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HomeMy WebLinkAbout06 CUP 2016-26_DR 2016-024 DEL TACO I AGENDA REPORT .. _ ITEM #6 MEETING DATE: NOVEMBER 14, 2017 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 2016-26 & DESIGN REVIEW 2016-024 APPLICANT: PROPERTY OWNER: GEORGE EWING MICHAEL ABEL DEL TACO LLC HOWARD L ABEL FAMILY TRUST 25521 COMMERCENTER DR 22 BELCOURT DR LAKE FOREST, CA 92630 NEWPORT BEACH, CA 92660 LOCATION: 13742 RED HILL AVENUE GENERAL PLAN: COMMUNITY COMMERCIAL (CC) ZONING: RETAIL COMMERCIAL (C1) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 3) PURSUANT TO SECTION 15303 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. i Conceptual Rendering PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 2 REQUEST: A REQUEST TO CONSTRUCT A NEW 2,439 SQUARE FOOT RESTAURANT BUILDNNO WITH `DRIVE-THRU, OUTDOOR SEATING AND WALL GRAPHICS ON A PROPERTY LOCATED AT 13742 RED HILL AVENUE `AND TO RELOCATE THE EXISTING ADJACENT DEL TACO RESTAURANT ONTO THE PROJECT SITE. RECOMMENDATION That the Planning Commission adopt Resolution No, 4353 approving Conditional Use Permit (CUP) 2016-26 and Design Review (DR) 2016-024 to authorize the construction of a new 2,439 square-foot restaurant building with outdoor seating, drive-thru and wall graphics and to relocate the existing adjacent Del Taco restaurant business currently at the property located at 13861 Red Hill Avenue. APPROVAL AUTHORITY Pursuant to Tustin City Code (TCC) Section 9232b13., the proposed drive-thru use requires approval of a CUP. Pursuant to TCC Section 9404b.4, wall signs such as murals or graphics require approval of a CUP. Pursuant to TCC Sections 9272 and 9277b, DR approval is required for new structures and for outdoor restaurant seating areas. Pursuant to TCC Section 9291, the Planning Commission is authorized to review applications for CUPs, TCC. Section 9272d(1) requires the Community Development Department to review applications for DR accompanying a CUP application before the Planning Commission. BACKGROUND Site and Surrounding Properties The property is located within the Retail Commercial (Cl) District and the proposed Red Hill Specific Plan area, The General Plan land use designation is Community Commercial which allows for a variety of retail, professional office, service commercial, and other uses that support the land use. The subject property is located on an approximately 22,300 square-foot lot that is currently vacant (Figure 1). The project site is within the Red Hill Plaza, an approximately 39,000 square-foot shopping center built in the 1960s. The commercial buildings in the plaza and surrounding area are visibly dated and in need of upgraded architecture remodeling. In response to this need, the City is currently in the process of drafting the Red Hill Specific Plan in the hopes that more focused vision and guidance for this area will help usher in business investments and additional benefits to the community. PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 3 DENNTS f BIG L �+ RED HILL PLAZA k• LO DEL Taco (NEW) SAA DEL TACO (EXISTING) MOBIL GAS w ■ ■ Figure 1: Red Hill Plaza The property is bounded by commercial properties to the east and south, a real estate building across Red Hill Avenue to the west, and the Rancho San Juan residential condominium community across San Juan Street to the north. The project site was a former Arco gas station, which was demolished in 2003. The project site has been vacant since the gas station was demolished. r SUBJECT PROPERTY nn ,y rt 4 Figure 2: Aerial and Zoning Map DISCUSSION Project Summary The applicant is requesting authorization to construct a new fast food restaurant building with outdoor seating, drive-thru and wall graphics and to relocate the adjacent existing PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 4 Del Taco restaurant business to this new building. The intent of the new location and restaurant building is to provide a more efficient and functional restaurant facility and drive-thru. The proposed design addresses several concerns at the existing. Del Taco restaurant. Site Plan and Architecture The project site is located on the southeasterly comer of Red HIII Avenue and San Juan Street in a currently vacant parcel (Figure 2) within the Red Hill Plaza commercial center. The proposed building will be developed as a freestanding pad restaurant with the entrance fronting onto the parking lot, and a drive through lane along the east, north and west side of the building. The building will be setback from the Red Hill Avenue right-of- way by 49 feet and 30 feet from San Juan Street. The proposed site plan is an improvement from the existing Del Taco site in that there are more parking spaces on the site, the drive-thru lane does not interfere with customers walking into the building, the outdoor seating area is separated from vehicular traffic by parking spaces and landscape, there is more landscape area on the property, and the building is set back further away from Red Hill Avenue. N 9941W W 13OW (7,459 SQ-r.) +. TT, ---_—__a I ♦ + rs Iw� e — 7-j". —1 — 0 tLALM Figure 3: Site Plan The proposed site plan incorporates one (1) drive apron access from Red Hill Avenue, which leads to the only drive aisle on the property. This drive aisle provides access to the drive-through lane as well as to the rest of Red Hill Plaza and improves the center's internal circulation. Access to the project site from San Juan St. involves utilizing two (2) drive aprons located on the adjacent property within Red Hill Plaza. The applicant is proposing to relocate an existing drive apron along San Juan Street and reconfigure PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 5 adjacent parking spaces to accommodate the new restaurant building and improve parking lot circulation. The proposed design of the 2,439 square-foot building is an upgraded contemporary architectural style that responds to the need to revitalize the commercial buildings in the area. The building is designed with architectural pop-outs that create dimensions and shadows on the building. The color palette of avocado green, brown, gray and rusty red gives the building an updated and straightforward appearance. In addition, metal awnings are proposed above the main entrance and windows and would project three-and-one-half (3.5) feet from the wall surface. _ 4Y 61 NORTH ELEVATION.- SAN JUAN ELEVATION If fTMlk[ � fes"' E ! I u see I1S.T EVAnom 03 WEST_ELEVATION...—RED HILL ELEVATION PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 6 YETI( IY CBOPPEkS W �;, � GRILEERS a- 04 SOUTH ELEVATION - PARKING LOT Figure 4: Elevations The building is proposed to have different parapet heights, ranging from 19.5 feet to 23.5 feet high, to give visual interest and variations in the building's sense of massing. The building exterior will be a mix of stucco, paintable block veneer and store front glazing. The proposed block veneer is smooth in texture and would be installed in a stack bond pattern similar to the images on Figure 5. 5-MODERN CRAFT •AINTABLE 6-MODERN CRAFTPAINTABLE BLOCK BLOCK COLOR: MODERN GRAY COLOR: JAVA Figure 5: Block Veneer Floor Plan The interior of the building would comprise of areas for dining, service counter, kitchen, office, storage, restrooms and utility rooms (Figure 6). The dining area, located on the west side of the building, is approximately 800 square feet and will be furnished with fixed booths and bench seating as well as non-fixed tables and chairs. PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 7 -_-- –==� -�_—_ F ® I K a � Ih LA H Q I Xffa � x MOP I=zm= ® E m y _— J LJ x E I(llll OFFCE �� IIM 111 • �� F-r - X1 VALF • dlttl Q31 ti ® t� r'S L I III{ I V "�J \ \� AREA _1 - ox I rr ® I �T I I I Ea i�1 '-• �J - - I o_oI -r74Ox ` z - k f I —J L— 01 FURNISHINQ PLAN I RMrRWW VMDi p'!� Figure 6: Floor Plan Landscaping Landscaping for the project provides a plant palette utilizing drought tolerant plant species such as agaves, succulents, and rosemary. The area around the proposed outdoor seating area will have landscape planters and shrubbery to enhance and soften the dining space. The perimeter landscaping will utilize ground cover, shrubs and trees to provide the property with appropriate landscape cover and a variety in plant height and enhance the aesthetics of that comer, The applicant is also proposing to install landscaping in the par-king lot area on the adjacent property as part of the proposed drive apron relocation and parking space reconfiguration. (See Figure 7) i t PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 8 a Ik i ♦ .- - 9 I�. Figure 7: Landscape Plan The project's landscaping and irrigation will be required to comply with the City of Tustin Water Efficient Landscape Ordinance at the time of plan check. Red Hill Avenue Dedication The project site is located along a section of the Red Hill Avenue right-of-way that is planned to be widened. The proposed project site has a recorded irrevocable offer of dedication for property along the Red Hill Avenue frontage that is ten (10) feet deep. The applicant's plans reflect this dedication area. The City does not anticipate making improvements to this portion of Red Hill Avenue in the immediate future and the improvements along this frontage are associated with the removing the two (2) existing drive aprons and constructing a new drive apron to service the project site. The applicant will be required to provide and maintain landscaping in the area offered for dedication. Signage The submitted building elevations show business identification signs. As conditioned, any wall signs shall be required to comply with the applicable sign regulations. The applicant is proposing wall graphics on the northeast and southeast corners of the building, which will be primarily visible from the parking lot, drive-thru lane and San Juan Street (Figure 4). These wall graphics may be allowed with approval of a CUP, and would be subject to certain conditions to prohibit the use of images that promote a product or PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 9 business. As conditioned, the wall graphics shown on the submitted building elevations are considered conceptual in nature and that the any proposed wall