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HomeMy WebLinkAboutPC RES 3964 RESOLUTION NO. 3964 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING DESIGN REVIEW 04-025, AUTHORIZING THE CONSTRUCTION OF NINETY-THREE (93) RESIDENTIAL CONDOMINIUM UNITS AT 1361 EL CAMINO REAL. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Design Review 04-025 was filed by Nevis Tustin, LLC., requesting authorization to construct a ninety-three (93) unit condominium housing project on the property located at 1361 EI Camino Real, known as the southerly half of Lot 31, in the City of Tustin, as shown on the map described as "Plat No.1 of the Ranchos Santiago de Santa Ana and San Joaquin," recorded in Book 5, Page 7 of Miscellaneous Records of Los Angeles County, California. B. That the proposed subdivision is in conformance with the Tustin General Plan and the Multiple Family Residential (R-3) Zoning District which provides for the development of various multi-family dwellings including condominiums, townhomes, apartments, etc. C. That the applicant has requested approval of Vesting Tentative Tract Map 16790 in conjunction with the application for Design Review 04-025. D. That the proposed use is consistent with Section 9226 of the Tustin City Code related to Multiple Family Residential (R-3) District which provides for multiple family residential developments. E. That the Planning Commission considered said application on February 14, 2005. F. Pursuant to Section 9272 of the Tustin Municipal Code, the Commission finds that the location, size, architectural features, and general appearance of Design Review 04-025, as conditioned, 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. There are other structures that are two stories high in close proximity to the site. Resolution No. 3964 DR 04-025 Page 2 2. 3. 4. 5. 6. 7. 8. 9. Setbacks and site planning. The site complies with the development standards for R-3 district related to multiple family dwellings. Exterior elevation, materials, and colors. The proposed exterior materials and colors of earth tone colors with Beige trimmings are compatible and complementary to other structures in the vicinity. Type and pitch of roofs. A variety of roof design and pitches are utilized to enhance visual interest. Size and spacing of windows, doors, and other openings. Split windows, shutters, and wood trimming are utilized to compliment the Eclectic Spanish design. Towers, chimneys, and roof structures. No chimney is proposed and no roof equipment shall be permitted. Landscaping, parking area design, and traffic circulation. The project is located between a commercial development and a high school. To provide buffers to adjacent commercial uses, a minimum of one 24" box size tree and five 5-gallon shrubs for every 30 feet of property line on the property perimeter are required for buffer to the adjacent commercial uses. The project is designed with adequate parking spaces and internal circulation. Based upon the "Limited Traffic Study" submitted in conjunction with the project, the project shall be conditioned to re- stripe the existing paved median on EI Camino Real to provide a 75- foot left turn pocket to provide more efficient access to the site. Location, height, and standards of exterior illumination. The project will provide exterior illumination consistent with the Eclectic Spanish architectural design. Location and appearance of equipment located outside an enclosed structure. The project, as conditioned, will not have visible exterior equipment. 10. Location and method of refuse storage. The project has been designed to include a refuse storage area with appropriate truck turning radius. 11. Physical relationship of proposed structures to existing structures in the neighborhood. The project supports other structures and uses in the neighborhood in that the shopping center and other Resolution No. 3964 DR 04-025 Page 3 developments in the immediate vicinity would complement the need of the residents and provide job opportunities to residents. 12. Development Guidelines and criteria as adopted by the City Council. The project is conditioned to comply with the City's development guidelines and criteria such as landscape and irrigation guidelines, parking standards guidelines, and private improvements guidelines. G. A Mitigated Negative Declaration has been prepared for this project in accordance with the provisions of the California Environmental Quality Act (CEQA) and adopted by the Planning Commission as adequate by Resolution No. 3962. II. The Planning Commission hereby approves Design Review 04-025 to authorize construction of ninety-three (93) condominium units on the property located at 1361 EI Camino Real, subject to the conditions contained in Exhibit A attached hereto. PASSED AND ADOPTED by the Planning Commission of the City of Tustin, at a regular meeting on the 14" day of February, 2005. [) ~ ~ '. (\ ~':RJt Chairperson a~d::~ ELIZABETH A. BINSACK Planning Commission Secretary Resolution No. 3964 DR 04-025 Page 4 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. 