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HomeMy WebLinkAboutDR 02-007 DATE: TO: FROM: SUBJECT: Inter-Com SEPTEMBER 20, 2005 ZONING ADMINISTRATOR COMMUNITY DEVELOPMENT DEPARTMENT DESIGN REVIEW 02-007 APPLICANTI PROPERTY OWNER: LOCATION: ZONING: CITY OF TUSTIN 300 CENTENNIAL WAY TUSTIN, CA 92780 300-304 E. THIRD ST. 325-329 S. PREBLE DR. 335-339 S. PREBLE DR. 325 E. MAIN ST. 315 E. MAIN ST. 305 E. MAIN ST. 280-284 E. THIRD ST. 320-324 S. PREBLE ST. 330-334 S. PREBLE ST. 285-295 E. MAIN ST. PORTION OF S. PREBLE DR. 345 E. MAIN ST. PUBLIC AND INSTITUTIONAL (P&I) ENVIRONMENTAL STATUS: A FINAL NEGATIVE DECLARATION WAS ADOPTED ON MAY 6, 2002, IN ACCORDANCE WITH THE PROVISIONS OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA). REQUEST: AUTHORIZATON TO DEMOLISH THE EXISTING TUSTIN BRANCH LIBRARY AND CONSTRUCT A NEW TUSTIN BRANCH LIBRARY. RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 05-019 approving Design Review 02-007. Zoning Administrator Report DR 02-007 Page 2 BACKGROUND The current Tustin Branch Library is located in the vicinity of Main Street and Centennial Way within the Tustin Civic Center area at 345 East Main Street (Attachment A - Project Location). The Tustin Branch Library currently is administered by the Orange County Public Library ("OCPL") through a lease agreement with the City of Tustin and provides library services to the Tustin service area. Although the Tustin Branch Library is only 15,000 square feet in size, its service area encompasses the Tustin City limits and its sphere of influence within the County unincorporated area to the north (including the neighborhoods of North Tustin, Lemon Heights, Redhill and Cowan Heights). The Tustin Branch library is 27 years old and is in need of significant renovation. Changes in technology have also contributed to the obsolescence of the existing facility. The current design of the library is incapable of accommodating technological changes that are modifying the way people use information which include but are not limited to remote access, automated systems, training and development, telecommunications, and a capability and capacity to expand for future emerging technologies. A City Council Library Subcommittee (Council members Tracy Worley-Hagen and Tony Kawashima supported by a library consultant and City staff) and the Orange County Public Library evaluated existing library services and the community's library needs in consultation with the community as well as the Tustin Unified School District. In summary, the needs assessment found that the Tustin Library was limited in its collections, programs, and services by the size and inadequacies of the existing facility. After analysis of three expansion alternatives, it was determined that the removal of the existing facility and construction of a new single story facility was the best approach. The general location of the current facility, however, was viewed as ideal and desired by the community, provided additional land area could be added to the current library site from properties to the west. Since then, the City has acquired those properties identified on Exhibit A. DISCUSSION The acquired properties (Exhibit A) located to the west of the current library have a mixture of General Plan and zoning designations. To implement the Tustin Library Expansion project, amendments to the General Plan land use designations and the Zoning designations of the affected properties to Public and Institutional (P&I) General Plan land use and zoning designations are necessary. On February 19, 2005, the City Council adopted Resolution No. 05-101 and Ordinance No. 1304 approving General Plan Amendment 02-001 and Zone Change 02-001 to accommodate the project. Pursuant to Section 9245 of the Tustin City Code, approval of a Conditional Use Permit is also necessary to allow for a library use in the P&I district and to establish development standards for the proposed use. On September 12, 2005, the Planning Commission adopted Resolution No. 3999 approving Conditional Use Permit 02-003 authorizing the establishment of a library use at 345 E. Main Street. /~ --- - - - Zoning Administrator Report DR 02-007 Page 3 Project Description The proposed 31,281 square foot new library facility will be parallel to and set back from Main Street to create a strong image and statement for the site and to enhance the building's appearance to the public. The project will include patios