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Home My WebLink About06 PC REPORT VETERINARY SPECIALTY CLINIC DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A AGENDA RITEM #6 MEETING DATE: NOVEMBER 8, 2022 TO: PLANNING COMMISSION FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONDITIONAL USE PERMIT (CUP) 2022-0012 APPLICANT: PROPERTY OWNER: DR. RICHARD PANKOWSKI JOO M. YONG SIL TR VETERINARY SURGICAL SPECIALISTS OF 1640 MONROVIA AVENUE, #324 ORANGE COUNTY COSTA MESA, CA 92627 2965 EDINGER AVENUE TUSTIN, CA 92780 LOCATION: 2937 AND 2945 EDINGER AVENUE GENERAL PLAN: PLANNED COMMUNITY COMMERCIAL/BUSINESS (PCCB) ZONING: PLANNED COMMUNITY INDUSTRIAL (PC IND) JAMBOREE PLAZA ENVIRONMENTAL THIS PROJECT IS CATEGORICALLY EXEMPT PURSUANT TO THE STATUS: CALIFORNIA ENVIRONMENTAL QUALITY ACT (CEQA) SECTION 15301, CLASS 1. REQUEST: A REQUEST FOR A CUP TO ESTABLISH A VETERINARY SPECIALTY CLINIC USE WITHIN AN EXISTING VACANT TENANT SPACE (APPROX. 10,400 SQUARE FEET). 44 L . JV PRO DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A Planning Commission November 8, 2022 CUP 2022-0012 Page 2 RECOMMENDATION That the Planning Commission adopt Resolution No. 4459 approving Conditional Use Permit (CUP)2022-0012, to establish a veterinary specialty clinic use within a vacant tenant space (approximately 10,400 square feet) located at 2937 and 2945 Edinger Avenue. APPROVAL AUTHORITY The project site is located within the Planned Community Industrial (PC -IND) zone and subject to the Jamboree Plaza Planned Community District Regulations. Pursuant to Section 3.4 of the Jamboree Plaza Planned Community District Regulations, veterinary specialty clinics are allowed subject to the approval of a CUP by the Planning Commission. BACKGROUND Location and Surrounding Properties The project site is located within Jamboree Plaza which is bounded by the OCTA/SCRRA railroad right-of-way and Metrolink train station immediately to the north and east, and office and light industrial areas further to the north and east of the tracks, Edinger Avenue to the west, and Jamboree Road to the south (Figure 1). The site is in the Planned Community Industrial (PC IND) zoning district. Jamboree Plaza was constructed in 1991 and allows a combination of retail commercial, office, auto service, light industrial and warehouse uses. Project Location On W . ocOCD 1`c�'Q9�, r dijr CCOD d�io�a Figure 1 —Location Map DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A Planning Commission November 8, 2022 CUP 2022-0012 Page 3 PROJECT DESCRIPTION Project Summary Veterinary Surgical Specialists of Orange County (VSSOC) is an independently owned surgical specialty practice which currently operates at 2965 Edinger Road located within Phase III of Jamboree Plaza. VSSOC will continue to operate a veterinary specialty clinic use at 2965 Edinger Avenue for non-orthopedic surgeries and urgent care functions. The subject application pertains only to 2937 and 2945 Edinger Avenue. VSSOC is proposing to lease a vacant one-story, 10,400 square-foot tenant space at 2937 and 2945 Edinger Avenue that was previously occupied by Kelly Paper Company located within Phase III of Jamboree Plaza (Figure 2). The applicant is requesting to establish a veterinary specialty clinic which is subject to the approval of a CUP by the Planning Commission. The project site would serve as a surgery/screening facility with a special emphasis on orthopedic surgery for cats and dogs. Project Location -' � .�.lill Illli isiilids Ili='. "re. W` Edinger Avenue Figure 2— Phase III of Jamboree Plaza ANALYSIS The proposed veterinary specialty clinic use would operate from 7:00 a.m. to 6:00 p.m., seven-days-per-week and would also provide emergency services from 6:00 p.m. to 7:00 a.m. Typically, pet owners drop off their pets between 6:30 a.m. and 8:00 a.m. for surgeries and pick them up the next day. Pet owners generally do not remain on-site during the surgery. The proposed operations utilize the floor area to accommodate large surgical equipment to provide services to large dogs and a separate area for cats. The proposed operations will include two (2) veterinarians, eight (8) veterinarian technicians and two (2) office staff in the reception area and three (3) persons on site after hours (6 p.m. to 7 a.m.) for post-surgery animal care. DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A Planning Commission November 8, 2022 CUP 2022-0012 Page 4 The 10,400 square foot tenant space will include the following areas as shown in Figure 3: • 4,445 square feet of reception and office areas (Shown in Red); • 2,273 square feet of surgical/medical areas; (Shown in Blue); and • 3,681 square feet of staging areas for large medical equipment such as CT imaging equipment and an MRI unit and animal kennel areas (Shown in Yellow). a II— I o I MEC n_' 4�O�.CC o- I � I II Q I i, I I I :4:4q:F ._.. T FIC= _- 445.4 SF 47 c 11 I I I I I OFFICE 771111 1 17 1 MTV SF r / STOW IE �E MCF EEII 28 9FF1:.F - aE SF I I CT"ACE z5 QEELE Figure 3—Proposed Floor Plan As part of the tenant improvements, the applicant is proposing the installation of roof top mechanical equipment that will not be visible from the public right-of-way. An ADA van accessible parking space along the building frontage will also be provided. Any subsequent interior and exterior modifications, including signs, require review and approval by City staff pursuant to all applicable Tustin City Codes (TCCs). DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A Planning Commission November 8, 2022 CUP 2022-0012 Page 5 Hours of Operation The proposed veterinary specialty clinic use would operate Monday through Sunday between 7:00 a.m. to 6:00 p.m. and after-hour animal care, including emergency calls, between 6:00 p.m. to 7:00 a.m. (Table 1). The hours of operation are consistent with other uses within Phase III Jamboree Plaza and would not cause any operational conflicts. Table 1 O e ating Hours