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HomeMy WebLinkAboutCP 07-002/DR 07-005~--- /~~Y o~ ~~ << , DATE: OCTOBER 9, 2007 ~ ~ ~ e r _ ~ O ~~~~ ~.~ \S~ ZONING ADMINISTRATOR TO: FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CONCEPT PLAN 07-002 AND DESIGN REVIEW 07-005 APPLICANT/ COUNTY OF ORANGE, SOCIAL SERVICES AGENCY PROPERTY RESOURCES & DEVELOPMENT MANAGEMENT DEPARTMENT OWNER: 1152 E. FRUIT STREET, BUILDING 1 SANTA ANA, CA 92701 LOCATION: 15405 LANSDOWNE ROAD ZONING: MCAS TUSTIN SPECIFIC PLAN PLANNING AREA 1C GENERAL PLAN DESIGNATION: MCAS TUSTIN SPECIFIC PLAN ENVIRONMENTAL STATUS: THE PROPOSED PROJECT IS A 57,446 SQUARE FOOT, 90-BED, MULTI-TREATMENT CAMPUS SUPPORTING COUNTY- OPERATED YOUTH AND FAMILY SERVICES. ON JANUARY 16, 2001, THE CITY OF TUSTIN CERTIFIED THE PROGRAM FINAL ENVIRONMENTAL IMPACT STATEMENT/ENVIRONMENTAL IMPACT REPORT (FEIS/EIR) FOR THE REUSE AND DISPOSAL OF MCAS TUSTIN. ON APRIL 3, 2006, THE CITY COUNCIL ADOPTED RESOLUTION NO. 06- 43 APPROVING AN ADDENDUM TO THE FINAL ENVIRONMENTAL IMPACT STATEMENT/ENVIRONMENTAL IMPACT REPORT FOR THE DISPOSAL AND REUSE OF MCAS TUSTIN. THE PROPOSED PROJECT IS CONSISTENT WITH THE MCAS TUSTIN SPECIFIC PLAN AND IS DETERMINED NOT TO RESULT IN ANY NEW SIGNIFICANT ENVIRONMENTAL IMPACTS, SUBSTANTIAL CHANGES OR A SUBSTANTIAL INCREASE IN THE SEVERITY OF ANY PREVIOUSLY IDENTIFIED SIGNIFICANT IMPACTS IN THE FEIS/EIR AND ADDENDUM. MOREOVER, NO NEW INFORMATION OF SUBSTANTIAL IMPORTANCE HAS SURFACED SINCE CERTIFICATION OF THE FEIS/EIR AND ADDENDUM. Zoning Administrator October 9, 2007 CP 07-002 and DR 07-005 Page 2 REQUEST: AUTHORIZATION TO CONSTRUCT A MULTI-TREATMENT CAMPUS WHICH INCLUDES FOUR (4) STAND-ALONE RESIDENTIAL HOMES AT 4,733 SQUARE FEET EACH; THREE (3) TWO-STORY RESIDENTIAL BUILDINGS, EACH 8,430 SQUARE FEET; A 12,224 SQUARE FOOT, TWO-STORY CAMPUS SERVICE CENTER; AND A 1,000 SQUARE FOOT MAINTENANCE BUILDING FOR A TOTAL OF 57,446 SQUARE FEET OF BUILDING AREA WITH A SERVING CAPACITY OF 90 BEDS FOR CHILDREN AND THEIR PARENTS. RECOMMENDATION That the Zoning Administrator adopt Zoning Administrator Action No. 07-004 approving Concept Plan 07-002 and Design Review 07-005. BACKGROUND In October 1995, the County of Orange submitted a proposal to the City of Tustin, acting as the Local Redevelopment Authority (LRA) for the disposal of the Marine Corps Air Station (MCAS) Tustin. In October 1996, the Tustin City Council approved the Reuse Plan for former MCAS Tustin that allocated a four (4) acre site to the Orange County Social Services Agency (OC SSA) for the construction of a Tustin Family Center. On April 4, 2006, the title to the four (4) acre parcel was transferred to the County through the Department of Health and Human Services with a condition that the County place the property into use for health and human services purposes within 36 months from the date of the deed. Consequently, the County must complete and place the Tustin Family Center into use by April 4, 2009. Section 3.3.2.A of the MCAS Tustin Specific Plan identifies a children's intermediate care shelter of up to 60 beds as a permitted use. On March 27, 2007, the Community Development Director approved a Use Determination/Use Interpretation request that determined that a Children's Transitional Family Home for up to 90 beds is consistent with the vision, intent, and purpose of the MCAS Tustin Specific Plan. Section 4.2.2 of the MCAS Tustin Specific Plan requires approval of a Concept Plan by the Zoning Administrator to ensure that the integrity, purpose and intent of the MCAS Tustin Specific Plan is maintained and satisfied. Section 4.2.4 of the MCAS Tustin Specific Plan requires Design Review approval for individual developments. The Zoning Administrator may make modifications to the proposed project as a result of the public meeting. Zoning Administrator October 9, 2007 CP 07-002 and DR 07-005 Page 3 DISCUSSION Site and Surroundings The project site is generally located at the northeast corner of Redhill Avenue and Valencia Avenue within Planning Area I-C of the MCAS Tustin Specific Plan (Attachment A -Location Map). The project site is a four (4) acre site improved with two former Marine Corps structures, a single story 11,210 square feet infirmary and two story 11,238 square foot Provost Marshall building. The area to the south is improved with the South Orange County Community College District (SOCCCD) Advanced Technology and Education Park (ATEP) campus. The areas to the west across Redhill Avenue are improved with business and office parks. The area to the north of the project site is currently vacant and the site is designated for Tustin Unified School District use. Project and Program Component