3964 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 14th day of February, 2005. £w~~ ~;!! IZABETH A. BINSACK Planning Commission Secretary GENERAL (1 ) (1 ) (1 ) (1 ) (1 ) 1.1 1.2 1.3 1.4 1.5 EXHIBIT A DESIGN REVIEW (DR) 04-025 CONDITIONS OF APPROVAL RESOLUTION NO. 3964 The proposed project shall substantially conform with the submitted plans for the project date stamped February 14, 2005, on file with the Community Development Department, as herein modified, or unless otherwise indicated, as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. Approval of Design Review 04-025 shall become null and void unless the City Council approves Vesting Tentative Tract Map 16790. 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. Approval of Design Review 04-025 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. SOURCE CODES (1) (2) (3) (4) *** STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODE/S DESIGN REVIEW EXCEPTIONS (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.2 (1 ) 1.6 (1 ) 1.7 Site Plan (1 ) 1.8 (7) 1.9 ( 1) As a condition of approval of Design Review 04-025, 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. 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. Prior to issuance of a precise grading or building permit, the applicant shall prepare and record a final subdivision map in accordance with the Tustin City Code. A minimum six (6) foot high decorative block wall shall be constructed along the east, north, and west property lines. Walls within the front setback area shall be reduced to a maximum of three (3) feet. The block wall shall be treated with anti-graffiti materials. All new and existing utilities provided shall be undergrounded. A note shall be added to the site plan indicating that utilities will be undergrounded unless otherwise approved by the Community Development and Public Works Departments. 1.10 A separate "Private Open Space Exhibit" shall be submitted at plan check. Any changes to the allocation of private open space identified on the site plan shall be reviewed and approved by the Director of Community Development. Elevation Plan (1 ) 1.11 Exterior light fixture design shall complement the architectural design of the buildings and comply with the Tustin City Code Security Ordinance. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot-candle of light coverage, in accordance with the City's Security Ordinance. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.3 (1 ) 1.12 No rooftop equipment shall be permitted. shall be screened from public view. All other outdoor equipments Landscape/Irrigation Plan (1 ) (1 ) (6) (6) 1.13 The site shall be landscaped consistent with the City's Landscaping and Irrigation Guidelines. Landscaping shall consist of a combination of sufficient numbers of shrubs, trees, and berming along the project frontage, to provide adequate screening, subject to the satisfaction of the Community Development Director. 1.14 A precise landscape and irrigation plan including landscape grading, backflow preventors, and timers shall be reviewed and approved by the Community Development Director prior to issuance of a building permit. 1.15 Provide a detailed landscape and irrigation plan for all landscaping areas on the site and include the following information: a. A summary table applying indexing identification to plant materials in their actual location. The plan and table must list botanical and common names, sizes, spaces, actual location, and quantity of the plant materials proposed. b. Planting and berming details, soil preparation, staking, etc. c. The irrigation plan shall show location and control of backflow prevention devices, pipe size, sprinkler type, spacing, and coverage. Details for all equipment shall be provided. d. All property lines on the landscaping and irrigation plan, public right- of-way area, sidewalk widths, parkway areas, and wall locations, if any. e. Note on landscaping plan that coverage of landscaping irrigation materials is subject to field inspection at project completion by the Community Development Department. 1.16 The submitted landscaping plans shall incorporate the following requirements, either incorporated into the design or included in the notes: a. Turf is unacceptable for grades over 25 percent. A combination of planting materials must be used; ground cover on large areas alone is not acceptable. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.4 (6) (6) b. To provide adequate buffer between the site and adjacent commercial and institutional uses, a minimum of three (3) 24" box size tree and five 5-gallon shrubs for every 30 feet of property line on the property perimeter shall be provided. c. For interior landscaping, one tree for every two (2) units shall be provided. Minimum thirty (30) percent of all trees shall be 24" box trees or larger. d. Shrubs shall be a minimum of 5-gallon size and shall be spaced a minimum of five (5) feet on center when intended as screen planting. e. Ground cover shall be planted between 8 to 12 inches on center. f. When one-gallon plant sizes are used, the spacing may vary according to materials used. 1.17 The landscape materials shall not conflict with the visual clearance requirements of the proposed driveway approaches. 