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Home My WebLink About04 CUP 04-010 ITEM #4 a _~port to the Planning Commission DATE: JULY 26, 2004 CONDITIONAL USE PERMIT 04-010 SUBJECT: PROPERTY OWNER! APPLICANT: LOCATION: EMS DEVELOPMENT COMPANY A TTN: MAURICE ENDERLE 14081 YORBA STREET, SUITE 107 TUSTIN, CA 92780 14082 ENDERLE CENTER DRIVE ZONING: PLANNED COMMUNITY COMMERCIAL (PC-COMM) . ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO SECTION 15311 (CLASS 11) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. REQUEST: AUTHORIZATION TO CONSTRUCT AN OVERFLOW OFF-SITE . PARKING LOT, WITH NINETY-ONE (91) PARKING STALLS, FOR PATRONS AND EMPLOYEES OF ENDERLE CENTER AT THE NORTHWEST CORNER OF ENDERLE CENTER DRIVE AND VANDENBERG LANE. RECOMMENDATION That the Planning Commission adopt Resolution No. 3925 approving Conditional Use Permit 04-010. BACKGROUND A request by Maurice Enderle to develop a D.85-acre vacant property as an off-site parking lot for the shopping center employees and patrons at Enderle Center. The shopping center is located directly to the yvest of the property, across Enderle Center Drive. The project is located in the Planned Community Commercial (PC-COM) zoning district where commercial parking lots are conditionally permitted. The site is currently vacant and the City has no records of any prior development on the site. Zoning Administrator Report Conditional Use Permit 04-010 July 26, 2004 Page 2 SITE AND SURROUNDING PROPERTIES The property is a 0.B5-acre vacant site located at the northeast corner of Vandenberg Lane and Enderle Center Drive (Attachment A - Location Map). The Enderle Center, a commercial development with retail and restaurant uses, is located directly to the west of the property across Enderle Center Drive, multi-family residential uses are located directly to the south across Vandenberg Lane, an office building and two-story parking structure are located on the adjacent property ten (10) feet from the east property line, and an office building is located on the adjacent property to the north. Access to the site is currently provided at the northeast corner of the site via the drive aisle on the adjacent property to the north at 14032 Enderle Center Drive. DISCUSSION The applicant has requested to develop the site as a parking lot for the sole purpose of pèrmitting employees ahd patrons of Enderle Center to park during peak hours, which is identified as being during the lunch hour (Attachment B - Letter from Maurice Enderle, dated May 10, 2004). As Mr. Enderle has indicated, there is a high parking demand during this time and has created difficulties for his customers and tenants. While the center experiences high parking demands during peak hours, the proposed parking is not required parking per the Tustin City Code: The parking lot will be designed with ninety-one (91) parking spaces, in addition to City requirements, solely to help alleviate peak parking demands at the Enderle Center (Attachment C - Submitted Plans). Vehicles would enter the parking lot at the northeast corner of the site by utilizing the driveway at the southwest corner of 14032 Enderle Center Drive and driving eastward to the entry of the lot. Condition 2.1 of Resolution No. 3925 will require the two (2) adjoining properties to record a reciprocal ingress and egress access agreement. The parking lot would be less than a one hundred (100) foot walk from the center, across a two (2) lane street. Persons using the lot would be directed by signage and a minimum thirty-six (36) inch high shrub barrier along Enderle Center Drive to utilize the existing crosswalk at the intersection of Vandenberg Lane and Enderle Center Drive. Per Condition 4.3, a pedestrian pathway will be provided from the parking lot to the public sidewalk at the southwest corner of the site. The applicant intends primarily to have employees parking in the lot to allow for more customer parking throughout Enderle Center. Per Condition 2.3, the parking lot would operate from 7:00 a.m. to 12:00 a.m. and will be supervised by Enderle Center staff, merchants association officers, and on-site Enderle Center security. Due to the proximity to other multi-tenant businesses and residential uses, Condition 2.15 is included to