of 38.7% and the rear yard will have total lot coverage of 29.9% consistent with the requirements of TCC. I 2. The property is located within the Lockwood Terrace neighborhood which is an identified resource in the 2003 Historic Resources Survey. The property at 155 Lockwood Park Place is not individually listed, is not in and of itself an historic resource, and is not located within the Cultural Resources District. 3. The existing garage structure does not contribute to the overall character of the neighborhood. As such, demolition of the existing garage and construction of a new garage/guest quarters will not impact the character of the Lockwood Terrace neighborhood and will bring the garage into conformity with the current zoning code. 4. The proposal to demolish an existing garage and construct a new garage with similar design to the existing residence is consistent with the development guidelines and criteria adopted by the City Council. 5. That TCC Section 9223b2 conditionally permits accessory buildings used as guest quarters, provided no cooking facility is installed or maintained and it cannot be rented or leased, subject to a recorded deed restriction. 6. Pursuant to TCC 9299b(3)(j), the Zoning Administrator has the authority to approve, conditionally approve or deny a Conditional Use Permit for accessory buildings used for guest quarters. Design Review: In determining whether to approve the DR for the proposed project, the Zoning Administrator must consider that 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 Zoning Administrator has considered at least the following items: 1. Pursuant to TCC 9272b, Design Review is required for the construction of new structures, including a detached garage with guest quarters, which Zoning Administrator June 6, 2017 Page 9 includes a review of the site plan and architecture, prior to issuance of any building permit. 2. Pursuant to TCC Section 9272, the Community Development Director is authorized to consider and approve Design Review applications; however, the Conditional Use Permit requires Zoning Administrator approval and the Design Review is hereby considered by the Zoning Administrator. 3. That the proposed exterior modifications to the residence are consistent with other exterior modifications in the neighborhood, including additions, facade renovations, etc., and are generally consistent with typical architectural features of a ranch style home. 4. The physical location, height and bulk of the proposed detached garage with guest quarters and addition is compatible with the existing and surrounding buildings in that other homes in the neighborhood have constructed additions similar to the proposed addition, and the new addition is complementary with the existing structure and will be compatible with the community. 5. That the use and design' of the proposed detached 936 square-foot garage/guest quarters, as conditioned, would not be detrimental to surrounding properties in that the proposed structure will comply with all applicable development standards of the R-1 zoning district as pertaining to accessory buildings. 6. The proposed project addition and accessory building (garage and guest quarters) are in the rear of the property and in compliance with the TCC setback requirements. 7. Pursuant to Condition 2.3, sufficient access and maneuvering room for the proposed garage would be provided. 