for secured outdoor reading areas, library plaza with surround landscape and hardscape, parking for 155 cars, and bicycle racks. The overall site plan will be integrated with activities and design of the adjacent Civic Center area to the north and east. The project will be constructed in phases so that the existing library facility does not have to be demolished until completion of the new facility, thereby reducing any temporary impact of the project on the continuity of library services to the Tustin service area (Attachment B - Schematic Design). While the schematic design plans have been completed and approved by the Library Subcommittee, final project site and building design will be closely coordinated between City departments. Condition No. 1.1 of Zoning Administrative Action 05-019 would allow for minor modifications to plans including floor plan modifications in order to respond to functional comments and recommendations of the City's project architect, library consultant, and the Orange County Public Library during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. Traffic and Circulation Project design would orient vehicular and pedestrian site access largely from existing Main Street access and through the Civic Center access on Centennial Way (secondary ingress and egress location). Primary access to the development including book drops and drop- offs will be from Main Street. I The Circulation Element of the Tustin General Plan identifies Main Street as a primary arterial capable of carrying 33,800 average daily trips (ADT) at Tustin's acceptable Level of Service ("LOS") of D. Currently, Main Street is operating at a traffic volume of 9,700 ADT and a LOS of A which provide for additional potential capacity in the future. The Circulation Element also identifies Centennial Way as a local street capable of carrying 10,000 ADT. Currently, Centennial Way is operating at a traffic volume of 4,300 ADT and LOS of A which also provide for additional capacity to accommodate the project. Intersections in the vicinity of the project include the intersection of Main Street and Prospect west of the subject site and the intersection of Main Street and Newport Avenue to the east. These intersections are operating at a LOS of A and B, respectively. Due to the reduction in the 12 dwelling units and commercial uses on the subject site and the net addition of only 16,800 sq. feet of new floor area for the project, the project would be expected to generate approximately 470 additional vehicle trips per day above the existing condition. Therefore, the City of Tustin Engineering Division has determined that the Prospect/Main Street and Newport/Main Street intersections will continue to operate at acceptable levels of service with the additional minimal project trips. Consequently, Zoning Administrator Report DR 02-007 Page 4 implementation of the proposed project would not cause a substantial increase in traffic in relation to Main Street or Centennial Way's existing traffic load or exceed the established level of service for these roads. Parking Pursuant to Section 9245.c of the Tustin City Code, the number of required parking spaces is determined through the Conditional Use Permit. The site may accommodate up to 155 parking spaces while only 127 parking spaces are required to support the proposed project based on a parking standard of one (1) space per 250 square feet of floor area. In addition, adjacent to the project site is the Tustin Civic Center Complex immediately to the east of the site that will be available in the event that overflow parking is needed for special programming or events. Environmental Analysis A Final Negative Declaration was prepared and adopted for this project on May 6, 2002. Based upon the evaluation of the proposed project, the project will not have a significant effect on the environment and the project will have no potential for any adverse effect, either individually of cumulatively, on wildlife resources. Pursuant to Section 15162 of the Guidelines for California Environmental Quality Act (CEQA), when a Negative Declaration has been adopted for a project, no subsequent environmental review is necessary unless substantial changes are proposed in the project which will require major revisions of the previous Negative Declaration. Since the scope and the scale of the project has not changed, no further environmental review will be necessary to implement the proposed project. Findings Findings to approve this request are contained in Zoning Administrator Action 05-019. ,~ JøJj¡jjltiV'- Jus' a Willkom Senior Planner Attachments: . A - Location Map B - Submitted Plans C - Zoning Administrator Action No. 05-019 S:\CddIZAREPOR1\2005\DR 02.007 (Library).doc ( ill ¡¿ --' -:::- -~ ;æ¡ p<-.. I --.