require that signage be posted to prevent parking in the lot by anyone other than customers and employees of Enderle Center and to prohibit overnight parking. In addition, Condition 5.6 would prohibit the parking area from being used for the sale, display, or repair of motor vehicles, orthe storage of materials or other goods or services without prior approval from the Community Development Department. Zoning Administrator Report Conditional Use Permit 04-010 July 26, 2004 Page 3 Lighting Three (3) double-mounted light standards are proposed at a height of seventeen (17) feet within the interior of the site. Condition 2.2 of Resolution No. 3925 requires the applicant to provide minimum security lighting throughout the site and to ensure' all lighting be directed on-site to avoid light and glare on adjacent properties, including the public right-of-way. Specifications for the lighting fixtures and illumination would be reviewed at plan check as required by Condition 2.4. Landscaping The applicant will completely pave and landscape the lot in accordance with the submitted landscape plan. The applicant is proposing the following landscaping, which will exceed minimum parking lot landscaping requirements: Common Name Size Quantity Carrotwood 24" Box 13 London Plane Tree 15 Gallon 10 Aristocrat Flowering Pear 15 Gallon 8 Pink Princess Escallonia 5 Gallon 6 Velvet Daylily 1 Gallon 133 Tricolor- New Zealand Flax 5 Gallon 20 Springtime India Hawthorn 5 Gallon 106 Star Jasmine 1 Gallon 18" on center The corners of the property and the entry drive aisle will have landscaping treatments that comply with site visibility requirements, and a thirty-six (36) to forty-two (42) inch screening hedge of Springtime India Hawthorne will be provided around the project perimeter to screen vehicle headlights from shining into the public right-of-way and onto adjacent properties per Condition 4.1. ANAL YSIS A decision to approve this request can be supported by the following findings: 1 ) That the proposed off-site parking lot, as conditioned, will not 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, as evidenced by the following findings: a) The parking lot, as conditioned, will be for the sole use of Enderle Center and its employees and patrons during the hours of 7:00 a.m. to 12:00 a.m.; Zoning Administrator Report Conditional Use Permit 04-010 July 26, 2004 Page 4 b) The parking lot, as conditioned, will have landscaping to screen vehicles along the property perimeter and the parking lot light standards will be designed to shield glare into the public right-of-way. All landscaping and hardscape materials will be required to be maintained in a neat and attractive manner; c) As proposed, the parking lot is not required parking per the Tustin City Code; ninety-one (91) parking spaces will be provided in addition to City requirements solely to help alleviate peak parking demands at the Enderle Center; d) As conditioned, no.parking area will be used for the sale, display, or repair of motor vehicles, or the storage of materials or other goods or services without prior approval from the Community Developmènt Department; e) . As proposed and conditioned, the parking lot will be designed to comply with a Water Quality Management Plan (WQMP) approved by the Community Development and Public Works Departments, which specifically identifies Best Management Practices (BMPs); f) As designed and conditioned, the parking lot will direct people to the public sidewalk and existing crosswalk at the intersection of Vandenberg Lane and Enderle Center Drive at the southwest corner of the site; people will be directed by signage and a minimum thirty-six (36) inch high shrub barrier along Enderle Center Drive; and, g) Since the project will increase pedestrian activity in the vicinity, adequate on-site and off-site ped~strian facilities will be provided; the sidewalk apron at the northeast corner of Vandenberg Lane and Enderle Center Drive will be constructed to meet current Federal Americans with Disabilities Act (ADA) requirements and the necessary easement will be dedicated, as conditioned. I {f2Av<- Lj) ~ h vfì.