1.18 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, moving, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. Parking Area (1 ) Noise (1 ) (1) 1.19 Prior to final inspection, open guest parking spaces shall be marked "Guest Only." 1.20 The applicant shall comply with the Tustin Noise Ordinance to limit all exterior and interior noise levels to the established standards. Interior noise level of living areas and exterior noise level within patio areas do not exceed 45 dB and 55 dB, respectively. 1.21 Based upon the submitted Acoustical Analysis dated August 23, 2004, prepared by Davy and Associates, the following construction recommendations shall be implemented into the project design: - -~- -~----,------ Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.5 . Roof ceiling construction will be roofing on Yz" plywood. Batt insulation will be installed in joist spaces. The ceilings will be one layer of 5/8" gypboard nailed direct. . All exterior walls will be 2 x 4 studs 16" o.c. with Batt insulation in the stud spaces. Exteriors will be exterior plaster or stucco. The interiors will be 5/8 gyboard. . All windows and glass doors shown in red light in Figure 1 if the Acoustical Analysis (Exhibit A) will be glazed with STC 32 glazing. STC 32 glazing can be provided with either %" laminated glass or a dual pane assembly with a Yz" airspace. In either case, the glazing supplier should submit a test report documenting the STC 29 rating. The test report should be prepared in an independent, accredited testing laboratory in accordance with ASTM E-90. . All other windows and glass doors may be standard glazing. . All entry doors would be 1 % solid core doors with weather stripping seals on the sides and top. Glazing in entry doors should not be accepted. . There should not be no mail slots in the entry doors. . If interior allowable noise levels are met by requiring that windows be unopenable or closed, the design for the structure must also specify a ventilation or air conditioning system to provide a habitable interior environment. The ventilation system must not compromise the dwelling units or guest room noise reduction. 1.22 All construction operations, including engine warm-up and deliveries of materials and equipment, shall be subject to the 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 Community Development Director andlor Building Official. Construction activities are prohibited on Sundays and City-observed Federal holidays. (2) (2) 1.23 Construction hours shall be clearly posted on the project site to the satisfaction of the Building Official. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.6 Private On-site Improvements (3) 1.24 Prior to the issuance of precise grading permits or infrastructure construction plans, plans prepared by a California Registered Civil Engineer shall be required for all private, on-site construction. All construction of improvement work shall be designed and performed in accordance with the applicable portions of the City of Tustin's "Grading Manual" and "Construction Standards for Private Streets, Storm Drain and On-Site Private Improvements," revised April 1989, or as subsequently amended. Said plans shall include, but not be limited to, the following: A. B. Curbs and gutters on all streets; Sidewalks on all streets, including curb ramps for the physically disabled; all sidewalks, walkways, or pathways shall comply with the provisions of the American with Disabilities Act; Drive aprons; Signing/striping plan; Street and drive aisle paving; all private streets, drive aisles, and curb return radius shall be consistent with the City's design standards for private street improvements, unless otherwise approved by the Building Official, and all roadway and driveway widths and parking area widths (and lengths where appropriate) shall be dimensioned on the plans; Catch basin/storm drain laterals/connections to the public storm drain system with approval of the Orange County Flood Control District; Domestic water facilities and reclaimed water facilities: The domestic water system shall' be designed and installed to the standards of the City of Tustin Water Works. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of the water system design and the distribution of fire hydrants will be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Any required reclaimed water system shall meet the standards as required by the City of Tustin Water Works; Sanitary sewer facilities: All sanitary sewer facilities must be submitted as required by the Building Official, the City Engineer, and the Orange County Sanitation District. These facilities shall be C. D. E. F. G. H. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.7 I. J. consistent with the standards of the Orange County Sanitation District (OCSD); Fire hydrants; Demolition/removal of utilities in accordance with the demolition/severance plan as required herein; and Telecommunications facilities including, but not limited to, telephone and cable television facilities. Developer is required to coordinate design and construction of cable television facilities with a City- franchised system operator and shall not place an undue burden upon said operator for the provision of these facilities. K. Proiect Phasing (1 ) (1 ) 1.25 Construction phasing of all products types shall occur as shown on Sheet AS101 (Phasing Plan), unless otherwise amended in writing by the Community Development Director. Construction of the pool/recreation building shall be completed prior to final inspections for the first units constructed in Phase I. (1 ) 1.26 Design and construction of all public infrastructure and in-tract private streets and utility systems shall be constructed within the initial phase of development and shall be completed prior to the issuance of building permits for any Phase 1 unit as identified on Sheet AS101 (Phasing Plan). Model units may be constructed prior to completion of infrastructure if adequate ingress and egress is provided to the satisfaction of the Building Official and Orange County Fire Authority. Project infrastructure (i.e., drive aisles within condominium project) and utilities shall be constructed at the time of project development. 1.27 Any damage done to existing street improvements and utilities shall be repaired before acceptance of the tract. (1 ) 1.28 Any proposed temporary on-site sales or construction trailers shall be subject to review and approval by the Community Development Director. Any proposed temporary trailers shall meet Title 24 accessibility standards for disabled persons, provide an accessible path of travel, and provide on- site parking. Occupancy of anyon-site trailers shall be prohibited daily between 6:00 p.m. and 6:00 a.m. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.8 Buildina Division (3) 2.1 At the time of building permit application, the plans shall comply with 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, City Ordinances, and State and Federal laws and regulations, or most recently adopted codes,. Building plan check submittal shall include the following: . Seven (7) sets of construction plans, including drawings for mechanical, plumbing and electrical. . Structural calculations, two (2) copies. . Title 24 energy calculations, two (2) copies. . 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. . Roofing material to be fire rated class "B" or better. . The location of any utility vents or other equipment shall be provided on the roof plan. . A note to indicate no rooftop equipment shall be permitted. . Details of all proposed lighting fixtures and a photometric study showing the location and anticipated pattern of light distribution of all proposed fixtures. All new light fixtures shall be consistent with the architecture of the building. All exterior lighting shall be designed and arranged as not to direct light or glare onto adjacent properties, including the adjacent streets. Wall-mounted fixtures shall be directed at a 90-degree angle directly toward the ground. All lighting shall be developed to provide a minimum of one (1) foot- candle of light coverage, in accordance with the City's Security Ordinance. . Ground or wall-mounted outdoor equipment shall be screened so that it cannot be viewed from public or private streets. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.9 (3) 2.2 (3) 2.3 (3) 2.4 (3) 2.5 (3) 2.6 (3) 2.7 (3) 2.8 (3) 2.9 . Construction methods to mitigate ground shaking effects within liquefaction zone as determined by the Building Official. . Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. Escape or rescue windows shall be provided in all sleeping rooms, in accordance with the 2001 California Building Code (Section 310.4). Dwelling units shall be provided with heating facilities capable of maintaining a temperature of 70 degrees at a point three (3) feet above the floor in all habitable rooms in accordance with the 2001 California Building Code (Section 310.11). All new glass doors and windows, in or adjacent to doors, shall be tempered per 2001 California Building Code Section 2406.4. All buildings shall be equipped with an automatic fire sprinkler system per Section 8103 (j) of the Tustin City Code. Prior to permit issuance, clearances from the Orange County Fire shall be required. Primary entrance to the site and the sidewalks shall be accessible to disabled persons. Prior to issuance of a building permit, compliance with the requirements of the Orange County Sanitation District No.7 shall be required. Four (4) 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 all utility installations including telephone, gas, water, and electricity. . 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 the soil report. All pavement uR" values shall be in accordance with applicable City of Tustin standards. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No.1 0 (3) (3) (3) (3) (3) . All site drainage shall be handled on site and shall not be permitted to drain onto adjacent properties. . Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. . Provide two (2) copies of Hydrology Report. 2.10 The engineer of record shall submit a final compaction report to the Building Division for review and approval prior to the issuance of a building permit. 2.11 The engineer of record shall submit a pad certification to the Building Division for review and approval prior to the issuance of a building permit. 