The project is a request by the OC SSA for authorization to construct amulti-treatment campus which includes four (4) stand-alone residential homes at 4,733 square feet each; three (3) two-story residential buildings, each 8,430 square feet; a 12,224 square foot, two-story Campus Service Center; and a 1,000 square foot maintenance building for a total of 57,446 square feet of building area (Attachment B -Submitted Plans). The proposed capacity for the Tustin Family campus will vary according to the individual needs of the various programs, but the campus will have a maximum capacity of serving as many as 90 beds for children and their parents. Five programs were identified to be provided at the facility as follows: • Sibling Residential Homes (two one-story buildings) • Specialized Residential Youth Homes (two one-story buildings) • Transitional Homes (one two-story duplex with two residential units) • Mother-Child Homes (two two-story duplexes with four residential units) • Campus Service Center including Parent Child Interaction Therapy (PCIT), Early Childhood Development Center/Child Care, and Medical Care (a two-story building). Some units will have live-in house parents while other units will have live-in counselors. The transitional homes will have staff presence 24/7 (office only with no living spaces and staff awake at all times). Recreation will be available both inside and outside the residential homes and will include age appropriate activities such as computer games, table games, television, passive games, and outside activities. Outside play areas will be allocated based on 75 square feet per child as required by the State Law. Zoning Administrator October 9, 2007 CP 07-002 and DR 07-005 Page 4 Parking and Circulation Table 3-6 of the MCAS Tustin Specific Plan identifies parking requirements for non- residential uses and the following parking ratios are applicable to the proposed project: Use Children's homes, emergency shelters, group transitional housing General Service Storage Ratio 1 space/4 beds 1 space/250 square feet of gross floor area 1 space/1000 square feet of gross floor area Proposal 8$ beds 15,245 square feet 1,243square feet Total Required Total Provided Required Spaces 22 spaces 61 spaces 2 space 85 spaces 107 spaces A traffic study was prepared and evaluated with the adoption of the MCAS Tustin Specific Plan. The proposed use was included in the .analysis and is within the on-site ADT development thresholds identifietl in Table 4-4 of the MCAS Tustin Specific Plan. Concept Plan A Concept Plan approval is required for each Planning Area of the MCAS Tustin Specific Plan concurrent with a new development proposal. The purpose of the concept plan is to ensure that: • The necessary linkages are provided between the development project and the Planning Area/Neighborhood in which it is located; • The integrity of the Specific Plan and purpose and intent of each Neighborhood is maintained; and, • Other requirements that are not included in the Specific Plan are identified and satisfied. The proposed project provides for continuity of vehicular, pedestrian, and infrastructure facilities and linkages, including drainage facilities; incorporates quality architectural and landscape design and urban design features such as streetscape and landscape concepts, site design, and architectural design; incorporates the requirements of the Specific Plan and other requirements such as the Uniform Building Code and Construction Standards for Private Improvements. As conditioned, the proposed project would meet the intent and purposes as set forth in the MCAS Tustin Specific Plan. Zoning Administrator October 9, 2007 CP 07-002 and DR 07-005 Page 5 Design Review The Tustin Family campus will be improved with eight (8) buildings, a maintenance building, an emergency generator enclosure, and two small storage structures. The buildings are designed to imitate a residential home character rather than an institutional design character. Four one-story buildings are equipped with two-car garages. Other uses are served with a total of 99 on-site parking spaces. The architecture of the project provides for quality building design and materials. The site includes on-site parking, landscaped courtyards, extensive landscaping throughout the project, and a streetscape along Redhill Avenue consistent with the urban design objective of the Specific Plan. The exterior walls are proposed to be improved with a combination of hardieplank lap siding, stucco, and stone veneer. The proposed exterior colors consist of earth tone colors such as Khaki Brown, Oyster Shell, Autumn Tan, Navajo Beige, Cobble Stone, and earth tone simulated stone