graphics will be reviewed in detail for code compliance. Condition 4.2 requires the applicant to submit the proposed images for City review and approval. In order to facilitate customer processing in the drive-thru, a menu board and an order board will be placed in .the drive-thru lane prior to the pick-up window. The proposed menu and order board signs are consistent with what is typically seen at drive-thru restaurants as is the proposed wayfinding signage. Proposed Condition 4.1 would require the applicant to submit plans for site and building signage for separate review. The project site's comer at Red Hill Avenue and San Juan Street is a potential location for future gateway monumentation for the Red Hill Specific Plan area. Condition 4.4 requires the applicant to accommodate the monumentation and be responsible for cost and construction. Outdoor Seating Use The proposed outdoor seating areas are located along the south and west sides of the building and is visible from Red Hill Avenue (Figure 8). As proposed, the outdoor dining area would encompass 374 square-feet and have seating for about 15 to 18 customers. VJ y e`- (2,439 SQ.FT.) ID FIN i No 46 JV Am SM low 1 i m Figure 8: Outdoor seating area Landscape areas on the west side of the building would provide a buffer between customers on the patio and the drive-thru lane. The seating area on the south side of PC Report Novem ber 14, 2017 CUP 201E-2E and DR 201E-024 Page 10 the building will have a railing to create definition for the area. Resolution No. 4353 contains conditions that are consistent with TCC Section 9277 for Outdoor Restaurant Seating Areas. Drive-Thru Use As proposed, the drive-thru lane provides queuing distance for eight (8) vehicles between the drive-thru entrance and the pickup window, which meets the minimum seven (7) stacking space requirements, The proposed order speaker is located near the east comer of the building along San Juan Street. As conditioned, the order speaker will have volume adjustment capabilities in order to respond to any noise concerns that may arise. For additional screening, a low wall is proposed adjacent to a portion of the drive-thru lane along San Juan Street. The proposed wall would partially screen vehicles in the drive-thru lane from being visible from San Juan Street and southbound Red Hill Avenue, while still allowing view of the building. FN Rx LK N.49°41W W 130Ad /! uwwe r nr w,r ur,—..._ A vwe►� wgerE � ' _ _. � i I �} Q u arc�Ns V: j "q° v osier rer w�, 1 r-r 04 rr (2,439 SQ.FI'.) no J I V,mss rr� PA Figure 9: Drive-thru Site Plan Hours of Operation The applicant is proposing to operate the restaurant indoor and outdoor dining hours to be between 6.00 a.m. and 11,00 p.m. daily and the drive-thru component would operate 24 hours a day. These hours are consistent with the current hours of the existing Del PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 11 Taco restaurant and with the characteristics of other restaurants in the vicinity. The proposed hours are consistent with outdoor restaurant seating requirements detailed in TCC Section 9277. Parking The proposed 2,439 square-foot restaurant building is required to provide 25 parking spaces based on a ratio of one (1) space per 100 square feet of gross floor area. To comply with parking requirements, the applicant proposes to provide 21 parking spaces onsite and four (4) spaces on the adjacent Red Hill Plaza property at 13822 Red Hill Avenue. Pursuant to TCC 92638 — Table 1, no additional parking spaces are required for the proposed outdoor dining space when the outdoor dining area is less than 50 percent of the indoor dining area. The property will provide three (3) ADA accessible parking spaces, including one (1) van-accessible space, for the proposed restaurant. The Red Hill Plaza area comprising of the inline tenant and preschool buildings is approximately 39,000 square feet, requiring 176 parking spaces based on a ratio of 4.5 parking spaces per 1,000 square feet of gross floor area. There are 295 parking spaces at Red Hill Plaza, excluding the existing Del Taco location, and can accommodate the use of four(4) parking spaces dedicated to the new Del Taco restaurant building. TCC Section 9266b2 allows required parking spaces to be located on an adjacent parcel if the parking spaces are within 500 feet of the project site and the property owners execute a recorded parking agreement, subject to City review and approval, that states the parking spaces will be maintained for the restaurant use. Condition 2.7 requires the applicant and property owner to establish such a parking agreement. FINDINGS In determining whether to approve the CUP and DR for the proposed restaurant with drive-thru facility, outdoor dining and wall graphics, the Planning Commission must determine whether or not the proposed use will be detrimental to the health, safety, ' morals, comfort, or general welfare of the persons residing or working in the neighborhood, nor be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin; and that the location, size, architectural features, and general appearance of the proposal will not impair the j orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. A. decision to approve this request may be supported by the following findings: 1. Pursuant to TCC Section 9232b13., restaurants with drive-thru service are permitted subject to the approval of a CUP. Pursuant to TCC Sections 9272 and 9277b, DR approval is required for new structures and for outdoor restaurant seating areas. Pursuant to TCC Section 9404b.4, wall signs such as murals or PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 12 graphics require approval of a CUP. i 2. As proposed, the drive-thru lane provides queuing capacity for approximately eight (8) ,vehicles whereas the minimum requirement of the TCC is seven (7) vehicles. 3. The parking lot area will be configured to optimize circulation for the proposed restaurant with drive-thru facility. As conditioned, wayfinding signage will be strategically placed within the parking lot area to provide ease of navigation to the.d rive-thru. 4. As conditioned, no impact to neighboring residential uses is anticipated in that the restaurant and drive-thru use will be conditioned to have speaker equipment with adjustable volume control, site lighting that confines illumination onto the property, and new landscaping and low wails to screen and improve the street view on the corner. 5. As conditioned, the number of required parking spaces for the restaurant use is provided on-site and on the adjacent property at 13822 Red Hill Avenue with a signed and recorded parking agreement. 6. Pursuant to Section 9272c of the TCC, the Community Development Department finds that the location, size, architectural features, and general appearance of the proposed project 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 Community Development Department has considered at least the following items: a. Height, bulk and area of buildings. The height and bulk of the proposed project is compatible with and surrounding buildings in that the proposed building between 19 and 24 feet high, similar to the two-story condominiums across San Juan Street. b. Setbacks and site planning. The proposed project meets the required building setbacks in that the setback from Red Hill Avenue centerline is 91 feet and that there is no building setback requirement along San Juan Street. c. Exterior materials and colors. The proposed exterior materials and colors are appropriate for the area in that the design.provides an updated look on that corner in a shopping area generally needs architectural upgrades. That the proposed design responds to the City's effort to encourage updating building designs. PC Report November 14, 2017 CUP 2016-26 and DR 2016024 Page 13 d. Type and pitch of roofs. The proposed roof design compatible in that it is flat with approximately five (5) feet high parapets to screen roof top equipment, e. Size and spacing of windows, doors and other openings. The proposed size and spacing of windows and doors is compatible for the area in that there are windows and store fronts throughout the indoor dining area that .engages the outside. f. Landscaping and parking area design. The proposed landscaping, as conditioned, shall comply with the Water Efficient Landscape Ordinance requirements and the design includes accent trees to create visual interest from the street. The proposed parking lot is in compliance with development standards. g. Location, height and standards of exterior illumination. As conditioned, the project will comply with site illumination standards and confine the lighting onto the property. h. Location and appearance of equipment located outside of an enclosed structure. As proposed and conditioned, equipment shall be fully screened with the building parapet, equipment screening or landscaping screening. i, Location and method of refuse storage. As conditioned, the trash enclosure will provide adequate room for trash bin storage and easily allow for trash collection services. j, Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. The proposed structure is compatible with existing and possible future structures in that the building is contemporary in design, its circulation is integrated with the adjacent property and the building placement and landscaping will enhance the corner street view. k. Proposed signing. As conditioned, building signage shall comply with applicable regulations and any wall graphics shall be submitted to the Community Development Department for review and approval. 