Loading...
HomeMy WebLinkAboutZA REPORT ATE: DECEMBER 3, 1996 Inter--COM TO: ZONING ADMINISTRATOR FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT 96.-037 DESIGN REVIEW 96-051 APPLICANT: C.'L. BURNETT PLAZA PROPERTIES, LLC 13031 NEWPORT -AVENUE, SUITE 200 TUSTIN, CA 92780 LANDOWNER: SOUTHERN PACIFIC TRANSPORTATION COMPANY C. SCOTT BERM, SOUTHERN PACIFICREAL -ESTATE 1200• CORPORATE CENTER .DRIVE, SUITE 100 MONTEREY- PARK, .CA 91754 LOCATION: VACANT PARCEL TO THE NORTH OF 13031 NEWPORT AVENUE AND TO THE WEST OF 1.2901.-1:2943 NEWPORT ,AVENUE iZONING: MULT�PLE FAMILY. RESIDENTIAL (R-3) ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT (SECTION . STATUS: - 15311, CLASS 11) PURSUANT TO THE —CALIFORNIA ENVIRONMENTAL .QUALITY ACT REQUEST: ESTABLISHMENT OF A COMMERCIAL PARKING -LOT IN A 50' BY 314' PORTION OF AN ABANDONED RAILROAD RIGHT-OF- WAY LOCATED IN THE MULTIPLE FAMILY RESIDENTIAL (R- .3) ZONING DISTRICT RECOMMENDATION Adopt Zoning Administrator Action 96-011'.approving Conditional Use' Permit 96-037. and. Design Review 9.6-051 ., BACKGROUND & DISCUSSION The` applicant , is requesting authorization to establish a= parking lot in a vaaaizt' 501 by 3141` portion of an' abandoned•railroadright r `• .- f � of-way located to, the north`_of the Plaza La• Fayette shopping•"center ,, ,, at- 13031- Newport Avenue and to� the ' wedt of-'L "the.-; Wood, :Crest'.: Apartments:,.at , 12901-12943 Newport Avenue: The -parkizig• lot; would.: serve the . existing shopping center. The,'° subject site; Multiple Family Residential (R-3)'. The. proposed use; wYieii"`adjac.en to,a commercial district, is permitted in the- R.-3- District" subject ~ - Zoning Administrator Report Conditional Use Permit 96-037 Design Review 96•-051 December 3 , 1996 Page 2 to a Conditional Use Permit (City Code Sections 9226 (a) (1) ; 9225 (a) (1) and 9223 (b) (4) ) . The project is located in the Town Center Redevelopment area; therefore, final design review, approval rests with the Redevelopment Agency. However, City Code Section 9299 (b). (3) (c) grants authority to the Zoning Administrator to approve Design Review applications within the City' s Redevelopment Areas in lieu of the Redevelopment Agency.- - Site and Surroundincr Properties ' The vacant parcel is 15, 700 square feet in size and is located directly north of the northwest portion of the Plaza LaFayette shopping center. Surrounding land uses, include- multiple family residential to the east and west, the existing Plaza LaFayette shopping center rear parking area to the south, and the remaining portion of" the abandoned railroad -right-of-way to the north. - The site is bordered by County unincorporated land to the. north and east . Prosect Description r The applicant proposes to ' expand the existing shopping center parking lot to include the vacant parcel . Given the distance from , the proposed parking spaces -to the tenant locations in the shopping center, the parking spaces will be reserved for employee and/or valet parking only. * No customer parking is proposed in the parking lot expansion area. According to the applicant, additional parking is needed based on" current parking demand at the shopping center. The shopping center was constructed in 1986 . In 1988, the Planning Commission approved Variance 88--05 to allow Plaza Lafayette to deviate from the Tustin City Code parking requirements to accommodate the establishment of three restaurant tenant spaces having a total of 337• seats. A second' Variance, No. 95-011, was approved to accommodate the establishment of a fourth restaurant . - The two variances have resulted in a reduction of required parking spaces in the shopping center from 327 spaces to 241 spaces. Zoning Administrator Report Conditional. Use Permit 96-037 ' Design Review 96-051 December 3 , 1996 Page 3 Condition 6 . 18 of Planning Commission Resolution No. 3413 (Variance No. 95--011) states that if a parking and/or traffic problem exists at the shopping center as a result of insufficient on-site parking availability, the City may -require the property owner to submit an updated parking demand analysis and/or traffic study. If said study .indicates that there is a problem, the property owner shall be required to provide additional mitigation measures approved by . the City. One of the mitigation measures requires the provision of additional parking as needed, up to the minimum number required for the aggregate of shopping center uses ,pursuant to Zoning Code standards, by purchase and/or lease of property within 500 feet of the property or provision of the needed parking on site. The City has not required the property owner to update the parking analysis or traf tic study or provide additional parking at this time. Instead, the property owner is making a proactive effort to satisfy parking demand by providing additional "on-site" parking spaces . The. proposed parking lot expansion area, as conditioned, will accommodate approximately 36 vehicles . The actual number will be determined at plan check. The parking spaces in the expansion area are proposed to be compact spaces that are eight feet in width and 17.5 feet in length plus a 2 . 