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HomeMy WebLinkAbout01 ZA AGENDA REPORT 1472 SERVICE ROAD • AGENDA REPORT ITEM #1 MEETING DATE: OCTOBER 31 , 2017 TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2017-03 AND DESIGN REVIEW 2017-003 APPLICANT: CITY OF TUSTIN PUBLIC WORKS DEPARTMENT/FIELD SERVICES DIVISION 1471 SERVICE ROAD TUSTIN, CA 02780 PROPERTY OWNER: CITY OF TUSTIN 300 CENTENNIAL WAY TUSTIN, CA 92780 LOCATION: 1472 SERVICE ROAD ZONING: PUBLIC & INSTITUTIONAL GENERALPLAN DESIGNATION: PUBLIC & INSTITUTIONAL REQUEST: AUTHORIZATION TO DEMOLISH A TOTAL OF THREE (3) BUILDINGS, TWO (2) CITY SERVICE YARD BUILDINGS, THE EXISTING FORMER FIRE STATION AND ONE (1) CANOPY AND THE CONSTRUCTION OF A NEW 2-STORY, 17,284 SQUARE FOOT SERVICE YARD BUILDING AND EMERGENCY OPERATIONS CENTER (EOC). ENVIRONMENTAL STATUS: THIS PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO SECTION 15301 (CLASS 1), 15302 (CLASS 2), 15303 (CLASS 3) AND 15332 (CLASS 32) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 2 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 17-009 approving Conditional Use Permit 2017-03 and Design Review 2017-003. APPROVAL AUTHORITY Pursuant to Section 9245 of the Tustin City Code (TCC), the construction of a new service yard and Emergency Operations Center (EOC) building are public uses and as such are conditionally permitted subject to approval by the Zoning Administrator per TCC Section 9299. Pursuant to TCC Section 9272, construction of new structures requires Design Review. BACKGROUND Location and Surroundings The project site encompasses approximately 3.5 acres and is located at the southwest corner of Red HIII Avenue and Service Road (Attachment A — Location Map). The site is City owned property that contains administration and maintenance buildings, a former fire station and equipment and outdoor storage areas that serve as the City's existing service and maintenance facility. The City of Tustin approved the construction of the facility in 1977. The site is level in grade and improved with several structures and paved areas for public parking and parking for City vehicles. The site is bounded by other Public & Institutional (P&I) zoned parcels to the north that include two schools (A.G. Currie Middle School and Jeane Thorman Elementary School) and the Tustin Unified School District Support Service Facility to the west. Existing Planned Community Residential (PC RES) is located to the east of the project site and property to the south is zoned Planned Community (PC) which contains predominantly Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 3 commercial/industrial uses and falls within the Pacific Center East Specific Plan area. An existing channel and railway tracks separate the subject site from the PC area. r � Subject Site 147' Service [toad DISCUSSION Project Description The project is a request by the City of Tustin Public Works Department/Field Services Division for authorization to demolish two (2) existing City service yard buildings, the vacant former fire station and one (1) canopy and construct a new, two-story 17,284 square foot service yard administration building with a dedicated Emergency Operations Center (EOC). The proposed building will replace the existing administration building and will be located in approximately the same location on the property as the existing building. There are three (3) other existing buildings on the site that will remain which include a shop building, a vehicle maintenance building and warehouse building. Two new canopies, consisting of approximately 11 ,193 square feet are also proposed; one canopy will cover a materials bin area on the site and a second canopy will cover a portion of the maintenance parking lot. New parking lot paving and landscaping are proposed where the existing vacant former fire station is currently located. A new 8'-2" high CMU perimeter wall is also proposed adjacent to Red Hill Avenue for screening of the maintenance yard. Three (3) motorized sliding vehicular gates approximately T-4" high are proposed off of Service Road to secure the site and screen maintenance areas, vehicles and material bins (Attachment B — Submitted Plans). Zoning Administrator October 31, 2017 CUP 20.17-03 and DR 2017-003 Page 4 The first floor of the administration building will contain the dedicated Emergency Operations Center (EOC) and wellness area which includes an open floor area, lockers, shower facilities, restrooms along with small amounts of ancillary storage and warehouse space. The second floor will contain offices with a break room and restrooms. The proposed project is designated as a Public/Institutional use and therefore would not conflict with the Tustin General Plan, zoning ordinance, other policies or regulations applicable to the area. Hours of Operation The proposed service yard administration building and canopies will continue to house the Field & Water Services Division within the Public Works Department and serve as the City's service and maintenance facility. The dedicated EOC will only be used for EOC related events. The administrative building would allow up to fifty-five (55) employees