veneers. The campus will be secured with decorative block walls along Redhill Avenue and wrought iron fence and pilasters covered with stone veneer and stone cap along the northern boundary. Along the southern boundary (adjacent to ATEP), a chain link fence was installed by ATEP. This chain link fence would need to be removed and replace with wrought iron fence and pilasters covered with stone veneer and stone cap consistent with the proposed fencing along the northern boundary. A condition of approval to reflect this requirement is proposed in the resolution. ENVIRONMENTAL The proposed project is a 57,446 square foot, 90-bed, multi-treatment campus supporting County-operated youth and family services. On January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. The proposed project is consistent with the MCAS Tustin Specific Plan and is determined not to result in any new significant environmental impacts, substantial changes, or a substantial increase in the severity of any previously identified significant impacts in the FEIS/EIR and Addendum. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR and Addendum. li~ usti W' om Senior Planner Zoning Administrator October 9, 2007 CP 07-002 and DR 07-005 Page 6 Attachments: A -Location Map B -Submitted Plans C -Zoning Administrator Action No. 07-004 S'.\CddSAREPORT2007\CP 07-002 and DR 07-005 (OCSSA),doc ATTACHMENT A Location Map rt,. y -. ~Cw!~ , S A c ~ ~ ~ ~ ~ 2 ~ 1' £R 1 ~J ~~O~pe~ ~ ...~ ~ ~ ./fL~ y,~`~ `fi't,/ ~~~ "~Q-~ i .~ ~~ i l ~ •~ I ~ i~ ~ ~ ~i, .. ~ 4~ etAwp~,.~,.. ~! _ . .. , ,: ~ ~ L ~~ ~ r -.'~, ~ ~ :`~,.u ~ _' .. ~~ r. 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P ;' ~i~ ~4:~ 1.. 3RD , ~~~I I 7t! ~ I~~~I j~,~;J 1- !' tii~ a I~Y s~~~ _ ~ ~ ~ ~~~~ .~ ~ r~~~ x F a= s ~i~~ 3 I ~ g6s • ATTACHMENT C Zoning Administrator Action No. 07-004 ZONING ADMINISTRATOR ACTION 07-004 CONCEPT PLAN 07-002 AND DESIGN REVIEW 07-005 15405 LANSDOWNE ROAD 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 was filed by the County of Orange Social Service Agency requesting authorization to construct a multi-treatment campus which includes four (4) stand-alone residential homes at 4,733 square feet each; three (3) two-story residential buildings, each 8,430 square feet; a 12,224 square foot, two-story Campus Service Center; and a 1,000 square foot maintenance building for a total of 57,446 square feet of building area with a capacity of serving 90 beds for children and their parents at 15405 Lansdowne Road; B. That the site is designated as MCAS Tustin Specific Plan by the City General Plan and is zoned MCAS Tustin Specific Plan, which provides for children's intermediate care shelter for up to 60 children. The project is consistent with the Air Quality Sub-element of the City of Tustin General Plan; C. That on March 27, 2007, the Community Development Director approved a Use Determination/Use Interpretation request that determined a Children's Transitional Family Home for up to 90 beds is consistent with the vision, intent, and purpose of the MCAS Tustin Specific Plan; D. That a public meeting was duly called, noticed, and held for Concept Plan 07-002 and Design Review 07-005 on October 9, 2007, by the Zoning Administrator; E. That pursuant to Section 4.2.2 of the MCAS Tustin Specific Plan, preparation and submittal of a Concept Plan concurrent with a new development proposal is required for each planning area; F. That Orange County Social Services Agency has submitted a concurrent development application identified as Design Review 07-005; G. That Concept Plan 07-005 is in conformance with the Tustin Area General Plan and MCAS Tustin Specific Plan and approval of Concept Plan 07-005, subject to conditions contained in Exhibit A attached hereto, would achieve the development concepts set forth by the MCAS Tustin Specific Plan, including: Zoning Administrator Action 07-004 CP 07-002 and DR 07-005 Page 2 1. Ensuring the continuity and adequacy of all circulation systems, such as: roadways, access points, pedestrian walkways, and other infrastructure systems needed to serve the project; 2. Ensuring the continuity and design quality of architecture, landscape, streetscape, and hardscape themes and treatments; 3. Providing urban design features as per Chapters 2 and 3 of the MCAS Tustin Specific Plan; 4. Ensuring conformity with the Non-Residential Land Use Trip Budget; and, 5. Ensuring compliance with all applicable provisions of the MCAS Tustin Specific Plan. H. Pursuant to the MCAS Tustin Specific Plan and Section 9272 of the Tustin Municipal Code, the Zoning Administrator finds that the location, size, architectural features, and general appearance of the proposed development will not impair the orderly and harmonious development of the area, the present or future development therein, or the occupancy as a whole. In making such findings, the Zoning Administrator has considered at least the following items: 1. Height, bulk, and area of buildings. 