- Karen Peterson Senior Planner ¡¡f 4: kM: Matt West Associate Planner Attachments: A - Location Map B - Letter from Maurice Enderle, dated May 10, 2004 C - Submitted Plans D - Resolution No. 3925 S:\Cdd\PCREPORTlCUPO4-010 (Enderle Parking Lot).doc A TT ACHMENT A Location Map ¿~ß .~. ""~&,' ¡" ~ .ç;'Xt r-,. 4 '. i ~<ð- ~ ", , Ó~Yi -E~~,'" ' '<~ 11 "').." '/ ". "":" ,?' L...--r--..' ~::>::~rn /) ~ '-~'" f!3:'~ ~\~ ~- ~ . ,,~~adw /": 'Y~=\\. '). ¥. j:' ~ t;. ~ TU~nJIN;.. : I : i ,// ",' '..;,~ ~.~ ~, MAP /' SEV1õNT - TH STREET ~'/fl >c N r--¡'N N'- N V~ to ::; <~:::g § /; J ~ ", " r' C.. _J, ~ ~ ~ '" ill / ~ ~~ ~ ~ ~ §! ;::! ~ < æ -, ~, I - kJ 0 0 0 14032 , I ~~' ~ --.Þ 300 ~ i ~ ~~. II" ¡;: \. II ffi I on ffi ~~~ y 500' /~'- 8 g 14061 ,/ 17 54 " " , VAN:EN6ERG lANE ~ \ ~ 34 17 62 ¡;: ~ r --n_-_--------- to N - on E!VAIL EADDWS ;::!¡?;:!: ¡ ---n.iS_----, ~¡?~ ;;:O;ri 17522 542 '~64 ~ -, :f'i:,""" ,..>-,.. ~ ___n______--, :$': :' ~-__::__n____--___::_n::_____- T CT IOB7/ -------------_J 121,0,' LINDO ~ CI 14 ~~: TO :<:,4142 6SDCIATIDN "--'4146 14141 :5!: TD ~ ,r___n_- -------~\:!? on TO ¡~¡'4166 17 17552 17574 j /::~-:1 ~! ---:54\~':~~~~~~~~~Ã(~Ã~~~=~~~=~~iJ -- -- -- TO ::x: T 'o'rC~'o I~~---- / <165:;;: 1416 :;.'" "':;.'?- ! / !!! I ',,- ~ I '~22'2Î1,:~~~)~" T I ¡-Vf ",').ÓJ.. 1~<O> ,., +-< .L- ~.. ",'r - I L I r f- -" !~!14232 '~2J, 142321:- i \ 14222-' -', I I 14221 ' -.I~,Lo.~ I, -.;.__.' LOCATION MAP ffi ~~I~ f¡~:M -~ I ,.vø' ~~~>~~-~~%'~'~~~ 1 ~,- ' ![ ";..-j,,,r::5Lí }, J) .~ ~ r-I / ~ '-,--- ,,' ".,~...:"'Jj~,/~f~ "'7~1, ."-,1 I Ij~ (¡"'- ')' ~~p I '( -' ~ F.:r ' ,I - '... J I." ,,-.,',v ¡¡:. ã ¡:;1Ë ~wl ~ ~ / ~~: [;~~ :": -1: . 'I \. f' ,". «1 ~-~:~yj¡/, t ~ A ::s :-< ~;,"'¿' ~-\(.,~ (_-¥~ ~ ~b //'~~'I"\" .. rL ,,~U Q - V f :~.~ ~ ~-;, 'fh ~ ' - .I": ~ ,Þ, 7 T¡ : .1--..1 ';" ~ ' ¡ .:J r~ . :.. , ü. - ~~ -, '1!'1 ~ - , ~, .' UI/ ~ H 4' _foI.-", ~~ "\ ~, ~ '" ~..." . .'" '" ,1/" /,,' ',' l ~-/- ( )¡%(- .. ,1" '.. '<" '. ~ ~ ÿ . li- .....' ---- " PROJECT NO. ADDRESS CUP 04-010 LOCATION: 14082 Enderle Center Drive (Northeast Corner of Vanden berg Lane and Enderle Center Drive) REQUEST: A request to construct an overflow off-site parking lot, with ninety-one (91) parking stalls, at 14082 Enderle Center Drive for patrons and employees of Enderle Center at the northwest corner of Enderle Center Drive and Vandenberg Lane. The project is lo~ated in the Planned Community Commercial - (PC-COM) zoning district where commercial parking lots have been determined to be conditionally permitted. (Owner/Applicant: Maurice Enderle) ---, I I ¿ Þ V I r- I A TT A CHMENT B Letter from Maurice Enderle, dated May 10,2004 M.A. Enderle Ed Soltis S.A. Cable May 10, 2004 ENDERLE CENTER EMS Development Compan'V- 14081 Yorba Street, Suite 1(, Tustin, California 92780 (714) 731-2911 "f Fax (714) 731-5384 Matt West City of Tustin 300 Centennial Way Tustin, CA 92780 RECEIVED MAY 1 9 2004 COMMUNITY DEVELOPMENT BY Dear Mr. West, The main reason for the parking lot at 14082 Enderle Center Drive is to provide additional parking within Enderle Center for patrons. The ultimate objective is to make it convenient for our customers to park and shop within the center. Lunch time presents the major problem, and we want the patrons after having lunch at one of our five restaurants to stay in the center and shop. ' It is our intent to have employees and merchants park in the new parking lot and free up parking spots in Enderle Center. Revenue increases will benefit merchants, the city and landlord. The parking lot will also be used for overflow parking during special events, such as the car show held in August to benefit the Tustin Boys and Girls Club, and also for the center's annual Holiday Open House held each year the third Thursday in November. The hours of operation, 7:00 a..m. until midnight, will be supervised by Enderle Center staff, merchants association officers, and our on site security guard company. The vehicle access to the parking lot is the Owens Building via south driveway to northeast corner of proposed parking lot entrance. Pedestrians will have ingress and egress from the southwest corner of the parking lot at Enderle Center Drive and Vandenberg Lane. /~ The parking lot will remain a parking lot as long as it functions effectively for the convenience of our patrons and our merchants benefit. We hope to accomplish a win-win situation: merchants sales increase, city enjoy~ sales tax benefits, landlord has happy tenants, and patrons shopping at Enderle Center increases a hundred fold. Sincerely, ....' '-..