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HomeMy WebLinkAboutPC RES 378710 ]3 14 20 3.4 ?-5 2.7 RESOLUTION NO. 3787 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 00-046, HILLSIDE REVIEW 00-001, AND ADMINISTRATIVE ADJUSTMENT 01-001 FOR CONSTRUCTION OF TWENTY-TWO (22) RESIDENTIAL UNITS AND AN INCREASE IN HEIGHT OF PILASTERS AT THE SECONDARY ENTRANCE TO A MAXIMUM HEIGHT OF NINE.(9) FEET. The Planning Commission of the City of Tustin does hereby resolve as follows: The Planning Commission finds and determines as follows: A. That proper applications for DeSign Review 00-046, Hillside Review 00-001, and Administrative Adjustment 01-001 were filed by Standard Pacific Homes requesting approval for development of 22 Estate (E) density single-family detached units and increase in height of pilasters at the secondary entrance to a maximum of nine (9) feet; Bo The proposed project is consistent with the policies of the East Tustin Specific Plan and the General Plan land use designations "Planned Community Residential" which provides for policies and guidelines for planned residential development. 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, Pursuant to the East Tustin Specific Plan, an increase of twenty percent (20%) in the maximum permitted height of a fence or wall of seven feet' six inches (7'-6") requires approval of an Administrative Adjustment that may be granted by the Community Development Director and has been deferred to the Planning Commission for consideration; D, That the Planning Commission considered the project on May 14, 2001; Eo Pursuant to the East Tustin Specific Plan and 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: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. l0 14 l? 20 ?-4 ?-5 ?-6 2'/ Resolution 3787 Page 2 Fo Go H, 6. Towers, chimneys, roof structures, flagpoles, radio and television antennae. 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Proposed signage. 14. Development Guidelines and criteria as adopted by the City Council; The proposed subdivision and development complies with the East Tustin Specific Plan land use designation and development standards for the project site; The proposed project will not have a negative effect on the surrounding properties or owners in that sufficient infrastructure will be developed to support the development such as roadways and utilities and the site layout and massing, scale, and architectural design of the proposed residences are compatible with the setting and similar to other residential tracts in the area; That pursuant to Section 3.13.2 of the East Tustin Specific Plan and Section 9299(C)(3) of the Tustin City Code, there are special circumstances regarding the size, configuration, topography and surroundings of the subject property in that the project site is located within the East Tustin Specific Plan Hillside District and comprised of steep slopes and grades. The increased height of the entry pilasters and fencing is necessary to ensure their effectiveness in directing access to the gated community given the sloped configuration of the entry area. Granting the adjustment would not be a grant of special privileges in that other properties in the vicinity with similar site constraints have been granted similar adjustments. Considering the width of the entrance, the proposed height of the gates and fencing would be appropriate; The Planning Commission finds that open access at secondary accesses should be preserved and maintained in accordance with the two initial phases of the project. Installation of locking devices to limit pedestrian access may considered by the City Council in Resolution 3787 Page 3 J. Ko conjunction with a comprehensive pedestrian access policy for the East Tustin Specific Plan area; and, That the proposed grading is in compliance with the guidelines noted in Section 2.15 of the East Tustin Specific Plan for Hillside development in that the grading of sloped areas has been designed to blend with the natural character of the hillsides. That Planning Commission has approved a Final Negative Declaration for the project in conformance with the requirements of the California Environmental Quality Act. l0 l! II. The Planning Commission hereby approves Design Review 00-046, Hillside Review 00-001, and Administrative Adjustment 01-001 authorizing development of twenty-two (22) Estate (E) density single-family detached units and an increase in the allowable height of seven feet six inches (7'-6") to nine (9) feet for pilasters at the secondary entrance, subject to conditions contained in Exhibit A attached hereto. 14 20 PASSED AND ADOPTED at a regular meeting of the Tustin Planning Commission, held on the 14th day of May q~E$"I..IE A. PONTTOUS ELIZABETH A. BINSACK Planning Commission Secretary Chairperson 24 ?