Function O ening Hour Closing Hour Veterinary Specialty 7:00 AM 6:00 PM Clinic After-Hours Post 6:00 PM 7:00 AM Surgery Animal Care and Emergency Care Parking Table 2 summarizes the parking requirements for the breakdown of uses that comprise of the proposed veterinary clinic use. The tenant space is allocated a total of 32 spaces within Phase III of the Jamboree Plaza. The allocated number of spaces for the tenant space is adequate to accommodate the parking required for the uses that comprise the proposed veterinary clinic use. Therefore, parking is satisfied on-site. Table 2 Parking Breakdown Use Square- Required Per Total Total Use Feet Parking Square- Required Allocated Foot to Tenant Medical 1 4,000 4 1,000 16 Medical 2 445 6 1,000 2 Office 2,273 4 1,000 10 Storage 3,681 1 1,000 4 Total 10,399 32 32 Furthermore, the applicant's parking study concluded that only 24 parking spaces would be required during the peak demand. ENVIRONMENTAL This project is categorically exempt from further environmental review pursuant to CEQA Section 15301 , Class 1 , "Existing Facilities" in that the project site is an existing facility, involves minor alterations to the structure and negligible expansion to an existing commercial use. DocuSign Envelope ID:3BE89749-8705-42BB-8822-06B3A347436A Planning Commission November 8, 2022 CUP 2022-0012 Page 6 CONCLUSION Based on this report and the findings and Conditions of Approval contained in Resolution No. 4459, staff recommends that the Planning Commission adopt Resolution No. 4459 approving CUP 2022-0012 to establish a veterinary specialty clinic use within an existing 10,400 square-foot space located at 2937 and 2945 Edinger Avenue. EN DocuSigned by: DocuSigned by: 06. 5F8E24C1.. 6B740EF5F8E24C1... E48A67E1967540F... Nader Khalil Raymond Barragan Associate Planner Consultant Principal Planner DocuSigned by: for: 5 .IAF588F82047F.. . Justina Willkom Community Development Director Attachments: A. Location Map B. Land Use Fact Sheet C. Submitted Plans dated November 8, 2022 D. Resolution No. 4459 ATTACHMENT A LOCATION MAP 432-491-36 432-491-15 v3 G 0 432491-16 430.391 -491-17 n O 430- 1-21 32-491-23 N 432-494-24 50-04 1• 432 -25 rn c 432-491-25 1213 432-091-20 4 -331- 34.331.0 w N -331 N 432-02-05 -331 4 1-29 -331 30-391-22 -331 34-331-0 34-331-0 434-331.10 34 -01 40 4�-,3y1A2 43- -2 3S 34 300' Radius Map 4 -34 434-201-27 Show 500' Parcels 434-341 4 4 3" 341 2945 Edinger Ave A 3953 4 •34' 0 4-341- Tustin CA 4 -34111 APN S 434-331-03434.341-05 4 4-341-2 -341- Prepared 5/31/2022 4 3 430.391-23 �.( q by Susan Case Inc "�1-.. 1 inch = 200 feet ATTACHMENT B LAND USE FACT SHEET LAND USE APPLICATION FACT SHEET 1. LAND USE APPLICATION NUMBER(S): CONDITIONAL USE PERMIT (CUP 2022-0012)— ESTABLISHMENT OF A VETERINARY SPECIALTY CLINIC 2. LOCATION: 2937 EDINGER AVENUE AND 2945 EDINGER AVENUE -A EXISTING TENANT SPACE WITHIN A MULTI-TENANT CENTER IN THE PLANNED COMMUNITY INDUSTRIAL ZONING DISTRICT 3. APN: 434-331-05 AND 434-331-06 4. PREVIOUS OR CONCURRENT APPLICATIONS RELATING TO THIS PROPERTY: CUP 98-028, ZONE CHANGE 98-003, CUP 99-008, CUP 00-003, CUP 03-004, CUP 03-019, CUP 04-003, CUP 07-009, CUP 19-009 5. SURROUNDING LAND USES: NORTH: INDUSTRIAL EAST: INDUSTRIAL SOUTH: RESIDENTIAL WEST: VACANT 6. SURROUNDING ZONING DESIGNATION: NORTH: PLANNED COMMUNITY EAST: PLANNED COMMUNITY INDUSTRIAL INDUSTRIAL (PC IND) P( C IND) SOUTH: TUSTIN LEGACY SPECIFIC PLAN WEST: PLANNED COMMUNITY T( LSP) INDUSTRIAL (PC IND) 7. SURROUNDING GENERAL PLAN DESIGNATION: NORTH: PLANNED COMMUNITY EAST: PLANNED COMMUNITY COMMERCIAL/BUSINESS COMMERCIAL/BUSINESS (PCCB) (PCCB) SOUTH: TUSTIN LEGACY SPECIFIC PLAN WEST: TUSTIN LEGACY SPECIFIC PLAN T( LSP) T( LSP) 8. SITE LAND USE EXISTING PROPOSED A. LAND USE: INDUSTRIAL NO CHANGE B. GENERAL PLAN: PCCB NO CHANGE C. ZONING: PC IND NO CHANGE DEVELOPMENT FACTS: 9. LOT AREA: 73,400 SF (1.69 ACRES)(PHASE III) 10. TENANT SPACE: 10,399 SF EXISTING PROPOSED 11. PARKING: PHASE 111205 NO CHANGE TENANT SPACE: 32 See Parking Summary' 12. BUILDING HEIGHT: ONE STORY NO CHANGE 13. DEVELOPMENT STANDARDS SETBACKS: THE SITE IS AN EXISTING DEVELOPMENT WHERE THERE IS NO EXPANSION OF FLOOR AREA, AND THE REQUEST WOULD NOT ALTER THE ORIGINAL INTENT OF THE SITE. Notes: 'Parking summary—The table below summarizes the parking requirements for the breakdown of uses that comprise the proposed veterinary clinic use. The tenant space is allocated a total of 32 spaces within Phase III of the Jamboree Plaza. The allocated number of spaces for the tenant space is adequate to accommodate the parking required for the uses that comprise the proposed veterinary clinic use. In addition, the applicant's parking study concluded that only 24 parking spaces would be required during the peak demand. Therefore, parking is satisfied on-site. Parking Breakdown Use Square- Required Per Total Total Use Feet Parking Square- Required Allocated Foot to Tenant Medical 1 4,000 4 1,000 16 Medical 2 445 6 1,000 2 Office 2,273 4 1,000 10 Storage 3,681 1 1,000 4 Total 10,399 32 32 ATTACHMENT C SUBMITTED PLANS DATED NOVEMBER 8, 2022 � 0@LL®Y�'NLLS[ll3flY 1v39N103599Z r Q.[[.wfmusa�O — ' 00 AO sismvIO3dS -Tvoi ns NP:131 —US M31A JO IHOIS Tl- /Nyld"S u33NS d3AOJ Q ® ' r S o �\ Z r. U 61 ; LU \ — w LU t: r w z � I zz LU Ir EL ♦ fir .�� `�� i ak; � psi � �� •� �G fi Et LL_ jj OBEZy VO NRSR 3An e3�Mb355e[ — ppqq wo �r.x ewe w.n ra ... vd o Jo SIS17VIOAds wa[Oarg �,�+v�ir>;a�.�n Ntnda001-1 � Q 3 Q E 1 a@ y,a t I 222• TC t f, ti 6 a it .�r O Hi off& yy `� O -------- ----- - = ------- a& I a I w y Wo....n��muo a.w..3OIL- OB(ye tl]NLLSlll 3�tl tl39N1]35962 i[mWa .,.y ll [u>nu.:._ L.� C+'i�'�, o a0 d 1 1V103d5 1 OI A21HNI?J313/\ olvo 'OAH JNIA?Wd❑3SOdOdd Q _w �i - s? � a " a!ssssl as 'ssa7,1117 lals �3!'s�Esca IP'$ ❑❑❑❑ � r wAa a 8-: I � I I I j I 0 � � f i / y - - LUL J"J,.L w I i I �I-� p I i � I �r --------_--- - - - - - - ------El - - -1- � II Ir CC I ' a I w k d I I w a a I w m — U b LL H m �� - - - - ---- - - - - - �- - --- -� ❑ _ i I I ; m LLU _ oaoo I I I O 1 I 9 Pla,uaAna�l cne4ne. n.