8. The exterior materials for the proposed addition and detached garage/guest quarters will be consistent with proposed exterior modifications to the tract ranch architecture of the existing main residence. i 9. The rear addition of the master bedroom suite and covered deck will increase livability, functionality and value of the home. 10.The proposal to reconstruct and modify the structure with similar design to the existing structure is consistent with the development guidelines and criteria adopted by the City Council. Staff recommends that the Zoning Administrator adopt Zoning Administrator Action No. 17-005 approving CUP 2017-02 and DR 2017-001 008 to demolish an existing 708 square-foot, two-car, detached garage and construct a new detached 488 square-foot, Zoning Administrator June 6, 2017 Page 10 two-car garage with attached 408 square-foot guest quarters, a 793 square-foot addition to the main residence and 90 square-feet of exterior alterations to the main residence at 155 Lockwood Park Place. Elaine Dove Senior Planner, AICP, RLA Attachments: A. Tustin Historical Survey Report excerpt for Lockwood Terrace B. Location Map C. Plan Submittal D. Color and Materials Board E. Land Use Application Fact Sheet F. Zoning Administrator Action No. 17-005 ATTACHMENT A Tustin Historical Survey Report Excerpt for Lockwood Terrace I 1 1 i 1 LOCKWOOD TERRACE a a a i P s 15771 See following •. •' for property • • State of Calitormia--The Resources Agency Phrn,3ry DEPARTMEW OF PARKS AND RECREATION NRI BUILDING, STRUCTURE, AND OBJECT RECORD Pagel of I *NRHP 5t2tu:Code:452 *Resource Name or#(420)L+odmvod Terrace B1. 111staric Name- 132- Common Name: B3. Original L75e.ResideatLA B4. PreseutUse: Residential *B6. Architerturai15#p1e_ California Btmgalatvmodified *84. Construction 1Tutory: (Cra=ctim date,alterations,and date of altezatios) These buildings were built in the early 190 Oz. *B7. Molved X No 1]Yes ❑Unlmassn Date: Original Location. *B8_ Related Features: B9a_ Architect unknown b.Builder: 1310_ Siguitrance: Theme:Residential Arr_h€tectum Area:Santa Am-Tustin,CA Period of Significance_ 1900-1945 Property Type: Residential 4WU12ble Criteria:C (Discuss impmtmce in teams of historkal or architectural crate=as defined by theme,period,and geogrsghx scope Also address intepity-) These buildings are significant as park of one of the earliest.subdivisions built in the 1950:;,during the advent of the highway syzk=in the Change County area_ The subdi-vision also reflects the conscious mass dessi;aof the times and an adherance to new zoning and land use policies. Landscape features are also,significant- Character de&duz featuxes include,but are not limited to: • rambhtag and horizontal form • automobile oriented • a9sy metrical shape vrith low pitched roof • moderate esve overhang • variety of wall cladding • decoratn a railing and other modem details- Ell- etailsEll_ Additional Resource Ath-ibutes:(BP2)—Single Family Property *B12. References_ 0-00 of Tustin Fi ktariral Sw-vey,thirtieth street architects,inc-,Julie,. 1990;Tirsfin:A Cky of Dvas,Carol H.Jordan:, Heritage Media Corp.1996- 813. Remarks (Sketch Map with north arrow required-) This building requires additional information and research to assess,fully,its significance_ *Bl4_ Evaluator:TBA West,C.Jordan *Irate of Evaluation:October 2002 lvlap cuiTentiy Unavailable (This space reserved for official comments-) UPR 5238(1195) "Required information ATTACHMENT B Location Map I Location Map 155 Lockwood Park Place IRVINE.. Q M 300 feet 7783 N. PR PELT AVENUE 183 180 183 .:._. , �.r a 500 feet 115 178rR,,.=PELT}�RRKN I , " r CRANGEVNCr_U_ p> 173 170 3' �+"�{,r—��_� ! _ _� I k � r' 155 158 q Lt 153 180 - G0 155 r 153150 � 145I Pa a= r PARK 143 ,d0 o � .. 71 LOCICW00©PARK PL. 135 —138 133 �. 136 j�. •]3 1 t� +.9 125 }:,24 z IST Po 121) +� s 130 H say 140 ;ss ISO -' ,u IV1�6 '$ Iby 1501 ,65 155 ,B 161 170 183 m ,85 180 185 125 160 d 0 1 — ♦ ` I ' i 00 0 � I , f � k ATTACHMENT C Plan Submittal i i I E APN' r SHEET INDEX O,� SH PROJECT INFORMATION BUILDING CODE ANIALYSIS,L, ,D_ CONSTRUCTIOP FRAMING N NOTES NOTaDosHEATTIING r LAt RF.:a Cr" S�iECTHRE - OWNER:DANNY AND DAVINA SERNA 1 1a CMLI FORMA BUILDING C07E FOUNDATION WALL�.A✓`1P ARE-1553 THAN 9'PROM EXPOSED FART".SHAL_.BE GF TFRE SHE-1=•.'�I�,',IL 155 LOCKWOOD PARK PLACE 2111,G;LIF0^I a 41,CHANE CAL C D D E ; IIA-URALLY DURI,BLE OP, FEEER'r�I':E-TREATED V.'COD tvHERE THE FAR`H IS A+ ITE?