1. The proposed project is consistent with the. development Guidelines and criteria as adopted by the City Council. The proposed project, as conditioned, complies with development standards, and provides an updated look to the existing shopping center area by adding contemporary architectural elements, improving circulation, and adding new parking spaces to accommodate the proposed restaurant use. PC Report November 14, 2017 CUP 2016-26 and DR 2016-024 Page 14 7. The proposed project is located along Red Hill Avenue where future traffic signal and undergrounding utility improvements are planned, which would serve to benefit Red Hill Plaza. That the applicant's proportionate share of the improvement cost is $9,100.00 based on the project site being nine (9) percent of the Red Hill Plaza area. That, as conditioned, the applicant shall pay a deposit to the City for their share of the improvement cost. 8. The City's Police Department has reviewed the application and has no concerns. Edmelynn /. Huffer Elizabeth A. Binsack Senior Planner Community Development Director Attachments: A. Location Map B. Land Use Application Fact Sheet C. Submitted Plans & Colored Elevation D. Resolution No. 4353 ATTACHMENT A Location Map LOCATION MAP CUP 2016-26 & OR 2016-024: 13742 REQ HILL AVE. 9 PROJECT SITE �5 500' yr 4 300` Q � IL J Y ATTACHMENT B Land Use Application Fact Sheet LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): DR 2016-0241CUP 2016-026 2, LOCATION: CONSTRUCTION OF NEW DEL TACO DRIVE-THRU RESTAURANT 3, ADDRESS: 13742 RED HILL AVENUE 4, APN(S): 500-022-07 5. PREVIOUS APPLICATION RELATING TO THIS PROPERTY: 1977 -COUNTY OF ORANGE APPROVED ARCO GAS STATION UP83-13- REVISION TO SIGN PROGRAM (ARCO GAS STATION) CO2-0025 - DISPENSER & TANK REMOVAL CO3-00837 DEMO 2601SF GAS STATION & 1680SF CANOPY, REMOVE GAS TANKS, REMOVE SIGNAGE & POLE 6. SURROUNDING LAND USES: NORTH: COMMERCIAL SOUTH: COMMERCIAL HIGH-DENSITY RESIDENTIAL EAST: RESIDENTIAL WEST: COMMERCIAL 7. SURROUNDING ZONING DESIGNATION: NORTH: R3- MULTIPLE FAMILY RESIDENTIAL SOUTH: Cl -COMMUNITY COMMERCIAL WEST: Cl -COMMUNITY COMMERCIAL EAST: Cl -COMMUNITY COMMERCIAL 8. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: HDR - HIGH DENSITY RESIDENTIAL SOUTH: CC-COMMUNITY COMMERCIAL EAST: CC_-COMMUNITY COMMERCIAL WEST: CC-COMMUNITY COMMERCIAL. 9. SITE LAND USE: A. EXISTING: VACANT B. PROPOSED: CONSTRUCTION OF NEW DEL TACO DRIVE-THRU RESTAURANT; HOURS OF OPERATION 6:00 AM - 11:00 PM W/24-HOUR DRIVE THRU C. GENERAL PLAN: COMMUNITY COMMERCIAL PROPOSED GP: SAME D. ZONING: C-1 - RETAIL COMMERCIAL PROPOSED ZONING: SAME DEVELOPMENT FACTS: 10. LOT AREA: 22,183 SF APPROX. (BUILDING AREA: 2,439 SF) 11. PARKING: 25 STALLS PROVIDED; REQUIRED PARKING: 25 STALLS 12. TENANT IMPROVEMENTS: NIA ATTACHMENT C Submitted Plans & Colored Elevation VICINITY MAP S 49°41'00"E fi60.04' rt l — — — — SAN PJgA LICN STREET ROW=66 0Y0C T 6 L AW AU 1OL --- -l0l Tnnw990010 ND9F9Ao 1 .1E — — - _ FII^.pf briQt 4.Of Gi OR TO R QIa.S9!I n Po W1C1 I�:DNf'A 509 4Y . ,. s�9R L11i9D N 49°41'00"W 130 00' P .. . /U'OWft CaI MI.>0'I!!. OM IIW�, ,dpi 111OAR IP1A 9R 4WbG — - r!NTR:019 I'A90 -- 4 ..I 1� �TDID FN "-<, • 4,'?' 7 .,, I �ixummu 1 � +•. I+,u Am[.N,:ss' ,^ q, mnemes.mt9D N9xn sou.ulQ U "��1. elAw .nm� .c w�i. b7.vf. j I .� wDI a i j �mr 4w mKq _ I ma ro�lobs - ✓ ' 4r-1rr. 1m ML mr Ea roc I,s ti a-r (2,434 SQ.FT.) -- DEL TACO N .� - ---- --- I T _ I � ,b 9Rm911 0 1� W116 Q o N ,aYnc i9x I ' < 9f NDRrn J DSRD w 9E I P90art 91LA mFx wJ9 9a 6mE pm4 _ --- m�m J ei I°°3 IIT'II � m f ofDN'll f� 1 l`Y+��II i W PfIWS fW, IC SS Aff. I.fpm I J N =a O LL`� —CO Q \� "I IF9b0 OVERALL PARKING SUMMARY-RATIO 1(100 SF-^'SEE NOTE BELOW, En uDDc7D1D wm \'` .alt I mn� uT I w a § PROPERTY Nf7'SGflDINC AREA Sr PARXINC REWIRED PARXIN�FRONDED N/C STA1lS FR019DED Q� (] ,m 1dy91— o 1�[ a DE7. 7AC0 24.79 SF. 75 %1 I VAN SNARED PAWING Q4 � I TOTAL 25 I v CLEAN A+R NJflLYE 1 I !VAN mrI- OL 7Dacwq DINING PAHO }71 S.F.. 0 0 ra �Ir�r sm r-c ,D91c ar rAIIR sRI rorAts 2 FEW-=21-==j - � .y.:.. ~ APN.500-022-07 RECIPROCAL ACCESS AGREEMENT FOR INGRESS,EGRESS AND PARKING BETWEEN PARCEL 1 AND 2 INCLUDES THE(4)SHARED PARKING SPACES, b � 919Be aiWyq � � RA i1pi5.12-?Vrt R SINL � �-0�' � SFr9L Fwl IY IdR%Y.Ao ink��. � III 9D li.b ^ re 1 I �NvYBe�C,1N AR%m mCLff m,'kA 11/NDI i I - PARCEL AREA SUMMARY PARCfi I AREA GROSS(Sf) AREA NET(SF) 13181 om AREA(SE) DL191 ECLOSCIS�(g) Bl11iLIMWC L17YERAGE X GICU c PARIYI 22,299 19,719 2439 141 r1.6 �aA FBDc aerua x5 yv 2 z: r RpI N0 NA R0910r1 AEWF ' � r - �W� J NO LYaT#[.Dl6 ND 9A10 LYaAfI[ I1 R�IFt , \ to IA.ao+T 0 wrc97 _ Iea,/r LANDSCAPE SUMMARY 5000 _-N49°9. QQ _— PARCEL AREA CRO55(SF) FfT?AFf7ER NEr(sr)I W RrOR(SF) REWIRED 5X PAONDED 14x vmver uc _1'� 7 1 pl Y InI or 9u I`LL` OkRAEL L WITIADE 7;940 10.273 1,.56'7 597$F 1,557 SF - MM4 L11CKAPE NG"£- VACANT LOTI Dpi OAA[ PROJECT INFORMATION ' i -; I I• I PROJECT ADDRESS: ZONING: 13742 M HILL AV& CW RENT:C-1 REIAL-N_LOWS FOR RESP k 7115RN,CII.92780 PROF ..(DEL TACO) PN : 2UILDINC CODE: I _ 500-022-07 1.,u PR.c cs. fu DEscNEO w CDIAPLIANCE xnTn 2016 i I APPLICANT: GUFORNIN CD4Es. DEL MCO.LLC. 25521 CCMMERCECENN7E OR..sre.200 8UILDING SETBACKS: LAKE FOREST.CA 9293D RED NILL AUENIIE, I .� CONTACT:JOHN M.SE 711E NEN OUILCING SEFBACK 5HA11 BE RFA4IRE FRON THE / PH:(919)162-7478 ULTINATE RIGIR-OF-WAY LINE OF RED HILL AYCNRE(W FEEF FIX.(94B)462-7111 FRON CENIERl1ME TO PROPfR LINE). I / [IW LJDRUSEOOEL7AOO.0011 5I1I JZ =M: I / REWIRES UNOSCWE BUFFER BETNEEN DRIVE 7nRU IANE AFq SAN .....-- ARCHITECT: F.c9+slREzr. ` _- ARCNRECTS ODANCE I"N.ORRICE STREET BUILDING CONSTRUCTION TYPE: 1' — 0 G aBee Y-B PH.711.139.96&O FAx_7+1.A36.5286 OCCUPANCY TYPE: 1 4 Wild EYAL DANONOARCHITECISORANOE.Cd1 K! - •/ I PRQ6L!COMACT:DAVE NOORE UTILITIES: PROJECT DESCRIPTION: "TER mvF TusRN WATER F 21 XWR OurCN sERYICE ORNE 1HRU RE5001PANt SEWER:[441 ORR2E Calmlrr WRER DPE1R1Er ———————— FlRE:DRATIOF COUNTY FlRC ALiNORITY HOURS of OPERATION: ROSE C"*"W,SIE&REDYC"°'°"DES i 01 ARCHITECTURAL SITE PLAN FAECTI6C:BO;RIIERN GLREc me 5 TEIERHONE:AT&T,TLTi1N,C,. DRNE TiRIJ;24 HOURS GAS:SDJRIERH CR_IFORNN DAS CO. I SGIC 7/71^-1'-D' DINE IN:6!Y-11PN 05900![ PAM:BAN-IIPM I 4 TRUE NORiH Q,UTDQQR PATIO AREA: 374 S.F. 26.3%OF INTERIOR SEATING AREA 2A x36. u ,9'I zXD SiRi I,�. ® �0 P r o�o s e d I i e 1 w a� f iWw gfchjj,e��sQ_Faf{�$.CQI71 14-d 1J U1,AN6L ST.CRAt,10E CA 2c"bb 171 9860 FURNISHING PLAN NOTES 1 1.1 S I.AS AMES WX 410E Me"N"',puss omen:am)tri K" 2 cu m mm&17 Fmcu ran miomEl'/cou Im Izwnucs mm Ma6fST w FeSP l EIwompa 1 MY[a u 1.5110 IN Fmstws LE2A 5 To a RS aH 4D FE410 IF -1. I CUIEW CONTWON,TPP UNIK CV fR1GTLN Id.5POOM FOR$ff-ML, HM5W,d SYM 00"a1UDE711a76.. (6-2 1/4' 25'-5 1/2' t.HI FnWS awl Ti w INIUM BY MILLIMISEM WWK USES UnenISE +Han. I i I V XIILH91 SIO 9W HAVE icCESS 10 K IT 00.W TYPE'K RAID HAS {� -- t,T w 3CTO OF PAVEL TO BE ME HIR Im AT THE OF NL4£L11CN. I 6 W(Ki ECONEY1 COAT"rxM.t0 rF74d NO I..VU Mn&.WS TO CCLVIICM PVN. A - O FIRE EXTINGUISHER NOTES 104 DRIVE I03 - L PRUIU A PWM FIRE ane,5HER"A JAIM Of HUI LM I w s-A DR THRU I 2-AIOBC WM 75 FM7 tau¢DFAKE M ALL WIMS of W BUILauc ov Era KITCHEN k0m,AM Du LL1tiIMR:,IIXL a D '- I � --'.='� `.- -.,:�.�....w .a.w '- -� IEgAIE➢9f f7E A6VRIYEHI Fil➢I�£Cf1Ar . I II II III I�--�I III II II I •__ I�� r II iI - - �� I+'LVF'rPaOTmlFrwumH�AS T-1 I r-2 i-1 mtun �I �� .�1 1-18 III 11 HI II 11 oda � a rE-1: rmnc WA FAe:olalalmlE>8-FaIA�a EauFL In.LL Fue1>as 5nsmc II II III II YI l II I! I �C7L el A- I If�"'� --__ 19� 5TO t �� a Sols OR HOE VKL XWE ILna CWM VTH ND>� (CR OAT L_��_� _ I 1lL_��_ I- I �L !�I -- -- �CI 4�-2: A1pExmrDiwwos,unxEauxmuinam�gua c,nn heti, I - _ - - -- ---r u2:Ess,altI '.E v., I� -+I,1 L_ I_ A� sacs-wDa IF rw.LaLw1m.SEH CHCNrALTME K u Wl[T n arta NAM a xAnle I XII ) L J anwc+rac>e 1UtH PIrESSLHi v, (a CUM) L--_j L'..8 7/fl' -� I � Hr�' � �a F i FURNISHING LEGEND I I � '�ll(�l�pplI I ----AOW=�i n7lllll NIS 'I il`a JI� L--4 S'IA80L FURNITURE - _ _ {� If! I I-, ELEC JI III I- o - - _ n I I H.' 1-1 MIH TAM,4 IOP 2s:u(bXI4 c-0'.Y-a') T 5 I - _ n. r-2 FR�IHEL 1132(wA1 F TW.E1u'�m�Y-af.5-s7 I _ _ II III I I i-A FAyhwJh;iA71L 7 ILP ,� �x��'[��II Lam_ I+I f'1llryf Nq 9 11 E r-1 niffsw-r+c TLa1r.?-Top,w'n. y 1-1r'r {I g I -- _ _ - _ - 9 7!I_Y '1 7 I' — T-5 RUL5T•w] TAH141 4-TT,.9'.:i' �I .I III 102 - E_ ( E-.� I)�I Q F- SERVICE{ T-0 FRMIA T+c IwN VLAT,r we.a:1• __LL L- I III COUNTER _=I } _ (�_ �I` �_�I 107 T-T PAIIa INi r 4s•7A I I Ts ALT �M� - MOP __ _. Y III *', --� Ta PAIm 1W (aay,1-Ilr,E•ILL DINING F J ® I P _ _- H N III. _ I II I-f f( - 105 1 III I { C-1 I;n+rt, X rsar.RLL 7 5'-a' IF 6 III'. II 11.1 OrFTCE l`� - _ _ I I I n-x LHNP,m,wTa rwr,REV FE-2 - PAIm cwHAarx �. MA ! - - ,-r !II �, I•III I _ ,, III'I "R' C - I TYP.AT T - _ - ,I -_— SEATING CALCULATION& �A rwaF I I! III A'-LI' I j I lI II I !, r i09 %I ® ttl'Cfl1- _F Interior Seating FADES SEATS /I '-SEFVif E I a I I i IICLEAIT a PEA I r DINING: F I I III r i ( r - I 1 4-10P OWTH n 24 Y III II I H 2-1orU9u,Low 1 I T-5 _ - II w 2-TOPreu,H n 24 III -r r I 108 L x Total Seating 20 64 _TSTORAGE PATIO SEATINGH F;NraS srna 1 Ell PATIO: F _ t 2-111P Iwi 5 10 .nNu.�Paws m.w.nmr ' ' 3-IOP ALL(AD) t - �- - - - - -------- - - _ 0E, Total Seating 4 13 — _ _ _ _ _ _ _ _ _ _ _ OCCUPANCY CALCULATIONS FROM CCCLPANCY CALCULATIONS BASED ON 2013 CBC 113 111 112 — RESTROOM WOMEN MEN MIEWs Pe THN R N uUP nFURNISHING-_PLAN VESTIBULE NnvoLu srMr h[y axuLrn m L---_� I �A sCALE:I/�=r-a ASSEMBLY AREAS SQ. FT COUNT { ( EDA ASSEMBLY 802 54 FIXSEATITED NG ANO C1iAIRS� 15 NET ASSEMBLY w/ 24 I T FIXED SEATING EXIT INCHES OF BOOTH SEAT _L Tnc LENGTH -'`�~ I t--�w i . _. y- - - I .:,; KITCHENS - 711 4 \ i r S f ' f COMIAERCIAL I "'i 1000KCS I' IF I II z �`'Y �5EIONINRY MECH/STORAGE 276 1 _ {{ T r I IIj! � �r 30D;FOSS BUSINESS AREAS/ 229 3 ACCESSORY 100 GROSS - �- TOTAL OCCUPANTS L31(a If - -------- `a_..._ ',L.`T I" ' PATIO 1 217 13 SEASONAL - -- - - EAT COUNT TOTAL PATIO 13 uvR ear . 6CCUPANCY PLAN r'?LM MDIM LV L _ �IV.JT� T ( �ti `� +*`T ARCHITECTS ORANGE . --. . _._ Cali � � 6 ti �. `, ,._ 3 W ttiteci�orParlUe,corrl • I:-a � a 6 ' y'{ 14 LJ Urcrl•ICzE ST.C}R iJL E CA 928o !-1 4)639 9660 VICINITY MAP 404 w r - ,may , I t { u I , ,I r� -P. ' \. �' •,. ,. ' .. pyo .. •J► k - 1 N I DEL TACO o w . r9 g y HORN 'T4 a� ° OVERALL PARKING SUMMARY ` PROPERTY NET ITUKNNG AREA SF PARKING RtQU1KD PARKING PROWOLO 141C STALLS PRONLk7/ DEL TACO 71.79 SF 24 ra I VAN 6 SNARED 1 TOTAL-I VAN """+• A 70TALS 24 4 ,, 0 a t6 t aYLxAu couNr C!