-i I~ 1ffi ß I ~ .. ;;JE ='I~ ~ :. oI- I ~, I , ITT - ~ ... ,--k- t-..~~ f- h"ï ~LJ¡ LOCA TIONMAP -' I r~fj)i. ~I ~~.~'*'~' J'~~ fll ~'~""I!!' . oj 7""" .J J:.J ~ "'ì,'t.[ I , f;:"\:rn: I.,. 'Q. ~., &~A L 11/ ~ """Y?{,.)( r¡¡ '( , IÞ= v ." r,.,:: ~ Jf\j i) ( I~ Wilrr !5i!: l?, ~~ ~ ~. : ~ ~r;L '«":"7 ~ 5 . ,U ~'?'t )In 'lJ~ I u.r~~ ), ~ t9~~,~j/Ulfj~ - #l~ ffI~~ llÆ ',r' I -\~J - '< .' , PROJECT NO. ADDRESS DESIGN REVIEW (DR) 02-007 345 E. MAIN STREET TUSTIN ,~ I L ¡glt. ~~ .' '..,.1 ~. ~ RJ 1./ , ' ~,;¿,. ..ø . ~~~. of - / p 'I. '.I ',' ~~rD . '// 5 re: - ' ~ l' '< ÿ ,\} 7'l.F ~ ,~~m " ;/;(Ç' ><,.~ ~ ¡) /.fj~ :';;(& ~~ 'fj .~~ ~',. . . ~,/'.~y;; ~>- ,...... ..." AcqUIred Properties ýJ;ç..,'-c TUS ¡ LSG . . ..K A.::".., . ;~ ==::. " //^~r' . ~. .- .c. '- _M , .! f""( ~ ", , . , - . . ~~~-l~V'~ ¡~I'~H~! ~ . E-" ~1ooI! =-,. >-:- _zoo u ml~ crryUlL \m -;, I-- !!:!""'-' )GO I-- i¡ ~= K ~ ~ COW~ Q: Pi ~ ~¡,: \~'-~ ~~~ Iwr~; ~-, - ~ , \ 7 i-- 1I J IIT~m ,~" '~~' -,w ~'~J "\ L.....- 'J~ ~: " '. ¥ /:' i,..~ rt-- : ~/~ ~~ I ,~~ /' -........-... ATTACHMENT B Submitted Plans TUSTIN LIBRARY 3 4 5 EA S T M A INS T R E E T TUSTIN, CALIFORNIA SCHEMATIC DESIGN J U N E 2 4, 2 0 0 5 II 8 RECEIVED AUG 1 1 2005 COMMUNITY DEVElOPMENT ZONING AND CODE ANALYSIS PROJECT DIRECTORY DRAWING INDEX .... ::;~." ::'c"7¡,~ .;i'~" ~::"~"!;¡;;;;"-~ ~ ::::::."'" ,~ I"" 'Hm "M"::::::; u,~._,~ -,,~-- ~,'.:.:::~~ ~ß!"J::;:::¡' ~~... :;~oo":,,""" ::':"'"~~';'" '~I"""- ,~C ~ =. 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I . :::: ;;:-: ::;: :::: :~:: :~~ :;,j:~ :~:: :~:~ :::: :~:: :::: :~:~ :~;: ~;: ~:~ :::: ::;~ :::: ~:: ::::: :~:: ,.:: :::~ ::::: :;::~ ~::1::~/~~=d_i ! 'i";'"J""\"";,",;""""¡,,"~,;,,,~,,,,,\"";"",,;,,;,,,,;,'t'\',J',';"':';'.,:~:::~,'~,"i"'""ì'"'\'\..',',"',;"\";::¡ir,"'i~::."'\""",",',i,',',"¡',,'"', """l ! ""[I,""""kú>""if¥"'l;""'¡'¡""'>":"""'";"",;,:ù.~I'\"> t""",\¡"';'~,t:"':"J""',¡,,kJ"\' 'f. ,J", \~~"~ !.;-'\~J'¡'i;'\ ."."~\~:, "~U:-~~~-~) ,. "-t ~~~I_~;~~:~$~~// r" , " .. " ~J.~' =-1;~-~~~~~J ~ SITE PLAN - PHOTOMETRIC REPORT El.2 ~\ Q'!MII=-~~ (¡it~ :::,-...=;"~.. ','!Y ~ ~"'AX ,... ~ -- SCHEMATIC JUNE 24, 2005 DESIGN ATTACHMENT C Zoning Administrator Action No. 05-019 ZONING ADMINISTRATOR ACTION 05-019 DESIGN REVIEW 02-007 SEPTEMBER 20, 2005 The Zoning Administrator of the City of Tustin does hereby resolve as follows: I. The Zoning Administrator finds and determines as follows: A. That a City-initiated application for Conditional Use Permit 02-003 was filed requesting authorization to demolish the existing Tustin Branch library and construct a new Tustin Branch library at the following addresses: 280-284 and 300-304 E. Third Street, 320-324, 325-329, 330-334, and 335-339 S. Preble Drive, 285-295, 305, 315, 325, and 345 E. Main Street, and a portion of S. Preble Drive (Assessor Parcel Numbers: 401-592-10, 11, 12, 13, 14, 15, 16 and 401-593-01, 02, 03, 04) which will be consolidated into one parcel. B. That the General Plan Public/lnstitutionalland use designation provides for a variety of public, quasi-public, and institutional uses such as libraries. 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. According to Section 9245.b(g) of the Tustin City Code, a library use is conditionally permitted in the Public &Institutional (P&I) zoning district. On September 12, 2005, the Planning Commission adopted Resolution No. 3999 approving Conditional Use Permit 02-003 authorizing the construction of a new library at 345 E. Main Street. D. In accordance with Tustin City Code (TCC) Section 9299(b)(4)(c), the Zoning Administrator is authorized to review Design Review applications within Redevelopment Project Areas. E. That the Zoning Administrator reviewed the application on February 20, 2005. F. That the location, size, architectural features, and general appearance of the proposed modifications will not impair the orderly and harmonious development of the area, the present or future development therein, the occupancy thereof, or the community as a whole. In making such findings, the Zoning Administrator has considered the following items: 1. 2. 3. 