_ �a� ❑'ASH`�+`"I"p 7U CALIF09NIA PLUMPING COPE FAVLD AT LEAST IB WIDEA,'DDR41NS AWAY FROM THE3JILDING.THE FCTTO.n A2 EXISTIN I •A LLF 1 TUSTIN,CA 92780 :,U IB CALIFORNIA ELECTRICAL CODETus1Y'i rn ar�eo 2U16 CALIFORNIA ENERGY CODE OF THE SILL IS PERMITTED TO BE G'ABOVE THE PAVED SURFFGE. NL'.A'NIAGARA �h Ful.--A If, ...11-FI A'•I'_ ti:,,t NF4A'GARFGE FLUDF;,I:D Fc-)I 7H7uy-I6Ef-n PROJECT ADDRESS:155 LOG 000 PARK PLACE TYPEOF CONSTFUCTION:TYPE VS A., HEW ADDITION FK, Fr�I(:R'.:..E"A r I::" TUSTIN CA 92780 F..1.1 1ILW GARAGE EXTERIOR E:_-t'=•TI.--L.S OCCUPANCY:R-a AND U ALLOWABLE BUILDING AREA:UNUMITED 5U[UJINGS ON a,T 2 EXISTING VAIN HOUSE:R-3=994 SF EXSTING TWO CAR GARAGE BUILDING(TO BE DEMOLISHEDr U=7UB SF NEW MAIN HOUSE ADDEFION:R-3=793 S.F. C(:V IRELIPATIO:J22S,F. CCYERED FOR 123 S.F. p o NEW GARAGE SUI R-8=429 S.F. d U=457 S.F. 9 LOT SIZE:7,755 S.F. o LOT COVERAGE: NEWS 34.13%83a NEW r 34.8% IB o r REAR THIRD OF LOT 2,585 S.F. Fo W STRUCTURES ON THE REARTHIRO OF LOT=EII S.F. CLEAR AND UNOBSTRUCTED SPACE ON REAR THIRD=1,869 S.F. REAR YARD-2,997 5 5 F, 6 ry STRUCTURES IN REAR YARD-595 S.F. REAR YARD COVERAGE=29.9% PARKING: 2 GARAGE SPACES 5 DRIVEWAY SPACES ABBREVIATIONS _ VICINITY MAP LF COUBLE HUNG IE) EXISTING (NI NEW ## NORTH P,T, PRESSURETREATED G SITE T.O. TOP OF f� F � LOCATION WI WITH £P Z1 W W U7 � LLl ° n- 00o o � a CN0 U U Z Lu , 0 TITLE SHEET AND NOTES AO KEYNOTES ® �1 PROPERTY LINE - EXISTING CONCRETE DRIVEWAY �L oay�o•c-��+ ark EMr=a EXISTING CMU BLOCK WALL,APPROX.S'-8"HIGH 7 B,ra ar�eo 7HZ3-IE�EFI] 9� BACK OF SIDEWALK!PROPERTY LINE m�yrarcy-�®�r.dm+ EXISTING ROLLED CURB SHADED AREA REPRESENTS REMOVE. AND NEW CONSTRUCTION AREAS ❑� EXISTING GARAGE AND UKPERMTTEO ADDITION TO BE DEMOLISHED o 4 QEXISTING MANUAL GATE WITH CLEAR n OPEN NG WIDTH OF 1D'-0' DR PAVED DRIVEWAY.THERE SHALL K NO _ n FROM GARAGE W3THIN 25'-0"BACK UP DISTANCE 4 FROM GARAOE- EXISTING PATIO AREA IN NEIGHBORS YARD,PATIO w la DOES NOT HAVE A COVER OR ROOF25' . a 55'-0 55 TURNING RADIUS FOR BACK UP SPACE OUT OF GA ❑ 17 GARAGE u o 6 94r 1D I rJ T 4 I I ' 7 - LJ� W 5' 112 6" 11 I r I I —❑' - —❑3 s 0 = LU w � I � I � Q I rn� J I � W 541' - L❑J 5 rylo 1.©L M O IICN 18'{" 5 IJJ n L � 0 0 = Lo � 1 an1 r"IFI F �p�+� 4 u 4 LJ SITE PLAN LOCKWOOD PARK PLACE LOCKWOOD PARK PLACE NORTH EXISTING SITE PLAN I SCALE Tld-1'-0 2 NEW SITE PLAN SCALE:118'=1'e Al KEYNOTES MASH Fill "009-2=1"r FYlSTIHG GAILIGE TO 9EdEMOLlSXEd RCucn sruCC0 FWt5X OdYl n.�,F�hrP LO 71 ParK Pb�e T�GVl CP.FCT%60 7H73lfiBLfl .� � arC�H�Cda�ci9tvtmatl�n I _ _ _ _ _ io.Aa� ❑6 8 4 o � O o: 4 0 a u o u a Y O Q W U EXISTING LEFT (EAST) ELEVATION BCALE 1w'=,o rj / i o _ I � D W EXISTING REAR(SOUTH) ELEVATION 1scaLE rra=ra 4 0 -- z W Lu LEGEND V J Y - EXISTING WAIL TO REMAIN IN PLACEW Gry� EEI �_ — PROP SEDNE WAL DEMOusHEO �y L� co ~�� / Y II�If� �r — PROPOSED NEW WALL BATHq KITCHEN 0 BEDROOM 1 z Z U n/ U Z EXISTING RIGHT(WEST) ELEVATION SCALE.114-v- 3 LL q RALLWAY O Lo Lo c J ENTRY DEMO NOTES BECROOM2 vERiRr au ExtsiixcoMEHSIfxVS WFIELO RkICHTO CaHsmvcTlaX St.o n Fir LIVING ROOM q BEDROOM 3 a� _ _ _ _ _ __ * cu❑ + 0 0 � EXISTING -- - - - - - - FLOORAND ROOF PLANS AND EXT. P I ELEVATIONS A2 EXISTING FRONT(NORTH) ELEVATION SCALE:IA= - 2 EXISTING FLOOR PLAN scALE:Ia°=r-0• 1 KEYNOTES M® ❑7 ErLTERIOK IANM.ESS WATER HEATER ELECTRICAt SU6 MEL On_ nFcroectlxe �� 601.od�vroW Pak PYace i I 1.1—FUNR MAR-NEI'—'I- L❑� P ROTANEE LE`hh7 INEDAN➢Wlu'TE-F0R A OssIaLE FtiNORE smrtE BAsIry KINK arrtvm�ea-,PAAmrmaiLean 5� A'LAIN¢EcmICU PAN[L ANO ME'[EN ❑ INSTILLL 5IS TYPE R-v UM EOARO F.OM D—TO—El- 6 GF Roof FRAMINGON—srCcs or WALL SEPAMTING GARAGE FRo'A oU—Roots prvo BATH- 4 z � O [i a rc v 0 0. 