>,..>~ C~ CJ... f C) - (Q~,.>,-- Maurice A. Enderle MAE:sc A TT ACHMENT C Submitted Plans GENERAL NOTES ,. ,....-..."""""""","""',."...,.""""""""""' ,,'" ..-"""" ""'" '" ~..........", '" ..", """"- "" """""" "'..., ~ ~~., .-="~,~ ""'- ~"'....^..,,'" , -""""",,",-~O"""'~J"'-ON~ _. ~~='U-"""""'-,~-- """"-""""" "",. "'" ...... ""em"", "'" "'" '""'" """""'" ,. ,,""-=""""""""""""'^""'.^""""""""" ""","""""""""""'O"""""", ~"""",.. ,:,:¡;~,=-<""'..==-'O_-.~'" . ""-"""",,,,","""""""""""""'H""""""'~-- O"',"""""""""",=-_one< .......^""'^""'«'"' ~""".~"""'^...~.""""""""'~ ~,~".,;"""""""""'~"~""""""" ,. ,""""""""""..""",""""""""""""...".,..."" ,"""""OOØ>fl.".N"""...,...."""",.,...."",. 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MAINTAINED FOOTCANDlES SHOWN AT GRADE I ~ In AuLd UghIIng U88d In - wilh Un_. ..., pn>cedures r Numeric Summary ~ ' oordJded ..-.der IabonIIOfy condIIons, AcIUel pn>ect condijono¡ linering ~om t Pmject All P""-'" I ! -.design__ellecI_,,""",The"-""~--. ~--!=--- A ---- Uii- 'MIíi'--- -r n ! IcnerilM¡complfancewllhanyappl'ocabI.ølecfrical,IfghIIno,""-gycode- ~RÃÕE------.::=-~--f2õ,S:-~:O OJ"" 0.00 I -------======.=======--=-- I ,-----~=-==-===--- --- ---~=------- -----------.- --------- -==---===- J -'. b ,. " ,------------------- ---------------------------'--_._----- .--- -- ---- I I , '" "TIí' .-..~~ ..,' ~ :"'~" -;~" 'f~:' >¡~'Î~x~1; I' .:.:=~:.=~'..'..1 :..: :'.: :.t [:.'.: :..: :,~þ :~. --"'.-.'.- ::..,:! ." ..'. :.'~.~J-.-..": I I" ¡ >- "'--+--J">"~I>I"'-' ----"-'-"II'-'~ I :'=:_'l:""tl"""'-"~'l"~'~ I=> ::-;;.. L::!¡':::.:::.-.-.:-;-::¡;::.::> I "=:~;:' " i;1 " "1 -=~:,J, >~. 11: ::~::~t~~r:',:)~U, --------------------------------- " '.' ',.> ; . 0 i -----+~. ' L_~__- .-------------_u. - ------- - --_J.--.-J i -----------.-------------------- ----'-------------- F(uniiiíal~ Sëïiëdùle -=-=---. --==:=-=~-='---==---===--=--===--=====--:-- ----=~=:-=-1 ~-;----===-l ~CK-BA~ k~. :t~::¡g:~~;:;f_::_~ 1 I CF EXISTING) SINGlE 19100 0-650 CF3425-M (250W MHL_-1 ADDITIONAL EQUIPMENT: (3) P53S15CTIJZ POLES ( 15' X3"SQ. X .125" WAll) (3) PB-2A3 ( TWIN TENON FQR 3' SQ. POlE) POLES MEET 110 MPH SUSTAINED WINDS WITH SPECIFIED EQUIPMENT CF2 FIXTIJRE MOUNTING HEIGHT: 1TIAFG CF2 AXTURE TilT ANGLE: 25 DEGREES CF EXISTING FIXTURE MOUNTING HEIGKT: 1 TlAFG CF EXISTING FIXTURE TilT ANGLE: 25 DEGREES ATTACHMENT D Resolution No. 3925 RESOLUTION NO. 3925 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN APPROVING CONDITIONAL USE PERMIT 04-010 AUTHORIZING CONSTRUCTION OF AN OVERFLOW OFF-SITE PARKING LOT AT 14082 ENDERLE CENTER DRIVE, WITH NINETY- ONE (91) PARKING STALLS, FOR PATRONS AND EMPLOYEES OF ENDERLE CENTER AT THE NORTHWEST CORNER OF ENDERLE CENTER DRIVE AND VANDENBERG LANE. The Planning Commission of the City of Tustin does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit 04-010 was submitted by Maurice Enderle for an overflow off-site parking lot at 14082 Enderle Center Drive, with ninety-one (91) parking stalls, for patrons and employees of Enderle Center at the northwest corner of Enderle Center Drive and Vandenberg Lane; B. That a public hearing was duly called, noticed, and held for said application on July 26,2004, by the Planning Commission; That the proposed project is located in the Planned Community Commercial (PC-COM) zoning district where commercial parking lots are conditionally permitted, and within the "Planned Community Commercial/Business" land use designation of the General Plan, which provides for commercial development in that commercial parking lots are conditionally permitted. In addition, the project has been reviewed for consistency with the Air Quality Sub-element of the City of Tustin General Plan and has been determined to be consistent with the Air Quality Sub-element; C. D. That the proposed off-site parking lot, as conditioned, will not 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, as evidenced by the following findings: a) The parking lot, as conditioned, will be for the sole use of Enderle Center and its employees and patrons during the hours of 7:00 a.m. to 12:00 a.m.; b) The