2. Setbacks and site planning. 3. Exterior materials and colors. 4. Type and pitch of roofs. 5. Size and spacing of windows, doors, and other openings. 6. Towers, roof structures 7. Location, height, and standards of exterior illumination. 8. Landscaping, parking area design, and traffic circulation. 9. Location and appearance of equipment located outside an enclosed structure. 10. Location and method of refuse storage. 11. Physical relationship of proposed structures to existing structures in the neighborhood. 12. Appearance and design relationship of proposed structures to existing structures and possible future structures in the neighborhood and public thoroughfares. 13. Development Guidelines and criteria as adopted by the City Council. That on January 16, 2001, the City of Tustin certified the Program Final Environmental Impact Statement/Environmental Impact Report (FEIS/EIR) for the reuse and disposal of MCAS Tustin. On April 3, 2006, the City Council adopted Resolution No. 06-43 approving an Addendum to the FEIS/EIR. The proposed project is consistent with the MCAS Tustin Specific Plan and is Zoning Administrator Action 07-004 CP 07-002 and DR 07-005 Page 3 determined not to result in any new significant environmental impacts, substantial changes or a substantial increase in the severity of any previously identified significant impacts in the FEIS/EIR and Addendum. Moreover, no new information of substantial importance has surfaced since certification of the FEIS/EIR and Addendum. II. The Zoning Administrator hereby approves Concept Plan 07-002 and Design Review 07-005 authorizing the construction of amulti-treatment campus which includes four (4) stand-alone residential homes at 4,733 square feet each; three (3) two-story residential buildings, each 8,430 square feet; a 12,224 square foot, two-story Campus Service Center; and a 1,000 square foot maintenance building for a total of 57,446 square feet of building area with a capacity serving 90 beds for children and their parents at 15405 Lansdowne Road, 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 on the 9th day of October, 2007. DANA OGDON ACTING 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 Zoning Administrator Secretary of the City of Tustin, California; that Zoning Administrator Action 07-004 as duly passed and adopted at a regular meeting of the Tustin Zoning Administrator, held on the 9th day of October, 2007. ELOISE HARRIS RECORDING SECRETARY EXHIBIT A ZONING ADMINISTRATOR ACTION 07-004 CONCEPT PLAN 07-002 AND DESIGN REVIEW 07-005 CONDITIONS OF APPROVAL GENERAL (1) 1.1 The proposed project shall substantially conform with the submitted plans for the project date stamped October 9, 2007, on file with the Community Development Department, as herein modified, or as modified by the Community Development Director in accordance with this Exhibit. The Director may also approve subsequent minor modifications to plans during plan check if such modifications are consistent with provisions of the Tustin City Code or other applicable regulations. (1) 1.2 Unless otherwise specified, the conditions contained in this Exhibit shall be complied with prior to the issuance of any building permits for the project, subject to review and approval by the Community Development Department. (1) 1.3 In accordance with Section 9272d(4), the subject project approval shall become null and void unless permits for the proposed project are issued and substantial construction is underway within eighteen (18) months from the date of this Exhibit. If the applicant does not submit plans and obtain permits in a timely manner, a new design review shall be required. Time extensions may be considered if a written request is received by the Community Development Department within thirty (30) days prior to expiration. (1) 1.4 Approval of Concept Plan 07-002 and Design Review 07-005 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 Concept Plan 07-002 and Design Review 07- 005, 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 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 Conditions of Approval CP 07-002 and DR 07-005 Page 2 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. USE RESTRICTIONS (***) 1.6 The proposed project is for a Children's Transitional Family campus for a capacity of 90 beds. (1) 1.7 All colors, materials, and features shall be installed and maintained as shown on the approved plans. No