5 feet - overhang area. Because the proposed parking spaces will be 'considered excess parking spaces, all of the spaces are permitted to be developed as compact spaces . Landscaping will not be required within the parking lot expansion area because the area is isolated from the remainder of the shopping- center and will only be used by shopping center business owners and employees . Further, the width of- the property and .the_ , parking lot layout would not provide adequate planter. width to plant trees. The isolated location - would create maintenance , concerns with only ground cover and shrubs planted' Discussion In determining whether to approve a Conditional Use 'Permit, the , Zoning . Administrator must- determine . whether or not - - the establishment, maintenance or operation of the subject , use is detrimental to the health, safety, morals, comfort or general welfare of the persons residing or working in the neighborhood of. , the subject site and secondly, whether it - will be injurious or detrimental to property and improvements in the neighborhood or the general welfare of the City. r Zoning Administrator Report Conditional Use Permit 96-037 Design Review 96-051 December 3, 1996 Page 4 The proposed use, as conditioned, will be compatible with the surrounding community. Condition No. 3 .5 requires that - the proposed site be used as a parking lot for employee and/or valet parking only. This restriction will reduce the potential for noise and other nuisance impacts on the adjacent residential developments. Condition No. 2 . 1 'requires a solid masonry ' wall around the perimeter of the lot where no masonry, garage or carport walls exist . Condition No. 2 .3 requires lighting to comply with the City' s Security Ordinance and requires that the lighting does not negatively impact adjacent properties. Condition No 3 . 1 will not allow the additional. parking spaces to be counted as required parking spaces for the shopping center or be used. to accommodate .additional parking intensive uses, such as restaurants or medical uses, in the shopping center unless additional City approvals are obtained. Condition No. 3 .4 requires the parking lot parcel to be held as one with the adjacent parcel within -the shopping center through the filing of a lot line adjustment, reciprocal access agreement or other legally binding instrument. Finally, Condition Nos. 3 .2 and 3 .3 have been included to provide for the future review of the parking lot expansion area and the parking demand for the entire shopping center. These conditions require that additional mitigation measures be ' implemented if deemed necessary by the Community Development Director. Scott -Reekstin Associate Planner Attachments : Attachment A - Location Map Attachment 'B - Site plan Attachment C —Submitted Plan- Zoning Administrator Action 96-011 r - LOCATION MAP" ,... " WARRFN JJ ' 14452 e Y 6114472 1 i 'R'842r 00 'E40 wa I f w 14441 14442W d l jf _ 145011 _ r I .. ..., 8 114512 14511 _.a 14512 Y 1145121 i M i� tl 4.`YCbJ 14482 145111�1� 14522 - C 14515 14r2U 1452.2 14531MM w 14542 F 14531 f 145�2ui ��9 14511 ✓ s° intra i 114552 ;_ ._ .. \ 1'24 to X �_. 14562 4 14551t I 572 14521 L __._. '' 145'51 4552 "n M xr o r 1"561 14581M I 14561, 14562 14`x81 _ 14582 x1 � u�r * r 4582 �CtS 14591 • 14612n.18 � 3 ✓�, � 22,28,32, . 462 38.42,48.52 .. r 14672,74, 14fi81 1 82 C1 76.78,BO °'x,1 q14 2 s. ✓ C7 3 14682,84 PA _ 0 , 86n88,9�M 14641 1 02 T ' r Z _ W a ch 14cpw 4Y 1 12 cM ear to Cay > T r / � 1475h ^d. ' � < '4 as ana 14 7 Al 3 c7 � � 14152 � 141'11 .�.._..®�..,I 14762 14712 7 1.4772 '0 147'82 NO SCALE IRVINE BOULEVARD T Cy"IrN o W f • PLAZA LAFAYEfTE UP U Q�%�/• . ATTACHMENT B existing apartments O light standard___..._..__.___�•______ 4'tandscaped area O light standard—_ ..... ... 1 t 9 - 24'drive aisle I� c _ 3 la' I ' I trash 1 I 10 IlN 20r� JO J9�112'i 5' ' ti I V .