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HomeMy WebLinkAboutCUP 05-011 DATE: TO: FROM: SUBJECT: Inter-Com JUNE 6, 2005 ZONING ADMINISTRATOR COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONAL USE PERMIT 05-011 APPLICANT: PROPERTY OWNER: LOCATION: ZONING: SHELL OIL PRODUCTS US HSE/SCIENCE AND ENGINEERING A TTN: MARVI N KATZ 20945 S. WILMINGTON AVENUE CARSON, CA 90810 PANKEY RANCHES, INC., A CORPORATION 5328 HIGHWAY 76 FALLBROOK, CA 92028 13891 RED HILL AVENUE RETAIL COMMERCIAL (C1) ENVIRONMENTAL STATUS: THIS PROJECT HAS BEEN DETERMINED TO BE CATEGORICALLY EXEMPT PURSUANT TO SECTION 15330 (CLASS 30) OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). . AUTHORIZATION TO TEMPORARILY OPERATE A SOIL VAPOR AND GROUNDWATER EXTRACTION UNIT AT AN EXISTING GAS STATION TO REMOVE HYDROCARBONS FROM THE SOIL FOR APPROXIMATELY 18 MONTHS. REQUEST: RECOMMEN DATION That the Zoning Administrator adopt Zoning Administrator Action No. 05-008 approving Conditional Use Permit 05-011. Zoning Administrator Report CUP 05-011 Page 2 BACKGROUND Location The project site is located at an existing gasoline service station (Shell) that has accessory automobile repair and a food mart at 13891 Red Hill Avenue on the northwest comer of Red Hill Avenue and EI Camino Real as identified on the Location Map (Attachment A). The property is an individual lot that is not part of a commercial center. The property is zoned as Retail Commercial and has a General Plan Community Commercial designation. A car wash exists north of the site.. A U-Haul truck rental business is to the west of the site. Red Hill Avenue and EI Camino Real are east and south of the site. DISCUSSION Purpose Gasoline tanks and/or piping at the site have developed leaks that have contaminated the soil and groundwater underneath the site. To prevent the migration of the contamination and to protect human health, Chapter 6.5 of California Health and Safety Codes and Title 22 of the California Code of Regulations require that the contaminated groundwater and soil be remediated as administered by the OCHCA. Duration of Use As indicated in the letter submitted with the application, the proposed soil vapor and groundwater extraction equipment would be used twenty-four (24) hours a day for approximately one (1) year in association with the continued operation of the existing gasoline fueling, automobile repair, and food mart uses. Staff has routinely observed that similar remediation activities require between a year and 18 months. Therefore, Condition of Approval 1.8 is proposed to allow the use to occur for 18 months until December 6, 2006. A provision of Condition 1.8 would allow the applicant to request that the Zoning Administrator extend to the use if evidence is provided showing that remediation is not yet complete. The Orange County Health Care Agency (OCHCA) requires the applicant to submit routine measurements to verify the effectiveness of the equipment. Once the OCHCA verifies that the hydrocarbon concentrations are adequately reduced, the use will be discontinued, all equipment will be removed from the property, and the property will be restored to pre-existing conditions. Zoning Administrator Report CUP 05-011 Page 3 Permit Requirements In accordance with Tustin City Code Section 9270b(d), the removal of earth, other than in connection with construction of buildings, roadways, or public or home improvements, is allowed with the approval of a conditional use permit. Pursuant to Tustin City Code (TCC) Section 9299(b)(4), the Zoning Administrator can approve conditional use permits for groundwater and soil remediation operations for any length of time. Soil Remediation Process The soil and groundwater remediation will operate concurrently. The soil remediation will occur by applying a vacuum to several on-site vapor extraction wells. The hydrocarbon vapors in the soil will be sucked by the vacuum into underground pipes leading to a treatment system that bums off the hydrocarbon vapors with supplemental fuel using a thermal/catalytic oxidizer. The byproduct is carbon dioxide and water vapor. The hydrocarbon burning process will occur