-Af7AfL CONY£RpA1 59,li3 SF. 7iC SF. 237 � GWRAU TOTALS 59,143 SF. 237 42F 6V(YLNES Ott TACO CWNT PARCEL AREA SUMMARYPARCa 4 Ofi£RAl!PARCQ AREA(SFJ AREA I9.719(SF) @OYDA4G (SF) iRT91F FROSiAdE(9'J B011CING LYOfiEN6 GE x PROJECT INFORMATION PRQJPQT ADDRE55: ZONING L F, IP42 RED HU ANE CURRENT:C-1 REIAR-N1dN5 FOR RES�RANI VSE TIJ5RN, 82160 PROPDSEO:(Cd TNA) APN N: BUILDING CODE: 500-022-07 THIS PR CI' DE DESIGNED IN COYPIJAHCE WN 2016 APPLICANT: owFORNIA u CODES. y Y �,r,+ " - OEE TACO,LLC, 25521 COMMERCE CEN1Rf OR.,STE.2D0 BUILDING � BAL:KS: - V Q A +- +� m FOREST,C0. u!TE RED HILL AVENUE: P,(949 JOAN 7136 TME wEF1 BVILDIHG SE161CN SOF HE MEASURE FRCP THE PH:((949 4612 744 VLTINATE RIGNF-DF-WAY UNE OF RED HILL AYENDE(fiG'FEEL '� � • d FA%:(949)461-TIN NIEREWE TO PRUPEUNE}. SAN AR'IY EMNUJDRVSE•DELTACC.COM SAN STREET' (~t' t"• RAJfR RES DSCAPE BUFFER BETkEEN ORrt�E NEI LANE AND 54'9 ARCHITECT: uc N.ORAN 5RRFT BUILDING CONSTRUCTION TYPE: „4E OPANGE,G 91666 V-8 + V' r • f M 714.639.9860 FAx 7141539.5286 OCCOPAMCY TYPE. ""-'^k" '� f ER PROJECT CONTACT vWTYEEETSOPPNGECOY � '�, uDORE A UTILITIES, PROJECT DESCRIPTION: WATER ETV OF 1uSn.wAlEq 24 HOUR WICK SE CE DRr4C 1N4U RESTAURANT SE FR O.C.SANCATION,FORI YmAV. FIRE:ORANGE EWNW FIRE N1INORIIY HOURS OF OPERATION: REFUSE CUR WASTE s RECrcUNG SERNC£s E1EC1R3E:SCIIR£ERN CA FORHIA EP15ON a UI.EPHONE:AT&T.RATIN,G +F� •'. 3 - Rt 1 OPN W TZ9 NOGA4 Spu1NERN fALIFCRNVI CAS W CMHE . y NE tN; VRS 5A11-"Pu PARD:8AY-1Y OUTDOORPATIO AREA: 374 S.F. aY^ I' �.; ,�' -,..fl- �Ir " 261 OF INTERIOR sURxG AREA .W SCALE-3::7"=Y"P o� E' 1sl MIO RMISE • wwr-�tr[k�it ctss uoi Overall .207 I. 144 N ORANGE jI.t1kAIvC.;�l,A Y28061�� 4)0.75 9'b60 a-u�f a=2a'- 115411 wn- - - TO RA �i PAIIXEII METAL Lllldf TEP. =15-6' I —7- - 100000 . LL - "Ym ck4m — a o A.kT/GWHIC (2m). v.s F, -. ..:. ... ..._.,-_-.. __-: rxlslm FLOOR F9691E01TOOp � '....`-...-�-_ ¢-'•_'"-..._'. FTI FLL+ /�EAST ELEVATION nWEST ELEVATION — RED HILL ELEVATION V I $61LF•1/{'=1'-0" �SW' ,!�IJe-=I'-q' mm METll PIWFCD IQAL. Y pw19m 11'PL Tb.PuflF Ow.IYF. 7.fl.RATE - Iry GENERAL NOTES I. FUR TO ARCHITEMR&FLOOR PUH FOR wCU'TgWd.DMEX5fOX5. 2. ALL XE1CXi RME)FS ARE Wn 919M DATUM TOP OF 9U9 FOR AD pRKAIEO. l 9U1➢HC SICPl7GF UNDER SEPARATE PFRYIF AIS SUBMETAL PX- 4. Fa 9CX5 I&LM By 3GH VENIDD L EXT. MATERIAL/FINISH SCHEDULE FWNSK GEBCRPT" ,. Mx-I NOT USED UX-2 Nw11lwACIOfaR R MT/11"SH.META.HA"43/Tqu GROR:TO MATCH PN-2 NOTES a-1-0 PA PAINT&STAIN El_T-T PA-i 44 FACTL.3:PPG PFMUFICF PANTS PRCOOCTff l0r PSC7O0 12 L JI PwIH1 6 COLOR:TG IwliCH Sxj 6112 UTAJ GT-GLO55 CO 11 R70-411-51195,E hlPY�iL0�.WF in'•,om N4�i5:LFO%V FlViSH i0 BE l3PUc71 W uiTAt RC#(15 YFM FlOI LL`0-0 h ca4nNc h s PFna czC2'xaewN wN} RWR UwlLSA:TOFEP:S4iO w11L.1U5 Ina\NORTH ELEVATION — SAN JUAN ELEVATION + '9.01;x�H NjbX�X-Tx5 v SGILES 1/4'=F'-a" pw-S YMVtAfACIDCrR SHERn R 2w 5aSXE7yw PRDLXICT/KNISH:N fEIK-9Q RACK OF PARAPET MJ R lVal,ID Gm SEL yT� ayM CONTACT:JOHN CASTOR•214L53.344C S�pPUIE•_—_ - PX-4 uuiuFURIRET2:SHRMN 1p1LJ16 cr E>x�srv CD-0 L4_CR. 1X[3 AEU PAIXIm Ih7k. CC•NTALI:JOHN CARTON,7':S!3.3oyp As 4C TACTiwIChri Gi _—_ TO RA1E F003 lhim T.So 16116-SATIN I ..- --_ _ _...-_..._. ... .__....,..... ._....._..S .._......�.. . .----._._.... .,.____..-..__.,....,.. BFI: WALL FN i`TON.214.5U3940 . �j � arfa ! L:: PROLO/F/c�E 9M w/u E� � - -- - _.. ... FL=I fk$0.4 PA'.�TLI FY-5 *TX W SO FLCN Taal ... .. .,... .:..' _... _ .....,. ....., _::..:.r. ........ .. ..... _. _-_._. -__'_-... _.'_'- ___.• i .-. _......._ -... - w'z-7 Iu1tLPkZ�FER:C3-AT'E IRfES ::: ... _..:.. .:... .... ,..... ..'.".P..'� Fl+OpOGT/pHnH wmUN mw PwF w 990( .. _...._...._. .....::..... .......... ....._... :.._:._.. .... ....:....... ...:. ..... -3 .................. ................ .............. O F:51'.O PK WNCT.k SON puWO I-944-355-7610 llraC%OR P&W `T-Z w5-IiCWY SUm rLvu FIIBI 2Iv Q 0 - ........... � ���P yN�PT-� Ow91 M — PCc.�r t I 1 IEP PY-4 w/YONIF�.Y WFl(5 Hfm. .*n F,:`:h1:ll , 7). r a X IP.ti's N I rl NI::al[h 11 t'T7i:11EC FLOR J IIiL91ED FTflCIEY r�SOUTH ELEVATION — PARKING LOT / pmm(ME),'r. � � caExterior v - �_ ol 1 Aa N ORANGE ST. ORANGF CA 92h66(71 4)639 9t 60 17-Y Fad CF SPA TINOPY RDOF NO anR➢I OWI .1 IBP. kl-tE T(P NIU FTO DEU 24/�AI72SULLS-lP WOQT AUUREPCUf.3E 75E217/15UI FORT,SIDE}i,RP. u ow T mli M9 9AIRM MAULm TIP 8L11�P rldL2Rl u IYP.laM 10 WX 24/ald2IG „ 21#172 Pl17/FET,am 81.IYP. M9 FTelEe9 uue95 tee o NCIE S%M PFA y I 1 �l SiSI[m BEY I � s-r '�Y UE OF Silo r--------------, f - ---- ------- b J ML OWN.TT. I � I f— 221uE2 RE TW y>V.YIi r-2• 7 71P. Pal(LS I Mla-I aF AfCFOI I GOOIER FlEEZfA MM BOA DO _ _ __ - r-� Fff TW L w N aoQ19 -----� Rill..l 151 �� —r -.._T-� L.�J c3cDm5 Y0.AU P-mm I -- -----J m9m6 HlUrCfD OPC i/��PFAF9ICMJL FL2 _SKA}IC _ _ Am MikiAlm IUF Il x132 mm 1'-A' SFM 41 A1T2 —' �� �ff RP Ll�PF3EfM1111 POI® T �s 1 1CMMME No loo aam rlH i�m 1` 'I I U Faw"S HUA wur m 20/Alm T G�CJ�� m. _w� COF91G N SME 5'-I' Y-Y OWX7.i4P. 2SIA132 FM SFE 21/x172 ... fm m ISH.$ Fa ft$SIO T r----------------I IANRR Ix4kEA 1 P/AV4 OffM.,S1P. I I 1 4UnL I F4F 149E PMFWEIS 2296 S I aw-W gg I- i 134-S11 S Fm mw mw ZRE i omul FlP. E+ I 1 L---------------- 9 r I OUOBA 4Uf1. 1 —I r-------------------n t, aI 'd SEE 19/41]2 1 1i I pain w TV I 1% FIR R 11 11-IR I IF AO 7]u sF FDR FOR M � 9 FMEIS I 1 PM35 I W.WA.TfP. L- ----------- --------------------- I I I 6x71 IXI.CI-� I � q�T�pJ .l��S L.T---------- MV ---------J LK UF 9 �11Y' 1'GM Sit&.71P. �4Fe IAL FMA.Aro. An P"PQ1T INE IP SBO NL Baa.ISP. tu Sam, 4 SBI Bi�1iR ILLG} - Cy�,l Kip) 70 OE.LIS -- --------- - �' Nry 2S1AI32 PA pwmu fHIUPF SOI BE cmTV. E9 F7'Y FAM fi M FNM SCFE$M EE FWM MAW I/ PMO Wk 0110010 iU"SmUC MW FOOFIY'RM 1tf PAI fog g1EiR.9 R®ES UK 1IY PER FOR IIP. -. ORANGE c© P ,weM hco 1-14 N ORANGE S-1,ORANGEA v21ab®b 17}-,1)639 Sabo A7 I t ELAM o span u.,wx a aw PFA Lug 24 HR w - by e>anm wnlWAPW urml -- .- • :, 9ffMUCr r . u A-a nNORTH ELEVATION - SAN JUAN ELEVATION ! �' _o- _- F-2 To iT?j IAV Frypl[� oIf7 PN'JAE7I,TO Pmwu IR =I.-r 904 11111.u6 QWWV5 rRTSM Na.MAF wai i _,_-...._ ::-�::• LIM 9FA'RPuW GENERAL NOTES �a_14_$� ... / �y�. / I 'L.+J}F h.i.• r� n::i h I.I 4-.. ), r ':1i', MaD IXMIA0. ]. L,,>'.I'i_r�ETf S�AW�t PEW Ala SllF41IfPL �e1ITHINK . _ I z,�PER mmTTP. K 7i W Sq fl WR t-. IT-$Ya s ®o _-- _. - - aF rQr 3-" ---- a EXT. MATERIAL/FINISH SCHEDULE a •._ - "� L�rsx oPsc9@PMN h'N6,-ows,-r ) Nu nsc fl 9'.N EUf1 LPGEP ! ." _ - ---- 1Ph' R -'i„..,. .`wy'A .�,.: _. V NLI11 e NAM- KM KM MITE �-• ( w y q.,. 4, u, FF^ill.'Li,uP'J uL A 'I 1 1111 4snl IxAER ST'PAWR PE]yi� �- -- (. 17rS' 2 to TH - F' JLC F17SBL FNY - 1 PAW ILSTAN F%-' h, -.._. �.. s "i• _ F% F] FR'-V) -.-..r-p-...► - , ~w,.:. v,,. '.. -._. 70.911. :[*.n u .4 nl F,.., •TALI 311-S:N:. .:r- 41[G 7)'r F 1,_:.:- I FP19©rLuca-4 �F>E�Im wry -:;: FtNy EAST ELEVATION nWEST ELEVATION - RED HILL ELEVATION uc sral c•1 4'=1'-0' wV vx i 1a1F-,).,'AlAlli.-N PF_7l_if�L.C4._1F,I.bJ ..l V C�'IiACi J.^rN;.t-Fr4t.11,.5571: PyF P)f 4 PVALL EF e'HV NILLV L§lw r J f7P.V1�W.{A Q;pKfF1 J"(FL 5�Y V:57 'IV '4 PA1 o N[TAL ,_, r F L . ,.,..,. _ l)f � IGfF PaNIK �. I, ^X.n rx1 a s to 1-,J._�- PI-5 V IJFAr VF P r17K ti,I- 11)Fk LJI,_. _Icsl M 71-I '' •,,'�'�.•„ mw".:. ..:.:.: IYF1[ WALL FiPS1E8 _ _ [ L3 [t _ S'3F L .fv 5y1'.:M3"EE s 1 1PN-A IY'a N J='CLQ[rti C I I vwr-ani indL L... VVS >6:AIF,wYl f I tl-IS'-8' I rgLS- PFRE r p INF%-2 N�l:FLrLiP.ci,:CP.E',-'.r 41V_= CH OI� ---1`1..� {F J(I R11 y1r71,�1:..,.1 II 41rI rG b':'iF LOTS fF d Cl F1 ti ii1A:[a K/4Al SUN RW MM Lu - S _ i WF14 a ':.L4F- _ �PV;. Ai V141yN Y Fi64 ':k CF F II✓1-f1 Fx-e yen 'fAF m M WT vtlM 41�F,?�SlAAIE PFNkT x[915. MX-5 ut1.11:vP 1 .'.\I'1 n•.f 1 hFN ' SHREDDERS GRILI�RS m INF E Y ;.'7,7' ' ' • 44F�' 4.I J,.�Nf H(A1T WmHfJtil f'�1SI t~* ♦" ,A,r.vm F= — nSOUTH ELEVATION - PARKING LOT v scnLe:, :1 0 :; e 144 N ORANGE ST.ORANGE CA 92866(%1 A}639 9860 a a �► a a o a .l re a r _ r d k Ed r 1-SW 6712 2-SW 6090 3-SW 7632 4-SW 0057 5-MODERN CRAFT PAINTABLE 6-MODERN CRAFT PAINTABLE LUAU GREEN JAVA MODERN GRAY CHINESE RED BLOCK BLOCK CANOPY COLOR TRIM COLOR FIELD COLOR TOWER COLOR COLOR: MODERN GRAY COLOR: JAVA pp TUSTIN, CA 09-27-2017 �� �c0 ARCHITECTS ORANGE 144 N. ORANGE ST.ORANGE, CA 92866 {714)639-9860 LEGEAD 11 PROPERTY LIME MBA WATER METER FF FINISHED FLOOR gW RACK OF WAW e S49'41'00"E _ 660.04' Tc TOP Or CURB — FG FIMlSHFD GROUND S FS FINISHED SURFACE_ INV !N1£RT ELEVA 770Hm AN_JUAN STREET FL Flow ONE 56— PROPOSED CONTOUR FG FINISHED GRADEEXISRNC CONTOUR EXISTING WATER LINE - - 6'STORM DRAM,CONNECT REMOVE EXISTING DRIVEWAY AND 0 GRADE RPEAX J, TO EmsTN0 GrY OF TUSTIN INFILL MTH NEW ADA COMPLIANT TERL WE 54.10 PROPOSED FLEVA7?( EkT537NG SEWER LIRE—ti\ 2 .. .. STORM DRAIN 1iAM �SIOEWALK 1Ji0 CURB AND GETTER D - q �D LINE E S E _ON _ . .. .. .. ,` '• 4"PARKWAY R A4 AMG EL VA _ _.. -- -- - - - '-_- -- -_- - --- -- - - -- _. - - R/W R1GNT OF WAY GULVEAT - - _ -,-. .._- - -.. -� F7RF N}DRANT A sro 22D9 w YTM EXISTING 36"ST -- _.... -- ---- — - _ _._ .. WV WATER VALVE PCM[R POLE DRAIN EINE.. ` ... .. __. _ .-:.-..-:. _- _ ,,ra'N LIME E—� RECOHSIRUG - l RAMP STT. EXISW645'a- Rd:NY OF UUNH -�(104,24BW) �i ;-___ CpJCREfE ia++.a+ LANDSCAPE EX1STlNG STWER LINE EXISTING PROPERTY llNE �' ' on WATER L:1:E {105.91BW) (,D5.52BW) i , PRO'OSEO (104. �,C3.63BWJ. MAX,N49'41 00'W cuRe 130.00' 1D+.asL uAx j�/4�✓r�,+ GL > , TS ; + « 1 E_" +,+ ARCHITECT ..�,. a'f'ar/ ��+ - 4iSg - -MGL. _ RDOF OBAIN -,24 0@'.- n -1044CF9 ,++ +�+QSI + j _ ,1111' + i Iz ARC7frTECTS L14ANGE CAR 1 nm lcs�nu 1 ,I ,i . ..,� T TRAIN �Isti4E Ai - '34` +{iaW +4ke?, .' , -- 244 MORIN LI4ANGF s7RFET +"+ - ��+� jP9;aETW - D�15gHARGE>Ar 'GRACE ' "CVr .+ a + + ' ORANGE,CA 92866' _ 786Wj f- (FIs)s�9-9asD . +++«+ JOHN t . i`; : + PAVEMEHZ \ SITE AREA. —* '�++ REMOVE Eld5T1 _ 2Z„TOD SU FT=0,612 ApiES DRIVEWAY AND ;I ;+ 1 } �•' T SEs JOIN DISTZIRBED AREA: Lf IADA COMPLIANT '++«6"TH ` + �+ a«+ -1 I+' - 1�- �++ 25,225 =Qd02 ACFES SQFT_ 5i UJ `l 05 + SI ALK AND r* *+ DEW' �+ 4'- � CURB AHO GUTTER +++« , �.. .�. `I +«+v'++41.1 1 - EASEMENT. 24,4A + '+ + A S S �'zSfF. 7 THE OWNI]MIP OF SRI LAND DOES NOT INCLUDE RIGHTS OF ACCESS 0 WAX + Vgtv6s:t,.++ . a +r OTO OR FROM THE STREET,HIGHWAY,OR FREEWAY ABUTTING SAID LAND, p Got W-WO '++I�2A�SF,CR#NE( ,% SUCH RIOITS HAVING BEEN REUNGVSHED BY THE DOCUMENT RECORDED I > +ki {, ,i ; l(t J V +*> + + _ 7a NOVE]EBETi 2,1986 N BOOK 8094,PAGE 78 OF OFFICIAL f S 2,439S.F. RECORDS.-AFFECTS SUB.ECT PROPERTY AND 1S SHOWN HEREIN, .1 a "-�! FF=106.50 :* � 2r CURB ; ACCESSOR'S PARCEL Nf1MBER: ++ + i — i + +ai _+ TO,+' -,C11T l+ AF*500-022-07 € i -- > • 1 PROPERTY LK 1 j 1 i ,os. * %+ ------ - ' 7 I + + + +j+ E LLIRDS �+ r a PROPOSED CULWRn}' �� PROP�5ED { t I sG RB _' 1+ l Q �,o + . i Q o'CURB BICE I o'Gf 0643Fs LLI t/ I 1 � 8 �y w + �L - ,ION +_ W HP r\� PROPCSEDLV\ 1 4 R� +w,l Ng1Y ASPHALT PAVEMENT a1 \+ {PARKING LOT) +f 'Af`\� rJ C. —_ O r0� \ G C) TRASH EWCLOSIRE I 106 W - 05. ORFS + Ea ,i -- I VE EIQSTIN +r'a++'. %+'% TD7 , +;tas,0?FS DRIVEWAY AND + +++ >+> a+++++ �. ,1 WILL'WTH NEW � ' . ADA COMMJANT <� ++.