4. Height, bulk, and area of buildings. Setbacks and site planning. Exterior materials and colors. Type and pitch of roofs. ZA Action 05-019 Design Review 02-007 Page 2 5. 6. 7. 8. 9. 10. 11. 12. Size and spacing of windows, doors, and other openings. Location, height, and standards of exterior illumination. Landscaping, parking area design, and traffic circulation. Location and method of refuse storage. Proposed signing. Physical relationship of proposed structures to existing structures in the neighborhood. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. Development Guidelines and criteria as adopted by the City Council. That a Final Negative Declaration was prepared and adopted on May 6, 2002, in accordance with the provisions of the California Environmental Quality Act (CEQA). G. H. That pursuant to Section 15162 of the Guidelines for the California Environmental Quality Act ("CEQA"), (1 ) No substantial changes are proposed in the project which will require major revisions to the previous Final Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of a previously identified environmental effect; (2) No substantial changes have occurred with respect to the circumstances under which the project is undertaken which will major revisions to the previous Final Negative Declaration due to the involvement of new. significant environmental effects or a substantial increase in the severity of a previously identified environmental effect; and, (3) No new information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the prior Final Negative Declaration was adopted shows (a) the project will have one or more effects not discussed in the previous Final Negative Declaration; (b) significant effects previously examined will be substantially more severe that shown in the previous Final Negative Declaration; (c) mitigation measures or alternative previously found not be feasible would in fact be feasible and would substantially reduce one or more significant effects, but the City declines to adopt such measures or alternatives; or (d) mitigation measLires or alternatives which are considerably different from those analyzed in ZA Action 05-019 Design Review 02-007 Page 3 the previous Final Negative Declaration would substantially reduce a significant effect, but the City declines to adopt the measure or alternative. II. The Zoning Administrator hereby approves Design Review 02-007 authorizing the demolition of the existing library and the construction of a new library at 345 E. Main Street, subject to the conditions contained within Exhibit A, attached hereto. PASSED AND ADOPTED by the Zoning Administrator of the City of Tustin at a regular meeting held on the 20th day of September, 2005. ELIZABETH A. BINSACK Zoning Administrator Eloise Harris Recording Secretary STATE OF CALIFORNIA) COUNTY OF ORANGE) CITY OF TUSTIN ) I, ELOISE HARRIS, the undersigned, hereby certify that I am the Recording Secretary of the Zoning Administrator of the City of Tustin, California; that Zoning Administrator Action No. 05-019 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 20th day of September, 2005. ELOISE HARRIS Recording Secretary GENERAL (1 ) 1.1 (1) 1.2 (1) 1.3 (1) 1.4 (1) 1.5 (1) 1.6 EXHIBIT A CONDITIONS OF APPROVAL DESIGN REVIEW 02-007 SEPTEMBER 20, 2005 The proposed project shall substantially conform with the submitted plans for the project date stamped September 20, 2005, on file with the Community Development Department, as herein modified, based on recommendations of the project architect and the Redevelopment Agency as required to meet project budget, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans including floor plan modifications in order to respond to functional comments and recommendations of the City's project architect, Redevelopment Agency, library consultant, and the Orange County Public Library during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. The Conditional Use Permit and Design Review approvals shall run with the land and be effective provided building permits are issued. All conditions in this Exhibit shall be complied with subject to review and approval by the Community Development Department. The project shall comply with applicable State and local codes, rules, and regulations. Prior to the issuance of a building permit, the project shall comply with the State and City's Subdivision Code. The project is proposed to be constructed in phases. Upon completion