at any given time. The current hours of operation for the facility are from 5:00 a.m. to 4:00 p.m., Monday through Friday, with occasional operations taking place after-hours or on weekends for special events and/or emergencies. The operational hours will not change with the proposed project. Parking Section 9263 of the Tustin City Code (TCC) specifies parking requirements for Public & Institutional uses. Pursuant to TCC, a total of 79 parking spaces are required for the proposed use; fifty-nine (59) parking spaces for general & administrative offices; eighteen (18) parking spaces for warehouse use and two (2) spaces for loading. There are 138 existing parking stalls on the property (48 spaces in front of the existing building and 90 spaces within the maintenance yard). The applicant is proposing a total of 145 parking spaces at project completion (55 spaces in front of the proposed building and 90 spaces within the maintenance yard). There is adequate parking to support the proposed use. Parking Table use Ratio Proposal Required Spaces j General & 11 space/250 square i I Administrative ' feet 14,744 square feet i 59 spaces /Offices 1 space/1,000 square Warehouse feet for the first 18,256 square feet 18 spaces 20 000 SF' i Loading 2 spaces/20,000- 34,825 square feet? 2 spaces 39,999 square feet Total Required JF 79 spaces 1 Tota! Provided 145 total spaces Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 5 Site Plan AF- -® --- - - - -- - -I Q - �— ———— u-I - -- Noise The overall proposed operation of the facility will take place both within and outside of enclosed buildings or in partially open vehicle maintenance areas. The proposed use will continue the existing use and operation as the City's service and maintenance facility which includes offices, vehicle maintenance and other related storage of equipment, materials and vehicle storage. The use will be relatively quiet and anticipated impacts to the surrounding area will be limited. Condition 1.9 has been included in Zoning Administrator Action 2017-009 which states that all noise shall comply with the City's Noise Ordinance. Conditional Use Permit Pursuant to TCC 9245, construction of the new service yard building with Emergency Operations Center are public uses and as such, are conditionally permitted subject to approval by the Zoning Administrator in accordance with TCC Section 9299. Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 6 As part of the review for the Conditional Use Permit application and in order to determine whether to approve the CUP for the proposed use, the Zoning Administrator must consider whether or not the use is detrimental to the health, safety and general welfare of persons residing or working in the neighborhood of the proposed use. The proposed project will not result in a change in. the existing use nor will the project change the original intent of the project site. The wellness area will-be for use by City employees only and the EOC will only operate during emergency events. Staff has analyzed the proposed use and operational characteristics and findings for approval are included in Zoning Administrator Action 2017-009 (Attachment C). Design Review The proposed project includes the demolition of two (2) existing structures on the site, the former vacant fire station and one (1) canopy and the construction of a new two- story, 17,284 square foot service yard administration building with dedicated Emergency Operations Center (EOC). Other project components include.the installation of two (2) new canopies, new parking -lot paving & striping, new landscaping and installation of motorized sliding vehicle gates. The existing service and maintenance facility will be enhanced with the proposed building and related ancillary improvements. A demonstration garden will be installed on the corner of Red Hill Avenue and Service Road,exhibiting native and drought tolerant plants as part of the overall landscaping plan. The proposed building is designed in a contemporary industrial architectural style with a combination of CMU split face and precision walls, corrugated metal panels, metal doors, recessed windows and canopies with integrated metal mesh over the main entry area and along the building fagade fronting Red Hill. The architecture of the project provides for quality building design and materials. Roof screening of mechanical equipment will consist of corrugated metal panels in a similar color to the building's exterior. The metal roof panels will also be consistent with other exterior wall areas on the building. The proposed exterior color scheme consists of a neutral earth-toned color palette with accent rust-colored canopies over the main entry and along Red Hill. The site includes two on-site parking,areas; one for the public and a second one for the maintenance and service area and new landscaping is proposed along Red Hill Avenue frontage and throughout the site. The coordinated landscaping scheme will facilitate a connection between the administration building area and maintenance areas. The proposed project and associated landscaping will be consistent with the City-wide urban design objectives of the General Plan. The property will be partially secured with an 8'-2" high CMU perimeter wall that will extend from the southern corner of the property northeast towards the proposed building facing Red Hill Avenue. A ten (10) foot landscaped.area will be located in front of the proposed perimeter wall for screening and added aesthetics. Landscaping is proposed along the entire lot frontage facing Red Hill Avenue and Service Road with a hedge to screen the new parking lot area adjacent to Red Hill Avenue and Service Zoning Administrator October 31, 2017 CUP 2017-03 and DFS 2017-003 Page 7 Road. Complementary landscaping is also proposed adjacent to the walls and vehicular gates. 