+++.+ +`«++'. j GRADE 6" E❑ - 1 _......,,_.... FLSslO*H - SIDBWALK AND + + + + ;NP TO{E)w � A•✓ Vfi CURB AND GUTTER ,ION +`+ + _ + , ++ +++++ Q+W.11FF + ,++ JJ _ * + + + + « a + + + a a r r r + + + + ++ + ++a`+ i --- 1:49 41 00 W —mcct } , 3 sA h ~ BEFCHMA7RK' PROPERTY UNE (,06.3CfS T{q�raL ELEVATIONS SHOWN HEREON ARE RELATIVE TO THE MORTEM AMERICAN VETt11CAL DATUM OF 1988(NRVDBB),AS sur m++ DETERMINED BY A CLOSED-LOOP LEVEL RUN,FROM THE FOLI.OWNU EIDXHMAAK, PRELIMINARY COUNTY OF ORANGE RAI N0,3A-133-IS FLOOD ZONE: GRADING ELEVATION: 123.214 FEET DATUM: HAV058(COUNTY LEvELCO IN 2015). THE PROPER IS 1N ZONE'X'OF THE FLOOD INSURANCE RATE WAP, - PLAN COMMUNITY K.060235 MAP NO.06059CO277J WHICH BEARS AN DESCRIBED BY OCS 2015-MONUMENT IS SET IN KNOWN SUBSIDENCE EFFECTI'rE DATE OF 12/03/2009 AND IS NOT IN A SPECIAL F100D BASIS OF BEARINGS: ID 5 0 10 20 �r ZONE AND MAY NOT FIT ADJACENT BENCHMARK&DESCRIBED BY OCS 20,5-FOUND 4'OCS ALUMINUM BENCHMARK HAZARD AREA_ AS SHOWN ON FEMA WEBSITE(FEMAGOV)BY F,RMETTE I I Iserwr�r� DISK,STAMPED'3h-13315".MONUMENT IS LOCATED IN SWLY CORNER OF A 4'X 15LCATCH BASIN,IN THE NLY CREATED ON 12/20/2015 WE HAZE LEARNED THIS COMMUNITY DOES BASIS OF BEARINGS FOR THS SURVEY WAS THE CENTER UNE FO RED HILL QUADRANT OF THE 1NTERSECnON DF NEWPORT AIFNUF AND TAST MAIN STREET,45'WLY OF THE CFNHRUNE OF CURRENTLY PARTICIPATE IN THE PROGRAM No FIELD SURVEYING WAS AVENUE PER PARCEL MAP RECORDED fN BDCk 46,PACE,9 RECORDS LF SCALE: I'=f0' C—OI NEWPORT AVENUE,150'NLY OF THE CENTERLINE CF EAST LAIN STREET,19'SLY OF STREET LIGHT 12096106E W THE PERFORMNE.ED TO DETERMINE THIS ZOORANGE COUNTY CALIFORNIA,SAA BEARING BEING 440`19'55"E CITY OF TUSTN,CA mummWolp".1"m - - ---- - - - - - -- - - - - - LECEAD =m him DRAINAGE AREA ■ (' _ S49'41'00"E _ 66C,C4' aREa 1 DRAINAGE CALLOUT 19237- o SAN JUAN STREET - � � - ASE m �� 6'STORM DRAIN.CCNNEC7 REMOVE EXIS nNG DRIVELANDSCAPE OWAY AND 'a r+r+ ^ EXk531NC WATER LINE lU EASDNG SEWER LINE —�\ STOIN DRAIN MAN ISIDEWALh(AND CURB AN TTS W=27 Cq'/CRE7E . . .. ..... ... ... .... .._ .. _.. .. .. ;p .._.. .... ..._. .. .._ .. ... .... DRIVEWAY PER CITY24 •PARKWAY� - --_ - CULVERT EffiSTING 36"STCRIA,� - 1- STD 299 ' DRAIN LINE r. E%159NF 45''ITV r RECONSIRUC EXISTING SEWER L[HE RAMP PER CITY OF - v OF TUSTIN E1CiS7NG 7if5TIN STD.211 PROPERTY Lw OR W.'IRAN LINE - - D� WATER LINE----'\ �i , PROPOSED e,a3% N49.41'00'W cN 130.00' M. CALCULATIOIIV SUMMARY . «y;*- � F+-- + ' - + al WATER WAUP'YANA64WAIT PLN e1G4E7FNMN CALCUtA7Xw SUMMARY - }*+ �✓,� +J�'* +++ ++ + « - + « + r tE,..: AREA ARFA G16AIP 970G.fAN rIfN51X6 XITN pl F + *+ _ _ 1. r{ + + a* i { 112 1SQ�Kf) (CFS) 4B HR.APAADORN RYE ++ + « B p4u'' _- 4} + + + \ (I( wwwww mwiuww. 'a j air ,,((+, / 3 24''CUE3B RODI'ORAiN gSCAAR�iEAT WT- f 24 -. '++- MEi[.MID«_YS;Ey + I+ + A 26,2?5 0.111 �srrcaattrx + 1'a r i dJd S s' At a jlilW .41XS�+ t '+++ / D115GItAAGE�r WT s' j 1f� _ + 44,•A".AN £ t / 3J ii +•+4 + F + « '+ \t1RI.G - REMOI�E%IS t ++ 1 a lr DRIVEWAY AND +++ +�� •+ %� ' « ++� NEILL 1WTt�NEW + + - Lo ATA 60N!t-IANT '++ �'{ ��\� I,' +* SIDEwA11S AND I�+( `2 f.IRB CURB A�D(ATTER t + +r ',rs -- `5/4 ++ ,'a++*+ ' ' . 24 Gl4TB' ;C�i7� IJ /L //! h + a abs; Z .+' C!133 { f�4 �f nU kARh4dSEtL++++u - n u� o�r,or R AT.TQE j+*+* I !// `��r7L �J ++' +'TMS '+'. + I -. L� +`++ 6.:. :f+ 2,439S.F ;+hc.• +� WALE F; FF=9A6.50 A _ 'Rtt O'ctzE.F 24 -MRS �* 3 *+' .', +4+' ' PROPERTY uNE t KIN` r r J — ULTIMATE .- .- + h 'R\(13e�J!" r + s + + +' i ' a - - ---- ROW Z RDW ♦;+ ++� + + w RSD > 1 - CUEHIiT +:. ++:++� _'2yy — r PROPOSED 1`- «+1 r - -- purr raw i CUREI h 1 O �FD4C�AO1Y� F + - - - - - - - - - - - - - .�-_" '_ P { 1 1 +++ + \ �` 1 CD aaI + f+i + j', r 7..•i ,o O"CURD C£ 4� JOIN � � V 0,55 �f 1.311 i PROPOSED cm I 0Fd4�T7Y �■. .aca Ma k ' `-aio.¢09,W=2E.63' ASPHALT l . I ' PAVEMENT (PARKING LOT) ` 10) m } I V) 1RASH ENCLOSURE I IAy ! .� j 77«F +t++ I E i REDOVC Ek}STIN >* *+ + 197 I1�EwAY AND \\; rWr[mrYa[aru R + + ' I t ti it NIFlLLi + WITH NEW ! + 1%4%+:+. ' T + ++ \ I ADA OOMiSUl,NT + ++I '♦+ +++ CRAAE 6" ❑ �QµpFEsslgt'� SIDE WALl(AND t++ t + + ."C(E)W — CURE AND C•TTTER :pIN ++F L . ..._ t ... ....t...+. +at . + ++ + + + t + - N.w8IN:—•++a + + + + F ♦`a ++ ♦ D3391 /72 : - 9 -.:.- .............. �CAL P I BE-NCNMA RK; ELEVATIONS 940VN HEREON ARE RELATIVE TO TPF NORTH AMERICAN VERTICAL DATUM CF 1966(NAV)ba),AS DETERMINED BY A CLOSED-LOOP LEVEL RUN, - PRELJM�N�7Rf' FROM THE FOLLOMNG DEHCHMARK: WOMP COUNTY CF ORANGE B.M.NO.3A-133-16 ELEVATION; T23.214 FEET PLAN DATUM: HA'AM(COUNTY LEVE=IN 2015), 10 5 0 10 20 DESCRIBED BY OCS 2015-MONUMENT IS SET IN KNOWN SUBSIDENCE ZONE AND MAY NOT FIT ADJACENT BENCHMARKSDESCE18CO EY DCS Z015-FOUND +'DCS ALUMINUM BENOHMA.RK DISK,STALPED'3A-13715' MONUMENT IS LOCATED IN SWLY CORNER OF A 4'X 15'CATCH BASIN,IN THE NLY QUADRANT OF THE INTERSECTION CF NEWPORT AVENUE AND EAST MAIN SCALE: t"=10' C-OP STREET,45'WLY OF THE OF47RLINE OF NEWPORT AVENUF,150'HLY OF THE CENTERIJNE OF EAST MAN STREET,19'SLY OF STREET LIGHT/209E105E,IN THE CITY OF TUSTIN,CA. fE:Mry411 I - 4 VV 5 r k SP Pia c - S Jrl Lurrdacn Ix Alun C,,nix'quare Feel 'NEW Lmrlxapc Arca=l pg95quarc Fen 10ift y { + Maaini mA hcd WnEY Allauanrc MAWA}. (6r0 6'_ (L TAF+c LA C A PP ( N 11 )+(.3 s SLA)] '✓v � D� �: r `_ d '.4nuual ET f CNh-ofTuslrn rs 4A.2 Gallons pes Icor FNJerI MAWA-91.199 G.LI,.fYcar Fngecl LnmJ1141 Amr 10195quvn Fent " j - +•; (d'l3P TQ C+ _ ��/�i�i�j Spennl Lxndseap¢Area nz:.t Square Feel ETAF=.5a--d-'li!,45--] d *.4y{ a: yIv� • / / EslimvAM>led WaleUee(LAV'n .2)(E7UNf �P�1rr.�.S.A1 LAI-P.,l H;i1 I'f 1-Ia ape Axa-ft 54-1 Fttl nl MO Water U.PI-1 Mn1-1 Area �. I KY A _ II 41 11 Ga]lunslYcar - IfrrnLL��14 __ I, .s.lp.urea-505quve Feel nt MMlum Wager Use Plaol Marrrinl Arca. (. -_ �.. „ Y'}" ��'� - - f./ l:b Ia 'Ril r- VVV 1 9:1 GullmsslYear .,I•I I I"''vca=5,9R8 Squaw Fccl of Low Wmer Use Plant Material Area _ 1 --' - ''"' � iQJ � { '� �` �= 66376 GalluvsfYcar 1 P.I'1 L 115'l1= 67.178 GallnnarYuar � :. _ - � - E I"' '.hLAW'A= 81,198 Gallurra'Ycir ,• -, 14.WO Gallmis,Ycar .Ik rw FF.Plain f oars-li= (7-.7) r•. i 011 Mrd=(.a.61 -TE=095dm'er rip 751l d 3 I IFI' Y Lmr-1-I-3) d ;{ n • - r a , AUDIT@ACx g VIEW .r1y Fl.n TREE LEGEND SIIRC:R AND GROUND C'O\'[-.R LEGEND SYMBOL BOTANICAL NANSF. Cl1MMON NAME SIZE QUANTITY WATERUSE SYMLIOL 130]A`ICAL N;L'.S: 1;,Vf11N NA14- SILL QUANTITY WATER USE Santa Ana 20P - - �•' I ATTEN lu-:I:\l:f. nUAL 75 S•UW ;• SYAGRLIS QUEEN EXISTING OFF 2 N!A ARBLULT\TA :1 r ROMANZOFFIANUM ?ALM 5[TE TO REMAIN © ARBUTUS �BL.R'�Y' SGAL 77 LOW _ vrvcDD SII l - m - CALL[ ON D l RF BOTTLE 5 GAL 224 LOW CLTITALPA NCN 21'BOX 6 LOW 'LITTLEJOHM LR.--II 5� TASH;ENTEN.H Q WESTRfNG[A 5GAL 36 LOW ® FRUITICOS.4. Ell:-NLARY Rrd 11111 A—. fQ1 DLANELLA FL:N LJLY 5 GAL 65 LOW a San j—Sheer LO-11—N 11RSSBANE 2a"BQX R ','Ell® TASAIANI:CA - CONFERTUS BOX CIsTANDIE JAZZ TIME RCx'K ICAL fm 30,Ox LOW 'JAZZ TIME PIIRSI.ANE ® MUIE.EBERCIA DEER GRASS 5UAL. @3Q'OC LOW RMENS - ® G BRJCWI Ij I 104"DJA GERED TAN RIVERD ATCOONFB.TER 0 P15TACL4 CHINESE 24-RUX _ h1ED 1�� I'ABAIC Wlll 11" - TILES SCAGGERED A736'OC AND ATCORNERS CHI NENSIS PISTACNF. ® EX STING 51 I L 11 NGE T� lal.til i 1'i t ki hl•.I� .. .. - LANDSCAPE NOTES • AI1_AYDWAI I�I-LAI11.13LIRSLIGAT6D 44171 4f I�LVh1A11L 1164}A7]'.1A 5'x311^.] i _.� Th _ • 1-:1'�1. ,E N1'13'1" 'II 0.ti;.f]i 1�,L.L-V'1'1_]C:.(II L l .l�S I:i IIN,L�<"'L5,J'1i.',112'1'1` VICINITY MAP NOT TOSCALE • 1 M N 111A1 1 1itfll I'1 11P1 L I I IRALL I IN-11II L .41):nUL ,..SSI_irS"v' Prepared by: EMEIZALI? DEL TACO TUSTIN �- DEL TACO LLC o 2U 40' e0' @o' I7 o E e—E7-'I o G a IV --521 Cnnuuer-IILC D-C CORNER OE RED T LL AVE.AND SAN YUAN STREET 505N k. ]nrest.C',Q-6"O TUSTIN,CALLFORNLA Fullenoa California 93833 TCI.. Tcl:f7141fi8rHNl7 Landscape Conceptual Plan C rnia Lscerue elg9g Em�iM1-�hnrt=s�rnaa=mkdlndcsi9nr�m ADN'.500-022-07 2-17-J7 ATTACHMENT D Planning Commission Resolution No. 4353 i RESOLUTION NO. 4353 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 2016-26 AND DESIGN REVIEW 2016-024 TO CONSTRUCT A NEW 2,439 SQUARE FEET RESTAURANT BUILDING WITH DRIVE-THRU, OUTDOOR SEATING AND WALL GRAPHICS ON A PROPERTY LOCATED AT 13742 RED HILL AVENUE AND TO RELOCATE THE EXISTING ADJACENT DEL TACO RESTAURANT ONTO THE PROJECT SITE. The Planning Commission does hereby resolve as follows: j I. The Planning Commission finds and determines as follows: A. A proper application was filed by George Ewing of Del Taco LLC, requesting to construct a new 2,439 square feet restaurant building with drive-thru, outdoor seating and wall graphics on a property located at 13742 Red Hill Avenue and relocate the existing adjacent Del Taco restaurant onto the project site. B. The project site is located within the Retail Commercial (Cl) Zoning District and has a General Plan land use designation of Community Commercial Which provides for a variety of retail and service commercial uses including restaurant uses. Pursuant to TCC Sections 9232b13., drive-thru uses are conditionally permitted in the C1 Zoning District. Pursuant to TCC Section 9404b.4, wall signs such as murals or graphics require approval of a conditional use permit. Pursuant to Pursuant to Sections 9272 and 9277 of the TCC, Design Review approval is required for new structures and outdoor restaurant seating areas. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin's (the City) General Plan and has been determined to be consistent with the Air Quality Sub-element. C, The proposed fast food restaurant with drive-thru use is located in the Red Hill Plaza commercial center where a variety of retail and restaurant uses are located. The characteristics of the proposed use and hours of operation would be similar to other restaurants in the vicinity. D. That a public hearing was duly called, noticed, and held for Conditional Use Permit (CUP) 2016-26 and Design Review (DR) 2016.-024 on November 14, 2017, by the Planning Commission. E. 