parking lot, as conditioned, will have landscaping to screen vehicles along the property perimeter and the parking lot light standards will be designed to shield glare into the Resolution 3925 CUP 04-010 Page 2 E. public right-ot-way. All landscaping and hardscape materials will be required to be maintained in.a neat and attractive manner; . c) As proposed, the parking lot is not required parking per the Tustin City Code; ninety-one (91) parking spaces will be provided in addition to City requirements solely to help alleviate peak parking demands at the Enderle Center; d) As conditioned, no parking area will be used for the sale, display, or repair of motor vehicles, or the storage of materials , or other goods or services without prior approval from the Community Development Department; e) As proposed and conditioned, the parking lot will be designed to comply with a Water Quality Management Plan (WQMP) approved by the Community Development and Public Works Departments, which specifically identifies Best Management Practices (BMPs); f) As designed and conditioned, the parking lot will direct people to the public sidewalk and existing crosswalk at the intersection of Vandenberg Lane and Enderle Center Drive at the southwest corner of the site; people will be directed by signage and a minimum thirty-six (36) inch high shrub barrier along Enderle Center Drive; and, g) Since the project will increase pedestrian activity in the 'vicinity, adequate on-site and off-site pedestrian facilities will be provided; the sidewalk apron at the northeast corner of Vandenberg Lane and' Enderle Center Drive will be constructed to meet current Federal Americans with Disabilities Act (ADA) requirements and the necessary easement will be dedicated, as conditioned, This project is Categorically Exempt pursuant to Section 15311, Class 11, Title 14, Chapter 3, of the California Code of Regulations (Guidelines for the California Environmental Quality Act). The Planning Commission hereby approves Conditional Use Permit 04- 010 authorizing an overflow off-site parking lot at 14082 Enderle Center Drive, with ninety-one (91) parking stalls, for patrons and employees of Enderle Center at the northwest corner of Enderle Center Drive and Vandenberg Lane, subject to the conditions contained in Exhibit A attached hereto. II. Resolution 3925 CUP 04-010 Page 3 PASSED AND ADOPTED at a regular meeting of. the Tustin Planning Commission, held on the 26th day of July, 2004. JERRY AMANTE Chairperson ELIZABETH A. BINSACK Planning Commission Secretary STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Planning Commission Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3925 duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 26th day of July, 2004. ELIZABETH A. BINSACK Planning Commission Secretary PLANNING (*) 1.1 (1 ) 1.2 (1 ) 1.3 (1 ) 1.4 EXHIBIT A POTENTIAL CONDITIONS OF APPROVAL RESOLUTiON NO. 3925 CONDITIONAL USE PERMIT 04-010 The proposed parking lot and improvements shall substantially conform with the submitted plans for the project date stamped (date of approval) 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 to plans during plan check if such modifications are to be consistent with the provisions of the Tustin City Code and other applicable codes. . Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any grading permits for the project, subject to review and approval by the Community Development Department. The subject project approval shall become null and void unless permits are issued within twelve (12) months of the date of this Exhibit and substantial construction is underway. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. Approval of Conditional Use Permit 04-010 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a revised, notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S GUIDELINES (4) DESIGN REVIEW *** EXCEPTIONS (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING PC/CC POLICY Exhibit A July 26, 2004 Page 2 (1 ) 1.5 The applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consult~nts, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to attack, set aside, challenge, void, or annul an approval of the City Council, the Planning Commission, or any other decision-making body, including