55vv V Q A U � o a e�j z O 4J z a — j INl TmX+'s5n N,zcW'a HI.L'Alb" _ i Y (N)MASTER (NJ HAS BECROOM BATH - r q t LU_ I 4 _ ��• (NI MASTER _ . A N A (NJ PATIO CLOSET a ` � M n �y I I I I � Y i I k I (N)FAMILY - Y ' 1 1 I K I s ROOM 5m W W 4 I i + a (NJ 6ECROOMI Q IE371w ry f I ti -�/� EL c �e,rcuvsn f`---+---+---� ISI LEGEND U OLJ I - 1 I I I _. EXISTING WALL TO REMAIN IN PLACE � 1 I I„L IL I I O O IEI mTCPEN (E)BATH I ❑� EXISTING WALL TO BE DEMOLISHED W d ,P.. L---1---1---1 /1,� co -� PROPOSED NEW WALL ILriT� � _ ❑ � O O -{N})LAUNDRY" T swrrcR O 4 ® iVracnonaax oNPLax J \\ 0 CV n ' SW�LN1TAvnvl VJ (E)HALLWAYEl 5 � nPCI wATEprRcaP a sLovEA rn^.,r ❑ V ! _ R s sv.,, _ _�a...lr sENsoRI nN Ll�,i� IQFNTRY a V � / ® rvc �Eo-s1E IAPc Ip Uj U) l IEI BEOROOM2 q In A E N (EI LIVING (E)BECROOM 3 TCJ L -3 ROOM -__Erl.i..a�E.s,ri�4c•.R,..I,n u„rEry E EFI VW 0 EXNAIIST PRN ISE CFM MIN.ANpo,asoNES FAA.cI - - - WiTu.�SN,RIa-0K,� ����»w„�A<� NOTES IEI°'P"`'nF'' veR,Frn•.L Exlsrv�c oR.,ENsrovE IN rIE�Ecr.cR T�corvsTRucnpN. aar.h.. (NI POACH 1 kU PN N Y NG I- E l- �! Q2 NEW ADDITION FLOOR AND ROOF PLANS A3 NEW ROOF PLAN scALelra-r-0 2 - NEW FLOOR PLAN S--F:I If 1 KEYNOTES OA,SH EN11A-FITIFIESC—PAN-, IDAMH T m.,�F, —7a INC ,.1 1,I-E 1.711 E EIIIC'.EEll 1111u o T T Q ui NEW GARAGE ROOF PLAN SCALE,V4,-1-Ir 2 C) 7- UJ Lu C) < _j LEGEND EXISTING WALL TO REMAIN IN PLACE EXISTING WALL T.9F DEMOLISHED ui < (D PROPOSED NEW WALL 0- co C) $3 SWRCH nM GFGIWPLEk o O C") (N)GARAGE (N7(N)GUEST RWM k.AN LIGHI E„S a,17i,7.111, C7THRIol 11 NOTES c� L IlA'.-ll 1-,-1—L NDT EXCEEC 12 CALL174%PENUT-iJ F CAS NEW GARAGE FLOOR AND ROOF PLANS NEW GARAGE FLOOR PLAN 1l I A3. 1 KEYNOTES AASH 0 oMPOEP,�RSPmGLERPGF NAT�,E�H.,.,� a �aRa AP,.�,�a.11{I��.S��FPOPN�,E,�LsaMPLE E>��A,� L•vCI L�ockwooC F.flk�=e slPus veuEER,FIUESH As uaaEP PU NaT�lrw.sANPLEsouro �.�.m rp.��Elo 4❑ Hsw vm,ti mlvPPw a �u-�uE,c-�! �` � 2:16PLlINB C[R FA9CN BGAFP,NFTCH STING PP4REP IN PI-A�PCNc�TE ParscH E — — — — b � rIELD WppP FRAMED PEGN z � Lc — - _ _ ❑ FIE��. � 4 -` -_ _ ,7 ex mGwoaPGare ta. PEu wooPFwuffGPGRCIIuocF 1.1.111 n V U Z O aJ LEFT(EAST)ELEVATION 4 Trvlre El plLp�l�l'—SII T IEfill a.sxrG 4 2 7 W REAR(SOUTH)ELEVATION SCPt-E:+ -l'-S 3 U Z W W Cl) Y tl CD co 4,_ r.a.surc O � -- �, - - - - - - - - - < o F.G. zl �: < U ryo c) RIGHT(WEST)ELEVATION 1 12 0 W Lo U) rr�� Lo VJ H 72 5 1 NOTES 41212 I fl I IL R'C`CIIE LY IS E �F_C CI,I10?�T / 1 _ VEnIALL E11-45C IF .: IS III-1—111 1 .�� ❑ UNLESSG LESS—E a o J 6 {ERL i5E IfOTEC NEW ADDITION EXTERIOR -_ — ELEVATIONS a 9 4 FRONT(NORTH)ELEVATION I SCALE:N"m I-(r 1 A4 KEYNOTES 1® CVIAPCSRION SIIIwGLE R60F.MATLM1 E%15TING ENTERH1RPu51Efl,FINISH AS NG,Etl ON uwTEP1Al$AA'PLG ��ttPcl,sP �� Ca0 LvckwooC Palk PFfce M51GNE VENEER.FlNISH AS NOTEOGN MATFJiIP15PMPIEBOARO Tustw�C4�ZB ❑9 XPN VINYL WYJtlOW a2yYK,oIU:'IfY@I-IaHPVRCvn EXH"u-LUF FA5GIA 9OPA[I.M4TLII F:0..'TNG PnuRFn rvPl6nF P.nIN'RFTF PnafH L'J W DP-MEOGFCR ELELT ZX MEIFR ANO PANEL LOCATION Q 141 ELECTaIL4.5J&PA4E_ ry Z � In' i.>4EnIJF i,Hr;.ES_':+STEP.�EATEf.IOF OF MERIERSL O ' 4CT fkCEEGFEIGhT CF n➢�n�GNi PiNACV WAIT.iT.m+v IY R iILI I tl ETI.� Jc wooacnTE D 4 '12 oPEw Sroao—W PORCH RLOFFWMNG A o Y Q�' V � V Z LEFT(EAST)ELEVATION I 4 — o .IR.IP T,PLATE Ul— ui REAR(SOUTH)ELEVATION scAL-14•=1'-Et• 3 V - z Ww �,2 z C.) I F_EJ W ,,r/LL� I..L tl Q ON ° Q RIGHT(WEST)ELEVATION SCALE:1l4'=ra 2 Q ui LoI Locor NOTES P PCP IAICJI F-1 cC. El a". C. n TPLRTE 2 TYP-IL I_11 -P. J 511a+. nn!nP nF i ayr .�v a I,f11:l�n l'A�ERI>LS+q? E .G'OSEO _ J rtcnn I!'HJSHnil NRTCH E%iSTING A'4TEAL4E iN COLOR AHO TEttLfliE JN.EES OTHERNASE NOIEO. z GARAGE EXTERIOR ELEVATIONS u FRONT(NORTH)ELEVATION SCALF7im-i'-w A4. i i i ATTACHMENT D Color and Materials Board i i 1 Color and Material Samples for 155 Lockwood Park Pl, Roof: We plan to install all new Oakridge Shinoles ESTA'I-E GRAY color thought out our home and garage. Fascia Board: We will be replacing the existing X6 Fascia Board with 2X6 wood Fascia Board. The entire house will have new 2X6 Fascia Board white in color. Exterior walls: We xvill be adding a stucco layer to Our exterior walls to give