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; the location, size, architectural Resolution No. 4353 Page 2 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, the occupancy thereof, or the community as a whole of the City in that: 1. Pursuant to TCC Section 9232b13., restaurants with drive-thru service are permitted subject to the approval of a conditional use permit. Pursuant to TCC Sections 9272 and 9277b, design review approval is required for new structures and for outdoor restaurant seating areas. Pursuant to TCC Section 9404b.4, wall signs such as murals or graphics require approval of a Conditional Use Permit. 2. As proposed, the drive-thru lane provides queuing capacity for approximately eight (8) vehicles whereas the minimum requirement of the TCC is seven (7) vehicles. 3. The parking lot area will be configured to optimize circulation for the proposed restaurant with drive-thru facility. As conditioned, wayfinding signage will be strategically placed within the parking lot area to provide ease of navigation to the drive-thru. 4. As conditioned, no impact to neighboring residential uses is anticipated in that the restaurant and drive-thru use will be conditioned to have speaker equipment with adjustable volume control, site lighting that confines illumination onto the property, and new landscaping and low walls to screen and improve the street view on the corner. 5. As conditioned, the number of required parking spaces for the restaurant use is provided on-site and on the adjacent property at 13822 Red Hill Avenue with a signed and recorded parking agreement. fi. Pursuant to Section 9272c of the Tustin City Code, the Community Development Department finds that the location, size, architectural features, and general appearance of the proposed project 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 Community Development Department has considered at least the following items: a. Height, bulk and area of buildings. The height and bulk of the proposed project is compatible with and surrounding buildings in that the proposed building between nineteen (19) and (24) feet high, similar to the two-story condominiums across San Juan Street. b. Setbacks and site planning. The proposed project meets the required building setbacks in that the setback from Red Hill Avenue Resolution No. 4353 Page 3 centerline is ninety-one (91) feet and that there is no building setback requirement along San Juan Street. c. Exterior materials and colors. The proposed exterior materials and colors are appropriate for the area in that the design provides an updated look on that corner in a shopping area generally needs architectural upgrades. That the proposed design responds to the City's effort to encourage updating building designs. d. Type and pitch of roofs. The proposed roof design compatible in that it is flat with approximately five (5) feet high parapets to screen roof top equipment. e. Size and spacing of windows, doors and other openings. The proposed size and spacing of windows and doors is compatible for the area in that there are windows and store fronts throughout the indoor dining area that engages the outside. f. Landscaping and parking area design. The proposed landscaping, as conditioned, shall comply with the Water Efficient Landscape Ordinance requirements and the design includes accent trees to create visual interest from the street. The proposed parking lot is in compliance with development standards. g. Location, height and standards of exterior illumination. As conditioned, the project will comply with site illumination standards and confine the lighting onto the property. h. Location and appearance of equipment located outside of an enclosed structure. As proposed and conditioned, equipment shall be fully screened with the building parapet, equipment screening or landscaping screening. i. Location and method of refuse storage. As conditioned, the trash enclosure will provide adequate room for trash bin storage and easily allow for trash collection services. j. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. The proposed structure is compatible with existing and possible future structures in that the building is contemporary in design, its circulation is integrated with the adjacent property and the building placement and landscaping will enhance the comer street view. Resolution No. 4353 Page 4 k. Proposed signing. As conditioned, building signage shall comply with applicable regulations and any wall graphics shall be submitted to the Community Development Department for review and approval. I. The proposed project is consistent with the development Guidelines and criteria as adopted by the City Council. The proposed project, as conditioned, complies with development standards, and provides an updated look to the existing shopping center area by adding contemporary architectural elements, improving circulation, and adding new parking spaces to accommodate the proposed restaurant use. 7. The proposed project is located along Red Hill Avenue where future traffic signal and undergrounding utility improvements are planned, which would serve to benefit Red Hill Plaza. That the applicant's proportionate share of the improvement cost is $9,100.00 based on the project site being 9 percent of the Red Hill Plaza area. That, as conditioned, the applicant shall pay a deposit to the City for their share of the improvement cost. 8. The City's Police Department has reviewed the application 'and has no concems. F. This project is Categorically Exempt pursuant to Section 15303, Class 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2016-26 and DR 2016-024 authorizing the construction of a new 2,439 square feet restaurant building with outdoor seating, drive-thru, and wall graphics, and to relocate the existing adjacent Del Taco restaurant business, subject to the conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 14th day of November, 2017. RYDER TODD SMITH Chairperson ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 4353 Page 5 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) 1, Elizabeth A. Binsack, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4353 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of November, 2017. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: ELIZABETH A. BINSACK Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4353 CONDITIONAL USE PERMIT 2016-26 DESIGN REVIEW 2016-024 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed use shall substantially conform to the project description and submitted plans for the project date stamped November 14, 2017, on file with the Community Development Department, except 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 minor modifications during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. (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 and associated fee are 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) 2017-26 and Design Review (DR) 2016-024 is contingent upon the applicant and property owner signing and retuming 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 "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 As a condition of approval of CUP 2016-26 and DR 2016-024, the applicant and property owner shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4353 Page 2 concerning this project. The City agrees to promptly notify the applicant and/or 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 the defense of any such action 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 and/or property owner shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. (1) 1.8 CUP 2016-26 and DR 2016-024 may be reviewed at any time 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 with CUP 2016-26 and DR 2016-024, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the Conditional Use Permit. USE RESTRICTIONS (1), 2.1 The daily business hours shall be as follows (7) • Indoor and Outdoor Dining area — 6:00 a.m. to 11:00 p.m. • Drive-thru — Twenty-four(24) hours a day Modifications.to the hours of operation may be approved by the Community Development Director if it is determined that no impacts to the surrounding tenants or properties will occur. The operating hours shall be posted in the restaurant and the outdoor seating area and shall be enforced by employees of the restaurant. Any modifications to the hours of operation shall require the approval in writing of the Director of Community Development. *** 2.2 During peak hours of operation, the applicant may position an employee at the menu board with a wireless microphone and headset to take orders from vehicles in the drive-through lane. Employees may not take orders from any vehicle not in the drive-through lane. (1) 2.3 All activities shall comply with the City's Noise Ordinance. The drive-thru speaker board shall be equipped with a volume limiter/adjuster so that it will Exhibit A Resolution No. 4353 Page 3 not exceed the Tustin Noise Ordinance. No other amplified sound devices are permitted outside of the building, (5), 2.4 The drive-thru menu/speaker board shall utilize a lighted read-back display, either integrated as a single unit or two (2) separate units, or other alternative as a result of changes in technology, to the satisfaction of the Community Development Director. (1) 2.5 If in the future the City determines that a parking, traffic, or noise problem exists on the site or in the vicinity as a result of the proposed.project, the Community Development Director may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and the applicant and/or property owner shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant and/or property owner shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department and/or Public Works Department. Said mitigation may include, but are not limited to, the following: a. Adjust hours of operation b. Provide additional queuing space c. Adjust ordering procedures d. Provide additional parking (1) 2.6 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. (5), 2.7 The applicant and property owner shall maintain the availability of four (4) offsite parking spaces in the adjacent property located at 13822 Red Hill Avenue for restaurant customer and employee use. A written and recorded parking agreement shall be drawn to the satisfaction of the City