1� J P rwal .may a .. i ENVIRONMENTAL This project has been determined to be Categorically Exempt pursuant to Sections 15301 (Class 1), 15302 (Class 2), 15303 (Class 3) and 15332 (Class 32) of the California Environmental Quality Act (CEQA). FINDINGS Conditional Use Permit: In determining whether to approve the CUP for the proposed use, the Zoning Administrator must consider 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 of the City of Tustin which is encapsulated in the following findings: 1. The proposed use, as conditioned, would not be detrimental to the surrounding properties in that the proposed service yard administrative building with dedicated Emergency Operations Center (EOC) would be a Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 8 replacement of.the-existing administrative:building with the same use on the property as the current maintenance service facility. Access to the proposed building would continue to be off of Service.Road; therefore no impact to adjacent public/institutional uses (north and west), industrial uses (south) or residential uses to the east (across Red Hill Avenue) of the site is anticipated. 2. The proposed use would not have a detrimental effect on the public health, safety, and general welfare 'of the community in that the proposed use would continue to serve as the City's maintenance and service yard. The new service yard administration building, would continue the current use of the property with the inclusion of a dedicated Emergency Operations Center (EOC) which will also house a Mobile Command Post for the Tustin Police Department. The proposed building would improve organization and efficiency of the City's facilities and emergency services to the community. The EOC would be operational during EOC events or emergencies. 3. The proposed building would have minimal impact to the immediate and surrounding area in that the building is required to comply with the Tustin Noise Ordinance and General Plan Noise Element. 4. The proposed activities associated with the new building would either occur within an enclosed building or outside in the maintenance yard area, which has been the continuous operation of the site since its construction in 1977. The number of employees and hours of operation would remain unchanged with the proposed project. New impacts are not anticipated with the addition of the proposed building. 5. The design for the proposed building and ancillary site enhancements is compatible with the other buildings on site and will be an overall enhancement to the City's existing service and maintenance facility. The proposed square footage for the proposed building can be accommodated on the site with adequate parking. As a result, there would be negligible impact to the other existing Public & Institutional uses, industrial uses or the existing:residential uses. 6. The Tustin Police Department-has reviewed the application and has no immediate•concems.l. 7. The proposed building is located within a -Public & -Institutional.,zoned area off of.Red Hill Avenue where other public uses are-located (i.e. two schools and Tustin Unified School District Support Service Facility). The existing hours of 5:00.AM to 4:00 PM, Monday through Friday will remain unchanged. In addition, the overall use of the project site will remain M Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 9 unchanged as the site will continue to house the City's service and maintenance facility. 8. The proposed building is compatible and consistent with remaining on- site` buildings as well as other Public & Institutional buildings, industrial and residential uses in the surrounding area. Design Review: In determining whether to approve the DR for the proposed building, 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. Height and bulk of buildings: The proposed, building will be two-stories in overall height with two sections of roofed areas with different heights; the portion of building closest to Red Hill Avenue will be approximately 29'-0" feet in height while the back portion (adjacent to the maintenance yard) will be approximately 37'-0". The highest portion of the building will contain metal roof screening to screen the.roof mounted equipment. The building will be setback approximately 6'-0" from the property line off of Red Hill Avenue with an 18'-0" designated public right-of-way along Red Hill between the property line and the curb. The right-of-way and setback areas will be landscaped to provide a buffer between the street and the building. As proposed, the overall building. height and contemporary industrial architecture are compatible with the existing buildings on the site and adjacent to the property which are between one (1) and two (2) stories in height. 