�:r_� -- .. ••eu r..a mo.P-�... OHlIB Y]NLLSf113h4 tl3]•.I[13 s.-. J a'_� J.. n'V� • — Cl DO-10 SLSPV01dS `V mans Aab,via313n E)NlNdVd Ndn N Q I I I ---------- ----------, ---- - -- ---- -- ` - ' - �~ 5 m IL F 4 -- - - .- i � � I ------ x o e — - L® I I Q e ,c w„_ � ns�n crrnzx, uwiwu ea�gl�ocss v wlaluapaor�m.yner LLSl113zY 133')NI035aez _)o do SLSIIVt0AdS IVOILl ans n 1 n sNo�lana' � � a z e3, LLJ < w LLLL LL ti 4 1 IF 4 � r r t. \\ d SA- u ' � w IL � I F • • a • z' LSA CARL58A CLOVIS IRVINE LO5 ANGELES PALM SPRINGS POINT RICHMOND RIVERSIDE ROSEWLLE MEMORANDUMSAN LUIS OBISPO DATE: September 7, 2022 To: Richard Pankowski,Veterinary Surgical Specialists of Orange County FROM: Ken Wilhelm, LSA SUBJECT: 2937-2945 Edinger Avenue Parking Analysis,Tustin, California LSA is pleased to submit this parking memorandum for the proposed relocation/expansion of the existing Veterinary Surgical Specialists of Orange County(VSSOC) (project) in Tustin, California.The project would relocate the orthopedic surgery functions to the existing vacant buildings at 2937 and 2945 Edinger Avenue(a retail space formerly occupied by Kelly Paper Store)while maintaining the other existing business at 2965 Edinger Avenue.The three buildings are at the northwest end of Jamboree Plaza (Phase III). Phase III (Planning Area D)includes six buildings that share 205 parking spaces. LSA prepared a parking analysis memorandum (July 6, 2022)that outlined the anticipated parking demand of the proposed relocation/expansion and concluded that the anticipated parking demand would be accommodated within the existing parking lot for Phase III.City of Tustin (City)staff recently submitted comments on the parking memorandum (letter dated August 9, 2022,and subsequent email dated August 25,2022).The purpose of this memorandum is to satisfy the City's comments and determine whether adequate parking spaces would be provided for the proposed project and the Jamboree Plaza(Phase 111). PROJECT DESCRIPTION The existing VSSOC facility is at 2965 Edinger Avenue and provides surgical services to pets throughout Southern California.VSSOC's hours of operation are from 7:00 a.m.to 6:00 p.m., 7 days per week.The facility would also be available for emergency services outside of these hours.Typically, pet owners drop off their pets between 6:30 a.m.and 8:00 a.m.for surgeries and pick them up the next day. Pet owners do not remain on site during the surgery. The project proposes to relocate some of its services and acquire the 10,399 square-foot (sf)vacant buildings at 2937 and 2945 Edinger Avenue (formerly occupied by Kelly Paper Store)while maintaining the other existing business office, non-orthopedic surgeries by VSSOC, and the Animal Dermatology Clinic at 2965 Edinger Avenue.The new facility would be designed as a surgery/screening facility with special emphasis on orthopedics and urgent care(which would be relocated from the current facility).The new facility would have six modernly equipped surgical rooms, an animal housing space, and diagnostic equipment, including computerized tomography(CT) imaging capabilities and a magnetic resonance imaging(MRI) unit. By relocating some of the services to the new facility,VSSOC would upgrade and modernize the surgical equipment and provide more efficient services to its clients. 20 Executive Park,Suite 200,Irvine,California 92614 949.553.0666 www.lsa.net LSA The operation at the new site would be similar to the existing site, and the pet owners would not need to remain on site during the surgery.Typically, in the morning, one surgeon receives cases while another surgeon performs surgery, In the afternoon, both surgeons would be in surgeries and see recheck examinations between procedures. As shown in Attachment A,the staffing at the current facility(2955 Edinger) includes a total of 30 staff (doctors,vet techs,and other personnel).The new facility at 2937/2945 Edinger will have approximately 14 staff,which includes some of the existing staff moving to the new facility.The total number of staff at both facilities upon build out would be 39 staff. Both the existing and new buildings are at the northwest end of Jamboree Plaza(Phase III). Phase III includes six buildings that share 205 surface parking spaces. Figure 1(all figures provided in Attachment B)shows the Jamboree Plaza Phase III Site Plan.Access to the Plaza is provided via an existing signalized access point on Edinger Avenue and two right-turn-in/right-turn-out driveways on either end of the Plaza. PARKING REQUIREMENTS LSA applied the parking rates contained in the Jamboree Plaza Planned Community District Regulations (revised November 3,2009)to four of the six buildings in the Jamboree Plaza(Phase III). Based on the Jamboree Plaza parking rates,a veterinary specialty clinic use requires four parking spaces for each 1,000 sf of gross floor area for the first 4,000 sf and six parking spaces for each 1,000 sf of gross floor area in excess of the initial 4,000 sf of floor area. A professional office use requires one parking space per 250 5f of gross floor area, and a manufacturing, assembly, and research and development use requires one parking space per 500 sf of gross floor area.The number of required parking spaces for the building at 2887 Edinger Avenue(Veterinary Cancer Group)and the existing VSSOC building was acquired from the Conditional Use Permits for each site provided by City staff. Straight application of the veterinary specialty clinic use parking rates to the 10,399 sf space of the proposed project would require 54 parking spaces, However,the new facility at 2937/2945 Edinger will include multiple uses within the building, including vet surgical services(medical office),general office use, and storage use.A significant portion of the building is used for storage and storage-like uses. Specifically,the CT scan and