staff, concerning this project. The City agrees to promptly notify the applicant of any such claim or action filed against the City and to fully cooperate in the defense of any such action. The City may, at its sole cost and expense, elect to participate in defense of any such action under this condition. PLAN SUBMITTAL (1 ) (1 ) (1 ) 2.1 2.2 2.3 (1) 2.4 Prior to grading permit issuance, a reciprocal access agreement shall be created between the property owners of 14082 Enderle Center Drive and 14032 Enderle Center Drive to ensure adequate vehicle and pedestrian ingress and egress will be provided at all times between the two (2) adjacent properties via the two-way drive aisle at the northeast corner of 14082 Enderle Center Drive. The document shall be reviewed by the Community Development Director and City Attorney prior to recordation. Prior to building and electrical permit issuance for the light standards, the photometric plan shall be revised to identify a minimum 'of one (1) foot-candle of light coverage throughout the parking area, in accordance with the City's Security Ordinance. All exterior lighting shall be designed and arranged so as not to direct light or glare onto adjacent properties, including the adjacent streets. At the time of grading and building permit application, the plans shall comply 'with the most recently adopted codes and' regulations, including, but not limited to, the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Codes (CPC), 2001 California Electrical Code (CEC), California Title 24 Accessibility Regulations, Title 24 Energy Regulations, and all other applicable City Ordinances, and State and Federal laws and regulations. . Seven (7) sets of final grading plans consistent with the site and landscaping plans as prepared by a registered civil engineer shall be submitted and shall include the following: . . Technical details and plans for allan-site utility installations including water and electricity; Exhibit A July 26, 2004 Page 3 (1) (1 ) (1) (1 ) 2.5 2.6 2.7 2.8 . Three (3) copies of precise soil report provided by a civil engineer and less than one (1) year old. Expanded information regarding the levels of hydrocarbons and ground water contamination found on-site shall be provided in a soils report. All pavement uR" values shall be in accordance with applicable City of Tustin standards; All site drainage shall be handled on-site and shall not be permitted to drain onto adjacent properties; Drainage, vegetation, circulation, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards; Two (2) copies of the hydrology report; A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1) foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties"; and, Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. . . . . . . The engineer of record shall submit a final compaction report to the Building Division for review and approval. A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to. permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the Building Official for determination of the bond amount. Pursuant to the Building Official, a parking lot over fifteen (15) parking spaces requires a Water Quality Management Plan (WQMP). Prior to issuance of grading permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a WQMP specifically identifying Best Management Practices (BMPs) that will be used on-site to control predictable pollutant run-off. This WQMP shall identify the: structural and non-structural measures specified detailing implementation of BMPs whenever they are applicable to the project; the assignment of long-term maintenance responsibilities (specifying the developer, parcel owner, maintenance association, lessee, etc.); and, reference to the 10catiOn(s) of structural BMPs. Prior to submittal of a WQMP, the applicant shall submit a deposit of $2,700.00 for the estimated cost of review of the WQMP to the Exhibit A July 26, 2004 Page 4 (1 ) (1 ) (1 ) (1 ) (1 ) Building Division. The actual costs shall be deducted from the deposit. and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. 