-6 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, ELIZABETH A. BINSACK, the undersigned, hereby certify that I am the Secretary of the Planning Commission of the City of Tustin, California; that Resolution No. 3787 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of May, 2001. ELIZABETH A. B NSACK Planning Commission Secretary EXHIBIT A- CONDITIONS OF APPROVAL DESIGN REVIEW 00-046, HILLSIDE REVIEW 00-001 AND ADMINISTRATIVE ADJUSTMENT 01-001 MAY 14, 2001 GENERAL (I) 1.1 The proposed use shall substantially conform with the submitted plans for the pFoject date stamped May 14, 2001, 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 als° 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. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with as specified or prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 Approval of Design review 00-046, Hillside Review 00-001 and Administrative Adjustment 01-001 will become null and void in the event that City Council does not approve Tentative Tract Map 15993. 1.4 The subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within eighteen (18) months of the date of this Exhibit. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.5 Approval of Design Review 00-046, 'Hillside Review 00-001, and Administrative Adjustment 01-001 is contingent upon the applicant returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the properly 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. (1) 1.6 The applicant shall hold harmless and defend the City of Tustin from all claims and liabilities arising out of a challenge of the City's approval of this project. SOURCE CODES (1) STANDARD CONDITION (2) (3) (4) (5) REQUIREMENT CEQA MITIGATION (6) UNIFORM BUILDING CODE/S (7) DESIGN REVIEW *** RESPONSIBLE AGENCY LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTION Exhibit A Resolution 3787 Page 2 (*) 1.7 (*).. (1) 1.9 PLANNING (*) 2.1 (4) 2.2 (4) 2.3 (6) 2.4 (2) 2.5 Prior to issuance of building permits, Final Tract Map 15993 shall be recorded pursuant to the requirements of Resolution No. 3782. All conditions of approval of Resolution No. 3782 shall be complied with prior to issuance of building permits. Any violation of any of the conditions imposed is subject to the imposition of a civil penalty of $100.00 for each violation and 'each day the violation exists. The applicant shall be responsible and agrees to pay for costs associated with any necessary code enforcement action. All lot configurations and structures shall meet the Estate'(E) residential density development standards as set forth in Section 3.6.3 (A2) of East Tustin Specific Plan (ETSP).. Public information signs (trespassing, security, etc.) installed on fencing or other structures visible from public rights-of-way shall be designed with size, color, and materials that complement the design features of the development and neighborhood subject to review and approval of the Community Development Department. Temporary perimeter chain link or barbed wire fencing shall be removed by the applicant upon completion of the project. Masonry block walls and wrought iron fencing for the project shall be installed in accordance with the submitted site plan' Installation of perimeter and .interior fencing requires approval of the Community Development Department and obtaining a building permit. Prior to issuance of building permits, a detailed landscaping plan shall be submitted for review and approval which demonstrates compliance with Landscape and Irrigation Guidelines for enhanced "natural landscaping areas" with additional trees and shrubs to minimize the weedy appearance of natural Vegetation in the areas visible from Peters Canyon Road and residential areas within the County of Orange. Graded and cut/fill areas where structures or improvements are not considered shall be replanted with consideration given to the use of drought tolerant plan materials. A note shall be placed on the grading plan stating that all terrace drains and down drains shall be tinted with a permanent earthtone pigment prior to pouring. Exhibit A Resolution 3787 Page 3 (2) 2.6 Consistent with the Tree Preservation Survey Plan prepared by Integrated Urban Forestry, Inc., dated April 2001, a total of 4,517 eucalyptus trees shall be preserved within Tract 15593, consistent with Tentative Tract Map 14396. In addition, a minimum of 1,500 additional trees (Sycamore and California Pepper trees) shall be planted within Tract 15993 to enhance the open space areas. A final certification of the number of trees preserved and installed within Tracts 15563, 16184, and 15993 shall be submitted upon completion of the project prior to final inspection of the landscaped areas of Tentative Tract 15993. If fewer than 20,000 trees are identified, the applicant shall install additional trees in Tract 15993 to equal 20,000 trees as required for Master Tract 14396 containing Tracts 15563, 16184, and 15993. (2) 2.7' All conditions of approval related to mitigation measures identified in the Tree Survey and Analysis, for Sector 4 and 5 of East Tustin Specific Plan, prepared by Integrated