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Home My WebLink AboutCUP 03-020 Inter-Com DATE: TO: FROM: SUBJECT: JANUARY 20, 2004 ZONING ADMINISTRATOR COMMUNITY DEVELOPMENT DEPARTMENT CONDITIONAL USE PERMIT 03-020 APPLICANT: PROPERTY OWNER(S): LOCATION: ZONING: ADCON TECHNICAL INSTITUTE ATTN: MYUNG J. KIM 12440 FIRESTONE BOULEVARD, SUITE 2001 NORWALK, CA 90650 PROSPECT SEVENTEEN PLAZA ATTN: ARAOHANIAN 1160 N. CENTRAL AVENUE #209 GLENDALE, CA 91202 17821 E 17TH STREET, SUITE 120 PLANNED COMMUNITY PROFESSIONAL (PCPr) ENVIRONMENTAL STATUS: THIS PROJECT IS CATEGORICALLY EXEMPT (CLASS 1) PURSUANT TO SECTION 15301 OF THE CALIFORNIA ENVIRONMENTAL QUALITY ACT REQUEST: AUTHORIZATION TO ESTABLISH A COMPUTER TRAINING CENTER FOR UP TO EIGHT (8) STUDENTS AND TWO (2) INSTRUCTORS AT 17821 E 17TH STREET, SUITE 120 RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action 04-002 approving Conditional Use Permit 03-020 to establish a computer training center for up to eight (8) students and two (2) instructors at 17821 17th Street, Suite 120. BACKGROUND The applicant is requesting authorization to establish computer training classes for up to eight (8) students and two (2) instructors in an existing 1,691 square foot tenant space located in a 37,800 square foot office complex at the northwest corner of Prospect Avenue Zoning Administrator Report CUP 03-020 Page 2 and 1 ih Street. The site is located in the Planned Community Professional (PCPr~ District. The site is located between a preschool to the north, a business park across 1i Street to the south, Loma Vista Elementary School to the east, and single family residences to the west (Attachment A - Location Map). Section 9231d of the Tustin City Code (TCC) allows instructional schools within the PCPr District with approval of a Conditional Use Permit (CUP). Section 9299b(3)(e) of the TCC allows the Zoning Administrator to review, approve with conditions, or deny minor CUPs for existing development where there would be no change of occupancy or primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. Based on the number of students and instructors (10 total), the proposed use will not change the occupancy of the suite. Floor area is not being added to the suite or building. The parking, trip generation, or use will maintain the same characteristics as an office and; therefore, the request will not alter the original intent of the project site. PROJECT DESCRIPTION The computer skills training classes for ADCON Technical Institute are proposed to be held in an existing vacant tenant space which was once occupied by an office. A description of the proposed computer skills training program as well as other training programs offered by the school at their Norwalk, California campus are attached as part of the application submittal (Attachment B - Submitted Plans and Curriculum). Instructional classes other than computer skills training are not proposed in Tustin. The establishment will conduct Microsoft, Oracle, Cisco, and A+ certification programs as they do at their Norwalk campus. They will also conduct training for two and three dimensional animation, graphic design, game programming and web design. The computer skills training will be offered to a maximum of eight (8) students with two (2) instructors for a maximum of 10 persons in the classroom at any time. Classroom instruction is proposed at the subject location from 8:00 a.m. to 10:00 p.m. daily, except for Sundays. Classes are typically offered in four hour sessions. Minor tenant improvements for the subject suite were recently conducted by the property owner under Building Permit Number C03-0050 which will facilitate an instructional use. The proposed floor plan indicates that 427 square feet of the total 1,691 square feet of leased space will be used by ADCON