of the new library, the old library building shall be demolished and replaced with parking lot and common amenities. At building plan check submittal, the phasing program with the limits and constraints of each phase shall be clearly defined by the project architect. SOURCE CODES (1) STANDARD CONDITION (2) CEQA MITIGATION (3) UNIFORM BUILDING CODEIS (4) DESIGN REVIEW *** EXCEPTIONS (5) (6) (7) RESPONSIBLE AGENCY REQUIREMENTS LANDSCAPING GUIDELINES PCICC POLICY Exhibit A ZA Action 05-019 September 20, 2005 Page 2 (1 ) 1.7 (1 ) 1.8 The design across the Preble Street right-of-way is conditioned upon the approval of the Preble Street vacation and relocation of any utility corridors as may be required by utility providers. New revised utility easement areas shall be shown on construction drawings. Prior to issuance of a building permit, the following design issues shall be addressed and any design modifications shall be subject to approval by the Redevelopment Agency: . The building façade and entry shall receive additional architectural embellishment since it appears too industrial in character. . The entry walkway should be enriched to provide more emphasis to the building entrance and façade from Main Street. . The window canopies are too industrial in character and will need additional design treatment to make the building more architecturally distinctive and inviting, subject to the Redevelopment Agency approval. . The metal Bermuda style roof shall be subject to budget approval and the design color, appearance, and seeming shall complement the adjacent Civic Center. . The metal roof shall be designed to prevent condensation and moisture. . The exact details on all window types and treatments and doors shall require review and approval by the Redevelopment Agency. If the painted metal louvered doors at the front of the building and on the east and west elevations are not required for mechanical venting and air circulation, these doors shall be replaced with solid doors complementing the architecture of the proposed building. . The Community Room shall address the exterior public space and its adjacent reading patio shall be reexamined and revised, as necessary, subject to approval of design modifications by the Redevelopment Agency as to location and any site plan modifications. . The proposed loading area to the west of the drop-off area shall be expanded to accommodate the normal book deliveries expected by the County library and to facilitate access and enlargement of the trash enclosure area. Exhibit A ZA Action 05-019 September 20, 2005 Page 3 (1 ) 1.9 (1 ) 1.10 (1 ) 1.11 (1 ) 1.12 (1 ) 1.13 . The specific location of exterior mailbox and exterior night/day-time book drops adjacent to the pedestrian building entrance shall be shown on the plans. . Paving materials for pedestrian circulation shall be shown on the plans and shall be decorative in nature. The plans shall include exact design details and materials for all concrete walkways and pavers. . The landscape plaza design should be enhanced to serve multi- functional space for public gatherings subject to approval of design modifications by the Redevelopment Agency. The doughnut design creates an enclosed plaza bounded by walkways which will likely serve to reduce and limit the functional opportunities of the space. The project architect should explore options to open the plaza area to create a more significant public space subject to review and approval by the Redevelopment Agency and the Community Development Department. The Community Room shall be wired for audio-visual equipment and professional development requirements as identified in the Needs Assessment and Library Building Program. The cement plaster finish and color on building elevations including the color of the preformed phenolic resin panels and the design, material, and color of the precast column bases on the front elevations shall be subject to Redevelopment Agency approval and budget approval. Final colored rendering, material boards, and exterior colors and finish samples shall be submitted to the Redevelopment Agency for review and approval prior to installation. The project architect shall provide manufacturers' detail on the phenolic resin panels. and their ability to withstand graffiti and glass etching vandalism. If the City is not satisfied with this information, then an alternative treatment shall be reviewed and approved by the Redevelopment Agency. At plan check submittal, a note shall be added on the plans that all exposed metal flashing or trim shall be either anodized or painted compatible with the main building. All existing overhead utilities exclusively serving the site shall be removed during construction and as necessary in each phase of construction. 