MRI rooms require large areas with only one patient and one operator at a time. In addition, current surgical practice requires larger surgical areas, and the equipment used in procedures is stored outside of the surgical rooms and wheeled in when needed for a procedure. Figure 2 shows the proposed uses within the buildings at 2937 and 2945 Edinger Avenue,as well as the number of required parking spaces based on each use. Per discussion with City staff,and consistent with the Covenants, Conditions, and Restrictions (CC&Rs),the uses within the building itself can be parked per their appropriate usage (e.g., medical use, office use, and storage/warehouse use). As shown on Figure 2, application of the Jamboree Plaza parking rates to the two buildings would require 32 parking spaces instead of 54 spaces as one use for the entire project. Table A(provided in Attachment C) presents the parking requirements of the six buildings within Jamboree Plaza(Phase III).As shown in Table A,the six buildings in Phase III would require 199 parking spaces.Approximately 205 parking spaces would be shared among the six buildings in Jamboree Plaza (Phase Ill).Therefore,the parking supply meets the Jamboree Plaza Planned Community District Regulations parking code requirements. 9/7/22 IP:\V552201\Doc\2937-2945 Edinger Parking Memoxevl.doc'i 2 LSA It should be noted that the number of required parking spaces in Table A presents a conservative analysis.Application of the office use parking rate in the Jamboree Plaza Planned Community District Regulations to the building at 2895 Edinger Avenue(Radiation Oncology) requires 34 parking spaces on site. However, unlike a typical medical office use,which schedules patients in 15-minute increments,the medical office building at 2895 Edinger Avenue generally schedules patients on an hourly basis,therefore reducing the need for parking spaces.Application of the manufacturing, assembly,and research and development use parking rate in the Jamboree Plaza Planned Community District Regulations to the building(ground floor) at 2929 Edinger Avenue(CERTS Clean Room)and office use for the mezzanine area requires 19 parking spaces on site.Company vehicles typically leave the site in the morning and return to the site in the evening.Therefore, parking spaces would be required for the employees' vehicles only. Application of the office use parking rate in the Jamboree Plaza Planned Community District Regulations to the building at 2951(2953) Edinger Avenue(High Hopes Brain Injury Rehabilitation) requires 52 parking spaces on site.According to the business website,there are only 11 staff on site, and all clients are dropped off/picked up to/from the site.As such, parking spaces would be required for the employees'vehicles only, and the project would not require parking spaces commensurate with an office parking rate, LSA also estimated the peak parking demand for the VSSOC project at the existing and new site based on the current operations of the existing facility and anticipated staffing and demand at the expanded site. LSA acquired the appointment log from the existing facility for 4 different days in July 2022, The appointment log indicates the hourly client demand and the type of appointment. Based on the information from the applicant, a typical surgery consultation lasts between 30 minutes and 1 hour, whereas other types of appointments are shorter. It is assumed that all the appointments would take less than 1 hour, and the data represents vehicles parked within that 1 hour only(there would be no overlapping vehicle parking between 2 consecutive hours). LSA averaged the hourly client demand of these days. With the surgical services transferring to the new site,the average hourly client demand at the existing site would represent the peak parking demand at the new site.Attachment D provides the appointment log and the average client demand for these 4 days. As shown in Attachment D,the peak(maximum) hourly parking demand at the new site would be 10 spaces. Peak hourly parking demand occurs from 10:00 a.m.to 11:00 a.m. on Thursdays and two time periods(9:00 a.m 10:00 a.m. and 12:00 p.m.-1:00 p.m.)on Fridays.The average peak parking demand for a typical week would be eight cars in an hour. It should be noted that this is a conservative analysis, because pet owners typically drop off/pick up their pets for surgeries and do not remain on site. Based on this data,the total parking demand needed for both staff(14)and visitors (10) at 2937/2945 Edinger would be 24 spaces. The Institute of Transportation Engineers(ITE) Parking Generation manual (5`h Edition) has parking rates for Animal Hospital/Veterinary Clinic. The parking rate based on the number of employees is 1.68 parking spaces/employee. Based on the 14 employees anticipated at the new facility, ITE would suggest 24 total parking spaces would accommodate the peak parking demand for this use.This is consistent with the anticipated parking demand based on staffing and visitors as described above. 9/7/22(1`;\V552201\Doc\2937-2945 Edinger Parking Menno.revl.doc4 3 LSA PARKING SURVEYS To confirm the existing utilization of the Jamboree Plaza (Phase III) parking lot, parking surveys were conducted by Counts Unlimited on a typical weekday.The hourly parking surveys(provided in Attachment E)for the Plaza were conducted between 7:00 a.m.and 6:00 p.m.on Tuesday, May 24r 2022. The parking lot within Phase III was divided into three parking zones to show the number of spaces in front of the proposed building(Zone 1),as well as behind the building and adjacent to the existing VSSOC facility(Zone 2)and the spaces toward the end(northwest) of the parking lot(Zone 3).A figure showing the parking zones is provided in Attachment E. At the time of the parking survey,the buildings at 2937 and 2945 Edinger Avenue were vacant.All other buildings within Jamboree Plaza (Phase III) were occupied. Based on the parking survey