Technical Institute for classroom instruction. The remaining space will be used in the manner shown below: Room Use Accounting Office Office Kitchen Classroom #1 Copy Room/ Computer Server Classroom #2 Filing Room Private Office/Consulting Conference Room Waiting Room Square Feet Occupied 103.3 91.7 215.6 135.4 211.4 116.7 160.4 133.9 400.9 Zoning Administrator Report CUP 03-020 Page 3 Hallway Total 121.7 1,691.0 Parking Requirements Use Permit No. 79-5 was approved by Planning Commission Resolution Number 1809 on April 2, 1979 for the office development at the subject location. A Certificate of Occupancy for the office complex was issued on September 16, 1980. No indication of the total project square feet or of required parking spaces exists in City files. The total building square feet and number of provided parking spaces for the office complex is derived from the parking summary provided by the applicant. There are 43,013 square feet of building area and 154 on-site parking spaces. As reflected in the attached parking summary (Attachment C), all uses in the center except the bank and proposed computer skills training use are office uses which require one parking space for every 250 square feet. Under existing development standards development in the PCPr District requires accompaniment by a minimum of one parking space for each 250 square feet of floor area. At the time the project was constructed, the development required only one parking space for every 300 square feet of office area. Instructional uses require one parking space for every two students and one parking space for every instructor. Based on field verification of the applicant's parking summary data, the office complex has 18 fewer parking spaces than is required. However, the City recognizes that the office development has legal nonconforming rights with regard to parking and can consider any permitted use requiring one parking space for each 250 or higher square feet which is the amount of parking required for an equivalent office use. At a parking ratio of one parking space for each 250 square feet, the subject tenant space requires 7 parking spaces (1,691 + 250 == 7 spaces). Therefore, because the proposed computer skills training requires 6 parking spaces (8 students require 4 spaces + 2 instructors requiring 2 spaces = 6 spaces) and the amount of required parking spaces is less than the office parking requirement, the use will not create any additional parking needs. Condition 2.1 of Zoning Administrator Action No. 04-002 (Attachment 5) limits the maximum number of students and instructors. The Traffic Engineer has reviewed the proposed use and has determined that, with the occupancy restrictions stated in Condition 2.1, the use will demand a number of parking spaces similar to an office use in the same suite and no significant additional trips or parking impacts are anticipated. FINDINGS In determining whether to approve the Conditional Use Permit, the Zoning Administrator must determine whether or not the proposed use will be detrimental to the health, safety, morals, comfort, and general welfare of the persons residing in or working in the neighborhood, or whether it will be injurious or detrimental to property or improvements in the vicinity, or to the welfare of the City. Zoning Administrator Report CUP 03-020 Page 4 ,~ A decision to approve this request is supported by the following findings: 1) The proposed use would be located in a large office complex and, as conditioned, would not be detrimental to surrounding properties in that the hours of operation, number of students, number of instructors, and scope of operations for the proposed computer skills classes would be compatible and consistent with the office uses in the center and with the office and school uses of nearby properties. The residential properties to the immediate west of the office complex would not be disturbed by the classroom use due to the limited number of students and the four-hour duration of instruction. 