Urban Forestry, December 1990 and updated July 1997, shall be implemented and incorporated in the landscaping plans. The reforestation plan for the entire site (previously approved as Master Tract 14396 and subsequently divided into three phases of Tract 15563, 16184, and 15993 shall contain a minimum of 20,000 trees to replace the previously existing 20,000 trees on the site. (4) 2.8 Streets with street parking shall be designed with a minimum width of thirty- six (36) feet flow-line to flow-line for parking on two sides and thirty-two (32) feet flow-line to flow-line for parking on one side. A five-foot sidewalk shall be installed' on one side of the private roads in accordance with the City's Private Improvement Standards subject to final approval of the Building Official and the City's Traffic Engineer. Forty four-(44) on-site guest parking spaces' shall be provided on private streets at a rate of two (2) spaces per unit within a reasonable distance to the unit served. The location of these spaces shall be shown on the street improvement plans and subject to review and approval of Community Development Department. (1) 2.9 i The applicant shall close and convert, the model homes to occupancy within 90 days from the last home sale (deed recordation) of the same style home. 2. o Mechanical equipment such as, but not limited to, heater and filter units, pump units, air conditioning condensers and similar devices shall be screened from street view. (1) 2.11 Exterior elevations of the building shall indicate all exterior colors and finishes and any fixtures or equipment to be located on the roof of the building, equipment heights and type of screening. All roof mounted equipment, vents, exhausts or other roof penetrations shall be located a minimum of 6 inches below the top of parapets. Exhibit A Resolution 3787 Page 4 (1) 2.12 All exposed metal flashing or trim shall be painted to match building. (1) 2.13 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. (1) 2.14 Provide exact details of all exterior door and window types, including, but not limited to, such details as frame color and glass tint. USE RESTRICTIONS (1) 3.1 The applicant shall disclose to the homebuyers that Plan 2 and 3 are designed with an independent studio/bedroom that would require recordation of a deed restriction to ensure that no portions of the detached portion of the residence would be used as a second unit. The applicant shall record a "Declaration of Use Restrictions" for Plan 2 and 3 models (Lots 1, 2, 4, 5, 6, 8, 9, 11, 12, 14, 15, 17, 18, 19, 20, and 22)to prevent the detached portion of the home from being used as a second unit prior to issuance of Certificate of Occupancy and recordation of the Final Map or whichever is first. The applicant shall submit a deed restriction for review and approval by the City Attorney and Community Development prior to recordation or whichever is first. (*) 3.2 The Administrative Adjustment authorizes a twenty percent (20%) increase in the overall height of the pilasters. Walls and pilasters at the entry gate shall be designed with a maximum height of nine (9) feet. (*) 3.3 Open pedestrian access at the entrance from Peters Canyon Road to the site shall be provided at all times. Locking devices may be installed on pedestrian gates consistent with any future pedestrian access gate policy considered by the City Council. BUILDING (1) 4.1 Specifications at Building Permit plan check submittal shall reflect materials call-outs on all elevations with applicable details and notes added to comply with all applicable building codes and city ordinances. (3) 4.2 All new glass do'ors and windows, in or adjacent to doors, shall be tempered per UBC Section 2406.4. (1) 4.3 Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, the street number shall be displayed in a prominent location on the street side of the residence. The numerals shall be no less than four (4) inches in height and shall be of contrasting color to the background to which Exhibit A Resolution 3787 Page 5 they are attached and illuminated during hours of darkness (six inches in height for commercial). (1) 4.4 Indicate on the title sheet the applicable codes, City, State and Federal laws and regulations to include: · 1997 Uniform BUilding Code with California.Amendments; · 1997 Uniform Mechanical and Plumbing Codes with Amendments; · 1996 National Electrical Code with California Amendments; · City of Tustin Grading and Security Ordinance; · City of Tustin Landscaping and Irrigation Guidelines; and, · City of Tustin Private Improvements Standards. California (3) 4.5 Prior to issuance of a building permit, the applicant shall submit plans demonstrating compliance with the Energy Conservation Standards set forth in Title 24 of the California Administrative Code. Energy conservation techniques shall be considered, and insulation of walls, ceiling, and floors be required, and energy efficient lighting shall be used. GRADING/GENERAL