2. Exterior materials and colors: The proposed exterior materials and colors are consistent in design and neutral earth tone in color which is compatible with the existing buildings on the site. 3. Size and spacing of windows, doors and other openings: The proposed building will be designed with a contemporary industrial architectural design and will have recessed windows on all four (4) sides of the building with the main entry to the building facing the intersection of Red Hill Avenue and Service Road. All windows, doors and other openings will be compatible with the proposed architectural design. The spacing of windows and their placement on the building is appropriate for the architecture and proposed use. 4. Landscaping, parking area design and traffic circulation: The project will include the installation of new landscaping surrounding the exterior of the project site and a new parking area adjacent to Red Hill Avenue and Service Road. Additional parking is located in the maintenance yard. The project has been conditioned to Zoning Administrator October 31, 2017 CUP 2017-03 and DR 2017-003 Page 10 include the submittal of a landscape plan in conjunction with the construction of the proposed building. 5. Physical relationship of proposed structures to existing structures in the neighborhood: The proposed project includes the construction of a new two (2) story service yard building with related ancillary improvements that include landscaping, two (2) new canopies and new parking area. The proposed new building would not change the physical relationship of the existing structures on the lot or other buildings adjacent to the site. 6. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares: The proposed building design and architectural style is consistent with the existing architecture of the other existing structures and buildings within the maintenance yard. 7. Proposed signing: The applicant has proposed signage in conjunction with the new building. The project has been conditioned to include the submittal of sign plans for review and approval by the Community Development Department and that all signage will comply with the TCC. 8. Development guidelines and criteria as adopted by the City Council: Overall, the proposed project design, site layout and architectural style would be an enhancement to the existing maintenance yard and its overall operation and is consistent with the development guidelines and criteria adopted by the City Council. Staff recommends that the Zoning Administrator adopt Zoning Administrator Action No. 17-009 approving Conditional Use Permit (CUP) 2017-03 and Design Review (DR) 2017- 003 to allow the demolition of two (2) existing service yard buildings, the vacant former fire station and one (1) canopy and construction of a new, two-story 17,284 square foot service yard administration building with a dedicated Emergency Operations Center (EOC) at 1472 Service Road. Enca H. Demk icz, AIC Senior Planner Attachments: A - Location Map B - Submitted Plans C - Zoning Administrator Action No. 17-009 LOCATION MAP CUP 2017-03 & DR 2017-003 1472 SERVICE ROAD fw. �Y }1 500 s. PROJECT SITE f f� 1000* r L r 1-00 r iw A Not to Scale ZONING ADMINISTRATOR ACTION 17-009 CONDITIONAL USE PERMIT 2017-03IDESIGN REVIEW 2017-003 1472 SERVICE ROAD The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That Conditional Use Permit (CUP) 2017-03 and Design Review (DR) 2017- 003 is a City-initiated project that involves the demolition of two (2) existing buildings, the vacant former fire station and one (1) canopy and the construction of a new, two (2) story, 17,284 square foot service yard administrative building with a dedicated Emergency Operations Center (EOC) and ancillary site enhancements that include two (2), new canopies, new parking lot paving & striping, landscaping and installation of vehicle gates at 1472 Service Road. B. That the proposed project is consistent with the Tustin General Plan in that the property is designated as "Public/Institutional" and designated the same on the City's Zoning Map which provide for the establishment of public facilities. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan; C. That a public meeting was duly called, noticed, and held for Conditional Use Permit 2017-03 and Design Review 2017-003 on October 31, 2017, by the Zoning Administrator; D. 