2) The proposed use, as conditioned, would not result in parking impacts since classes would be conducted for a maximum eight (8) students. with two (2) instructors at any time, which requires fewer parking spaces than would an office use of the 1,691 square foot space. The Traffic Engineer has reviewed the proposed use and has determined that with the occupancy restrictions included as Condition 2.1 of Zoning Administrator Action No. 04- 002, the parking and trip demands of the classroom use is roughly equivalent to that of an office use and would not create any impacts to parking, circulation, or traffic. J{ 1)11.)..//1,./;1 vtf.ej/1---J Chad Ortlieb r Associate Planner Attachments: A. Location Map B. Submitted Plans and Curriculum C. Parking Summary D. Zoning Administrator Action No. 04-002 S:\Cdd\Chad\CUP\Staff Report\CUP 03-020.doc ATTACHMENT A Location Map f LOCATION MAP m~~ ""', Ir 1 I~' '=.,~ frl~~ lJ iiI~1 r- ;" 't.fP)1~~?:{~~\ ~;;~ .J ? . ~.~.~~~ ~ ~ ~>~~. '.'J1.,. /( .~: ~~. "'d . :~'r+" r ):"~ ;r~:s~!:t ~ ,"W'D~~), " ': 'r \")..;5 l'\.it: - 1 . . ~ 11- - ~ . ,Sf" lAIC ~ - - '11l~ ,,__. '. ,,= 1/;- ~ ~I ~I ~ ~ ~ ~l ;:>n" "", 3141 ~ :.1 .. y~ F~'t~_ ~ \,,~,- ~ ~ ~.:€ gl~ ~ ~ ~/i ';'ii"n' ~. rr';;;; ~ ~ ~ , !Jl!'.~"H;; .= WffBm'i ~ ~ 1:~'~~El' ~.,." ~lJ7I1 InU - ~J - - - - ~ ti ~ ~ '$ ~ IlfIIIr f Illll 11111:1- _ ~ _ _ _ Iml ~2. Z - 1:1111 W _-t~ U"2 ~> I '.Drl lau;: ~ 1'~I"" I.;;;;-r ;r! ~ .MD 'M" ~ ,: 1 Il..... ,,/ --;. '.. '~'. ,_, I....~"" 0 ,- rel '-\. ('\... ~ ftJ - I -1/ ~~ I \.., W UA VISTA ''''41 'j !.', J II, .w. j ~o8; . :;-, '':;'.r~:' . '...}2; "";';: .~. ~ =: 'w, ff ~ lib ""'f \ 500' ~ in I~, c - ~, ,-, C 1/ (..:; '" ~: /y. ~11~ ~ ~ E " ''''' 'W' "~'~"'.. ..-l ,I I~ \.. T;/ fi~ -I~ .1: .~ ' I- . "'fA"" -.( ,,~ / 174).~Grf. ~. ~!! .~~ .~!-----F Me"",," ~ i ~ ~ . 'w, ,-, i ~ ?'~~~" J~~: "~, ,'''''W~ ''!tn";::,' ._, ~ ''''' i ''''' "N' \:;i' ~ ,.-- ~ . ~ ~ ~ t 14011 0.. . J ~ ' . ~ '~"" .. ,~... ~ f ~ H ~ f-I ,- '-~~': I J I /' i" b...- r~' . ~ r ~ ~ ~,~ ' Lj H '71~, ~ I? -.o.UY - , _I _ f _ I _ I I I --r I . ~:~~ !..' ~"i '''~.~I Case Number: 03CUP-020 .. ..0 l ~ J- ,.7' Address: 17821 17'h Street, Suite 120 ... ,-. .. , , ,.. , I . .~ H rlI o JI 1li0 121100 SCALE IN FEET .. , . J- .... ~r: :,,\" T ~T~ill,;' '."V:; . . .....~.."- h..." " ~ I' III . ~ ~ ';:;~ ATTACHMENT B Submitted Plans and Curriculum ;:41 .0 ~ . q Prospect Seventeen Plaza Site Plan r 306.93' . S-a' .~ . ;> ,~ 5'(3 .~ . ;> ~ " ~ . . . . " . Parcell of Parcel Map # 79-1032 ~ o ~ . . 0 IOJ IOJ ~ e 74.53' r:;-' ii . ~;;g . L ..~ 'I:! " - =#:l -1 lJ 'I INJ ::::0 ~. " " '-f::>c 0 , ...., UJ ~ f->"Q U , I ~ 01" ~.., m J . INJ@ () I 0- il ? ~ ~ -j g r III )> < I., m ~ S "1:1 I~ >'Ij >'Ij .L-.J ______/1 t:l:i , ~ lS!J . lS!J . 164.87' 77.55' ( o r 20 r 40 r 60 r 80 r 100 Feet r ,~ 5'., .0 ~ . ;> ~ 17TH ST. N W+E S Totol Office Building and Bonk Parking Required = 171 Totol Office Building end Bank Parking Provided = 154 Totol parking required by proposed use'" 6 PROSPECT SEVENTEEN PLAZA 17821 E. 17th Street, Tustin, CA 92780 Suite 120 - 1,691 SF ~ 0 '"-: ru to , , "" )>~ V) ~ <:) V) ^ ~ w 1J);:t.:: U1 oUl 0 , ., c' 0 ~ , w ,() U< ~ ,,, :J~ , " ru ~ ~O' U< -" , ~:J S' .. , , U1 , <D ., w Q , N 0 -" Ul , (J1 ()) -, (J) 0 0 U1 3 ., V) , " ::E , .po. 9. (J10;:OO ;:00 W '" ru o~ ru 0-' ~ U< CD 0 0 0 00 , U< . ::J <:) (J1 <'30-0 o :J ~ io , to<D , ~~ CD-03'< 3 m ~ ~ , U1 ~ U1;:o ru ru -, c -, "0 U1 , c;........ CD ., ~ ., , :J , 0 ~ ~ -, () ru 3 <:) <t> 0 ~ , 0 0' ~ , , ru , V) , CD . N ~ 0 ~ Q 0; (f) ()) ~ OO-U Ul 0::: ::!. , ., -, :::I -. < 0' 0 (J) ::J (J) ()) () 0 0 "" <D 0 C <t> ~ 3 ~ - <t> " ;:0 ~ ~, ~ , ~ U1 ~ ~ ru ., 0 , (f) ::J , CD 0 , ., <D , , , 3 CD ~ CD ~ ~ , w , 0 ce , V) , , ru , 1 ' Tenont Improvements were build per Scale 1/8" Building Permit # C03-0050 and Legend: finaled on 6/16/03. Any changes to the existing layout -.-.-Window of the suite will require a permit. 12/01/2003 10:44 5628647806 ADCON PAGE 01 ~Wr ~~ '.1", '" <!i'\rl"" ADCON TECHNICAL INSTITUTE 12~~0 FIRF.STONE BLVD. SUITE 200'1, NORWALK, (~\L1FORNIA 90650 TEL. (800) 516-'1119 E<\)(. (562) 861-7806 http;//adoou'ys.com ~ , (' "'_"L',' . December I, 2003 RECEIVED DEe 0 f 2003 ~MMUN~>>JJ"PMEHT Mr. Chad Ortlieb City of Tustin. 300 Centennial Way Tustin, CA 92780 Re: CUP # 03-020 Dear Mr. Ortlieb: Weare providing the following information in response to your letter dated I 1/25/03. PROPERTY OWNERSHIP The owner of office complex is also the owner cfthe adjacent bank parcel. Other than the lease agreement with the bank, which limits their parking to the 19 parking on their parcel, there are no reciprocal parking or access agreements. USE DESCRIPTION The use will be training students to be able to use/operate computer programs. We have faxed you our brochure. Although we offer additional ,~lasses in our Norwalk main location which is substantially larger (8000 SF), at Tustin branch our classes will be limited to computer programs. Other than computers that are used for training p'lrpOSes we do not have any special equipment or machinery. Besides the students, we will have olle administrator/teacher and one teacher. There are no other persons occupying the premises. Th,,,re are no other uses proposed in the leased space. REVISED PLANS Enclosed are revised site plan and floor plan per your request. PARKING SURVEY Enclosed revised parking survey incOlporales the bank parcel and also vacanr spaces. It is our understanding that the project since 1980 (when i~: was built) had 156 parking for 43,000 square foot total building (office building and bank) resulting in 3.6 parking per 1,000 SF building_ Per Building Permits C03-0050 and C03..Q049 reqUi1,'('Illents 2 parldng stalls were reduced to provide for 4 handicap parking resulting into net of 154 parking. If you need further information, please feel free to contact me at (562) 864-0506 or Mr. Ohanian, the property owner at (818) 241-3600. Sincerely; ./?~ Myung J. Kim Adcon Technical Institute SCHOOL COOE: I.A1 9:J72& I. OC19:.\726'j ~ E; :; ::l '-=- () J ~ ;;l " ~ r== I:: (") "" 5 " ~ ::l I!!. -, ::l ~ (") ~ rl .n eo. ~ 10 - " g. !3 ::0 " s-<o:lC( "'2 !/D en ::l "'3 =t, 3 o;i'e.E. !l-l - :;- ~ S 8 "" ~~~'"tl'"CI..tP'l:l"",.t"'C"'O'"C' ~> :l g ~ g 8 e, .... 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S = 0.. {n tj C1.l n ~ 0> -0 ('"J~s8 " """ s c "''' 0- ~ f] rt _. n ......., = ;:::OCIC/'Cl Q;l "'1 ::I '"1 :to (D _.Q;l 0 ro 0.."0 1:1 ::I ('t) l:T' 0 1""1" ~ _.~ ~ ....&3 ;. .!-.aftrD ~ 0 (":) 0 (!.." g-S! "C go 0 1""1" ~ o~ a: 1t~ g- 0-' _. co. -&3 tfJ = "-...i_ s'1I5 'g ~ '1:l == 0 8=t.~~ ~ 0 n ...... ,..:I. =:I n 2.. ~:rnQ'Cl = 00 CI.l ('t) Q'Cl S"Q;l C'" Q) ..... = Q)"O' C':l 0.. oo'E..o nO..... e ~ ~ &3",," " 0--" g..(;)~ g. = .-+ o' Q) _.0= ...... ~ ..... 0 Q) ...... ::r -,:9 ,," .~ c"go=: Q... ro ~. ~ ",0-"" ::t. ~ g..a g c7Q" ~.O'CI 00 = 0'Cl QS _. '" c " c (l)~p ~ s.01 ::I. """ 0 ~ e: ~ ~" o '" S 'C ;j ~ '" '" ~. o c e. "" ,g 01 S S " ... S' go " ~ p:: E; (') ~ ;:;' ("> 5 ~. ("> eo. - c '" tt. ~ ~ (JQ " --l o -, --l /--- ~- ATTACHMENT C Parking Summary .. "'<II C~~ '" . . ~@h> . . . .g j] ~ 5.:5:, m ~ [ I ,~ a z " ;:: 118 ~ :: c"- II 11 ::: Jl~ " 3 .. ~ c c ~ li: .8 . !'