All sloped areas shall be planted and treated for erosion control in the form of revegetation mats or hydroseed to minimize erosion and control run-off immediately following completion of grading of each slope in accordance with the City's Grading Manual and subject to approval of the Community Development Department. Erosion control measures shall be in place on all slopes prior to planting as recommended by a soils engineer and landscape architect and approved by the Community Development Department. Plants selected and planting methods shall be suitable for soil and climatic conditions and validated by a landscape architect and soils engineer. (1) 5.2 Prior to. issuance of grading permits, a detailed soils engineering report shall be submitted to and approved by the Building Official conforming to the requirements of the Uniform Building Code, City grading requirements, and all other applicable State and local laws, regulations, and requirements. (1) 5.3 The applicant shall submit a grading plan subject to approval by the Department of Community Development delineating the following information' 1. Methods of drainage in accordance with all applicable City standards. Exhibit A Resolution 3787 Page 6 (1) 5.4 (1) 5.5 (1) 5.6 (1) 5.7 (1) 5.8 (1) 5.9 , A drainage plan and necessary support documents, such as hydrology calculations, to comply with the following requirements' a. Elimination of any sheet flow and ponding. b. Provision of drainage facilities to protect the lots from any high velocity scouring action. The grading plan should include the final pad/finished floor elevations and key elevation for all site grading. All pad elevations to be a minimum of 1.0 foot above base flood elevation as defined by FEMA. A note shall be placed on the plans that a qualified paleontologist/archaeologist, as appropriate, shall be present during rough grading operations. If resources shall be excavated or preserved as deemed appropriate or as recommended by the paleontologist/ archaeologist subject to review and approval by the Departments of Public Works and Community Development, all finds shall be reported immediately to the Department of Community Development. The paleontologist/archaeologist shall attend the pregrade construction meeting to ensure that this condition and necessary procedures in the event of a "find" are explained. The applicant shall prepare a revised sedimentation and erosion control plan for ali construction work related to the subject tract including a method of control to prevent dust and windblown earth problems. Said plan shall be reviewed and approved by the Community Development Department. Grading of the hillside areas shall be consistent with the East Tustin Specific Plan Hillside District, Tustin Grading Ordinance, and Grading Manual. Cut and fill slopes in excess of 200 feet in length should have curvilinear configurations consistent with recommendations of the soils engineer and engineering geologist. The bank and/or top of slope shall be curved in a convex or concave manner to provide a variety of slope ratios. A variety of slope ratios and horizontal radii shall be used to blend manufactured slopes into the adjoining natural terrain to provide adequate transition and to avoid abrupt changes between manufactured and natural slope banks. At intersections of manufactured and natural slopes, a gradual transition or rounding of contours with a minimum radius compatible with the existing natural terrain shall be provided. Exhibit A Resolution 3787 Page 7 (i) 5. o Prior to issuance of a rough grading permit on the site, the subdivider shall execute and implement a Slope Repair Agreement as required by the City's Grading Manual for new proposed slopes and slopes currently covered under the Slope Repair Agreement for Tract 13627, subject to review and approval of the City Attorney and Community Development Department. (1) 5.11 Prior to issuance of grading permits, the applicant shall submit and obtain approval of the Community .Development and Public Works Departments for a Water Quality Management Plan (WQMP) specifically for 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 location(s) of structural BMPs. The property owner and applicant shall be responsible for implementing the provisions of the WQMP on an on-going permanent basis. (1) 5.12 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent under the National Pollutant Discharge Elimination Source (NPDES) State General Permit for Construction Activities from the California Regional Water Control Board. Evidence that this has been obtained shall be submitted to the Building Official. (1) 5.13 A variety of best management practices shall be implemented during construction to prevent wastes .or pollutants from moving off-site during a storm. Potential pollutants include, but are not limited to, 'paints, stains, sealants, glues, fuels, oils, lubricants, fertilizers, etc. Use and disposal of such materials shall