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. The proposed use, as conditioned, would not be detrimental to the surrounding properties in that the proposed service yard administrative building with dedicated Emergency Operations Center(EOC) would be a replacement of the existing administrative building with the same use on the property as the current maintenance service facility. Access to the proposed building would continue to be off of Service Road; therefore no impact to adjacent public/institutional uses (north and west), industrial uses (south) or residential uses to the east (across Red Hill Avenue) of the site is anticipated. Zoning Administrator Action 2017-009 CUP 2017-03 and DR 2017-003 Page 2 2. The proposed use would not have a detrimental effect on the public health, safety, and general welfare of the community in that the proposed use would continue to serve as the City's maintenance and service yard. The new service yard administration building would continue the current use of the property with the inclusion of a dedicated Emergency Operations Center (EOC) which will also house a Mobile Command Post for the Tustin Police Department. The proposed building would improve organization and efficiency of the City's facilities and emergency services to the community. The EOC would be operational during EOC events or emergencies. 3. The proposed building would have minimal impact to the immediate and surrounding area in that the building is required to comply with the Tustin Noise Ordinance and General Plan Noise Element. 4. The proposed activities associated with the new building would either occur within an enclosed building or outside in the maintenance yard area, which has been the continuous operation of the site since its construction in 1977. The number of employees and hours of operation would remain unchanged with the proposed project. New impacts are not anticipated with the addition of the proposed building. 5. The design for the proposed building and ancillary site enhancements is compatible with the other buildings on site and will be an overall enhancement to the City's existing service and maintenance facility. The proposed square footage for the proposed building can be accommodated on the site with adequate parking. As a result, there would be negligible impact to the other existing Public & Institutional uses, industrial uses or the existing residential uses. 6. The Tustin Police Department has reviewed the application and has no immediate concerns. 7. The proposed building is located within a Public & Institutional zoned - area off of Red Hill Avenue where other public uses are located (i.e. two schools and Tustin Unified School District Support Service Facility). The existing hours of 5:00 AM to 4:00 PM, Monday through Friday will remain unchanged. In addition, the overall use'of the project site will remain unchanged as the site will continue to house the City's' service and maintenance facility. 8. The proposed building is compatible and consistent with remaining on- site buildings as well as other Public & Institutional buildings, industrial and residential uses in the surrounding area. Zoning Administrator Action 2017-009 CUP 2017-03 and DR 2017-003 Page 3 E. That Pursuant to Section 9272 of the Tustin City Code (TCC), Design Review is required for the construction of new structures within the City; F. Pursuant to the Section 9272 of the Tustin City Code, the Zoning Administrator finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Zoning Administrator has considered at least the following items: 1. Height, bulk, and area of buildings: The proposed building will be two- stories in overall height with two sections of roofed areas with different heights; the portion of building closest to Red Hill Avenue will be approximately 29'-0" feet in height while the back portion. (adjacent to the maintenance yard) will be approximately 37'-0". The highest portion of the building will contain metal roof screening to screen the roof mounted equipment. The building will be setback approximately 6'-0" from the property line off of Red Hill Avenue with an 18'-0" designated public right-of-way along Red Hill between the property line and the curb. The right-of-way and setback areas will be landscaped to provide a buffer between the street and the building. As proposed, the overall building height and contemporary industrial architecture are compatible with the existing buildings on the site and adjacent to�the property which are between one (1) and two (2) stories in height. 2. Exterior materials and colors: The proposed exterior materials and colors are consistent in design and neutral earth tone in color which is compatible with the existing buildings on the site. 3. Size and spacing of windows, doors and other openings: The proposed building will be designed with a contemporary industrial architectural design and will have recessed windows on all four (4) sides of the building with the main entry to the building facing the intersection of Red Hill Avenue and Service Road. All windows,. doors and other openings will be compatible with the proposed architectural design. The spacing of windows and their placement on the building is appropriate for the architecture and proposed use. 4. Landscaping, parking area design and traffic circulation: The project will include the installation of new landscaping ,surrounding the exterior of the project site and a new parking area adjacent to Red Hill Avenue and Service Road. Additional parking is located in the maintenance yard. The project has been conditioned to include the submittal of a landscape plan in conjunction with the construction of t Zoning Administrator Action 2017-009 CUP 2017-03 and DR 2017-003 Page 4 the proposed building. 