2.9 Prior to issuance of any permits, the property owner shall record a Notice of WQMP with the County Clerk Recorder on a form provided by the Community Development Department to inform future property owners of the requirement to implement the approved WQMP. 2.10 The Community Development and Public Works Department shall determine whether a change in use requires an amendment to an approved WQMP. 2.11 The Community Development and Public Works Departments shall determine whether any proposed change in use requires an amendment to an approved WQMP. 2.12 A note shall be provided on the final plans that a six (6) foot high chain link fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. 2.13 No outdoor storage shall be permitted except as approved by the Tustin Community Development Director. (1)" 2.14 The applicant shall comply with all City policies regarding short-term construction emissions, including periodic watering of the site and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. (1 ) 2.15 Details for permanent signage restricting parking for Enderle Center use only and prohibiting overnight parking shall be provided and installed on-site prior to final inspection. ENGINEERING (1 ) 3.1 The current Federal American with Disabilities Act (ADA) requirement shall be met at the pedestrian walkway and curb ramp. The ramp shall comply with the modified Standard Drawing and Design Standards for Public Works Construction No. 211 for Interim Curb Ramp Detail to the satisfaction of the Public Works Director. (1 ) 3.2 All proposed and existing easements shall be identified on the site plan, including the proposed corner-cut-off easement dedication at Exhibit A July 26, 2004 Page 5 (1 ) (1 ) (1) (1 ) (1 ) (1 ) 3.4 3.5 3.6 3.7 3.8 the northeast corner of Enderle Center Drive and Vandenberg lane. The applicant shall satisfy dedication requirements, including but not limited to, dedication of the corner cut-off and sidewalk easement. The applicant shall provide legal descriptions and sketches as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor. These shall be submitted to the Engineering Division for review and approval. 3.3 The stop sign controls on-site shall comply with City of Tustin Standard Plan No. 511 (including No. 504 and 505). A separate 24" by 36" street improvement plan, as prepared by a California Registered Civil Engineer, will be required for all construction within the public right-of-way. Construction and/or replacement of any missing or damaged public improvements will be required adjacent to this development Said plan shall include, but not be limited to, the following: . Curb and gutter; Sidewalk, including curb ramps for the physically disabled; Street lighting; Landscape/irrigation; Tree wells and trees; and, Catch basin/storm drain laterals/connection to existing storm drain system. . . . . . In addition, a 24" by 36" reproducible construction area traffic . control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation, will be required. Preparation of a sedimentation and erosion control plan for all work related to this development will be required. Preparation and submittal of a final grading plan showing all pertinent elevations as they pertain to the public right-of-way along with delineating the following information: . Final street elevations at key locations; Key elevations for all site grading; and, All flood hazards of record. . . Prior to any work in the public right-of-way, an Encroachment Permit must be oþtained from and applicable fees paid to the Public Works Department. Exhibit A July 26, 2004 Page 6 (1 ) (1 ) Permission from property owners shall be required for any work located on adjacent properties. 3.10 In addition to the normal full-size plan submittal process, all final development 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 are also required to be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 13 or 14 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings must be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 14. Drawings created in AutoCAD Release 13 or Release 12 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. 