! :;: ~ ~ $: o o o ~ m _0 m~ ~m o o ~ . o o o o o o o o ATTACHMENT D Zoning Administrator Action No. 04-002 ~ ZONING ADMINISTRATOR ACTION 04-002 CONDITIONAL USE PERMIT 03-020 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 proper application for Conditional Use Permit 03-020 was filed by Myung J. Kim, on behalf of ADCON Technical Institute, requesting authorization to conduct computer skills instruction with two (2) instructors for eight (8) students in an existing 1,691 square foot tenant space located in an office complex at 17821 17th Street, Suite 120. B. That the proposed use is allowed within the Planned Community Professional (PCPr) zoning district, with the approval of a Conditional Use Permit, and consistent with the Planned Community Commercial/Business land use designation of the City of Tustin General Plan, which provides for a variety of commercial uses. 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. Section 9231d of the Tustin City Code (TCC) allows instructional schools within the PCPr District with approval of a Conditional Use Permit (CUP). Section 9299b(3)(e) of the TCC allows the Zoning Administrator to review, approve with conditions, or deny minor CUPs for existing development where there would be no change of occupancy or primary use, there would be no expansion of floor area, and the request would not alter the original intent of the project or site. Based on the number of students and instructors (10 total), the proposed use will not change the occupancy of the suite. Floor area is not being added to the suite or building. The parking, trip generation, and use will maintain the same characteristics as an office and; therefore, the request will not alter the original intent of the project site. C. That a public hearing was duly called, noticed and held on said application on January 20, 2004 by the Zoning Administrator. D. 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 use would be located in a large office complex and, as conditioned, would not be detrimental to surrounding properties in that the hours of operation, number of students, number of instructors, and scope of operations for the proposed computer skills classes would be compatible and consistent with the office uses in the center and with the office and school uses of nearby properties. Zoning Administrator Action No. 04-002 January 20, 2004 Page 2 /' I 2. The proposed use, as conditioned, would not result in parking impacts since classes would be conducted for a maximum eight (8) students with two (2) instructors at any time, which requires fewer parking spaces than would an office use of the 1,691 square foot space. The Traffic Engineer has reviewed the proposed use and has determined that with the occupancy restrictions included as Condition 2.1 of Zoning Administrator Action No. 04-002, the parking and trip demands of the classroom use is roughly equivalent to that of an office use. E. This project is Categorically Exempt pursuant to Section 15301 (Class 1), Title 14, Chapter 3, of the California Code of Regulations (Guidelines for the California Environmental Quality Act). II. The Zoning Administrator hereby approves Conditional Use Permit No. 03-020 authorizing ADCON Technical Institute to conduct computer skills instruction with two (2) instructors for eight (8) students at anyone time in an existing 1,691 square foot tenant space located in an office complex at 17821 17th Street, Suite 120, 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 January 2004. 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. 