in association with a South Coast Air Quality Management District (SCAQMD) permit which requires filtering and air pollutant threshold monitoring. The equipment used must be considered by the SCAQMD to be the best available control technology for the proposed site. Natural gas will be used to maintain a buming flame for the thermal/catalytic oxidizer since the hydrocarbon vapors will not be able to burn without a catalyst. Soil is not unearthed for the soil remediation process except for necessary vapor and groundwater pipe trenching. Pursuant to a SCAQMD permit, once the process is complete the applicant must terminate the use of all wells in a manner acceptable to the satisfaction of the South Coast Air Quality Management District and the Orange County Health Care Agency to prevent any remaining hydrocarbons from escaping into the air. The groundwater remediation will occur to lower the groundwater table which enables the soil vapor extraction equipment to remove hydrocarbons from lower soil depths. Groundwater will be removed from the on-site wells with pumps and transferred through under ground pipes into two (2) carbon filters before being released into the sanitary sewer in association with a permit"from the Orange County Sanitation District. Operational Configuration All equipment and operations are proposed to be temporarily located in a 25 by 25 foot area enclosed with a seven (7) foot high chain-link fence at the northwest comer of the property (Attachment B ...,. Project Plans). The fence height will obscure all the equipment except a thermal oxidizer stack which is typically 10-12 feet tall. An entry gate will be located on the northwesterly elevation. The chain link would have vinyl slats installed to screen the equipment. Zoning Administrator Report CUP 05-011 Page 4 /- The enclosure would contain the following: . extraction manifolds; . an air compressor; . thermal catalytic oxidizer; . control panel; . moisture separator; . blower; . two (2) 2,000 pound carbon filter vessels; . a sump pump; . transfer pump; . 500-gallon surge tank; and, . temporary power pole. Twelve (12) monitoring wells exist. for the remediation project. One additional well is proposed to be drilled on-site. Three (3) of the existing wells are off-site; two (2) are located in the EI Camino Real public right-of-way and one (1) is located on the U-Haul site. Pursuant to Condition 3.4 all wells must be terminated once remediation is complete. Associated piping for carrying groundwater and hydrocarbon vapors are proposed to be placed underground throughout the property in the locations indicated in Attachment B. Pipes for connection to a gas meter and to the sanitary sewer are also proposed. The majority of the facility will screened from view along EI Camino Real and Red Hill Avenue because the facility is located behind the service and mini-mart building and because the equipment is located in the slatted chain-link enclosure. Pursuant to Condition 1.9, at the completion of the remediation, the existing enclosure and equipment require removal. The proposed location of the equipment is in an area currently used for parking or storing vehicles, presumably in association with employee parking and the on-site automobile repair use. The service station was constructed without any significant amount of on-site parking spaces prior to the adoption of the City's Auto Service Design Guidelines. Therefore, the proposed remediation equipment enclosure will not displace required on- site parking spaces. Furthermore, the remediation equipment is temporary and any displaced parking spaces will be replaced upon removal of the equipment and enclosure. Noise The City's noise ordinance limits sound produced by the equipment to 60 decibels. The applicant provided supplemental information with their application indicating that the noise generated by the equipment is 70 decibels at three (3) feet away from the equipment. Staff is proposing Condition 2.6 to require the equipment to utilize sound attenuation devices to ensure that the equipment will not produce more than 60 decibels of noise. If a post-construction staff conducted noise reading exceeds the threshold, the Community Development Director may require the applicant to provide additional mitigation measures and install sound insulation materials. Zoning Administrator Report CUP 05-011 Page 5 A decision to approve this request may be supported by the findings contained within Zoning Administrator Action 05-008. þ C d.Ortlieb . Associate Planner Attachments: A - Location Map . B - Submitted Plans C - Zoning Administrator Action No. 05-008 S:\Cdd\ZAREPORT\2005\CUP 05-011.doc ATTACHMENT A LOCA TI 0 N MAP BB CUP 05-011 13891 RED HILLA VENUE ~~ NO SeAU: TUSTIN CITY MAP LEGEND -..