2.12 All construction activity shall comply with the requirements of the City of Tustin Grading Manual which requires frequent watering of the project site to control dust and prohibiting grading during second stage smog alerts and when wind velocities exceed 15 miles per hour. 2.13 All grading, drainage, vegetation, and circulation shall comply with the City of Tustin Grading Manual. All street sections, curbs, gutters, sidewalks, lighting and storm drain shall comply with on-site improvement standards. Any deviations shall be brought to the attention of the Building Official and request for approval shall be submitted in writing prior to any approval. 2.14 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. (5) 2.15 Prior to issuance of building permits, the applicant shall submit for approval by the Community Development and Public Works Departments, a Water Quality Management Plan (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 location(s) of structural BMPs. ,-, Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 11 (5) (5) (5) (5) 2.16 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 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. 2.17 Prior to issuance of a grading or building permit, the property owner shall record a Notice of Water Quality Management Plan (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. The Community Development and Public Works Department shall determine whether any change in use requires an amendment to an approved Water Quality Management Plan. 2.18 Prior to issuance of grading permits, the applicant shall submit a copy of the Notice of Intent (NOI) indicating that coverage has been obtained under the National Pollutant Discharge Elimination System (NPDES) State General Permit for Storm Water Discharges Associated with Construction Activity from the State Water Resources Control Board. Evidence that the NOI has been obtained shall be submitted to the Building Official. In addition, the applicant shall include notes on the grading plans indicating that the project will be implemented in compliance with the Statewide Permit for General Construction Activities. 2.19 Provide information for compliance with the requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (3) 2.20 A note shall be provided on 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. (1 ) Pursuant to the City of Tustin's Security Ordinance and the Uniform Fire Code, street numbers shall be displayed in a prominent location on the street side of the complex. The numerals shall be no less than four (4) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. 2.21 Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 12 (1 ) (1 ) 2.22 Adequate size trash enclosures with solid metal, self-closing, self-latching gate shall be provided, as shown on the plans. Said enclosures shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosures and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. The locations of the bins, sizes, and quantities shall be reviewed and accepted in writing by the City's solid waste hauler. The applicant/owner shall comply with the City's Source Reduction and Recycling Element and other recycling requirements established by the Director of Public Works. 2.23 Prior to issuance of a rough grading permit, a demolition plan shall be submitted for review, approval, and issuance of a demolition permit for existing structures. Engineering (1 ) (1 ) (5) (1 ) (1 ) 3.1 3.2 3.3 3.4 3.5 The traffic analysis dated October 22,2004, prepared by Katz, Okitsu and Associates uses assumptions and recommendations that tie to the project's design and density. Should the project's density or design be modified, a revised traffic analysis would need to be submitted to the Public Works/Engineering Division for review and approval. This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. Prior to issuance of a grading permit, preparation of a sedimentation and erosion control plan for all work related to this development shall be required. Prior to issuance of a grading permit, a complete hydrology study and hydraulic calculations shall be submitted for review and approval by the City. Prior to issuance of a grading permit, preparation of plans for and construction of: A. All sanitary sewer facilities shall be submitted as required by the City Engineer and local sewering agency. These facilities shall include a gravity flow system per the standards of the Orange County Sanitation District No.7. -, Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 13 (1 ) 3.6 (1 ) 3.7 (1 ) 3.8 (1 ) 3.9 B. A domestic water system shall be designed and installed to the standards of the City of Tustin Water Services Division. Improvement plans shall also be reviewed and approved by the Orange County Fire Authority for fire protection purposes. The adequacy and reliability of water system design and the distribution of fire hydrants shall be evaluated. The water distribution system and appurtenances shall also conform to the applicable laws and adopted regulations enforced by the Orange County Health Department. Release/approval from East Orange County Water District shall be obtained prior to receiving water