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, as recommended by the Redevelopment Agency. " ; Exhibit A ZA Action 05-019 September 20, 2005 Page 4 (1 ) (1 ) (1 ) (1 ) (1 ) 1.14 1.15 1.16 1.17 1.18 (1 ) 1.19 (1) 1.20 (1 ) 1.21 (1 ) 1.22 The Site Plan shall identify the minimum width required for all drive aisles and shall show actual curb cut locations, including existing drive-way cuts that will be removed and curb and gutter that will be repaired. The minimum parking space size shall be nine (9) feet by twenty (20) feet or nine (9) feet by seventeen and a half (17%) feet with a two and a half (2%) foot landscape overhang. Striping details shall be shown on the building plans. The drop-off area to the front of the building shall be striped for no parking and marked loading and drop-off only. The trash enclosure area shall be a minimum six (6) foot high solid masonry wall with solid metal, self-closing, self-latching gates consistent with the adjacent building's material and finish. The location of the bin, size, and quantity shall be reviewed and accepted in writing by the City's contract refuse service provider. At building plan check, details for the fenced outdoor patios shall be provided. Due to potential moisture issues, adequate details shall be provided to ensure building protection and planting materials will not pose a maintenance problem or liability. The plans shall demonstrate how these patio areas will drain to the street and away from the building. A detailed lighting plan shall be submitted along with details of proposed exterior fixtures and intensity of light. Parking lot lighting shall be in conformance with the City's Security Code and facilitate pedestrian circulation with the parking lot. On-site lighting shall be arranged so that direct rays do not shine on adjacent properties to the north or northeast or produce glare. The project architect shall provide additional information that the lighting in the building and windows facing north will not result in glare to residential properties across Third Street to the north. All lights installed on buildings shall be decorative and subject to approval of the Redevelopment Agency. Parking lot lighting standards shall be designed to be compatible with existing Civic Center parking lot lighting standards. The location of all exterior mechanical equipment shall be identified (i.e. transformers, meters, etc.). Screening of exterior mechanical equipment shall be provided compatible with building materials. Location, height, and sizing of rooftop materials including installation details shall be provided. No exterior downspouts shall be permitted on any façade visible from adjacent streets or residential properties. Roof access devices shall be provided from the inside of the building. Exhibit A ZA Action 05-019 September 20, 2005 Page 5 (1 ) (1 ) (1 ) 1.23 (1 ) 1.24 1.25 1.26 (1 ) 1.27 (1 ) 1.28 (1 ) 1.29 (1 ) 1.30 Roof scuppers shall be installed with a special lip device so that overflow drainage does not stain exterior walls. Dry underground conduit shall be required for all utility installations including internal wiring for undergrounding of cable TV installation. The building shall be equipped with Wireless Fidelity (Wi-Fi) at all locations including outside patio areas. Details for all building security systems shall be provided, subject to review and approval by the Redevelopment Agency. A detailed sign program for exterior and interior signs shall be provided for review and approval of the Redevelopment Agency. The sign program shall include the location, materials, colors, size, and sign copy consistent with overall building design. A precise landscape and irrigation plan including landscape grading, backflow preventors, and timers shall be reviewed and approved by In- house team prior to issuance of a building permit (connections subject to specifications to be provided by the Public Works Department). /- 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. ~, The landscape materials shall not conflict with the visual clearance requirements of the proposed driveway