data,the peak parking demand at Jamboree Plaza (Phase III)was 157 spaces at 10:00 a.m.This indicates a surplus of 48 parking spaces for Phase Ili. As stated before,the proposed project would require 32 parking spaces (per code)for the buildings at 2937 and 2945 Edinger Avenue,if occupied. Furthermore, based on the project description and proposed operation,the new facility would require a peak of 24 parking spaces for both staff and visitors.As such,the Jamboree Plaza (Phase III) is not forecast to have a shortage of parking supply with the relocation/expansion of the VSSOC. CONCLUSIONS The project proposes to expand/relocate the existing VSSOC while maintaining the number of staff at or near current levels. Based on the results of this parking analysis,the overall parking supply of the Plaza meets the Jamboree Plaza Planned Community District Regulations parking code requirements. Parking survey results also indicate that the Jamboree Plaza Phase III is not forecast to have a shortage of parking supply with the relocation/expansion of the VSSOC. In addition,the proposed uses within the building at 2937 and 2945 Edinger Avenue would meet the Jamboree Plaza Planned Community District Regulations parking code requirements. As a result of this analysis,the proposed VSSOC use within 2937/2945 Edinger Avenue meets the Tustin City Code requirement(Section 9264a) based on the following: a. The analysis above demonstrates that no substantial conflict will exist in the peak hours of parking demand for any of the uses within Phase III.The actual staff and customer parking will be below the City's requirement and consistent with the ITE Parking Generation manual. b. The number of parking spaces for the proposed use will not exceed the number of spaces available during the peak hours of operation.Actual observations of the Phase III parking lot revealed 48 vacant spaces at a peak period.The proposed project requires 32 spaces for the specific uses within the building and anticipates only a need for 24 parking spaces during its peak operations per the staffing and peak appointment times provided. c, Parking spaces immediately adjacent to the proposed use will adequately serve the proposed project. Based on observations,the parking lot(Zone 1)in front of the building has 30 vacant spaces. This will meet the anticipated peak demand of the project. 9/7/22 iP:\V552201\Doc\2937-2945 Edinger Parking Wmo.revl.docw) 4 LSA If you have any questions about this analysis, please call me at(949)553-0666. Attachments: A: Existing and Proposed Staffing B: Figures 1 and 2 C: Table A D: Appointment Log E: Jamboree Plaza Phase III Parking Survey 9/7 f22(P:`VSSZ201\r➢oc\2931-2945 Ed Inger Parking Memo.revi.docxf 5 2937-2945 EnINGER AVENUE PARKING ANALYSIS VETERINARY SURGICAL SPECIALISTS OF .3 SEPTEMBER 2022 TUS Iv LAUFpRNId ATTACHMENT A EXISTING AND PROPOSED STAFFING P:\VSS2201\Doc\2937-2945 Edinger Parking Memo.revl.docx c09107/221> 2965 Edinger-Current staffing AVSG-Advanced Specialty Group 1 Hospital Administrator 1 Office Manager 3 Admin Staff 5 VSSOC- Veterinary Surgical Specialists Orange County 3 Surgeons—4 Surgeons total cover 7 days a week. 2 surgeons/day for four days a week and 3 surgeons/day for three days a week. Only one surgeon on receiving and seeing clients per day. 9 vet techs 13 ADC-Animal Dermatology Clinic 2 doctors 6 vet techs 8 AVSG Urgent Care 1 doctor 3 vet techs 4 Total: 30 staff plus peak intake of patients 10*= 40 and **40 stalls available 2937/2945 Proposed Staff AVSG AVSD 1 Hospital Administrator 2 Admin*** 1 Office Manager 2 3 Admin VSSOC 5 2 Surgeons (1**z) VSSOC 6 vet techs (3***) 3 surgeons g 9 vet techs (3 per surgeon) AVSD Urgent Care 12 1 doctor ADC 3 vet techs 2 doctors 4 6 vet techs Total: 14 staff plus 10* patients = 8 24 of 32** stalls Total: 25 staff plus 10* patients = 35 of 40** stalls *Based on appointment logs from 2022 at 2965 Edinger the peak appointments per hour was 10 and the average range for peak number of appointments per hour was 7-10. **The recent Parking Counts conducted in June 2022, for Phase 3 area and addressed in the Parking Analysis indicate at the peak of parking stall use in the Phase 3 area, 48 stalls remained vacant. *** Represent 6 new employees to the practice,the other 8 are currently at 2965 Edinger! 2 admin, 1 surgeon and 3 vet techs 2937-2945 EDINGER AVENUE PARKING ANALYSES VETERINARY SURGICAL SPECIALISTS OF DRANGE CGUNTY SEPTEMarR 2022 TUSTIN,CALIFOR.WA A ATTACHMENT B FIGURES Z AND 2 PAV552201\Doe\2937-2945 Edinger Parking Memo.revl.docx«09/07/22n cu c w rn Of } a .� C7 � Ul f U .- Ct N N LU LU \v L J I, ry � � ry a 0 o LLN N w n W ]f] cc C C LL co 00 0 CF Q �a oa a a tt o. w r rc rc ¢ I�In !� IJIf I'IR w N Q1 LLa wd e W vLs _. a C 4 w o q w U Ln N N W `V a a [W7 10 w u C �c a Ny V 0 ❑ 0 U� n w w 2 UZ d Elo ¢ ` y' C].[: m Ll 11 ❑ ..aN 0 oar L I0 cu c? � zea Y O Q Y < — a D TTTIW � o � O ILI � Ji I I I _ I I (mom - - ---- ----- ---- --- --- - -'- -�-- J I I ffi � I f f! i ,v N i i I I n m 0000 a w - -- - � 1 K vl 2937-2945 EDINGER AVENUE PARKING ANALYSIS VETERINARY SURGICAL SPECIALISTS OF ORANGE COUNTY SEPTEMBER 2022. TUSTIN, CALIFORNIA LSA ATTACHMENT C TABLE A PAV552201\Doc\2937-2945 Edinger Parking Memo.revl.docx o!39/07/22r) LSA Table A:Jamboree Plaza Phase Hl Parking Requirement Unit Name - Size Occupancy Ground Floor Mezzanine P n Parking Allotted' Required Parking` 2887 Veterinary Cancer Group' 6,933 2,340 Veterinary Specialty Clinics 32 29 2895 Radiation Oncology° 6,353 2,034 Professional Office 29 34 2929 C.E.R.T.5.Clean Room' 4,866 2,034 Manufacturing,Assembly,Research 24 19 and Development/Professional Office 2945(2937) Proposed V55OC6 10,399 - Veterinary Specialty Clinics 32 32 2951(2953) High Hopes Brain Injury Rehabilitation 10,806 2,044 Professional Office 39 52 2965 lAdvanced Veterinary Specialty Group a 9,953 3,058 Veterinary Specialty Clinics 40 33 Total 156 199 Total Parking5upply(Existing) 205 Parking Surplus/(Deficit} 6 'Paak,n.g alloited referenced from the z The park rrt rates -f_re n,ecf f r m Ih u,rI riaca In=tru Feguatiens hatter revised Nov=mher3,20u9)or Conditional Tre Permits for the site. Viler nal Spnrial.j 'I _: -:a Lill-.