service or issuance of an encroachment permit, whichever occur first. Prior to issuance of grading permit, 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: a. Final street elevations at key locations; b. Final pad/finished floor elevations and key elevations for all site grading. All pad elevations to be a minimum of one (1) foot above base flood elevation as defined by FEMA; and, c. All flood hazards of record. Adequate horizontal and vertical intersection sight lines shall be provided. In general a 25' x 25' limited use area triangle provides adequate sight at typical driveways. Addition sight evaluation, however, could be required to satisfy City of Tustin Standard Drawing No. 510 for all affected streets. The site lines shall be shown on the grading plan and landscape plan. If detailed analyses are requested, all landscaping within the limited use area would need to comply with City of Tustin Standard Drawing No. 510. Prior to issuance of grading or building permit, the applicant shall relocate the water valve, catch basin, fire hydrant, and parkway trees that are located at the proposed driveways. The new locations shall be reviewed and approved by the City Engineer. Any damage done to existing street improvements and utilities shall be repaired before acceptance of the tract. 3.10 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department and permission shall be obtained from property owners for any works on adjacent properties. 1) Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 14 (1 ) (1 ) (1 ) (5) 3.11 Current Federal American with Disabilities Act (ADA) requirements will need to be met at the drive aprons. 3.12 Prior to issuance of an encroachment permit, the applicant shall obtain written approval from the Orange County Sanitation District and the Orange County Flood Control District for work within their agencies. 3.13 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 DepartmenUEngineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 14 or 2000 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 2000. Drawings created in AutoCAD Release 14 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. The subdivision bonds will not be released until the "as built" CADD files have been submitted. 3.14 Prior to issuance of a building permit, in accordance with the California Integrated Waste Management Act 1989, the applicant shall submit a Waste Management Plan per Section 4327 of the Tustin City Code to be reviewed and approved by the Community Development Department 3.15 The project shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. Oranae County Fire Authority (1 ) (1 ) 4.1 Prior to the issuance of any grading or building permits, the applicant shall obtain approval of the OCFA for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. The Fire Master Plan shall also have detailed information on fire lane signs and or red curbs. Please contact the OCFA at (714) 573-6100 or visit the OCFA Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 15 (1 ) 4.2 (1 ) 4.3 (1 ) 4.4 (1 ) 4.5 (1 ) 4.6 FEES (1 ) 5.1 website to obtain a copy of the "Guidelines for Emergency Access, or Bulletin number 08-99, "Fire Department Access Requirements for A Single Family Residence." Prior to issuance of a building permit, the applicant shall submit a fire hydrant location plan, detailed onto the Fire Master Plan, to the OCFA for review and approval. Prior to the issuance of any building permits, 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 to the Fire Chief for approval. Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in all structures to the Fire Chief for review and approval. Please contact the OCFA at (714) 573- 6100 for additional information. This system shall be operational in a manner meeting the approval of the Fire Chief, prior to the issuance of a certificate of use and occupancy. Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the O~FA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of use and occupancy. 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. a) Building and grading plan check and permit fees to the Community Development Department based on the most current schedule. Exhibit A - Conditions of Approval Resolution No. 3964 DR 04-025 Page No. 16 (1 ) 5.2 b) Private improvement plan check and permit fees. c) Orange County Fire Authority plan check and inspection fees to the Community Development Department based upon the most current schedule. d) New development fees in the amount of $350 per unit, plus $100 per bedroom over one in each unit. e) f) School facilities fees to the Tustin Unified School District. Payment of the Orange County Sanitation District No.7 Sewer Connection Fees at the time a building permit is issued. g) Payment of the Major Thoroughfare and Bridge Fees at the time of issuance of a building permit to the Tustin Public Works Department. The current fee is $ 1,769.00 per multifamily unit for multi-family development. Please note that on July 1 st of every year, the fee will increase 2.206 percent. h) Water connection fees to the East Orange County Water District. 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. S:\CddlPCRESOS\3964 (Nevis).doc