approaches. Exhibit A ZA Action 05-019 September 20, 2005 Page 6 (1 ) 1.31 (1 ) 1.32 (1 ) 1.33 (1 ) 1.34 In introducing a new parking lot tree to the lot (instead of the Carrotwood and Podarcarpus), consideration shall be given to appearance. A tree with leaf similar to the Podacarpus should be explored and an additional flowering material that does not have any nuisance features as the Carrotwood should be considered. The proposed Carrotwood parking lot trees shall be replaced with Pistachia Chinensis and the Podocrapus shall be replaced with Chionanthus Retusus. Trees along the back side of the building on Third Street shall be so arranged so that they do not inhibit passive lighting opportunities. Planting material in bioswell areas shall be identified on the plans. The spacing of new street trees along Main Street shall be consistent with the actual spacing of existing street trees along Main Street. A minimum of 127 parking spaces shall be required for the project based on a ratio of 1 space per 250 square feet of floor area. BUILDING 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), 2004 California Electrical Code (CEC), California Title 24 Accessibility Regulations, 2005 Title 24 Energy Regulations, City Ordinances, and State and Federal laws and regulations, or the construction codes in effect at the time of plan submittal. Building plan check submittal shall include the following: . Seven (7) sets of construction plans, including drawings for mechanical, plumbing, and electrical. . Two (2) copies of structural calculations. . Two (2) copies of Title 24 energy calculations. . A note shall be provided on the plans that "All parking areas shall be illuminated with a minimum of one (1) foot-candle of light, and lighting shall not produce light, glare, or have a negative impact on adjacent properties." . Plans that show curb ramps and driveways connecting to the sidewalk (existing and new). . A note and details for detectable warning at the ramps leading to the traffic path. Exhibit A ZA Action 05-019 September 20, 2005 Page 7 (3) 2.2 (3) 2.3 (3) 2.4 (3) 2.5 (3) 2.6 (3) 2.7 (3) 2.8 . Note on plans that no field changes shall be made without prior approval from the Building Official and architect or engineer of record. All new glass doors and windows, in or adjacent to doors, shall be tempered per 2001 California Building Code Section 2406.4. ' Vehicle parking, primary entrance to the building, the primary paths of travel, sanitary facilities, drinking fountain, and public telephones shall be accessible to persons with disabilities. Prior to issuance of a demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, a Construction & Demolition (C&D) debris collection, disposal, and diversion information shall be submitted on the City-prescribed forms. 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. . Two (2) copies of Hydrology Report. 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. 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. Prior to issuance of any 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, ,-, Exhibit A ZA Action 05-019 September 20, 2005 Page 8 maintenance association, lessee, etc.); and, reference to the location(s) of structural BMPs. 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. (3) 2.9 The following requirements shall be defined on permit plan cover sheets as either general or special notes and the project shall be implemented in accordance with the notes: . Construction sites shall be maintained in such a condition that an anticipated storm does not carry wastes or pollutants off the site. . Discharges of material other than storm water are allowed only when necessary for performance and completion of construction practices and where they do not: cause or contribute to a violation of any water quality standard; caUse or threaten to cause pollution, contamination, or nuisance; or contain a hazardous substance in a quantity reportable under Federal Regulations 40 CFR Parts 117 and 302. . Potential pollutants include, but are not limited to: solid or liquid chemical spills; wastes from paints, stains, sealants, glues, limes, pesticides, herbicides, wood preservatives, and solvents; asbestos fibers, paint flake or stucco fragments; fuels, oils, lubricants, and hydraulic, radiator or battery fluids; fertilizers, vehicle/equipment wash water and concrete wash water, concrete, detergent or floatable wastes; wastes from any engine