-1`1— i Still Ifo[FF-I lloor arra for the first q,[]Cd;I...nd sx'paces for each 1,uUu sf or grass floe l OF-in excess of the inRlaE 4,000 sfof floor area. ar1.-�sonal Oi;ice sr-,ar4.r,g;i,:,=.rrnr-_- 14,igros,fi.orarea. Mlanulac`arrrc..-'. C, u.:m tine parking space for each Son sf of gross Haar area.. i;,based on ns :;,thin the building itself. , a1'he„ 1nedicalo,li -. .I;h,. - - wr l.;prnent.Unlike a typical medical office which schedules clients _ �_ - r :vrtS appointments every 15 mirwtes,a ppaintments ar roratleast an'i u, s A clean rr,i I i:.it ion business.The ground floor is"manufacturing"and the mezzanine is"office"-Van typically leave lithe morning and return In the evening.Therefore,parking is required (or empl-n;„,.,'v^hla:s only. fined on the enlsting uses per CUP Appilcatlon within the hu Idrngs at 29)7 and 2945 Edfngar gvgnue la he reiecated from 2965 Edinger Avena.i2 local ion. 'Basan:: .In-Lr, ,rr.1-r..-fr,hilF, F a61.-," 11 1 i I I.:'I 11 as a., it :1.:liil q lir. r_,r '.Ir r-., re-J I..:;,_,.: :,—:nI. "Pal required referenced from the Conc itional Use Permit 9&028(An 5,1999). l P:\V5522O1\Tables\Parking RequirefTent.xlsx(7/6/2022) 2937-2945 EDINGER AVENUE PARKING ANALYSIS VETERINARY SURGICAL SPECIALISTS Of ORANGE.COUNTY SEPTEMBER 2022 TUSTIN,CALIFORNIA LSA ATTACHMENT APPOINTMENT LOG PAVSS2201\Doc\2937-2945 Edinger Parking Memo.revl.docx x09/07/22» VSSOC Appointment Log July 2022 Tuesday,7/12/2022 Doctor Type of appe ntrne 7ai 3arn-9a 9am-10 i 10 am-1111 T12T-Pnt-11 1pm-2p 2pm-3p 3Pro-4 p.4 pm-5 pi 5pm-8p Total Anpts DC Surgery/Drop oft $ 5 MC Dreg a:f -.... 1 11 2. PS IS/R - 2 2 1 5 PS Recheck 1 1 cc Consult _ 1 2 2 5 MC Consult 1 1 1 3 MC Recheck 1 1 LC Consult 1 1 1 1 1 1 1 7 LC Recheck 1 1 TK B/C 1 1 TK Recheck 1 1 TC Sed/Rads 1 1 TC Recheck 2 0 2 2 1 1 8 TC Consult 2 1 1 1 1 5 TC B/R 2 2 Total 5 2 5 5 7 1 7 5 6 4 1 1 2 49 Thursday,7/14/2022 Doctor Type of appointme 7 am s ar a am-9 at 9am-10 10am-1 Ilam-1212pm-1 1pm-2p 2pm-3p 3pm-4p 4pm-Sp Spm-Sp Totah Appts DC Surgery 5 6 Oc Consult 1 1 2 TC Consult 1 2 1 2 1 2 9 TC S/R 1 1 2 4 TC Sed/Rads 1 1 TC Recheck 2 1 2 1 6 TC Surgery 1 1 PS 5/R 1 1 TK Surgery 2 2 TK Consult x 1 1 4 TK Recheck 2 1 - 3 TK 8/C 1 1 1 3 TK S/R 2 2 TK Sed/Rads 1 1 2 G1 Consult 1 1 2 G1 Recheck 1 1 GT Consult 1 1 2 4 GT Recheck 1 1 2 Total 6 5 9 10 9 3 3 5 1 2 2 55 Wednesday,7/20/2022 Doctor Type of appointmelam-8a 8am 9a 9.7; 1010am-1111em-U -1 fpm-2p 2pm-3p 3pm-4p 4prn-Sp 5pm-8p Total APpts TC Surgery/Drop off 3 3 TC Consult 1 1 2 TC B/C 1 1 2 DC Recheck 2 2 4 DC Consult 1 2 2 2 2 2 11 DC S/R 2 1 1 4 DC Sed/Rads 1 1 1 3 DC B/C i 1 Mc Drop off 2 2 MC Consult 1 1 MC Recheck1 1 2 G1 Consult 2 2 2 5 G1 Recheck 1 2. 3 Total 3 4 fi 6 5 7 5 2 4 2 0 44 Friday,7/x2/2022 Doctor Type r,f app ointmehm-8a Sam-Ba gam-TtS l0 am-il 11 am 12 Sit pm-1 1 pm-2 P-I 2pro-3 pia pnr-d2 4pm-5p 5 pm 3 pi Total App" TC Surgery/Drop off 4 j 4 PS Surgery/Drop off 4-- 4 TC Consult TC Recheck 1 1 PS Consult 1 3 2 2 3 11 PS 'Recheck 2 3 2 2 g PS S/R 1 1 7K Consult 2 1 1 2 2. 2 1 11 TK Recheck 1 1 2 TK B/C 1 1 2 TK Sed/Rad 1 1 1 3 TK 5/R 1 1 GT Consult 1 1 1 1 2 1 1 7 Total 4 6 10 9 B 10 3 1 4 2 1 1 58 Average lam-8a 8am-9a am-10 ;10 am-1Y 11 am 12112 pm-1 Ipm-2p 2pm-3p 3 m-4p 4pm-5p Spm-6p Total 5 4 1 8 8 1 7 1 7 4 1 4 1 3 1 2 1 1 52 Note:The peak-hour cf each day Is highlighted. 2937-25-.5 FII NIGER AVENUE PARKING ANALYSIS VETERINARY SURGICAL SPECIALISTS OF ORANGE COUNTY 7USTI N,CALIFORNIA LSA ATTACHMENT E JAMBOREE PLAZA PHASE III PARKING SURVEY P:\V552201\Doc\2937-2945 Edinger Parking MemosevlAcI x09/07/22* l� Al VOW r w 't r>_.`�p� � �� '• � i tet'. , r, gS• �,��► 000: r � ;• Y Pi rAr '"•tic :t AidS r ), ^, "w �"3r "^ ' �� .. >-• 'ate, } "A 4 I - §q�R a[ § a2 ON ;/ WAN G/ S-4 &E ) §2 Eli 61 k ATTACHMENT D RESOLUTION NO. 4459 RESOLUTION NO. 4459 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF TUSTIN, APPROVING CONDITIONAL USE PERMIT 2022-0012 AUTHORIZING THE ESTABLISHMENT OF A VETERINARY SPECIALTY CLINIC AT 2937 AND 2945 EDINGER AVENUE. The Planning Commission does hereby resolve as follows: I. The Planning Commission finds and determines as follows: A. That a proper application for Conditional Use Permit (CUP) 2022-0012 was filed by Dr. Richard Pankowski on behalf of Veterinary Surgical Specialists of Orange County (VSSOC) requesting authorization to establish a veterinary specialty clinic use within a 10,400 square-foot tenant space located at 2937 and 2945 Edinger Avenue. B. That the subject properties are located within the Jamboree Plaza Planned Community District and the Planned Community Industrial (PC IND) General Plan land use designation where the proposed use is authorized. Pursuant to Section 3.4 of the Jamboree Plaza Planned Community District Regulations, veterinary specialty clinics are subject to approval of a CUP. C. That a public hearing was duly called, noticed, and held for CUP 2022- 0012 on November 8, 2022 by the Planning Commission. D. That in determining whether to approve the CUP the Planning Commission must determine that the establishment, maintenance, and operation of the proposed use 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, and be injurious or detrimental to the property and improvements in the neighborhood of the subject property, or to the general welfare of the City of Tustin in that: 1 . The proposed veterinary specialty clinic, as conditioned, would not be detrimental to, or have a negative effect on, surrounding properties in that the proposed facility is located within a center where on-site parking is satisfied as determined by the number of spaces allotted to the tenant spaces and a parking study prepared by a traffic engineering firm. 2. Operations of the veterinary specialty clinic would be regulated and monitored by State and County regulatory agencies including: Orange County Fire Authority, the Orange County Health Care Agency, the Orange County Integrated Waste Management Department, and the California Department of Health Services. Resolution No. 4459 Page 2 3. The proposed use would not have any aesthetic impacts to the area since no major exterior modifications are proposed. 