3.9 LANDSCAPING 1) 4.1 Complete landscape and irrigation plans that comply with the City of Tustin Landscape and Irrigation Guidelines shall be submitted at plan check. The irrigation plan shall show the location and control of backflow prevention devices at the meter, pipe size, sprinkler type, spacing, and coverage details for all equipment. The applicant shall install efficient irrigation systems, which minimize runoff and evaporation and maximize the amount of water that will reach the . plant roots. Drip irrigation, soil moisture sensors, and automatic irrigation systems are a few methods of increasing irrigation efficiency. Plans shall include: A. A thirty-six (36) to forty-two (42) inch landscaping screen shall be provided along Enderle Center Drive and Vandenberg Lane, except at the southwest corner of the site where a pedestrian pathway will be provided, to create an effective barrier and to prevent vehicle headlights from shining directly into the public right-of-way. A pedestrian pathway from the parking lot to the public sidewalk shall be provided at the southwest corner of the site, subject to review of the Community Development Director. B. Exhibit A July 26, 2004 Page 7 (1 ) 4.2 All plant materials shall be installed in a healthy and vigorous condition, typical to the species, and shall be maintained in a neat and healthy condition. Maintenance includes, but is not limited to, support structures (trellis, etc.), trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of dead or diseased dying plants. Unhealthy or dead trees shall be replaced within seventy-two (72) hours upon notification by the City. USE. RESTRICTIONS (***) (1 ) (1 ) (1 ) (1 ) (1 ) 5.1 5.2 5.3 5.4 5.5 5.6 The parking lot shall operate only during the hours of 7:00 a.m. to 12:00 a.m. and shall be for the sole use of Enderle Center. No overnight parking shall be permitted. The property owners and operators of the private parking lot shall be responsible for the daily maintenance of the subject property, including but not limited to, trash removal, graffiti removal, and maintenance of improvements to ensure that the facilities are maintained in a neat and attractive manner. All graffiti shall be removed within 72 hours of a complaint being transmitted by the City to the property owner. Failure to maintain the site will be grounds for City enforcement of its Property Maintenance Ordinance, including nuisance abatement procedures. The applicant is required to coat and protect all wall surfaces with a gràffiti resista.nt finish and/or material. Outdoor storage is prohibited, including the storage of vehicles. No portion of the site shall be used for the sale, display, or repair of motor vehicles, or the storage of materials or otht3r goods or services without prior approval from the Community Development Department. All paved areas not intended to accommodate legitimate paved circulation patterns and parking spaces shall be landscaped. If in the future the City determines that a parking or circulation problem exists, the applicant may be required to implement immediate interim and permanent mitigation measures upon review and approval by the Community Development Department and the Public Works Department. Any modification to the site circulation and points of ingress and egress shall be approved in writing by the Public Works and Community Development Departments. Major modifications to access, landscaping, or the number of parking spaces may require consideration of a new Conditional Use Permit by the Planning Commission at the discretion of the Community Development Director. Exhibit A July 26, 2004 Page 8 (1 ) 5.7 FEES (1)(5) 6.1 (2) 6.2 No signs or other forms of advertising or attraction may be placed on the site without approval from the Community Development Department. Prior to issuance of any grading or building permits, payment shall be made of all applicable fees, including but not limited to, the following. Payment shall be required based upon those rates in effect at the time of payment and are subject to change. A. Building plan check and permit fees to the Community Development Department based on the most current schedule. B. Orange County Fire Authority plan check and. inspection fees to the Community Development Department based upon the most current schedule. 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 forty-three dollars ($43.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty- eight (48) hour period that 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.