-- TUSTlNcnvLura _.0_- ClTYUMITSIOT",,'" /~ ATTACHMENT B PROJECT PLANS (~'." LEGEND ~ DUAl PHASE EXTRACTION WELL EW-1 IS PROPOSED MW-4. VW-3.. VW-5. AND VW-6 ARE EXISTINO - PROPOSED UNDERGROUND CONVEYANCE PIPELINE - PROPERTY UNE EÐ CROSS SECTION OF CONVEYANCE P¡PrUNE '$.' SHELL MONITORING WELL LOCATION (AlL EXISTING) w;VAPOR EXTRACTION WEll. (AlL EXISTING) ~'v '-J /~~~ ~ø" ~ C-1;y ~Sly -$-M\.J-06 J1.~' "(- C-1IÍ1/l\io 'v ~'v f:!.. f? f:^1 !.. ~ ~ -$- M\.J -05 SCALE IN FEET ~ I 0 25 50 . NorthShore Engineering, Inc. ~ 2101 Las Palmas Dr. Suite F Tel: 760-729-9423 Un ----- - .-- 7 Carlsbad. CA 92009 Fax: 760-729-9425 fLOCA TION: PROJECT MANAGER: SEAN MALLEY cLIENT: SHELL SERVICE STATION PROJECT NO: NS-02-1029 DRAWING LOCATION: SITE PLAN 13891 RED HILL AVENUE TUSTIN - CALIFORNIA N:\SHELLIRED HILL-TUSTlN\S)'1tem In,tall\ permitting and engineering drawlng\SltePLAN.dwg DATE: JANUARY, 2005 .FIGURE: 2 LINES ARE TO BE PLUMBED BOTH ABOVE AND BELOW GRADE AND PERMÀNENTLY CLAMPED IN PLACE PRIOR TO PLACING CONCRETE ~PIPE LOCATION /" HPFS EL 100'-0' ~~ 6' THK MIN. TEMPORARY CHAIN LINK f"ENCE IJITH PLASTIC . SLATS COLOR TC MATCH 25 LOCAL ARCHITECTURE 7' (@ INLET MANIFOLD> Hotel 100' 0" IS TI£ ciJNTAINMENT SLAB SURFACE El.EVATmN DESIGN LIMlT1,OOO PSI'" SOIL. BEARING PRESSURE REBAR TO a:INF'œI TO ASTM 615, GRADE 60, 2,5OOP$I aH:R£TE AT 28 DAYS. ~ SUMP GAL V. BAR GRATING \3' TO SUPPORT TRAFFIC LOADIN EL 99'-\1' 11::: SUMP 2'x2'x2' HPFS EL loo'-a' SECTION B-B B4@12' DC EIJ . NorthShore Engineering, Inc. c'~. 2101 Las Palmas Dr. Suite F Tel: 760.729.9423 7 ~)sbad, CA 92009 Fax: 760.729-9425 PROJECT MANAGER: SEAN MALLEY CLIENT: SHELL SERVICE STATION LOCATION: 13891 RED HILL A VEN TUSTIN-CALIFORNIA 25' --0- TEMPORARY ELECTRIC POLE 9' (LEI STACK rIMAT~ IX -110.1 <[N ::E"" a: : 10.1'" I I 12' BLOIJER :eX 1-° ::E~ 1&.1- 0>- I ~<i 01- [t- 10<[ NO PANEL GAS LINE. .. . , EXTRACTION LINES PROJECT NO: NS-02-1029 SUMP P-O2 EQUIPMENT GATE COMPOUND LAYOUT DRAWING LOCATION: I DATE: IF: N:~HELLIRED IJILL-TUSTJNISYSTEM INSTALLIPERM/IT/NG JANUARY 2005 AND ENGINEERING DRA WINGlCompo.nd L.,...WWG , E: 4 7' STANDARD CHAIN LINK FENCE wi VINYL INSERTS FENCE POST FOOTING l' CHAIN LINK COMPOUND FENCING NOTES, FENCE SHAll BE rtPICAL 11 GAUGE 2" MESH GAW CHAIN LINK FABRIC FENCE POSTS SHALL BE 2-7/B' 00 STRUCTURAL GRADE GAlVANIZED STEEL TOP RAIL SHAll 8E 1 -SIB" 00 16 GAUGE GALVANIZED STEEL BOTTOM TENSION WIRE SHALL BE A MINIMUM OF 9 GAUGE GAlVANIZED WIRE GATE POSTS FOR GATES WIDER THAN 6' SHALL BE 2-7/B" 00 SCH40 STEEL TEMPORARY fENCING MAY 8E UTIUZED FOR THE TREAT!.IENT SYSTEM COMPOUND AS A FUNCTION OF SITE CONDITIONS AND DURATION OF THE SYSTEM OPEP.ATlON AS DIRECTED BY THE SHEll ENGINEER AND THE SITE CONSULTANT. CLIENT: SHELL SERVICE STATION NorthShore Engineering, Inc, ~~ 2101 Las Palmas Dr. Suite F Tel, 760-729-94Z3 7 Carlsbad, CA 92009 Fax: 760-729-9425 PROJECT MANAGER: LOCATION: 13891 RED HILL AVENUE TUSTIN - CALIFORNIA SEAN MALLEY GUARD POSTS ARE TO BE ""'"EO AND PAINTED USING EOUIVA SPECFIED PAINT TYPE AND COLOR. AS AN Al1£_1£, SHRINK TYPE YELLOW JACKET "'Y BE USED. PIPE Sl[[V[ SHAlL 8E 5" SOH '0 "'N. Ið3 GR B 25" LONG 0" SCH BO PYC "'Y BE USED 'OR NON-LOCKING POSTS GRADE 4" SCH 40 WElD eN' (CONCRETE PlUG MAY BE USED AS AlT.) "-SCH '0 PIPE "IN. Ið3 GR . I" HIN. " .. . .,. ~ -.