4. The proposed hours of operation are compatible with other uses and would not cause any operational conflicts. 5. As conditioned, no noise impacts are anticipated in that all activities shall be conducted entirely within the building and would be required to comply with the City's Noise Ordinance. 6. The proposed operation includes animal care and storage of biohazardous, medical, and sharps wastes would take place within the interior of building. 7. As conditioned, CUP 2022-0012 may be reviewed on an annual basis, or more often if necessary, by the Community Development Director. If the use is not operated in accordance with CUP 2022- 0012 or is found to be a nuisance or negative impacts are affecting the surrounding uses, the Community Development Director would have the authority to impose additional conditions to eliminate the nuisance or negative impacts or may initiate proceedings to revoke the CUP. 8. That the parking demand study demonstrates that no substantial conflict will exist in the peak hours of parking demand for any of the uses within Phase III. The study concluded that the number of parking spaces for the proposed use will not exceed the number of spaces available during the peak hours of operation. 9. The proposed use, as conditioned, will not be detrimental to the health, safety, morals, comfort and general welfare of persons residing or working in the neighborhood in that all activities would take place within the building. In particular, animals would be treated and housed within the building, and as conditioned, dogs and cats are the only animals that can receive treatment at the proposed facility. E. That this project is Categorically Exempt pursuant to Section 15301 (Class 1) of Title 14, Chapter 3 of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Planning Commission hereby approves CUP 2022-0012, authorizing the establishment of a veterinary specialty clinic at a 10,400 square-foot building tenant space located at 2937 and 2945 Edinger Avenue. Resolution No. 4459 Page 3 PASSED AND ADOPTED by the Planning Commission of the City of Tustin at a regular meeting on the 8th day of November, 2022. DAVID J. MELLO, JR. Chairperson JUSTINA L. WILLKOM Planning Commission Secretary STATE OF CALIFORNIA ) COUNTY OF ORANGE ) CITY OF TUSTIN ) I, Justina L. Willkom, the undersigned, hereby certify that I am the Planning Commission Secretary of the City of Tustin, California; that Resolution No. 4459 was duly passed and adopted at a regular meeting of the Tustin Planning Commission, held on the 8th day of November, 2022. PLANNING COMMISSIONER AYES: PLANNING COMMISSIONER NOES: PLANNING COMMISSIONER ABSTAINED: PLANNING COMMISSIONER ABSENT: JUSTINA L. WILLKOM Planning Commission Secretary EXHIBIT A RESOLUTION NO. 4459 CONDITIONAL USE PERMIT 2022-0012 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped November 8, 2022, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Community Development Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the (TCC). (1) 1.2 This approval shall become null and void unless the use is established within twelve (12) months of the date of this Exhibit. Time extensions may be granted if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.3 The conditions contained in this Exhibit shall be complied with as specified, subject to review and approval by the Community Development Department. (1) 1.4 Approval of Conditional Use Permit (CUP) 2022-0012 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 Community Development Director, and evidence of recordation shall be provided to the Community Development Department. (1) 1.5 Any violation of any of the conditions imposed is subject to issuance of an Administrative Citation pursuant to TCC 1162(a). (1) 1.6 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney's fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. SOURCE CODES (1) STANDARD CONDITION (5) RESPONSIBLE AGENCY REQUIREMENT (2) CEQA MITIGATION (6) LANDSCAPING GUIDELINES (3) UNIFORM BUILDING CODE/S (7) PC/CC POLICY (4) DESIGN REVIEW *** EXCEPTION Exhibit A Resolution No. 4459 CUP 2022-0012 Page 2 (1) 1.7 CUP 2022-0012 may be reviewed at any time by the Community Development Director. If the use is not operated in accordance with CUP 2022-0012, or is found to be a nuisance or negative impacts are affecting the surrounding tenants or neighborhood, the Community Development Director may impose additional conditions to eliminate the nuisance or negative impacts, or may initiate proceedings to revoke the CUP. (1) 1.8 If in the future the City's Community Development Director, Police Chief, and/or Public Works Department determine that a parking problem exists on the site or in the vicinity as a result of the facility, the Community Development Director, Police Chief, and/or Public Works Department may require that the applicant prepare a parking demand analysis and the applicant shall bear all associated costs. If said study indicates that there is inadequate parking, the applicant shall be required to provide measures to be reviewed and approved by the Community Development Department, Police Chief, and/or Public Works Department. Said measures may include, but are not limited to, the following: a) Establish alternative operational plan which may include modified hours of operation or limiting the number of clients during certain hours. (1) 1.9 As a condition of approval of CUP 2022-0012, 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. Exhibit A Resolution No. 4459 CUP 