changes to the exterior building colors, materials, textures, or features shall be permitted unless approved by the Community Development Director. (1) 1.8 No outdoor storage shall be permitted except as approved by the Community Development Director. (1) 1.9 The on-site landscaping shall be maintained in a healthy and vigorous condition. Maintenance shall include, but is not limited to, trimming, mowing, weeding, removal of litter, fertilizing, regular watering, and replacement of diseased or dead plants. DEVELOPMENT PLANS (1) 2.1 The fence along Redhill Avenue shall be CMU wall and may be made of split face blocks as the County originally requested; however, the wall would need to include CMU pilasters covered with stone veneer and topped with stone cap. (1) 2.2 Prior to occupancy, wrought iron fencing with CMU pilasters covered with stone veneer and stone cap shall be installed along the project's boundaries with ATEP and the future Tustin Unified School District properties. (1) 2.3 A precise landscape and irrigation plan in accordance with the City's Landscape and Irrigation Guidelines shall be submitted for review and approval. All plant materials shall be installed prior to final inspection. (1) 2.4 The applicant shall design, construct, and maintain landscape and irrigation improvements to the back of the existing sidewalk on Redhill Avenue, and to the back of sidewalk on Lansdowne Road. The applicant shall offer for dedication a 21-foot sidewalk easement along the Redhill Avenue property frontage at no cost to the City of Tustin for a future meandering sidewalk. The City will only accept the easement for the area Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 3 needed for the future sidewalk. Provide legal descriptions and plats as prepared by a California Registered Civil Engineer or California Licensed Land Surveyor to the City of Tustin Public Works Department for review and approval. All dedication shall state that the City of Tustin shall be permitted to obtain, at no cost, temporary construction easements for all on- site construction and joins when the ultimate street improvements are constructed. The temporary construction easements shall terminate on the date that the Notice of Completion is recorded the Orange County Recorder's office. (1) 2.5 Landscaping design within the Redhill Avenue public right-of-way and streetscape areas along Redhill Avenue shall be designed per Figure 2- 30a of the Specific Plan and SWA's concepts. (1) 2.6 Prior to occupancy, the applicant shall enter into a sidewalk and landscape maintenance agreement with the City of Tustin whereby the County will be required to maintain the landscape and irrigation from their property line to the back of the curb along Redhill Avenue and Lansdowne Road. The City of Tustin will maintain the sidewalks adjacent to Redhill Avenue and Lansdowne Road. Additionally, it should be recognized that there will be widening and the curb line on Redhill will ultimately move back towards the County site; thus, irrigation systems should be designed to take that into consideration. (1) 2.7 The driveways, including curb ramps along Lansdowne Road, shall be designed and constructed per the City of Tustin's Standard No. 210. (1) 2.8 Parking lot lighting shall be in conformance with the City of Tustin Security Ordinance and also facilitate pedestrian circulation within the parking lot. All lighting shall be arranged so that direct rays will not shine on adjacent properties or produce glare for street traffic. In addition, only approved City street lights are authorized within the public right-of-way. (1) 2.9 Rooftop mechanical equipment shall not extend beyond roof parapets and shall be screened from public view. (1) 2.10 A separate sign permit shall be obtained for installation of any new signs. All signs shall comply with the Tustin Sign Code and shall incorporate and be compatible with the building design. Prior to installation of any signs, a sign program showing the location, size, design, colors, and materials consistent with the project's overall design shall be submitted for review and approval by the Community Development Department. Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 4 to the County for review and approval. Upon the County's approval, a copy of the County's approval of the noise mitigation measure shall be provided to the City. (1) 2.12 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 six (6) inches in height and shall be of contrasting color to the background to which they are attached and illuminated during hours of darkness. (1) 2.13 Prior to issuance of a grading permit, 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. On-site storm water shall be treated as specified in WQMP's prior to discharging on to public right a way (1) 2.14 Prior to submittal of a Water Quality Management Plan (WQMP), the applicant shall submit a deposit of $2,700.00 for the estimated cost of review of the WQMP to the Building Division. The actual costs shall be deducted from the deposit, and the applicant shall be responsible for any additional review cost that exceeded the deposit prior to issuance of grading permits. Any unused portion of the deposit shall be refunded to the applicant. (1) 2.15 Prior to issuance of any permits, the property owner(s) shall prepare a declaration of restrictions for review and approval of the City of Tustin City attorney and record the said declaration of restrictions with the County Clerk Recorder. This declaration binds current and future owner(s) of the property regarding implementation and maintenance of the structural and non structural BMPs as specified in the approved WQMP. This form can be obtained from the Community Development Department. (1) 2.16 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 City Engineer and 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. 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: Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 5 • Construction sites shall be maintained in such a condition that the anticipated storm water 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 shall 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. (1) 2.17 A note shall be provided on the final plans that a six (6) foot high chain fink fence shall be installed around the site prior to building construction stages. A nylon fabric or mesh shall be attached to the temporary construction fencing. Gated entrances shall be permitted along the perimeter of the site for construction vehicles. (1) 2.18 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. (1) 2.19 The applicant shall provide the Orange County Health Department a report on the findings of the most recent soil samples collected. These findings will allow the Orange County Health Department to evaluate the levels of hydrocarbons and ground water contamination found on the site. Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 6 (1) 2.20 All exposed metal flashing or trim should be either anodized or painted compatible with main buildings. (1) 2.21 Any existing overhead utilities exclusively serving the site shall be removed and atl new utilities shall be provided underground. (1) 2.22 Permission from property owners shall be required for any work located on adjacent properties. Prior to issuance of any permit, the applicant shall provide written approval from property owners for work on adjacent properties. (1) 2.23 Adequate horizontal and vertical intersection sight line shall be provided. The site lines shall be shown on the grading plan and landscape plan. If detailed analyses are required, all landscaping within the limited use area would need to comply with City of Tustin Standard No. 510. (1) 2.24 Preparation of a sedimentation and erosion control plan for all work related to this development shall be required. (1) 2.25 A separate 24" x 36" street improvement plan, as prepared by a California Registered Civil Engineer, shall be required for all construction within the public right-of-way along Lansdowne Road. The applicant shall design, construct, and maintain landscape and irrigation improvements to the back of the existing sidewalk on Redhill Avenue, and to the back of the sidewalk on Lansdowne Road. Construction and/or replacement of any missing or damaged public improvements along Lansdowne Road and Redhill Avenue shall be required adjacent to this development. Said plan shall include, but not be limited to, the following: a. Curb and Gutter b. Sidewalk, including curb ramps for the physically disabled (if needed) c. Drive apron d. Street lighting e. Catch basin/storm drain laterals/ connection to existing storm drain system f. Domestic water facilities g. Sanitary sewer facilities h. Landscape/irrigation i. Underground utility connections In addition, a 24" x 36" reproducible construction area traffic control plan, as prepared by a California Registered Traffic Engineer or Civil Engineer experienced in this type of plan preparation shall be required. (1) 2.26 Current Federal American with Disabilities Act (ADA) requirements shall be met at the drive aprons and pedestrian walkways. Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 7 (1) 2.27 Any damage done to existing street improvements and utilities shall be repaired by the applicant. (1) 2.28 Prior to any work in the public right-of-way, an Encroachment Permit shall be obtained from and applicable fees paid to the Public Works Department. (1) 2.29 The applicant shall satisfy dedication and/or reservation requirements as applicable, including but not limited to dedication of all required street and flood control right-of-way easements, vehicular access rights, sewer easements and water easements defined and approved as to specific locations by the City Engineer and other agencies. (1) 2.30 In addition to the normal full size plan submittal process, all final development plans including, but not limited to: tract maps, parcel maps, right-of-way maps, records of survey, public works improvements, private infrastructure improvements, final grading plans, and site plans are also required shall be submitted to the Public Works Department/Engineering Division in computer aided design and drafting (CADD) format. The standard file format is AutoCAD Release 14 or 2000 having the extension DWG. Likewise, layering and linetype conventions are AutoCAD-based (latest version available upon request from the Engineering Division). In order to interchangeably utilize the data contained in the infrastructure mapping system, CADD drawings shall be in AutoCAD "DWG" format (i.e., produced using AutoCAD or AutoCAD compatible CADD software). The most current version of AutoCAD is Release 2000. Drawings created in AutoCAD Release 14 are compatible and acceptable. The CADD files shall be submitted to the City at the time the plans are approved and updated CADD files reflecting "as built" conditions shall be submitted once all construction has been completed. The subdivision bonds will not be released until the "as built" CADD files have been submitted. (1) 2.31 This development shall comply with all applicable provisions of the City of Tustin Water Quality Ordinance and all Federal, State and Regional Water Quality Control Board rules and regulations. (1) 2.32 Project Recycling Requirement -The City of Tustin is required to comply with the recycling requirements contained in the California Integrated Waste Management Act of 1989. To facilitate City compliance with this law, the project applicant is required to comply with Section 4327 of the Tustin. City Code which details requirements for developing and implementing a Waste Management Plan. Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 8 (1) 2.33 Commercial Recycling: a. Pursuant to City Code Section 9275, The Applicant, Property Owner, and/or tenant(s) are required to participate in the City's recycling program. b. Prior to issuance of a Building Permit, a solid waste recycling plan shall be submitted and approved by the City of Tustin Public Works Department. The plan shall contain the following information: i. The total quantity (Ibs. or tons) of waste material to be generated by the proposed development use(s). ii. The types of waste materials likely to be generated by the proposed use(s). iii. The proposed method of recycling, including material types and quantities. iv. Identify any outside recycling equipment or services, other than the City franchise hauler, proposed to service the development. v. Identify any special waste materials (cooking oils, hazardous materials, lumber, etc.) which require special handling. vi. Identify the types and number of collection receptacles to be utilized and the proposed frequency of collection. vii. Demonstrate that waste and recycling collection locations are clearly identified and are equally and readily accessible by property owners and tenants viii. Demonstrate that waste collection locations can be readily accessed by waste and recycling collection vehicles. (1) 2.34 Prior to issuance of demolition, precise/rough grading, and/or building permit with valuation of $50,000 or greater, the applicant shall submit Construction & Demolition (C&D) debris collection, disposal, and diversion information on the City-prescribed forms for approval by the City of Tustin. At least 50 percent of the construction debris shall be diverted from landfill to the recycling plants. A security deposit in the amount of $50 per ton (not to exceed $5,000 per project) for a C&D security deposit will be collected prior to issuance the permit. Prior to final inspection, the applicant shall submit to the City of Tustin documents (i.e. receipt from vendor) showing actual weight or volume of each material of C&D diverted to the recycling center. (City Ordinance 1281) Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 9 (1) 2.35 Six (6) 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 a recent soil report provided by a civil engineer (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 "R" values shall be in accordance with applicable