equipment steam cleaning or chemical degreasing; and chlorinated potable water line flushings. During construction, disposal of such materials should occur in a specified and controlled temporary area on site, physically separated from potential storm water run-off, with ultimate disposal in accordance with local, State, and Federal requirements. . Dewatering of contaminated groundwater or discharging contaminated soils via surface erosion is prohibited. Dewatering of non-contaminated groundwater requires a National Pollutant Discharge Elimination System Permit from the California State Regional Water Quality Control Board. Exhibit A ZA Action 05-019 September 20, 2005 Page 9 (3) 2.10 (3) 2.11 (3) 2.12 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. 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 building. 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; six (6) inches in height for commercial. The applicant 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. PUBLIC WORKS DEPARTMENT (1 ) 3.1 (1 ) 3.2 (1 ) 3.3 (1 ) 3.4 The Site Plan shall be revised to show surrounding roadway dimensions, driveway locations on the south side of Main Street, and existing traffic controls within the public right-of-way. The plans shall show existing and proposed street striping, markings, and sign locations. The existing striping may need to be modified to accommodate turn movements into the proposed Library. Additional signs and curb markings may be necessary to relocate/remove on-street parking and address locations that may conflict with the proposed relocation of the driveway on Main Street. The Demolition Plan shall show existing utilities within the site and within Preble Drive. Demolition shall comply with the City's Construction and Demolition Ordinance. A Utility Severance plan shall be prepared to identify and relocate utilities on-site and in Preble Drive that will be needed to serve properties in the vicinity of the Library. (Notes: The sewer in Preble Drive serves the community north of Third Street up to First Street. There is an existing storm drain adjacent to the existing Library in an easement that conveys storm flows from Third Street through the site to Main Street). The water lines, electrical, gas, telephone, and cable facilities shall be relocated to continue service to the properties to the north of the proposed Library. The Grading and Paving Plan shall use curb and gutter throughout the parking lot to convey storm and nuisance water along the curbs while minimizing damage to the parking lot surface. Exhibit A ZA Action 05-019 September 20, 2005 Page 10 (1 ) 3.5 (1 ) 3.6 (1 ) 3.7 (1 ) 3.8 On the Horizontal Control Plan, the gutters shown through the bioswale areas shall be removed and storm drain inlets shall be added. The Utility Plan shall identify the inlets. If the inlets are to be connected to an on-site storm drain system, the plan shall show flows and eventual connections to a public storm drain system. The proposed drainage is connected to a storm drain in Third Street that does not exist. Drainage from the project site along Third Street shall be required to be conveyed to a public storm drain system. At plan check submittal the existing storm drain along the west side of the existing Library and a proposed plan to reuse, remove, or relocate this system shall be provided. ORANGE COUNTY FIRE AUTHORITY (OCFA) (5) 4.1 (5) 4.2 (5) Prior to the issuance of any building permits, the applicant shall submit a Fire Master Plan and obtain approval of the Fire Chief for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. The plans shall indicate the width of the access road measured flow-line to flow-line. The plans shall also indicate any existing fire hydrant or proposed fire hydrants nearest the property line. Any access road less than 36 feet in width will be required to be either red curbed or fire lane signs shall be installed. Fire lanes shall be noted on the Fire Master Plan. The applicant may contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." As part of the Fire Master Plan 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. A) Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in the structure to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." 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 Fire Chief. 4.3 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 Pian Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. 0..