5. Physical relationship of proposed structures to existing structures in the neighborhood: The proposed project includes the construction of a new two (2) story service yard building with related ancillary improvements that include landscaping, two (2) new canopies and new parking area. The proposed new building would not change the physical relationship of the existing structures on the lot or other buildings adjacent to the site. 6. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares: The proposed building design and architectural style is consistent with the existing architecture of the other existing structures and buildings within the maintenance yard. 7.- Proposed signing: The applicant has proposed signage in conjunction with the new building. The project has'been conditioned to include the submittal of sign plans for review and approval by the Community Development Department and that all signage will comply with the TCC. 8. Development guidelines and criteria as adopted by the City Council: Overall, the proposed project design, site layout and architectural style would be an enhancement to the existing maintenance yard and its overall operation and is consistent with the development guidelines and criteria adopted by the City Council. G. That the project is has been determined to be Categorically Exempt pursuant to Section 15301 (Class 1), 15302 (Class 2), 15393 (Class 3) and 15332 (Class 32) of the California Environmental Quality Act(CEQA). Zoning Administrator Action 2017-009 CUP 2017-03 and DR 2017-003 Page 5 II. The Zoning Administrator hereby approves Conditional Use Permit (CUP) 2017- 03 and Design Review 2017-003 authorizing the construction of a new two (2) story, 17,284 square foot administrative office building with a dedicated Emergency Operations Center (EOC) and ancillary site enhancements that include two (2) new canopies, new parking lot paving & striping, landscaping and installation of vehicle gates at 1472 Service Road, 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 31ST day of October, 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 Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 17-009 as duly passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 31$t day of October, 2017. VERA TISCARENO RECORDING SECRETARY EXHIBIT A DESIGN REVIEW 2017-003 AND CONDITIONAL USE PERMIT 2017-03 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed,project shall substantially conform to the submitted plans for the project date stamped October 31, 2017, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director 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 prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 In accordance with Section 92724 (4), the subject project approval shall become null and void unless.permits for the proposed project are issued and substantial construction is underway within twelve (12) months from the date of this Exhibit. If the applicant does not submit plans and obtain permits in a timely manner, a new design review shall be required. Time extensions may be considered if a written request is received by the Community Development Department within thirty(30) days prior to expiration. USE RESTRICTIONS (***)1.4 The proposed project is for a new two-story, 17,284 square foot service yard administration building with dedicated Emergency Operations Center (EOC) facility. (1) 1.5 All colors, materials, and features shall be installed and maintained as shown on the approved plans. No changes to the exterior building colors, materials, textures, or features shall be permitted unless approved by the Community Development Director. (1) 1.6 Visual screening of outdoor storage and service areas shall be provided as shown on the approved architectural plans. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODEIS (7) PCICC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit.A Conditions of Approval CUP 2017-03 &DR 2017-003 Page 2 (1) 1.7 The on-site landscaping shall be maintained in a healthy and vigorous condition. Maintenance shall include, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. The on-site landscaping shall be maintained in a healthy and vigorous condition. Maintenance shall include, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. (1) 1.8 All perimeter walls and other walls visible to the exterior in conjunction with the proposed project shall be finished with a textured treatment to match the exterior of .the proposed building. All perimeter walls shall be treated with anti-graffiti material or paint. (1) 1.9 All noise shall comply with the Tustin Noise Ordinance. DEVELOPMENT PLANS (1) 2.1 The perimeter CMU block wall facing Red Hill Avenue adjacent to the northwest corner of the site shall be a 8-foot 2 inches in overall height. A 10- foot wide landscaped area in front of the wall shall be provided, in accordance with the approved architectural plans, for screening along a portion of the Red Hill Avenue frontage. (1) 2.2 A precise landscape and irrigation plan in accordance with the City's Landscape