�•, 3-landscaped area 014.64' • " existing apartments SUMMARY - 39 compact spaces(7.5'X 19') - .Z light standards turnaround area PLAZA LAFAYETTE landscaping on beth sides PARKING EXPANSION trash enclosure NOVEMBER 5,1996 L 1 ZONING ADMINISTRATOR ACTION 96-011 CONDITIONAL USE PERMIT 96-037 2 AND DESIGN REVIEW 96-051 DECEMBER 3, 1996 3 4 The Zoning Administrator of the City of Tustin does hereby resolve as follows : 5 6 z . The Zoning Administrator finds and determines as follows : 7 A. That a proper application, Conditional Use 8 Permit '96-037 and Design Review 96-051, was filed by C.L. Burnett to authorize the 9 establishment of a parking lot in a vacant 50' by 314' portion of an abandoned railroad 10 right-of--way located to the north of the Plaza La Fayette shopping center at 13031 Newport 11 Avenue and to the west of the Wood Crest Apartments at 12901--12943 Newport Avenue. 12 B. That the proposed use is allowed within the R-- 13 3, Multiple-Family Residential. District, with the approval of a Conditional Use Permit. �- 14 C. That a public hearing was duly called, noticed 15 and held on said application on December 3, 1996 by the Zoning Administrator. 16 D. That establishment, maintenance, and operation' 17 of a parking lot in a residential district to serve an adjacent commercial shopping center, 18 as conditioned, will not be detrimental to the . health, safety, morals, comfort, or ,general 19 welfare of the persons residing or working in. the neighborhood of such proposed •use, nor be- 20 injurious or detrimental to the property and improvements in the neighborhood of the 21 subject property, or to the general welfare of the • City of Tustin, as evidenced by the 22 following findings : 23 1. The parking lot expansion area will be used for employee and/or valet parking 24 only, thereby reducing the potential for noise and ,other nuisance impacts on 25 adjacent properties. 26 2 . Lighting will comply with the City' s Security Ordinance and• will be directed 27 downward and will not produce glare or have a negative impact on adjacent 28 properties. Zoning Administrator Action 96-011 Page 2 1 3 . The proposed parking spaces will. not ' be 2 permitted to count as required parking spaces for the shopping center or be used 3 to accommodate additional parking intensive uses, such as restaurants or 4 medical uses, in the shopping center. 5 4 . The additional parking spaces will indirectly provide' more parking for 6 patrons of the shopping center, thereby . mitigating parking demand impacts as 7 required by Condition 6 .a.8 of Planning Commission Resolution No. 3413 (Variance 8 No. 95-011) . 9 5 . The adjacent residential uses will be buffered from the proposed parking lot 10 expansion area by a solid 6' -8" block wall and/or existing garage or carport 11 walls . 12 E. Pursuant to Section 9272 of the Tustin Municipal Code; the Zoning Administrator finds 13 that the location, size, architectural features and general appearance of the parking 14 lot expansion area will not impair the orderly and harmonious development of the area, the 15 present or future development therein, or the occupancy as a whole. In making such 16 findings, the` Zoning Administrator has considered at least the following items : 17 1. . Height, bulk and 'area of buildings . 18 2 . Setbacks and site planning. 19 3 . Landscaping, parking area design and 20 traffic circulation. 21 4 . Location, height and standards of exterior illumination. 22 S . Location and method of refuse storage. 23 6 . Physical relationship of . proposed 24 improvements to existing_ structures in the neighborhood. 25 7. Appearance and design relationship of 26 proposed improvements to existing structures and possible future structures 27 in the neighborhood and public' thoroughfares . 28 Zoning Administrator Action 96-011 Page 3 1 8 . Development Guidelines and criteria as 2 adopted by the City Council . 3 F. This project is categorically exempt (Class 11) pursuant to Section, 15311 of the 4 California Environmental Quality Act.. 5 G. That the project has been reviewed for consistency with the Air Quality Sub--element 6 of the City of Tustin General Plan and has been determined to be consistent with the Air 7 Quality Sub-element. 8 II . The Zoning Administrator' hereby approves Conditional Use Permit- No. 96-037 and Design Review 9 96--051 to authorize the establishment of a parking lot in a vacant 50' by 314' portion of an abandoned _ 10. railroad right-of--way located to the north of the Plaza La Fayette shopping center at 13031 Newport 11 Avenue and to the 'west of the Wood Crest Apartments at 12901-12943 Newport Avenue. - 12 PASSED 'AND ADOPTED by the Zoning Administrator of the 13 City of Tustin at a regular meeting held on the 3rd day of December, 199.6 . 14 15 16 Rick Brown Zoning Administrator Designee 17 BARBARA REYES 18 Recording Secretary 19 STATE OF CALIFORNIA ) 20 COUNTY OF ORANGE ) CITY OF TUSTIN ) 21 22 I, BARBARA REYES, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator 23 of the City of Tustin, California; that Zoning Administrator Action No. 96-011 'was duly passed and 24 adopted at a regular meeting of the Tustin Zoning Administrator, held on the 3rd day of December, 1996 . 25 i 26 BARBARA-REYES 27 Recording Secretary 28 EXHIBIT A ZONING ADMINISTRATOR ACTION 96-011 CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 96-037 AND DESIGN REVIEW 96-051 GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the •proj ect date stamped November 8, 1996, .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. (1) 1.2 Unless otherwise specified, ' the conditions contained in this Exhibit shall be complied with prior to the' final inspections for -any building permits for * the project, subject to review and approval by the Community Development Department. (1) 1.3 The subject project approval shall become -null and void unless the use is established within twelve (12) months of the date of this Exhibit and substantial construction is underway. Time extensions maybe granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Conditional Use Permit 96-037 and Design Review 96-051 is contingent upon the applicant and property owner signing and returning an "Agreement to Conditions Imposed" form as established by the Director of Community Development . (1) - 1.5 The. applicant shall hold and defend the City of Tustin harmless for all claims and liabilities arising out of City' s approval of the entitlement process for this project . ---------------------------------------------------------------------- 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 CUP 96-037 and DR 96-051 December 3, 1996 Page 2 SITE IMPROVEMENTS (4) 2 .1 in accordance with Tustin City Code Section 9271 (i) related to the required separation between commercial and residential uses, the parking lot expansion area shall be screened from surrounding residential properties by a 6' - 8" high solid masonry wall . ' This wall shall be .required on, or. adjacent to, the north, ; east and west property lines. If the wall is built directly on ' the property line, the written approval of the adjacent property owners will be required at plan check. The' wall is not required to be built along the rear wall of the existing garages . In the event that the garages are removed in the future, the property owner of the - shopping center shall be required, within sixty (60) days of removal, to construct a 6' -8" high solid block wall as a barrier in the exposed areas, subject, to review and approval by the Community Development Director. Plans for the 61 - 8" high solid masonry. wall shall be submitted to the Community Development Department at plan check. (4) 2 .2 All of the parking stalls in the parking lot expansion area shall be a minimum of eight (8) feet in width and 17 . 5 feet in length plus an overhang of 2 . 5 feet. The drive aisle shall be a minimum of 25 feet in width. The . turnaround space shall be a minimum of twelve (12) feet in width and -17 .5 feet in length and shall be located a minimum of three (3) feet from the north property line. (5) 2 .3 Lighting for the parking lot expansion area shall comply with the City of Tustin Security - Ordinance and shall provide a minimum of one (1) footcandle of illumination throughout the site. , All exterior light fixtures shall be directed 90 degrees down and not produce direct light. or glare or have -a negative impact -on adjacent properties. Manufacturer' s details of all proposed light fixtures shall be submitted at plan check for review by the Community Development Department . (4) 2 .4 A raised concrete walkway of at least four (4) feet in width shall be required along entire length ,of the east or west side of the parking lot expansion area. (4) 2 .5_ Six (6) inch raised concrete c'urbs' -shall be- placed on- site adjacent to the perimeter boundary walls and carport walls, unless approved otherwise by the Community Development Director. Landscaping, gravel; concrete or other material acceptable to the Community Development. Director may be placed between the curb and the walls. ^�, Exhibit A CUP 96-037 and DR 96-051 December 3 , 1996 Page 3 :(1) 2 . 6 The applicant shall be responsible for the daily maintenance and up-keep of the parking lot expansion area, including but not limited to trash removal, painting, 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 said structures and adjacent facilities will be grounds. for City enforcement of its Property Maintenance Ordinance, including nuisance abatement procedures. *** 2.7 The installation and/or operation of outdoor public telephones or public address systems in the parking lot expansion area shall be prohibited. (4) 2 .8 All parking areas and walkways for the parking lot expansion area shall be steam cleaned and maintained free of trash and debris on a regular basis as needed. All damaged and cracked areas shall be repaired as needed. USE RESTRICTIONS *** 3 .1 The parking spaces ' located in the parking lot expansion area -shall not be counted toward the required number of . parking spaces for the shopping center. Likewise, the spaces shall not be used to accommodate additional parking intensive uses or use expansions in the shopping center unless additional City approvals are- obtained. (5) 3 .2 The use of the parking lot expansion area may be reviewed by the Community Development Director on a biannual - basis . If in the future the Community Development Director determines that noise, security, and/or other nuisance problems exist on the site or in the vicinity as a result of the establishment of the parking lot expansion area, the Community Development Director may require the applicant • to •provide additional mitigation -measures to be` reviewed and approved by the Zoning Administrator. Said mitigation may include, but are not. limited to, the following: a. Establish hours of use. . b. Secure parking lot expansion area from adjacent parking .area. C. Retain an on-site security guard r Exhibit A CUP 96-037 and DR 96-051 December 3 , 1996 Page 4 Failure to satisfy the above condition could be grounds for the Zoning Administrator to reconsider Conditional Use Permit 96-037 and Design Review 96-051 which may result in revocation. (5) 3 .3 If, at any time in the future, an on-site or neighboring tenant or customer advises the City, or if the City is otherwise made aware and concurs, that a parking and/or traffic• problem exists at the Plaza LaFayette shopping center as a result of the: insufficient on-site parking availability, and it has been confirmed that the subject property is in compliance with all applicable conditions of approval, then the Community Development and Public Works Departments may require the property owner to submit an updated parking demand analysis and/or traffic study, at no expense to the City, within the time schedule stipulated by the City; the property owner may delegate this responsibility, through lease negotiations, to any tenant operating under Conditional Use Permit 95- 019 and Variance 95-011 . If said study indicates that there is inadequate parking or a traffic problem, the property owner shall be required to provide additional mitigation measures to be reviewed and approved by the Community Development and Public Works Departments . Said mitigation may include, but not be limited to, the following: a. Establish alternate hours of operation. b. Provision of additional parking as needed, up to the minimum number required for the aggregate of shopping center uses pursuant to Zoning Code standards, by purchase and/or lease of additional property within 500 feet of the shopping center or provision of the needed parking on site . The securing of off-site parking would require approval of a revised Variance . Failure to adequately respond to such a request and to implement mitigation measures within the time schedules established shall be grounds for initiation of revocation procedures for Variance 95-011 and Conditional Use Permit 95-019 . Exhibit A CUP 96--037 and DR 96-051- December 3, 1996 Page 5 (5) 3 .4 Prior- to issuance of any permit, the parcel to be used for- the parking lot expansion area shall be held together with the adjacent shopping center parcel (Assessor' s - Parcel No. 401--281-•10) as one parcel . The applicant shall. file a lot line adjustment, a reciprocal access agreement or some other legally binding instrument acceptable to the City of Tustin to ensure that joint use of the two lots continues for the duration of the parking lot use with said document being subject to City Attorney approval and recorded on the property prior to issuance of any permits. *** 3 .5 The use_ of the parking lot expansion area shall be limited to employee parking and/or valet parking only. Customer parking shall be prohibited, except in conjunction with a special event or under special circumstances as approved by the Community Development Director. ' *** 3 .6 Prior to the final inspection for any building permit, "Employee and Valet Parking Only" signs shall be posted at the entrance to the parking .lot expansion area, with sign details and locations to be approved by - the Community Development Department . *** 3 .7 No structures shall be constructed within the parking lot expansion area. (1) 3 .8 Outdoor storage shall be prohibited within the parking lot expansion area. (1) 3 .9 All construct ion ,operations, including engine warm up and deliveries of materials and equipment, shall 'be subject to the provisions of the City of Tustin Noise 'Ordinance as amended, and may take place only during the hours of 7 : 00 a.m. until 6 : 00 p.m. , Monday through Friday, and 9 : 00 a.m. to 5 : 00 p.m. on Saturday, unless the Building Official determines _ that said activity will be in substantial conformance with the Noise Ordinance and the public health and safety will not be impaired, subject to apRlication being made at the time the permit for the work is awarded or during progress of the work. No Sunday or holiday construction shall be permitted. (1) - 3 .10 "No Loitering" signs shall be posted on the, site, with sign details and locations to be approved by the Community Development Department . Exhibit A CUP 96-037 and DR 96-051 December 3, 1996 Page 6 PLAN SUBMITTAL (1) 4 .1 All grading, drainage, vegetation and circulation shall comply with the City of 'Tustin Grading Manual. All street sections, curbs, gutters, sidewalks, street lighting ' and storm drain shall comply with on-site improvement standards . At plan check, indicate on plans the applicable codes, City Ordinances and the state and federal laws and regulations to include : 1994 Uniform Building Code with California Amendments 1994 Uniform Mechanical Code with California Amendments 1994 . Uniform Plumbing Code with California Amendments 1993 National Electrical Code. with California Amendments T-24 California Disabled Access Regulations T-24 California Energy Efficiency Standards City of Tustin Grading Ordinance City of Tustin Landscape and Irrigation Guidelines City of Tustin Private Improvement Standards City of. Tustin Security Ordinance (1) 4.2 Drainage from new areas shall be collected and drained to the existing drainage system at- Plaza La Fayette. At plan check, the capacity of existing systems shall be calculated to be adequate. (5) 4.3 At plan check, provide project data to show the total number of parking spaces and ' the number of existing spaces accessible to disabled persons . Additional accessible parking spaces may be required on-site based on the total number of parking spaces. {5} 4 .4 At plan check, a photometric study of the proposed lighting for the parking lot expansion area shall - be submitted to the Community Development Department . (5) 4 .5 At plan check, three (3)* sets of the site improvement plans, modified in accordance with this Exhibit,' shall be submitted to the Community Development' Department. (1) 4.6 - At plan check, three (3) inch striping detail shall be shown for all parking spaces. FIRE AUTHORITY (5) 5.1 Prior to the issuance of any building/grading permits, the applicant shall submit and obtain approval of plans for the parking lot, from the Fire Chief in consultation with the Manager, Traffic Engineering. ' The plans shall include the plan view, section view, and indicate the width of the drive aisle, measured flow line to flow line . All proposed fire apparatus turnarounds shall be clearly marked when a dead--end drive aisle exceeds 150 feet or when other conditions require •it . ' Exhibit A CUP 96-037 and DR 96-051 December 3, 1996, Page 7 (5) 5 .2 A fire lane shall be established for the drive aisle. (5) 5 .3 Prior to the issuance of any grading/building permits, the applicant- shall submit and 'obtain approval from the Fire Chief for parking lot plans with fire lanes shown. The plans shall indicate the locations of red curbing and signage. A drawing of the proposed signage with the - height; stroke and color of lettering and the contrasting background color shall be submitted to and approved by the Fire Chief . -(5) 5 .4 Prior to the use of the parking lot, the approved fire lane marking plan shall be installed. FEES (1) 6.1 Prior to issuance of any building permits payment shall (5) be made of all required fees. Payment shall be made based upon' the rates in effect at the time of permit : issuance and are subject to change. - a. - All applicable building,, grading and private improvement plan check and permit fees to the Community Development Department . b. Within forty-eight (4,B) 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 $38 . 00 (thirty-eight dollars) 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.