2022-0012 Page 3 USE RESTRICTIONS (***) 2.1 The hours of operation for the business shall be as follows: Table 1 OP erating Hours Function Opening Hour Closing Hour Veterinary Specialty Clinic 7:00 AM 6:00 PM After-Hours Post Surgery 6:00 PM 7:00 AM Animal Care and Emergency Care Any changes to the hours of operation and/or maximum number of customers requested by the business owner shall require approval by the Community Development Director. The Community Development Director may approve operational changes if it is determined that there is sufficient parking to accommodate the proposed changes, and/or if there are no negative impacts to adjacent tenants or properties. (***) 2.2 Animals that can be treated at the facility are limited to dogs and cats and all animals shall be cared for within the building, except for movement to and from the owner's vehicle. Business operations may not cause or lead the animals to defecate outside of the premises. The business owner must remove pet waste on a daily or more frequent basis as necessary and dispose of waste per the guidelines set forth from the Irvine Ranch Water District. (***) 2.3 All animals shall be kept within an enclosed, air conditioned, sound-proof structure. The building shall be designed so that no odors will be discernable outside of the building. Exterior doors shall remain closed at all times except as needed for ingress and egress. (***) 2.4 The applicant shall obtain, abide by, and maintain an active Radioactive Materials License from appropriate regulatory agencies for the proposed location. The applicant shall provide evidence to the Community Development Director that a license has been obtained prior to final inspection of tenant improvements, and subsequently thereafter on an annual basis from the date of this approval. (***) 2.5 All radioactive materials shall be stored and disposed of in accordance with Federal, State, and local requirements and licensing. Exhibit A Resolution No. 4459 CUP 2022-0012 Page 4 (***) 2.6 All biohazard and sharp waste shall be stored inside the enclosed building, in accordance with appropriate regulatory standards, as set by the Orange County Fire Authority, Health Care Agency, and Integrated Waste Management Department, for disposal by a firm specializing in the handling of biohazardous, sharp, and medical wastes. (1) 2.7 No outdoor storage shall be permitted except as approved by the Community Development Director. (***) 2.8 Grooming, and the retail sale of pet products are prohibited. Boarding is limited pre or post-surgical care. Boarding independent of veterinary surgical care is prohibited. Medications and special dietary foods may be sold on-site for domestic animals receiving on-site surgery or consultation. (1) 2.9 All business activities shall comply with the City's Noise Ordinance per TCC Section 4614 — Exterior Noise Standards. (1) 2.10 Business operations shall be conducted in a manner that does not create a public or private nuisance. Any such nuisance must be abated immediately upon notice by the City of Tustin. (5) 2.11 No change or alteration of the tenant space shall occur without prior approval of the Community Development Director. Major modifications to the floor area, services, and/or operation of the business may require consideration of a new CUP by either the Zoning Administrator or the Planning Commission. (1) 2.12 If the authorized use by CUP 2022-0012 is discontinued for one (1) year, then it shall be conclusively presumed that such use has been abandoned and the CUP will be deemed expired. (***) 2.13 The proposed use requires thirty-two (32) parking spaces and thirty-two (32) parking spaces are allocated for the veterinary specialty clinic (2937 and 2945 Edinger Avenue). No Owner, Occupant, or other User of Phase III shall use or permit the use of more than the number of parking spaces allocated to the Owner of such Parcel. PLAN SUBMITTAL (1) 3.1 At the time of building permit application, plans must include accessibility details such as, but not limited to, identifying all door clearances and providing accessible restrooms. Exhibit A Resolution No. 4459 CUP 2022-0012 Page 5 (1) 3.2 Construction and Demolition Waste Recycling and Reduction Plan (WRRP). The applicant/contractor is required to submit a WRRP to the Public Works Department. The WRRP must indicate how the applicant will comply with the City's requirement (TCC Section 4351 , et al) to recycle at least sixty- five (65) percent of the project waste material or the amount required by the California Green Building Standards Code. a. The applicant will be required to submit a fifty dollar ($50.00) application fee and a cash security deposit. Based on the review of the submitted Waste Management Plan, the cash security deposit in the amount of five (5) percent of the project's valuation as determined by the Building Official, rounded to the nearest thousand, or $2,500.00, whichever is greater. In no event shall a deposit exceed $25,000.00. b. Prior to issuance of any permit, the applicant shall submit the required security deposit in the form of cash, cashier's check, personal check, or money order made payable to the "City of Tustin". FEES (1) 4.1 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 fifty dollars ($50.00) to enable the City to file the appropriate environmental documentation for the project. If within such forty-eight (48) hour period the applicant has not delivered to the Community Development Department the above-noted check, the statute of limitations for any interested party to challenge the environmental determination under the provisions of the California Environmental Quality Act could be significantly lengthened. (***) 4.2 Prior to issuance of any permits, payment shall be made of all applicable fees, including but not limited to, the following: a. Building and Planning plan check and permit fees b. Orange County Health Care agency (Environmental Health)