occur in a specified and controlled temPorary area on-' site, which is physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and federal regulations. (1) 5.14 Earth, sand, gravel, stone, or other excavated materials or debris may not be deposited or moved so as to cause the same to be deposited upon or roll, blow, flow, or wash upon or over any public place or right-of-way or the premises of another without the express written consent of the owner. When loading or transporting any ear[h, sand., ground, rock, stone or other excavated material or debris, such material shall be prevented from blowing or spilling, onto the public right-of-way or adjacent private property. The applicant shall be responsible for maintaining public right-of-way in a condition reasonably free of dust, earth, or debris attributed to the grading operation. If any debris deposited within the right-of-way or adjacent Exhibit A Resolution 3787 Page 8 (1) 5.16 (1) 5.17 (1) 5.18 (1) 5.19 (1) 5.20 (1) 5.21 (1) 5.22 (1) 5.23 (1) 5.24 property, the applicant shall be responsible for removing the material immediately. All slopes shall be planted and maintained by a system of irrigation designed to cover all portions of slope after rough grading. A note shall be provided on final plans that a six (6) foot-high chain linked 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. The applicant/construction project 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. In addition, noise generated from construction activity shall comply with Tustin City Code, Noise Control, Chapter 6. Construction activity dust generation shall be reduced through regular watering as required by SCAQMD Rule 403. Submit twenty-four' inch by thirty-six inch (24" x 36") street improvement plans showing all construction, which pertain to on-site/private streets. These plans must be prepared by a California Registered Civil Engineer and submitted to the Community Development Department for review and approval. The engineer of record must submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. The engineer of record must submit a letter of pad certification to the Building Division for review and approval prior to the issuance of a building permit. Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site private Improvement Standards. All pavement "R" values shall be reviewed and approved by the Community Development Department in accordance with Construction Standards for Private Streets, Storm Drain and On-Site Private Improvements. A surety/cash bond will be required' to assure work is completed in accordance with approved plans. Bonds will be based upon the estimated cost of the grading, drainage, and erosion control prior to the issuance of a grading permit. Exhibit A Resolution 3787 Page 9 (1) 5.25 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; Final pad/finished floor elevations and key elevations for all site grading. All pad elevations to be a minimum of 1.0 foot above base flood elevation as defined by FEMA; and, Ali flood hazards of record. (1) 5.26 Prior to issuance of grading permits, the subdivider shall post with the Community Development Department a minimum $2,500 cash deposit or letter of credit to guarantee the sweeping of streets and clean-up of streets affected by construction activities. In the event this deposit is depleted prior to completion of development or CitY appearance of public streets, an additional incremental deposit will be required. ORANGE COUNTY Fi'RE AUTHORITY (5) 6.1 FP1 Fire Hydrants A) Prior to the issuance of a building permit, the applicant shall submit to the Qrange County Fire Authority evidence of the on-site fire hydrant system and indicate whether it is public or private. If the system is private, the system shall be reviewed and approved by the Orange County Fire Authority prior to issuance of a building permit. B) Prior to the issuance of any certificate of use and occupancy, all fire hydrants shall have a blue reflective pavement marker indicating the hydrant location on the street or drive per the Orange County Fire Authority Standard as approved by the Orange County Fire Authority. These markers are to be maintained in good condition by the property owner. (5) 6.2 FP2 Water Availability Prior to the issuance of a building permit, the applicant shall provide evidence of adequate fire flow. The Orange County Fire Authority Water Availability for Fire Protection form shall be signed by the applicable water district and submitted for approval to the Orange County Fire Authority. If sufficient water to meet fire flow requirements is not available, an automatic fire extinguishing system may be required in each structure affected by insufficient fire flow. Exhibit A Resolution 3787 Page 10 (5) 6.3 (5) 6.4 (5) 6.5 FP4 Fire Access Roads. A) Prior to the issuance of any grading permits, the applicant shall submit and obtain approval of plans for all roads, streets, and courts, public or private, from