---J~;¡~~~f{}1f1,{i;~ PROJECT NO: REMOVABLE GUARD POSTS DRAWING LOCATION: NS-02-1029 FENCE AND CRASH POST DATE: JANUARY, 2005 FIGURE: 5 N"SHELLIRED HILL- TUSTTN\SYSTEM INSTALLlPERMITTING AND ENGINEERING ORA WlNGIF",œ.DWG A TT ACHMENT C ZONING ADMINISTRATOR ACTION 05-008 /"" ~ ZONING ADMINISTRATOR ACTION 05-008 CONDITIONAL USE PERMIT 05-011 . The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. B. C, That a proper application for Conditional Use Permit 05-011 was filed by Shell Oil Products, U.S., requesting authorization to temporarily operate a soil vapor and groundwater extraction unit to remove hydrocarbons from the soil and groundwater under an existing vehicle fueling and repair station located at 13891 Red Hill Avenue. In accordance with Tustin City Code Section 9270b(d), the removal of earth is allowed in any zoning district with an approved conditional use permit. The project is consistent with the Community Commercial land use designation of the City of Tustin General Plan because the remediation activity is consistent with the goal of revitalizing an older commercial property through the remediation activities at a contaminated fueling station. In accordance with Tustin City Code (TCC) Section 9299(b)(4), the Zoning Administrator can approve conditional use permits for soil remediation operations for any length of time. In addition, the project has been determined to be consistent with the Air Quality Sub- element of the City of Tustin General Plan in that Policy 3.1 of the Sub- element encourages the minimization of particulate emissions. That the establishment, maintenance and operation of the use applied for will not, under the circumstances of this case, be detrimental to the health, safety, morals, comfort, or general welfare of the persons residing or working in the neighborhood of such proposed use nor be a detriment to the property and improvements in the neighborhood of the subject property, nor to the general welfare of the City of Tustin as evidenced by the following findings: 1) The proposed soil vapor and groundwater extraction equipment is necessary to facilitate soil remediation as required by Chapter 6.5 of California Health and Safety Codes and Title 22 of the Califomia Code of Regulations as administered by the Orange County Health Care Agency. Vapors removed will comply with a permit from the SCAQMD, and water disposed of in the sanitary sewer shall comply with a permit from the Orange County Sanitation District. . 2) The installation and operation of extraction and treatment equipment would be temporary for a period not to exceed 18 months and will be removed upon completion of the remediation process on the site. 3) Removing contaminates from the soil would benefit the environment and protect the health, safety, morals, comfort, and general welfare of Zoning Administrator Action 05-008 Conditional Use Permit 05-011 Page 2 persons residing or working in the neighborhood and improve the condition of the property. 4) The temporary equipment will be adequately housed within fencing and, as conditioned, will utilize noise reduction equipment to ensure that the project will comply with the noise ordinance. The Community Development Director could require the applicant to install additional sound insulation materials after the initiation of the remediation use, if needed. 5) The location of the equipment would allow the gasoline fueling station and accessory automobile repair uses to remain in business during the use of the remediation equipment. 6) As conditioned, the use would be approved and monitored by the City of Tustin, Orange County Health Care Agency, the SCAQMD, and the Orange County Sanitation District. This project is categorically exempt pursuant to Section 15330, Article 19, Class 30 of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). D. E. That a public hearing was duly called, noticed, and held on said application on June 6, 2005, by the Zoning Administrator. The Zoning Administrator hereby approves Conditional Use Permit 05-011 authorizing the operation of temporary soil remediation equipment, for up to 18 months, within temporary fencing at an existing vehicle fueling and repair facility at 13891 Red Hill Avenue, Tustin, subject to the conditions contained within Exhibit A attached hereto. II. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 6th day of June, 2005. Dana Ogdon ACTING ZONING ADMINISTRATOR Flor Williams RECORDING SECRETARY Zoning Administrator Action 05-008 Conditional Use Permit 05-011 Page 3 STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) I, ~LOR WiLLIAMS, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action 05-08 was passed and adopted at a regular meeting of the Tustin Zoning Administrator, held bnthe 6th day of June, 2005. Flor Williams RECORDING SECRETARY GENERAL (1 ) 1.1 (1 ) 1.2 (1 ) 1.3 (1 ) 1.4 (1 ) 1.5 EXHIBIT A CONDITIONS OF APPROVAL CONDITIONAL USE PERMIT 05-011 The proposed project shall substantially conform with the submitted plans for the project date stamped June 6, 2005, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development in accordance with this Exhibit. This approval shall become null and void tJnless 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 permits, or as specified, subject to review and approval by the Community Development Department. Approval of Conditional Use Permit 05-011 is contingent upon the 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 Conditional Use Permit 05-011, 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. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODE/S (4) DESIGN REVIEW (5) (6) (7) *** RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PC/CC POLICY EXCEPTIONS (1 ) (1 ) (5) (*) 1.6 1.7 1.8 1.9 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 attomey fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. Conditional Use Permit 05-011 is valid for eighteen (18) months, until December 6, 2006, or until the soil has been cleaned to the satisfaction of the Orange County Heath Care Agency (OCHCA) whichever comes first. The appliqmt may request that the Community Development Director extend the permit expiration date if remediation activities are shown to require longer than anticipated, Upon termination of the use, the property owner shall provide the Community Development Director with the most current soil remediation status report prepared for the OCHCA. At the completion of the remediation, the chain-link fence and equipment shall be removed and site amenities restored to pre-project conditions, configurations, and intended uses. Once the soil has been cleaned to the satisfaction of the Orange County Heath Care Agency (OCHCA), the property owner shall provide the Community Development Director with the most current soil remediation status report prepared for OCHCA. PLAN SUBMITTAL (1) (5) 2.1 2.2 At the time of building permit application, the plans shall comply with the 2001 Califomia Building Code (CBC), 2001 California Mechanical Code (CMC), 2001 Califomia Plumbing Codes (CPC), 2001 California Electrical Code (CEC), Califomia Title 24 Accessibility Regulations, Title 24 Energy 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. . Structural calculations, two (2) copies ( when applicable) . Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record, Pripr to issuance of a demolition and/or Building permit having valuation of $50,000 or greater, the applicant shall submit for approval by the City of Zoning Administrator Action 05-008 Conditional Use Permit 05-011 Exhibit A Page 2 (5) (5) (5) (5) (5) (5) 2.3 2.4 2.5 2.6 (5) 2.7 2.8 2.9 Tustin, Construction & Demolition (C&D) debris collection, disposal, and diversion information on the city prescribed form. At least 50% of the construction debris shall be diverted from landfill to a recycling plant(s). A security deposit in amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to a final inspection, the project proponent must submit documents to the City of Tustin (Le. receipt from vendor) showing the actual weight or volume of each material of C&D diverted to the recycling center. During construction the project proponent shall follow the Best Management Practices (BMPs) identified in the letter dated January 18, 2005 that was submitted with the prÇ>ject application. Should the implemented BMPs prove to be insufficient, it is the applicant's responsibility to provide additional BMPs to ensure that all soil, pollutants, and water are contained on-site. During construction, the