04-002 passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 20th day of January, 2004. ELOISE HARRIS Recording Secretary ZONING ADMINISTRATOR ACTION NO. 04-002 EXHIBIT A CONDITIONAL USE PERMIT 03-020 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped on January 20, 2004, the date of approval, on file with the Community Development Department, as herein modified, or as modified by the Director of Community Development Department in accordance with this Exhibit. (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 All conditions 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 03-020 is contingent upon the applicant and property owner signing and returning to the Community Development Department a notarized "Agreement to Conditions Imposed" form and the property owner signing and recording with the County Clerk-Recorder a notarized "Notice of Discretionary Permit Approval and Conditions of Approval" form. The forms shall be established by the Director of Community Development, and evidence of recordation shall be provided to the Community Development Department. (1 ) 1.5 As a condition of approval of Conditional Use Permit 03-020, 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. (1) (2) (3) (4) *** SOURCE CODES STANDARD CONDITION CEQA MITIGATION UNIFORM BUILDING CODEtS DESIGN REVIEW EXCEPTIONS (5) RESPONSIBLE AGENCY REQUIREMENTS (6) LANDSCAPING GUIDELINES (7) PCtCC POLICY Zoning Administrator Action No. 04-002 Exhibit A January 20, 2004 Page 2 (1) 1.6 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. (1) 1.7 The applicant shall be responsible for costs associated with any necessary code enforcement action, including attorney fees, subject to the applicable notice, hearing, and appeal process as established by the City Council by ordinance. ("') 1.8 Conditional Use Permit 03-020 may be reviewed annually or more often, if deemed necessary by the Community Development Department, to ensure compatibility with the area and compliance with the conditions contained herein. USE RESTRICTIONS ,.. (4) (1 ) (1 ) (1 ) (1 ) 2.1 A maximum of eight (8) students and two (2) instructors (10 persons) shall be in the tenant space at any given time. The property owner or business owner may submit a written request, with supporting documentation warranting an increase in students or instructors, to the Community Development Director for an administrative amendment to the conditional use permit if a parking demand analysis is submitted demonstrating that sufficient parking will be provided based on additional parking becoming available. 2.2 Hours of operation for the classroom instruction shall be limited to between 8:00 a.m. to 10:00 p.m. daily. 2.3 No congregation in the parking area or walkways is allowed in association with the use. 2.4 The subject property shall be maintained in a safe, clean, and sanitary condition at all times. The applicant is responsible for collection of any trash associated with the proposed project or its participants. 2.5 No signs or other forms of advertising or attraction may be placed on the site without approval from the Community Development Department. 2.6 No exterior public pay telephones, coin-operated video games, or vending items are permitted. (1 ) 2.7 If in the future the City determines that a parking, traffic. or noise problem exists on the site or in the vicinity as a result of the proposed project, the Community Development Director may require the applicant to prepare a parking demand analysis, traffic study, or noise analysis and the applicant Zoning Administrator Action No. 04-002 Exhibit A January 20, 2004 Page 3 shall bear all associated costs. If said study indicates that there is inadequate parking or a traffic or noise problem, the applicant shall be required to provide mitigation measures to be reviewed and approved by the Community Development Department and/or Public Works Department. Said mitigation measures may include, but are not limited to, the following: a. Adjust hours of operation. b. Reduce the number of persons allowed in the facility at any given time. (1) 2.8 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 Conditional Use Permit. (2) 3.1 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 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.