our home a Cat Face finish. The Color will be OMEGA White. Stone Veneer: We will be adding a masonry veneer along the front wall to our residence.This stone will be stacked about four feet high (below t< our front windows) and will have a wainscot clip to match the stone. ExposedV4 od: We will be addj-ng a larger open gable front porch.The porch will have exposed wood bearns. We will also be adding a cover patio to the rear of our residence. We plan to stain and seal the exposed wood beams to a medium brown. Our front entry door,and wood gates will be stained and sealed the same color. Window Shutters: We plan to add windows shutters to the bedroom windows that face the front of our residence.These shutters will be painted black. Windows: house will have all Thenna-Star by Pella 10 Series Vinyl Double Pane Annealed Egress Sliding Windows. ATTACHMENT E Land Use Application Fact Sheet i i i i LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT(CUP) 2017-02 & DESIGN REVIEW (DR)2017-001 2. LOCATION: LOCKWOOD PARK PLACE,WEST SIDE OF PROSPECT BETWEEN IRVINE BLVD. AND FIRST STREET 3. ADDRESS: 155 LOCKWOOD PARK PLACE 4. LOT: LOT 5, TRACT 1461 5. APN: 401-532-31 6. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: V2016-0110(Code Enforcement): Unpermitted addition to back of detached garage and unpermitted shed obstructing access to garage LOCKWOOD TERRACE 2003 Survey— 4S Rating: May become eligible for separate listing in the National Register when one of the following occurs (use the code for the most important reason if more than one applies): 4S2: More historical or architectural research is required on the property. 7. SURROUNDING LAND USES: NORTH: RESIDENTIAL/COMMERCIAL SOUTH: COMMERCIAL EAST: RESIDENTIAL WEST: RESIDENTIAL S. SURROUNDING ZONING DESIGNATION: NORTH: SINGLE FAMIILY RESIDENTIAL R-1 AND COMMERCIAL PR SOUTH: SP10 (FIRST ST. SPECIFIC PLAN) EAST:SINGLE FAMIILY RESIDENTIAL (R-1) WEST: SINGLE FAMIILY RESIDENTIAL (R-1� 9. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: LOW DENSITY RESIDENTIAL SOUTH: PLANNED COMMUNITY COMMERCIALIBUSINESS (PCCB) EAST: LOW DENSITY RESIDENTIAL WEST: LOW DENSITY RESIDENTIAL 10. SITE LAND USE: A. EXISTING: RESIDENTIAL PROPOSED: SAME B. GENERAL PLAN: LOW DENSITY RESIDENTIAL PROPOSED: SAME C. ZONING: SINGLE FAMILY RESIDENTIAL (R-1) PROPOSED: SAME DEVELOPMENT FACTS: (NO SPECIFIC DEVELOPMENT STANDARDS REQUIRED IN P&I ZONE) 11. LOT AREA: 7,775 S.F. .18 ACRES 12. BUILDING LOT COVERAGE: 40% MAX. PERMITTED 34.6% PROPOSED 13. SITE LANDSCAPING: NIA REQUIRED NIA PROPOSED 14. PARKING: TWO-CAR GARAGE 15, BUILDING HEIGHT: 30' MAX REQUIRED 15'-9" EXISTING RESIDENCE 16. BUILDING SETBACKS: FRONT: 20 FEET REQUIRED 24 FEET PROPOSED SIDE: 5 FEET REQUIRED 5'-0" FEET PROPOSED (WEST) 10'-6" EXISTING (EAST) 12'-6"ADDITION (EAST) REAR: 5 FEET, BUT NO LESS THAN 1,000 SQ. FT. CLEAR AND UNOBSTRUCTED USABLE OPEN SPACE ON REAR THIRD OF LOT REQUIRED 5'-3" WITH 1,689 SF. CLEAR UNOBSTRUCTED USABLE OPEN SPACE IN THE REAR THIRD OF THE LOT PROPOSED ACCESSORY BUILDINGS (GARAGE &ATTACHED GUEST QUARTERS): i 17. BUILDING HEIGHT: 25 FEET REQUIRED 16'-7" PROPOSED 18. MAXIMUM LOT COVERAGE: 30% OF REAR YARD REQUIRED 1 29.9% OF REAR YARD PROPOSED 19. MINIMUM FRONT YARD SETBACK: 50 FEET REQUIRED 114.5' PROPOSED i 20. MINIMUM SIDE YARD SETBACK: 5 FEET REQUIRED 6' PROPOSED 21. MINIMUM REAR YARD SETBACK: 5 FEET REQUIRED 5'-3" PROPOSED i i ATTACHMENT F Zoning Administrator Action No. 17-005 i i ' 3 , I ZONING ADMINISTRATOR ACTION 17-005 CONDITIONAL USE PERMIT 2017-02 DESIGN REVIEW 2017-001 155 LOCKWOOD PARK PLACE The Zoning Administrator of the City of Tustin does hereby resolve as follows; I. The Zoning Administrator finds and determines as follows: A. A proper application for CUP 2017-02 and DR 2017-001 was submitted by Daniel and Davina Serna requesting authorization to demolish an existing 708 square- foot, two-car, detached garage and construct a new detached 488 square-foot, two-car garage with attached 408 square-foot guest quarters, a 793 square-foot addition to the main residence and 90 square-feet of exterior alterations to the main residence at 155 Lockwood Park Place. B. That the proposed land use is consistent with the Tustin City Code (TCC) and General Plan, The site is designated as Low Density Residential by the City General Plan and is zoned Single Family Residential District (R-1) and is established as a single-family residence. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan. C. That the site is currently improved with a single family residence, a detached garage with an unpermitted addition. D. That a public hearing was duly called, noticed, and held for CUP 2017-02 and DR 2017-001 on June 6, 2017, E, That, as conditioned, the proposed accessory building used for guest quarters 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 of the City of Tustin, in that: 1. The existing house is 994 square feet, and the proposed addition is 793 square feet, an increase of approximately 80 percent of the existing square footage. All together, the proposed addition, two-car garage and guest room ! will have total lot coverage on the property of 38.7% and the rear yard will have total lot coverage of 29.9% consistent with the requirements of TCC, 2. The property is located within the Lockwood Terrace neighborhood which is an identified resource in the 2003 Historic Resources Survey. The property at 155 Lockwood Park Place is not individually listed, is not in and of itself an historic resource, and is not located within the Cultural Resources District. ! i June 6, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit F Page 2 ' j 3. The existing garage structure does not contribute to the overall character of the neighborhood. As such, demolition of the existing garage and construction of a new garage/attached guest quarters will not impact the character of the Lockwood Terrace neighborhood and will bring the garage into conformity with the current zoning code. 4. The proposal to demolish an existing garage and construct a new garage with similar design to the existing residence is consistent with the development guidelines and criteria adopted by the City Council, 6. That TCC Section 9223b2 conditionally permits accessory buildings used as guest quarters, provided no cooking facility is installed or maintained and it cannot be rented or [eased, subject to a recorded deed restriction. 6. Pursuant to TCC 9299b(3)0), the Zoning Administrator has the authority to approve, conditionally approve or deny a Conditional Use Permit for accessory buildings used for guest quarters. F. That the necessary facts relative to the required Design Review for the proposed fagade modifications, demolition and new construction of the garage structure/guest quarters and addition to the main residence have been considered in that 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. As a result, the Zoning Administrator finds as follows: 1. Pursuant to TCC 9272b, Design Review is required for the construction of new structures, including a detached garage with attached guest quarters, which includes a review of the site plan and architecture, prior to issuance of any building permit. 2. Pursuant to TCC Section 9272, the Community Development Director is authorized to consider and approve Design Review applications; however, the Conditional Use Permit requires Zoning Administrator approval and the Design Review is hereby considered by the Zoning Administrator. 