Attomey and Community Development Director and executed by the property owners of 13742 Red Hill Avenue and 13822 Red Hill Avenue, assuring the continued availability of the number of parking spaces designated for restaurant use and availability of reciprocal access easements. If in the future, the parking agreement is no longer valid, the tenant and/or property owner at 13742 Red Hill Avenue shall submit a request to amend the conditions of approval, including details on how the restaurant will comply with the Tustin City Code parking requirements, subject to City review and approval. (1) 2.8 No change or alteration of the tenant space shall occur without prior approval of the Community Development Department. Major Exhibit A Resolution No. 4353 Page 4 modifications to the floor area, services, and/or operation of the business may require consideration of a new conditional use permit. (1) 2.9 No outdoor storage shall be permitted except as approved by the Community Development Director. (5) 2.10 Sale and consumption of alcoholic beverages is prohibited at this location unless separate approval of a conditional use permit for alcoholic beverage sales is obtained. OUTDOOR RESTAURANT SEATING (1) 3.1 No outdoor keeping or storage of food or beverages to be served shall be permitted. No open keeping or storage of used dishes, utensils or food scraps shall be permitted. Self-closing outside trash containers shall be provided to the satisfaction of the Community Development Department. All outdoor restaurant seating areas shall be cleaned on a continual daily basis. (1) 3.2 Doors from the main restaurant to the outdoor restaurant seating area shall be self-closing. (1) 3.3 The outdoor restaurant seating area shall comply with all applicable federal, state, county and city laws and regulations conceming accessibility and nondiscrimination in the provision of services. (1) 3.4 The outdoor restaurant seating area shall not obstruct any fire exit, fire escape, or other required ingress or egress to any structure or property. (1) 3.5 All outdoor restaurant seating areas shall comply with the City's Noise Ordinance. (1) 3.6 Live entertainment, amplified music, and or television screens within the outdoor restaurant seating area shall not be permitted, unless specifically approved by the Community Development Director. (1) 3.7 Lighting shall be provided to illuminate the outdoor restaurant seating area. (1) 3.8 Violation of any of the requirements set forth in this Section, or any other conditions placed on approval of an outdoor seating area by the City of Tustin, shall constitute a violation of the Tustin City Code, subject to enforcement in any manner authorized by the Code. In addition, the Director of Community Development is hereby authorized to suspend or revoke any prior approval of an outdoor restaurant seating area upon continuous or repetitive violation of such requirements or conditions. Exhibit A Resolution No. 4353 Page 5 SIGNAGE (1) 4.1 Site; and building ' signage shall comply with the applicable sign regulations including, but not limited to, sign area, location and type. (5), 4.2 The wall graphics shown on the approved plans are considered (4) conceptual in nature and are not explicitly approved as shown. Wall graphics depicting a scene or an image shall be artwork conveying general concepts and shall not advertise specific products, businesses or commercial brands. Prior to applying wall graphics to the building, the applicant shall submit the proposed images to the Community Development Department for review and approval. - (1) 4.3 Informational signage shall be designed and placed to facilitate ease of ordering and navigation of the parking lot area. Changes to the informational signage due to necessity, brand recognition, or technological advancements shall be approved by the Community Development Director, k*� 4.4 The applicant shall designate the area in the northern comer of the property for future gateway monumentation. The design and implementation of the gateway monumentation will be determined by the City. The applicant and/or property owner shall be responsible for the cost and construction of the gateway monumentation within the implementation timeframe established by the City. ARCHITECTURE AND DESIGN (4) 5.1 All roof access shall be provided from the inside of the building. (4) 5.2 No exterior downspouts shall be permitted. All roof drainage shall utilize interior piping and may have exterior outlets into landscaped areas at the base of the building. Any roof scuppers shall be installed with a special lip device so that overflow drainage will not stain the wails. (1) 5.3 All exposed metal flashing or trim shall be painted to match the building. (1) 5.4 All rooftop mounted equipment shall be installed at a minimum height of six (6) inches below the top of the parapet so as not to be visible from the public.right-of-way. (1) 5.5 Utility meters located outside of the building shall be screened with landscaping to the greatest extent possible. (1), 5.6 Bicycle lockers, when required, shall be located in areas not readily visible (4) from public streets and away from main building entrances. Exhibit A Resolution No. 4353 Page 6 (1) 5.7 Onsite lighting shall be designed to contain illumination onto the property and shall not spill out onto adjacent streets or properties. Final site and building lighting shall be reviewed and approved at plan.check. (1) 5.8 All utilities shall be installed and maintained underground. LANDSCAPE (1), 6.1 Landscaped areas shall be maintained and watered and all dead plant (6) material is to be removed and replaced by the property owner. The landscaping is to be installed in accordance to the City of Tustin Water Efficient Landscape Ordinance. (1), 6.2 All plant materials shall be installed in a healthy and vigorous condition (6) typical to the species. Landscaping shall be maintained in a neat and healthy condition, which includes, but is not limited to trimming, mowing, weeding, litter removal, fertilizing, regular watering, and replacement of diseased or dead plants. l (1), 6.3 At plan check, complete detailed landscaping and irrigation plans for all (6) landscaping areas are required, consistent with the approved landscape plans, City Council Ordinance 1465, adopted Guidelines for Implementation of Tustin's Water Efficient Landscape Ordinance and TCC Section 9266e. (1), 6.4 Backflow devices and double detector checks shall be painted to match (6) surrounding landscaping when in planters or painted to match the building when located adjacent to a building. Landscaping shall be utilized to screen the devices where possible. PLAN SUBMITTAL (1) 7.1 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. (1), 7.2 CADD Requirements - In addition to the normal full-size map and plan (5) submittal, all final maps and plans including, but not limited to, tract . maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans shall be submitted to the Public Works Department in computer aided design and drafting (CADD) format to the satisfaction of the City Engineer. The standard file format is AutoCAD Release 2009, or latest version, having the extension "DWG". All layering and linotype conventions are AutoCAD-based (latest version available upon request from the Public Works Department). The CADD files shall be submitted to the City at the time plans are approved, and updated CADD files Exhibit A Resolution No. 4353 Page 7 reflecting "as built" conditions shall be submitted once all construction has been completed. No project bonds will, be released until acceptable "as built" CADD files have been submitted to the City. (1), 7.3 Prior to issuance of a Building Permit(s), payment of the most current (5) Major Thoroughfare and Bridge Fees (for the Foothill/Eastem Transportation Corridor Agency (TCA)) to the City of Tustin (through the Public Works Department) shall be required. The fee rate schedule automatically increases on July 1 St of each year. (5) 7.4 Prior to issuance of a permit, the applicant shall provide written approval from the East Orange County Water District (EOCWD) for sanitary sewer service connections. (5) 7.5 Prior to issuance of a permit, the applicant .shall submit a copy of the signed and recorded reciprocal parking agreement referenced in Condition 15. GRADING AND'DRAINAGE (1) 8.1 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. (1) 8.2 Prior to issuance of any permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (WQMP). If the WQMP has been determined to be a Priority WQMP, it shall identify Low Impact Development (LID) principles and Best Management Practices (BMPs) that will be used on- site to retain storm water and treat predictable pollutant run-off. The Priority WQMP shall identify: the implementation of BMPs, the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessees, etc.), and reference to the location(s) of structural BMPs. (1), 8.3 Prior to submittal of a Water Quality Management Plan '(WQMP), the (5) applicant shall submit a deposit of $2,700.00 to the Public Works Department for the estimated cost of reviewing the WQMP. Exhibit A Resolution No. 4363 Page 8 (1) 8.4 Prior to issuance of any permits, the applicant shall record a "Covenant and Agreement Regarding O & M Plan to Fund and Maintain Water Quality BMPs,__Consent to Inspect, and Indemnification", with the County Clerk-Recorder. This document shall bind current and future owner(s) of the property regarding implementation and maintenance of the structural and non-structural BMPs as specified in the approved WQMP. STREET IMPROVEMENT (5) 9.1 There is an existing irrevocable offer of dedication (IOD) for ten (10) additional feet of road right-of-way along Red Hill Avenue, including the ultimate corner cut-off at the southeast corner of Red Hill Avenue and San Juan Street for roadway purposes. Immediate widening of Red Hill Avenue along the property frontage is not anticipated, therefore, no widening improvements or cash in lieu deposit are required. However, the site design and setbacks shall be based on the ultimate sixty (60) foot wide half width street right-of-way. In the event a future widening of Red Hill Avenue should occur, the applicant shall grant the City of Tustin a 10 