City of Tustin standards. • Drainage, vegetation, circulation, street sections, curbs, gutters, sidewalks, and storm drains shall comply with the on-site Private Improvement Standards. • Two (2) copies of Hydrology & Hydraulic Report. (1) 2.36 A surety/cash bond will be required to assure work is completed in accordance with approved plans prior to permit issuance. The engineer's estimated cost of the grading, drainage, and erosion control shall be submitted to the City Engineer for determination of the bond amount. (1) 2.37 Information to ensure compliance with requirements of the Orange County Fire Authority, including fire flow and installation of fire hydrants, subject to approval of the City of Tustin Public Works and/or Irvine Ranch Water District. (1) 2.38 An adequate size trash enclosure with solid metal, self-closing, self-latching gates is required to be located on the property and maintained to avoid health issues for neighboring commercial and residential areas. Said enclosure shall be screened by a solid decorative wall consistent with the adjacent building's material and finish and be of a minimum height of six (6) feet. The actual location of the enclosure and types of screening and details of the enclosure shall be submitted at building plan check and are subject to approval by the Community Development Department. Orancte County Fire Authority (5) 3.1 Fire Access Roads Service Code: 2.12 (Emergency Access & Fire Hydrant Locations) Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 10 Prior to the issuance of any building permits, the applicant shall 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. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (5) 3.2 Fire Hydrants Service Codes: 2.12 (Emergency Access & Fire Hydrant Location) Prior to the issuance of any building permits, the applicant shall submit a fire hydrant location plan to the Fire Chief for review and approval. (5) 3.3 Water Availability Service Code: 2.12 (Emergency Access & Fire Hydrant Location) Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the applicable water district and submitted to the Fire Chief for approval. (5) 3.4 Fire Lane Markings Service Code: 2.12 (Fire Lane Markings) A) Prior to the issuance of any building permits, the applicant shall submit plans and obtain approval from the Fire Chief for fire lanes on required fire access roads less than 36 feet in width. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and its contrasting background. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access Roadways and Fire Lane Requirements." B) Prior to the issuance of any certificate of occupancy, the fire lanes shall be installed in accordance with the approved fire master plan. The CC&Rs or other approved documents shall contain a fire lane map, provisions prohibiting parking in the fire lanes and a method of enforcement. (5) 3.5 Automatic Fire Sprinkler Systems Service Codes: 2.18-2.26 (Commercial Fire Sprinklers), 2.27-2.28 (Residential Fire Sprinklers) A) Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in all Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 11 structures 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 occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. (5) 3.6 Fire Alarm System Service Codes: 2.36-2.38 (Fire Alarm & Fire Sprinkler Monitoring Reviews) A) Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." B) This system shall be operational prior to the issuance of a certificate of occupancy. (5) 3.7 Architectural Building Plans Service Codes: 2.51- 2.57 (New Construction Architectural Review) Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. FEES (c) 4.1 Payment shall be made of all applicable fees based upon those rates in effect at the time of payment and are subject to change, including. but not limited to, the following: a. Concept Plan and Design Review application fees in the amount of $6,000 deposit to the Community Development Department. b. Grading plan check and permit fees to the Community Development Department. c. Transportation System Improvement Program fees to the Community Development Department. d. School fees to the Tustin Unified School District. Exhibit A Conditions of Approval CP 07-002 and DR 07-005 Page 12 e. New development fees it bedroom over one (1) Development Department. the amount of $350 per unit plus $100 per bedroom in each unit to the Community f. Transportation System Improvement Program (TSIP) fees in the amount of $3.31 per square foot of new gross floor area to the Community Development Department. g. Major Thoroughfare and Bridge fees to the Public Works Department. (1,5) 4.2 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.