and Irrigation Guidelines shall be submitted for review and approval. All plant materials shall be installed prior to final inspection. (1) 2.3 Parking lot lighting shall be in conformance with the City of Tustin Security Ordinance and also facilitate pedestrian circulation within the parking lot. All Iighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. (1) 2.4 Rooftop mechanical equipment shall not extend beyond roof parapets and/or proposed screening in accordance with the approved architectural plans. (1) 2.5 A separate sign permit shall be obtained for installation of any new signs. All signs shall comply with the Tustin Sign Code and shall incorporate and be compatible with the building design. Prior to installation of any signs, a sign program showing the location, size, design, colors, and materials consistent with the project's overall design shall be submitted for review and approval by the Community Development Department. (1) 2:6 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of Exhibit A Conditions of Approval CUP 2017-03 &DR 2017-003 'Page 3 the building. The numerals shall be no less than six (6) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. (1) 2.7 Current Federal American with Disabilities Act (ADA) requirements shall be met at all driveways and sidewalks adjacent to the site. City of Tustin standards shall apply, unless otherwise approved by the City Engineer. (1) 2.8 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. WATER QUALITY (1) 3.1 The Preliminary Water Quality Management Plan (WQMP) shall be revised to read "Final Water Quality Management Plan" prior to the issuance of building permits. (1) 3.2 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State, and Regional Water Quality Control Board rules and regulations. WATER IMPROVEMENT (1) 4.1 Water improvements must follow the latest City of Tustin Water Standards and the American Water Works Association (AWWA) guidelines. In case of a conflict, the City of Tustin Water Standards shall prevail. (1) 4.2 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross connections. A. If a building sprinkler system is required by the Orange County Fire Authority (OCFA), the applicant shall be required to provide a ,backflow prevention device at his or her expense to prevent cross contamination with the public water system. B. If the applicant proposes to use an irrigation system, then a separate water meter may be required. If this is the case, a reduced pressure principle assembly (RPPA) shall be required to prevent cross-connection with the public water system. Exhibit A Conditions of Approval CUP 2017-03 &DR 2017-003 Page 4 (1) 4.3 The applicant shall submit a water permit application to East Orange County Water District (EOCWD), and is responsible for all application, connection and other EOCWD fees. (1) 4.4 The adequacy.of a proposed water system plan for a proposed development project, including the number, size and distribution of fire hydrants, must be reviewed by the Orange County Fire Authority (OCFA). Plans meeting OCFA fire protection requirements must be stamped and approved by that agency. (1) 4.5 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. STREET IMPROVEMENT (1) 5.1 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 5.2 Prior to issuance of an Encroachment Permit, the applicant shall submit to the Public Works Department 24" x 36" reproducible street improvement and water improvement plans, as prepared by a California Registered Civil Engineer, for approval. The plans shall clearly show existing and proposed surface and underground improvements, including construction and/or replacement of any missing or damaged public improvements adjacent to this to this project. (1) 5.3 Prior to issuance of an Encroachment Permit for construction within the public right-of-way, a 24" x 36" construction area traffic control plan, as prepared by a California Registered Traffic Engineer, or Civil Engineer experienced in this type of plan preparation, shall be prepared and submitted to the Public Works Department for approval. (1) 5.4 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before issuance of a Certificate of Occupancy. SOLID WASTE RECYCLING (1) 6.1 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 or the amount required by the California Green Building Standards Code. Exhibit A Conditions of Approval CUP 2017-03& DR 2017-003 Page 5 ORANGE COUNTY FIRE AUTHORITY (1,5) 7.1 Prior to OCFA clearance of a final map or issuance of a precise grading permit or a building permit, if a grading permit is not required, whichever comes first: A. A Fire Master Plan shall be prepared and submitted to OCFA for review and approval. (service code PR145) B. A Gates Plan shall be prepared and submitted to OCFA for review and approval. (service code PR180) (1,5) 7.2 Prior to concealing interior construction: A. A sprinkler monitoring system plan shall be submitted to OCFA for review and approval. (service code PR500) B. A fire sprinkler system plan shall be submitted to OCFA for review and approval. (service codes PR430— PR455) FEES (1,5) 8.1 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. }