project proponent shall place an appropriate safety barrier around all areas of trenching and equipment installation. All open trenches shall be covered with metal plating during non-construction hours or when not actively being implemented. Prior to discharging of processed groundwater into the sewer system, water shall be deemed safe by the OCHD and the Orange County Sanitation District (OCSD) before entering the sewer system. Prior to final inspection, the Community Development Department Building Division shall obtain a decibel reading of the soil remediation equipment to evaluate that the equipment produces no more than 60 decibels of noise in compliance with Tustin City Code Section 4614. If the reading determines that noise thresholds -are exceeded, the Community Development Director may require the applicant to provide mitigation measures and install sound insulation materials. The applicant shall bear all associated costs, During the life of the project, the project proponent will be required to repair any damage that the project causes to existing street improvements and/or utilities, Prior to issuance of a temporary power pole permit, the project proponent shall obtain a new address fro the electrical meter from the City of Tustin Public Works Engineering Division. ~ / Prior to any work in the public right-of-way an Encroachment Permit from the City of Tustin Public Works Engineering Division is required, ---.------- Zoning Administrator Action 05-008 Conditional Use Permit 05-011 Exhibit A Page 3 USE RESTRICTIONS (5) (5) 3.2 3.1 Contaminated material may not leave the site except as described in Condition 4.5. All necessary precautions and preventive measures shall be in place to prevent material from being washed away by surface waters or blown by wind. These controls- shall be in accordance with Air Quality Management District Rule 1166. No outdoor storage shall be permitted except as approved by the Tustin Community Development Director. Upon completion of site remediation, all soil vapor extraction, groundwater extraction, and monitoring wells must be terminated in a manner acceptable to the satisfaction of the South Coast Air Quality Management District and the Orange County Health Care Agency. OUTSIDE AGENCIES (5) 3.3 (5) (5) (5) 4.1 (5) 4.2 (5) 4.3 4.4 4.5 The applicant shall obtain all necessary permits from the South Coast Air Quality Management District (SCAQMD) related to the operation, installation, and monitoring of the subject site and equipment. The applicant shall obtain all necessary permits from the Orange County Sanitation District prior to disposal of purified groundwater into the sanitary sewer system. Prior to the issuance of a building permit, the project proponent shall submit plans to the Orange County Fire Authority (OCFA) for review and approval of the remediation system. As part of the approval process, the project proponent shall comply with the OCF A "Guidelines for Completing Chemical Classification Packets" which is available on the OCFA website. The applicant shall obtain all necessary clearances from the State Department of Occupational Safety and Health Administration, All contaminated material being transported must be manifested and may only be carried by a waste hauler licensed to transport the material being hauled. A copy of the appropriate waste hauler permit shall be provided to the City prior to transportation of hazardous material off-site. Transportation of contaminated material and hazardous materials shall be in accordance with the regulations of the following agencies: . United States Department of Transportation; . United States Environmental Protection Agency; . California Environmental Protection Agency; and, . California Division of Occupational Safety and Health Administration. Zoning Administrator Action 05-008 Conditional Use Permit 05-011 Exhibit A Page 4 FEES (1) 6.1 (2) 6.2 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 plan check and permit fees to the Community Development Department based on the most current schedule and; Orange County Fire Authority Fees. b. 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,