foot wide Temporary Construction Easement (TCE) and a right-of-entry for all on-site joins at no cost to the City. The TCE and the right-of-entry shall terminate on the date that the Notice of Completion for the future City improvement project is recorded at the Orange County Clerk-Recorder's office. (5) 9.2 To allow private property facilities (such as monument signage, signs, site lighting, etc.) within the dedication area for future right-of-way, prior to issuance of a sign permit, the applicant shall prepare and enter into a "future monument sign removal agreement" with the City that would guarantee removal of the sign at the property owner's expense at a time requested by the City. The applicant shall be responsible for City Attorney review fees and the cost of recording the agreement. The City of Tustin may require removal of the monument sign (at the property owner's expense) for various reasons, including but not limited to: accommodation of road widening/ parkway improvements, traffic operational issues, and environmentallengineedng impacts. Upon notice from the City of impending roadway widening, the property owner shall promptly remove and.relocate all private property facilities out of the roadway dedication area contained in the irrevocable offer, at no cost to the City, and meet the requirements of City of Tustin Community Development Department's standards. Private property facilities shall include, but not be limited to: items such as monument sign, directional sign, site lighting, and devices to meet water quality requirements, etc. (5) 9.3 Prior to issuance of a Grading Permit, the applicant shall submit a cash Exhibit A Resolution No. 4353 Page 9 deposit of $9,100.00 for their proportionate share of future traffic signal modifications at the intersection of Red Hill Avenue and San Juan Street ($6,000.00), and for undergrounding of overhead utility distribution facilities within the public right-of-way adjacent to the project site ($3,100.00). These amounts are based on Red Hill Plaza's proportionate share of the total estimated costs, prorated by land area, with the proposed Del Taco parcel being nine (9) percent of the overall Red Hill Plaza. The costs for utility undergrounding are being offset by use of a portion of the City's available Rule 20A funds. (1) 9.4 Current federal Americans with Disabilities Act (ADA) requirements shall be met at all driveways, sidewalks, and curb ramps adjacent to the site. City of Tustin Standards shall apply, unless otherwise approved by the City Engineer. (5) 9.5 Turns in and out of the Red Hill Avenue driveway will be restricted to right-turns only. The applicant shall provide appropriate directional signage. (1) 9.6 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) 9.7 Prior to issuance of an Encroachment Permit, the applicant shall submit to the Public Works Department 24" x 36" reproducible street improvement plans, as prepared by a Califomia Registered Civil Engineer, for approval. The plans shall clearly show existing and proposed surface and underground improvements. Prior to issuance of a certificate of occupancy, the applicant shall complete street improvements on Red Hill Avenue and San Juan Street along the project frontage consisting of: a. Design and reconstruct the existing damaged concrete sidewalk along Red Hill Avenue and San Juan Street. b. Remove a portion of depressed curb and existing driveway apron and replace it with full height curb & gutter and sidewalk along Red Hill Avenue and San Juan Street. The driveway apron on Red Hill Avenue and San Juan Street shall be designed and constructed per the City of Tustin commercial driveway apron standards. c. Design and reconstruct the existing concrete curb ramp at the southeast corner of Red Hill Avenue and San Juan Street to current Federal Americans with Disabilities Act (ADA) requirements and City of Tustin Standard Drawings. Improvements shall include curb, gutter, and sidewalk from beginning of curb return (BCR) to end of Exhibit A Resolution No, 4353 Page 10 curb return (ECR). (1) 9.8 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) 9.9 Any damage done to existing public street improvements and/or utilities shall be repaired to the satisfaction of the City Engineer before acceptance of the tract and/or issuance of a Certificate of Occupancy for the development on any parcel within the subdivision. (1) 9.10 The applicant shall satisfy dedication and/or reservation requirements as applicable, including, but not limited to, dedication in Fee Title of all required street rights-of-way; dedication of all required flood control right- of-way easements; and dedication of vehicular access rights, sewer easements, and water easements defined and approved as to specific locations by the City Engineer (at no cost to the City) and/or other agencies. WATER IMPROVEMENT (1) 10.1 Prior to issuance of an Encroachment Permit, the applicant shall submit 24" x 36" reproducible water improvement plans to the Public Works Department for review and approval. The plans shall be prepared by a California Registered Civil Engineer and shall clearly show existing and proposed water improvements, as well as other topographic features and underground utilities. Plans 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) 10.2 In accordance with the plans, a backflow prevention device may be required to protect the public water system from cross connections. a. If a double check detector assembly (DCDA) is required, an easement for public utility access purposes must be dedicated to the City of Tustin. The easement shall start from the public right-of-way up to the DCDA with a minimum distance of.five (5) feet all around the DCDA to allow for unobstructed access, inspection, testing, and maintenance. b. 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. Exhibit A Resolution No. 4353 Page 11 c. If the applicant proposes to use an irrigation system, then a separate water meter will 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. (1), 10.3 Any easements for construction and maintenance of public water facilities (5) within private property shall be reviewed and approved by the Public Works Department prior to recordation with the Orange County Clerk- Recorder. The applicant shall submit a legal description and sketch of the area to the Public Works Department for review and approval, as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor. (1) 10.4 The applicant is responsible for all costs related to the installation, upgrade, alteration, relocation or abandonment of all existing City of Tustin public water facilities affected by the proposed project. (5) 10.5 Applicant's project is within the East Orange County Water District (EOCWD) service area. A release/approval from the EOCWD shall be obtained prior to receiving water service from the City of Tustin. The applicant shall submit a water permit application to EOCWD, and is responsible for all application, connection and other EOCWD fees. (1) 10.6 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) 10.7 The proposed domestic water system plans must conform to all applicable regulations enforced by the Orange County Health Department. SOLID WASTE RECYCLING (1) 11.1 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). a. The applicant/contractor is requiredto 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 65 percent of the project waste material or the amount required by the California Green Building Standards Code. The applicant will be required to submit a $50.00 application fee and a cash security deposit. Based on the review of the submitted Waste Exhibit A Resolution No. 4353 'Page 12 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 $2,500.00, whichever is greater, In no event shall a deposit exceed $25,000.00. b. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". (1) 11.2 Facility Solid Waste Collection and Recycling Plan a. The applicant, property owner, and/or tenant(s) are required to participate in the City's recycling program. b. Waste and Recycling collection facilities shall be equally and readily accessible by the property owner(s) or tenant(s). c. Waste and Recycling collection facilities must be placed in a location that can be easily and safely accessed by the solid waste hauler while utilizing either front loader or side loading equipment. d. Adequate collection capacity shall be provided to insure that collection frequency shall not exceed four times per week for commercial customers. e. All trash enclosures shall utilize the City's standard enclosure designed with roof to accommodate at least two (2) 4-yd. bins, with at least one (1) bin reserved for recyclable materials. f. Prior to the approval of a site plan or the issuance of a building permit, the Public Works Department shall review and approve the number of trash enclosures required to service the project site. g. Businesses that will be large generators of organic waste such as food scraps, must also have room for a 35- gallon, 60-gallon or 2- cubic yard collection receptacle as part of the State required organics diversion program. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5.) 12.1 Prior to issuance of building permit, the applicant shall submit plans for review and obtain OCFA approval for architectural review (Service Codes PR200-PR285), when required by the OCFA "Plan Submittal Criteria Form". Exhibit A Resolution No. 4353 Page 13 (5) 12.2 Prior to concealing interior construction, the applicant shall submit plans for review and obtain OCFA approval to install the hood and duct extinguishing system (Service Code PR335). FEES (1), 13.1 Prior to issuance of any permits, payment shall be made of all applicable (5) fees, including but not limited to, the following; Building and Planning plan check and permit fees OCFA • Orange County Health Care Agency (Environmental Health) • East Orange County Water District Transportation Corridor Agency School District New development fees (1) 13.2 Within forty-eight (48) hours of approval of the subject project, the applicant shall deliver to the Community Development Department, a cashier's check payable to the COUNTY CLERK in the amount of fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened.