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HomeMy WebLinkAbout03 DR 04-007 ITEM #3 Report to the Planning Commission DATE: SUBJECT: CONTACT: OWNER! APPLICANT LOCATION: ZONING: NOVEMBER 22, 2004 DESIGN REVIEW 04-007 DALE CHRISTIAN, STRUCTURAL ENGINEER (D.C.S.E., INC.) 1748 W. KATELLA AVENUE, #208 ORANGE, CA 92807 TUSTIN RANCH ESTATES HOMEOWNERS ASSOCIATION C/O KEYSTONE PACIFIC PROPERTY MANAGEMENT 16845 VON KARMAN IRVINE, CA 92606 2555 HANNAFORD DRIVE, LOT B OF TRACT 15563 (MAIN ENTRANCE TO THE TUSTIN RANCH ESTATES) EAST TUSTIN SPECIFIC PLAN (ESTATE DENSITY RESIDENTIAL) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 3) PURSUANT TO SECTION 15303 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: TO CONSTRUCT A 199 SQUARE FOOT GUARD HOUSE AT THE ENTRANCE TO THE TUSTIN RANCH ESTATES RECOMMENDATION That the Planning Commission adopt Resolution No. 3937 approving Design Review 04- 007. BACKGROUND Gate houses are not listed as permitted or conditionally permitted uses in the East Tustin Specific Plan. However, accessory uses located on a separate site, other than a building site, which is incidental to or necessary for the primary use, are permitted. In addition, in August 1989, the Planning Commission determined that the gate house on Township Drive was permitted and approved a design review application for the vehicle entry plaza. Section 3.6.2 G of the East Tustin Specific Plan allows the Director to determine how unlisted uses are to be processed. Given that accessory uses are permitted and with the Planning Commission's action in 1989, the Community Development Director determined on April 25, 2002, that a guard house that is accessory to a private residential tract is permitted with Design Review approval. Design Review 04-007 November 22, 2004 Page 2 Surrounding Properties The project site is located on Hannaford Drive (private road) at the southerly terminus of Pioneer Road (public road) within the East Tustin Specific Plan (ETSP) Estate Residential Density land use designation (Attachment A - Location Map). Surrounding properties include the EI Dorado development (Tract 14410) and Peters Canyon Regional Park to the north, the Treviso development (Tract 15506), a church site and an Elementary School site to the south, Pioneer Intermediate School site to the east, and the County of Orange boundary line to the west of the site. DISCUSSION Project Description The applicant is proposing to construct a 199 square foot guard house in front of the existing mechanical vehicle gates on Lot B, a common area lot, at the entrance to the residential development (Attachment B - Land Use Application Fact Sheet and Attachment C - Submitted Plans). There currently is a separate entry and exit lane with a landscape island between the lanes with a turn around area immediately in front of the entry and exit gates. Access to the entry gate is currently obtained via a small automated kiosk within the landscape island or by utilizing a remote control. The proposed structure would be constructed within the west end of the existing landscape island in generally the same location as the existing kiosk. The curb and retaining wall along the north side of the existing entry lane will be relocated up to five (5) feet to the north to accommodate a thirteen (13) foot wide visitor's lane, a six (6) foot wide landscape island, and a thirteen (13) foot wide residents' lane. An existing street light will also be relocated to the north to accommodate the new residents' lane. The guard house will have a door on the north (vehicle entry) and south (vehicle exit) side of the building. The floor plan consists of the booth area, a restroom, and a desk within a bay window facing approaching vehicles. A nineteen (19) foot long by nine (9) . foot wide parking space, with a five (5) foot loading area, will be installed immediately to the west of the structure for guard parking only. The guard house will be operated daily, twenty-four (24) hours a day by one (1) guard per shift per Condition 5.1. Architecture The proposed structure would be nineteen (19) feet in overall height, and designed with a rustic appearance consisting of a stacked stone veneer finish, dark stained wood rafter tails, lintels, beams, front entry French door, and "S" style Spanish roof tile on a pitched roof. The proposed materials would match the existing stone veneer wall and capping which complements the neighborhood in its rustic appearance and entry walls and gates. Design Review 04-007 November 22, 2004 Page 3 Landscaping As a result of the new guard house and widened drive aisle, two (2) existing mature Schinus Molle (Pepper) trees, two (2) Eucalyptus trees installed at five (5) gallons, one (1) Raphiolepis (shrubs), and Myoprum Pacificum (groundcover) will be removed; three (3) - thirty-six (36) inch box Schinus Molle will be installed to replace the trees. In addition, a variety of shrubs and groundcover will also be planted including: Waxleaf Privet, Indian Hawthorn, Rose, Big Blue Lily Turf, Kangaroo Paw, Dwarf Tobira, Variegated Tobira, Star Jasmine, and Marathon II turf. Utility Easement An existing Irvine Ranch Water District (IRWD) sewer line is located within the entry drive aisle on Hannaford Drive, including a manhole cover located in the proposed landscape island between the visitor and residents' lanes. The manhole cover will be raised to the height of the new landscape island and will have only groundcover within ten (10) feet of the manhole. In a letter dated July 26, 2004 (Attachment D - IRWD Letter), IRWD has reviewed accepted the new lane configurations and landscape island location. ANAL YSIS A decision to approve the proposed project may be supported by the following findings: . The proposed use is accessory to the primary residential use of the property. . The proposed placement and design is appropriate to the setting in that the building will be located in a landscaped area near the existing vehicle gates and incorporate residential features including the same stacked stone veneer as the existing walls and gates, dark stained wood rafter tails, lintels, beams, and a front entry French-style door. . The proposed project would not have a negative effect on surrounding property owners since the guard house would be located at least eighty-five (85) feet from the nearest residential property and seventy (70) feet from Pioneer Middle School. Given the distance of the guard shack to other uses, no traffic circulation or noise impacts are anticipated. . The proposed project would not impact the availability of emergency access or utility maintenance access since the vehicle lanes would be designed per the Orange County Fire Authority's minimum lane width requirements and access to utility easements would continue to be maintained. !/4#d: Matt West Associate Planner Design Review 04-007 November 22, 2004 Page 4 Attachments: A - Location Map B - Land Use Application Fact Sheet C - Submitted Plans and Elevations D - Letter from Irvine Ranch Water District, dated July 26, 2004 E - Resolution No. 3937 ATTACHMENT A LOCATION MAP LOCATION MAP PROJECT NO. ADDRESS ~-" ,/~' ~ Î , ,", .- 0 i. ;, ol,~ i~~' f)~. (f j( l~ ,I mrnd~ /,.. ~'=J ~;f/I . ~tl ( :. 0 i -~ ~ '~ìf;:,-,2:..." ~"'Y/,/~ . I[~~~- I ~ff ~~ ~n ~~~\~115 > 1- ~ . lfJU 11B1t~ ~.~ ~ I~ ~~(12/~~1. 1=1 "¡~'- " 11] ~'",'; ~~~~~~,,~l II£.I.L- ' ; c:; ~o.~ \'8 :r " - !- ";1 ~; '/ ~),," ~ ',&V"'f:J ~7J If y y. W' . ~ :t: "'1 , .~ i~a;:-~.~~ "I ¡JTIW~ :~' "f~ ~ ~ -~'i= W~),~ -~~, ~~ if ~ DR 04~OO7 LOCATION: 2555 Hannaford Drive (Lot B atTract 15563) REQUEST: TO CONSTRUCT A 199 SQUARE FOOT GUARD HOUSE FOR THE TUSTIN RANCH ESTATES AT 2555 HANNAFORD DRIVE - ~ ...~"" ~¿' ::0.; 0'- ..' w' ,1 "'> ',~i \~\ '"", (tÊ" ' " KJ /1>,' '" "=,"<:\<1'/ .i' ,.~"':.)~'l¡ ,,'~,> ',. ,d"O """6:,'» '-::: ' . ill. " <"';'.~/' '"..! '.... , ¡Z"~ '~;. ...lñ' "/ 4 'i i..ç;:' ,; ("'<8-H; , ", ".{/ '00 ~ ; /", , ~, '\ H~<;~'~," ~ 'to. ~~' /?;;;.,o;~:-.~~:~~:~{:::~ .-< ""0 / "'~ //,"'" ./ ~ . ~ £~~ ,,- ~ ~~g ':p;u. ~.~ þ '>ß ~ ,~.<~! / ",", '. . ~VJ "?/ />(7'::'-" éY"~" ", f,~' !. ""'/ '\ "< ! , . , - ---- /;- " !l '1¡. ! I ';,. f!! I .:,:;:i'c"¿¡~~"'¡j>' ,'~ . (\ \~ ,f '~" \ of \ ..~{ ,,'"- j",> .I" .. '~'i;~~ ,f .....~',.'" <it' ,." ~ ,\f~u ",n", , .f ¡>~).'u,u:.uu.., ý:. ~ "", ¡ K"'/, ..'j<{!"".' \\, 1 !' §"f) ~ \~,// ,~;- -- / . {(:;( .,~:l!:~// ,,( / iif! "", \. ~ (Property Owner/Applicant: Tustin Ranch Estates Homeowners Association) "" \ . , . "..., """" ",.. u \ \ \ "". 9. . . . Ii i ~ J.?~ \ ~ <0 ~ Ill? "'" ~ ~ ~ ;;;;,,~- ,-"",,' II""", ,n - u<,:,~/_\.. \ "'" .......... \!! (f \; ì) ; "... -- "0 "\: J' ~#.~~ of"'" , y "'~;¡ ~':J ~~ ATTACHMENT B LAND USE APPLICATION FACT SHEET LAND USE APPLICATION FACT SHEET 1, LAND USE APPLICATION NUMBER(S): CUP 04-007 2, LOCATION: Southern Terminus of Pioneer Road 3, ADDRESS: 2555 Hannaford Drive 6, LOT: §. TRACT: 15563 5, APN(S): 502-522-58 PREVIOUS OR CONCURRENT APPLICATION RELATING TO THIS PROPERTY: Master Tract 4. 7. Map 14396, Tentative and Final Tract Map 15563. DR 88-67. MA 99-01. DR 00-024. AA 00-001. SURROUNDING LAND USES: NORTH: EI Dorado (Tract 14410) and Peters Canyon ReQional Park SOUTH: Treviso (Tract 15506). a vacant parcel. and Pioneer Middle School EAST: Pioneer Middle School WEST: County of OranQe boundary line 8. SURROUNDING ZONING DESIGNATION: NORTH: PCR & PCCF SOUTH:PCR EAST: PCR WEST: Countv (Residential) 9, SURROUNDING GENERAL PLAN DESIGNATION: NORTH: Planned Community (PC) Residential & PC Public/Institutional SOUTH: PC Residential EAST: PC Residential WEST: PC Residential 10. SITE LAND USE: C. GENERAL PLAN: PC Residential PROPOSED GP: N/A DEVELOPMENT FACTS: D, PROPOSED: N/A ZONING: PCR A. EXISTING: Planned Community Residential B, PROPOSED ZONING: N/A 11. LOT AREA: 90.299.88 S,F. 2.073 ACRES 12, BUILDING LOT COVERAGE: N/A MAX, PERMITTED N/A PROPOSED 13. SITE LANDSCAPING: N/A REQUIRED N/A PROPOSED 14. OPEN SPACE: N/A REQUIRED N/A PROPOSED 15, PARKING: N/A REQUIRED 1. PROPOSED 16, BUILDING HEIGHT: N/A REQUIRED 19 FT. PROPOSED 17. BUILDING SETBACKS: REQUIRED PROPOSED FRONT: N/A N/A SIDE: N/A N/A REAR: N/A N/A 18. OTHER UNIQUE CONDITIONS ASSOCIATED TO THE PROPERTY (I.E, SPECIAL STUDY ZONES, EASEMENTS, ETC,) N/A Forms: LandUseApplicationF actSheet ATTACHMENT C SUBMITTED PLANS AND ELEVATIONS ~ ¡;/~~~ J'~ '\ .# ~4. 'I ~f/~ I di' t ¿" ¡ // /' \ .1 Ii. I I :' I :' :Iel h ! ~I ~ d f ~ ~ I; ~ ~ i ¡1( í ~I~ sqdiHdih ~ ¡ ~ i 5 3 ~ I . i ~ ~ B~ ~~~ ~ ~ I ~ ~ i h ! II ~ ~ ~ni~ i ! ; " I h:d i ! I rJ\° . ~i " ;/ // d¡ ) ',~ 51 ~ ~~e / r;l '" '<t Ö ...J \\l <1 , } -..I~' i.,. í~# 'N ',OCZ" J' <J 4, " , , ~ b' l- I /I,". ¡. 0 ,'V .~ ...J I <J4, ' -Þ\ ~ / .1 <J / Ii. / m..' . ~ <J ..~ -'Z UU) ~j c:I: It) Ii: II. a:: It) ~i ... .... Z i5 . 8~ 0 :XII) Z6 :z: CI = ;:) II) '>'~ Ii~ ~! I, \ ß,¡, 'V <;;' l .... '<t Ö ...J "'"i ~~ õH ...Ii .. iDf ~~ en. s J IIJ) 'V rr.,< HLCI~:-;SLD WOOl) WI NDO\VS LEFT BOOSTL\) SPANISII TilL HO( ) , ë;> ~ ....i Z ....i ~ <1' .J ^ ! ,VOOD \\ OOD I HA~;( 'H l)C)OI> 13,\ 'i ' , , WI NDO\\ FRONT :::0::: -0 :-0 30 , ~ « ~ cc: , I ~I I i I ~ " 3 \ :- .,.' :1.("'",',',','""",,,-,,-,',)"" :\'~,8 "~-) \ ", - ~- ---.11 I ".t. , >- c:: <1' 0:- 7,;:::: O;.;.¡ -.) ;.;.¡ if) , "z-.m , RIGHT LXIS'!'I (,'\11 z < ....J 0... SIO N L ('0 MA'¡CII r::\ISTING WALL c.:: 0 0 ......J - REAR ATTACHMENT D LETTER FROM IRVINE RANCH WATER DISTRICT, DATED JULY 26, 2004 OT-Z9-Z004 10: 1 T FROM-MDS CONSULTING +909 340 9Z05 T-65T p, OOZ/OOZ F-496 ImlNE RANCH WATER DISTRICT 1SfOO sang CwlyOIl Av&., p.o. Bole 5'lOOO, Irvine, CA 92619-7000 (949) 45H300 July 26, 2004 TR15563 Mr. Ed Lenth MDS Consultina 17320 Redhill Avenue, Suite 350 Irvine, CA 92614 Subject: Guardhouse Grading Plan for Tract 15563 on Pioneer Road Dear Mr. Lenth; I have reviewed the revised Conceptual Grading Plan for the guardhouse at the entry for Tract 15563 on Pioneer Road. You have made all the adjusnncntS and correction that were requested from the initial review. The conceptual plan is hereby accepted by Irvine Ranch Water District. If you need any further information or have additional questions, please call me at (949) 453-5595. Cc: Steve Malloy, IRWD project chron RECEIVED JUL 2 9 2004 COMMUNITY DEVElOPMENT BY ATTACHMENT E RESOLUTION NO. 3937 RESOLUTION NO. 3937 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 04-007 TO CONSTRUCT A 199 SQUARE FOOT GUARD HOUSE FOR THE TUSTIN RANCH ESTATES AT 2555 HANNAFORD DRIVE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A, A proper application, Design Review 04-007, was filed by the Tustin Ranch Estates Homeowners Association to construct a 199 square foot guard house for the Tustin Ranch Estates at 2555 Hannaford Drive on common area Lot B of Tract 15563 within the East Tustin Specific Plan Estate Density Residential zoning district and the Planned Community Residential General Plan land use designation. That the proposed project is located in the Planned Community Residential (PCR) zoning district where the Director of Community Development has determined that accessory residential uses on separate lots require design review approval by the Planning Commission and within the "Planned Community Residential" land use designation of the General Plan, which provides for residential development including accessory uses and structures. 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. B, C, That the Planning Commission considered the application on November 22, 2004. Pursuant to Section 9272 of the Tustin Municipal Code, the Planning Commission finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Commission has considered at least the following items: D. 1. 2. 3. 4. 5, 6. Height, bulk, and area of buildings, Setbacks and site planning. Exterior materials and colors. Type and pitch of roofs. Size and spacing of windows, doors, and other openings. Towers, chimneys, roof structures, flagpoles, radio and television antennae. Location, height, and standards of exterior illumination. Landscaping, parking area design, and traffic circulation, 7. 8. Resolution No. 3937 Page 2 9. Location and appearance of equipment located outside an enclosed structure. Location and method of refuse storage. Physical relationship of proposed structures to existing structures in the neighborhood, Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. Proposed signage, Development Guidelines and criteria as adopted by the City Council. 10. 11. 12. 13, 14, In addition, the proposed placement and design is appropriate to the setting in that the building will be located in a landscaped area near the existing vehicle gates and incorporate residential features including the same stacked stone veneer as the existing walls and gates, dark stained wood rafter tails, lintels, beams, and a front entry French-style door. The proposed use is accessory to the primary residential use of the property. E. The proposed project would not have a negative effect on surrounding property owners since the guard house would be located at least eighty- five (85) feet from the nearest residential property and seventy (70) feet from Pioneer Middle School. Given the distance of the guard shack to other uses, no traffic circulation or noise impacts are anticipated, F. The proposed project would not impact the availability of emergency access or utility maintenance access since the vehicle lanes would be designed per the Orange County Fire Authority's minimum lane width requirements and access to utility easements would continue to be maintained. G, The project is categorically exempt pursuant to Section 15303 (Class 3) of the California Environmental Quality Act. H. The Planning Commission hereby approves Design Review 04-007 to construct a 199 square foot guard house for the Tustin Ranch Estates at 2555 Hannaford Drive on common area Lot B of Tract 15563, subject to the conditions contained within Exhibit A attached hereto, II. Resolution No. 3937 Page 3 PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 22nd day of November, 2004. JOHN NIELSEN 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 City of Tustin, California; that Resolution No. 3934 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 22n day of November, 2004. ELIZABETH A. BINSACK Planning Commission Secretary GENERAL (1 ) 1.1 (1 ) 1.2 (1 ) 1.3 (1 ) 1.4 (1 ) 1.5 EXHIBIT A RESOLUTION NO. 3937 DESIGN REVIEW 04-007 CONDITIONS OF APPROVAL The proposed project shall substantially conform with the submitted plans for the project date stamped November 22, 2004, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. The Director of Community Development may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code. This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. All conditions in this Exhibit shall be complied with prior to issuance of building permits or as specified, subject to review and approval by the Community Development Department. Approval of Design Review 04-007 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. As a condition of approval of Design Review 04-007, the applicant shall agree, at its sole cost and expense, to defend, indemnify, and hold harmless the City, its officers, employees, agents, and consultants, from any claim, action, or proceeding brought by a third party against the City, its officers, agents, and employees, which seeks to 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. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY (2) CEQA MITIGATION REQUIREMENTS (3) UNIFORM BUILDING CODE/S (6) LANDSCAPING GUIDELINES (4) DESIGN REVIEW (7) PC/CC POLICY *** EXCEPTIONS Exhibit A Resolution No. 3937 Page 2 (1 ) (1 ) 1.6 1.7 BUILDING (1 ) (1 ) (1 ) 2.1 2.2 2.3 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, Any violation of any of the conditions imposed is subject to the payment of a civil penalty of $100,00 for each violation, or such other amounts as the City Council may establish by ordinance or resolution, and for each day the violation exists, subject to the applicable notice, hearing, and appeal process as established by the City Council ordinance, The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. At the time of building permit application, the plans shall comply with the most recently adopted codes. The City is currently using the 2001 California Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 California Plumbing Code (CPC), 2001 California Electrical Code (CEC), California Title 24 Accessibility Regulations, City Ordinances, and State and Federal laws and regulations, Building plan check submittal shall include the following: . Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. . Two (2) copies of structural calculations, . Two (2) copies of Title 24 energy calculations. . Elevations that include all proposed dimensions, materials, colors, finishes, and partial outlines of adjacent buildings on-site and off-site where applicable. . Details for the proposed windows and doors. . The location of any utility vents or other equipment shall be provided on the roof plan. . Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. The plans submitted shall indicate that restroom and guard house are accessible to persons with disabilities as per State of California Accessibility Standards (Title 24), Vehicle parking, primary entrance to the guard house, and sanitary facility shall be accessible to persons with disabilities, Exhibit A Resolution No, 3937 Page 3 (1 ) 2.4 ENGINEERING (1) 3.1 (1) 3.2 (1) 3.3 Prior to permit issuance, clearance from the Orange County Fire Authority shall be required. Any damage done to existing street improvements and utilities shall be repaired prior to final inspection for the project. Prior to any work in the public right-of-way, an Encroachment Permit must be obtained from and applicable fees paid to the Public Works Department. The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the project applicant is required to comply with Section 4327 of the Tustin City Cod which details requirements for developing and implementing a Waste Management Plan. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 4.1 The minimum width of the access roadway leading into the residential development shall be maintained at thirteen (13) feet. USE RESTRICTIONS (***) 5.1 (1 ) 5.2 (1 ) 5.3 The guard house shall be operated daily, twenty-four (24) hours a day, by a maximum of one (1) guard per shift, All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to th~ provisions of the Tustin Noise Ordinance and shall take place only between the hours of 7:00 a.m. and 6:00 p.m., Monday through Friday, and between 9:00 a.m. and 5:00 p.m. on Saturday, unless otherwise determined by the Building Official. Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. ARCHITECTURE (4) 6.1 All exterior treatments shall be consistent with the submitted color/material samples and noted on all construction plans and elevations submitted for Building Permit Plan Check, subject to review and approval by the Community Development Department at final inspection, A high quality of features, materials, and colors shall be used on the building and maintained on an ongoing basis. Any changes to colors or materials during construction or operation shall be approved in writing by the Community Development Department prior to installation, Exhibit A Resolution No. 3937 Page 4 (4) 6.2 LANDSCAPING (1 ) 7.1 (1 ) 7.2 FEES (1 ) 8.1 No exterior down spouts or roof scuppers shall be permitted, All roof drains shall utilize interior piping, but may have exterior outlets at base of buildings. 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 site shall be landscaped consistent with the City's Landscaping and Irrigation Guidelines and the approved set of plans dated November 22, 2004. 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, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of dead or diseased dying plants, The sizes and quantities of the landscaping shall be continually maintained or replaced if unhealthy, All trees and landscaping within the site shall be maintained in a healthy and vigorous condition, Unhealthy or dead trees shall be replaced within seventy-two (72) hours upon notification by the City. Prior to issuance of any permits, the applicant shall pay the following fees. Payments will be required based upon the rate in effect at the time of permit issuance and are subject to change. A. All applicable Building plan check and permit fees shall be paid to the Community Development Department. All applicable Grading plan check and permit fees shall be paid to the Community Development Department. Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. Major Thoroughfare and Bridge Fees to the Tustin Public Works Department prior to building permit issuance, The current fee is $3.44 per square foot of new building area, School facilities fee to the Tustin Unified School District subject to any agreement reached and executed between the District and the applicant. Water and sewer connection fees to the Irvine Ranch Water District at the time a building permit is issued. B. C, D. E. F, Exhibit A Resolution No. 3937 Page 5 G. 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 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,