the Orange County Fire Authority in consultation with the City staff. Proposed street parking will have to be evaluated after modifications are made to the island and neckdown issues. The plans shall include the plan view, sectional view, and indicate the grade and width of the street or court measured flow line to flow line. All proposed fire apparatus turnarounds shall be approved by the Orange County Fire Authority, and if needed, clearly marked when a dead-end street exceeds 150 feet or when otherwise required. The cul-de-sacs shown must have a minimum inside turning radius of 17 feet and outside turning radius of 38 feet. Applicable CC&Rs, or other approved documents, shall contain provisions which prohibit obstructions such as speed bumps/humps, control gates, or other modifications within said easement or access road unless prior approval of the Orange County Fire Authority is granted. FP5 Street Markings A) Prior to the issuance of a building permit, the applicant shall submit plans and obtain approval from the Orange County Fire Authority for fire lanes on required fire access roads less than 36 feet in width. 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 Orange County Fire Authority. B)' Prior to the issuance of any certificate of use and occupancy, the fire lanes shall be installed in accordance with the approved fire lane plan. The CC&Rs, or other approved documents, shall contain a fire lane map and provisions which prohibit parking in the fire lanes. The method of enforcement shall be documented. FP8 Fuel Modification A) 'Prior to the issuance of any precise grading permit, the applicant shall obtain the approval of the Orange County Fire Authority, in consultation with the City staff of a precise fuel modification plan and program. The plan shall indicate the proposed means of achieving an acceptable level of risk to structures by vegetation. B) Prior to the issuance of a building permit, the developer shall have completed, under the supervision of the Orange County Fire Authority, that portion of the approved fuel modification plan determined to be Exhibit A Resolution 3787 Page 11 necessary by the Orange County Fire Authority before the introduction of any combustible materials into the project area. Approval shall be subject to on-site inspection. C) Prior to the issuance of any certificate of use and occupancy, the fuel modification shall be installed and completed under the supervision of the Orange County Fire Authority. Further, the installed fuel modification plant pallet shall be established to a degree meeting the approval of the Orange County Fire Authority. The CC&R's, or other approved documents, shall contain provisions for maintaining the 'fuel modification zones including the removal of all dead and dying vegetation subject to triennial inspections. (5) 6.6 FP9 Access Gates Prior to the issuance of any grading permits, the applicant shall submit and obtain the Orange County Fire Authority's approval for the construction of any gate across required fire authority access roads/drives. The gate opening shall be at least 13 feet in width and allow at least 13 feet 6 inches of vertical clearance. Contact the Orange County Fire Authority at (714) 744-0499 for a copy of the "Guidelines for Fire Authority Emergency Access." (5) 6.7 FP1.0 Combustible Construction Letter Prior to the issuance of a building permit for combustible construction, the .builder shall submit a letter on company letterhead stating that water for fire-fighting purposes and the all weather fire protection access roads shall be in place and operational before any combustible material is placed on-site. Approval shall be subject to an on-site inspection prior to the issuance of a building permit. (5) 6.8 FP3 Automatic Fire Sprinkler Systems A) Prior to the issuance of a building permit, the applicant shall submit plans for a required automatic fire sprinkler system in any residential structure in excess of 5,500 square feet per ordinance or any structure out of the required 150 feet fire department access to the Orange County Fire Authority for review and approval. ~ B) Prior to the issuance of a certificate of use and occupancy, this system shall be operational in a manner meeting the approval of the Orange County Fire Authority. Exhibit A Resolution 3787 Page 12 FEES (1)(5) 7.1 Prior to issuance of any 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. ao 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. Co d, e, go Payment of the Major Thoroughfare and Bridge Fees to the Tustin Public Works Department at the time a building permit is issued. The current fee is $2,785.00 per unit that would increase to $2,847.00 effective July 1, 2001. Payment of water and sewer connection fees to the Irvine Ranch Water District. New development tax is $350.00 per unit. School facilities fee in the amount of $2.05 per square foot. Within fo~-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.