3. That the proposed exterior modifications to the residence are consistent with other exterior modifications in the neighborhood, including additions, facade renovations, etc., and are generally consistent with typical architectural 1 features of a ranch style home. 4. The physical location, height and bulk of the proposed proposed detached garage with attached guest quarters and addition is compatible with the existing and surrounding buildings in that other homes in the neighborhood have constructed additions similar to the proposed addition, and the new June 6, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit F Page 3 addition is complimentary with the existing structure and will be compatible with the community. 5. That the use and design of the proposed detached 936 square-foot garage/guest quarters, as conditioned, would not be detrimental to surrounding properties in that the proposed structure will comply with all applicable development standards of the R-1 zoning district as pertaining to accessory buildings. 6. The proposed project addition and accessory building (garage and guest quarters) are in the rear of the property and in compliance with the TCC setback requirements. 7. Pursuant to Condition 2.3, sufficient access and maneuvering room for the proposed garage would be provided. 8. The exterior materials for the proposed addition and detached garage/guest quarters will be consistent with proposed exterior modifications to the tract ranch architecture of the existing main residence. 9. The rear addition of the master bedroom suite and covered deck will increase livability, functionality and value of the home. 10. The proposal to reconstruct and modify the structure with similar design to l' the existing structure is consistent with the development guidelines and criteria adopted by the City Council. 11. The proposal is consistent with the City's requirements to modify an existing structure that is listed on the Tustin Historic Survey. The proposal to reconstruct and modify the structure with similar design to the existing structure is consistent with the development guidelines and criteria adopted by the City Council. G. The project is Categorically Exempt (Class 3 — New Construction or Conversion of Small Structures) from the requirements of the California Environmental Quality Act (CEQA), pursuant to Section 15303 of the State CEQA Guidelines, i ll. The Zoning Administrator hereby approves Conditional Permit 2017-02 and Design Review 2017-001 to demolish an existing 708 square foot, two-car detached garage and i construction a new detached 488 square foot, two-car garage with attached 408 square- foot guest quarters, a 793 square-foot addition to the main residence and 90 square feet of exterior alterations to the main residence at 155 Lockwood Park Place subject to the conditions contained within Exhibit A attached hereto. i i June 6, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit F Page 4 PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 6T" day of June, 2017, 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 Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 2017-005 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 6th day of June, 2017. VERA TISCARENO RECORDING SECRETARY EXHIBIT A CONDITIONS OF APROVAL CONDITIONAL USE PERMIT 2017-02 DESIGN REVIEW 2017-001 155 LOCKWOOD PARK PLACE GENERAL (1) 1.1 The proposed project shall substantially conform with the Tustin City Code and Tustin guidelines and standards and be consistent with submitted plans for the project date stamped June 6, 2017, 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 or other applicable regulations, (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 2017-02 and Design Review 2017- 001 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. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENTS (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PCICC POLICY (4) DESIGN REVIEW k** EXCEPTIONS June 6, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit A of ZA 2017-005 Page 2 E (1) 1.5 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 attach, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at this sole cost and expense, elect to participate in defense of any such actions under this condition. (1) 1.6 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to Tustin City Code Section 1162(a). (1) 1.7 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. USE RESTRICTIONSIPLANNING (1) 2.1 The proposed project is to demolish an existing 708 square-foot two-car, detached garage and unpermitted attached addition and construct a new detached 488 square-foot, two-car garage with attached 408 square-foot accessory building to be used as guest quarters, a 793 square-foot addition to the main residence and 90 square-feet of exterior alterations to the main residence. M 2.2 Windows on the front facade shall be wood-framed single-hung with wood trim to match existing. Applicant shall submit window specifications and trim details prior to issuance of permit. M 2.3 At plan check, the existing window on the east elevation shall be accurately reflected in the plans. (1) 2.4 Prior to the issuance of building permits, the property owner shall execute and record a deed restriction in a form acceptable to the Community Development Department and City Attorney stating that the accessory building used as guest quarters shall not have a kitchen and shall not be rented or leased. This deed restriction shall be recorded with the Office of June 6, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit A of ZA 2017-005 Page 3 the Orange County Recorder and shall be binding upon all future owners or interested parties of the subject property. (1) 2.5 No cooking or kitchen facilities may be installed in the accessory building used as guest quarters. (1) 2.6 A minimum backup distance of twenty-five (25) feet shall be provided between the proposed garage spaces and the nearest portion of the addition to the main house to provide adequate maneuvering room for vehicles to access the garage parking spaces. l PLAN SUBMITTAL (1) 3.1 Construction plans for proposed garage and attached accessory structure to be used as guest room shall be submitted to the Community Development Department Building Division within forty-five (45) days of i Zoning Administrator approval. (1) 3.2 At the time of building permit application, the plans shall comply with the latest edition of the codes, City Ordinances, State, Federal laws, and regulations as adopted by the City Council of the City of Tustin. At plan check, all exterior colors and materials shall be submitted for review and approval by the Community Development Department. PUBLIC WORKS (1) 4.1 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained and applicable fees paid to the Public Works Department. (1) 4.2 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 sixty-five (65) percent of the project waste material or the amount required by the California Green Building Standards Code. 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 June B, 2017 Conditional Use Permit 2017-02 Design Review 2017-001 Exhibit A of ZA 2017-005 Page 4 i F i Waste Management Plan, the cash security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand, or $2,500, whichever is greater. In no event shall a deposit exceed $25,000. E C. Prior to issuance of a 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". (1) 4.4 Prior to the issuance of building permit, the applicant shall provide written approval of sanitary sewer service connections from the East Orange County Water District (EOCWD). FEES i E (1) 5.1 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 i for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. (1) 5.2 Prior to issuance of building permit, payment of the most current Major Thoroughfare and Bridge Fee (for the Foothill/Eastern Transportation Corridor Agency (TCA) to the City of Tustin shall be required. j (1) 5.3 Prior to issuance of building permit, school facilities fee in the amount required by the Tustin Unified School District Fees shall be paid. i I i I