HomeMy WebLinkAbout2036 - MAJOR SITE DEVELOPMENT REVIEW AND TRACT MAP FOR NEW 7 UNIT RESIDENTIAL DEVELOPMENT - 20452 Santa Ana Ave RESOLUTION NO. 2036
A RESOLUTION OF THE PLANNING OF THE CITY OF
NEWPORT BEACH, CALIFORNIA, APPROVING MAJOR SITE
DEVELOPMENT REVIEW NO. SD2016-002 AND TENTATIVE
TRACT MAP NO. NT2016-003 FOR A SEVEN-UNIT
RESIDENTIAL CONDOMINIUM DEVELOPMENT LOCATED AT
20452 SANTA ANA AVENUE (PA2016-069)
THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS
FOLLOWS:
SECTION 1. STATEMENT OF FACTS,
1. An application was filed by Adrienne Brandes, with respect to property located at 20452
Santa Ana Avenue, and legally described as the Southwesterly 82 feet of Lot 6 of Tract
No. 456, in the City of Newport Beach, County of Orange, State of California, as per Map
recorded in Book 17 Page(s) 9 of Miscellaneous Maps, in the Office of the County
Recorder of said County, except the Southeasterly 150 feet thereof, requesting approval
of a major site development review and tentative tract map.
2. The applicant proposes the construction of seven residential condominium units. As
proposed, each unit will be three stories and will include a two-car garage. Four guest
parking spaces, including one accessible parking space, will be constructed on-site.
3. The subject property is located within Multi-Unit Residential Detached (RMD) Zoning
District and the General Plan Land Use Element category is Multiple-Unit Residential
(RM).
4. The subject property is not located within the coastal zone.
5. A public hearing was held on November 17, 2016, in the Council Chambers located at
100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the
hearing was given in accordance with the Newport Beach Municipal Code (NBMC).
Evidence, both written and oral, was presented to, and considered by, the Planning
Commission at this hearing.
SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION.
1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to
Section 15332 under Class 32 (In-Fill Development) of the CEQA Guidelines, California
Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant
effect on the environment.
2. In this case, the project is consistent with the General Plan Land Use Element category
of RM as well as the RMD Zoning District. Residential condominiums are an allowed use
in the land use category designation as well as in RMD. The project site area is less than
five acres and generally surrounded by residential development and a golf course. The
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lot is substantially developed and is not within environmentally sensitive areas. The
proposed project was reviewed by the Public Works Department and concerns with traffic
were not found. Further, a traffic study was not required under the City's Traffic Phasing
Ordinance (TPO). No significant effects are anticipated for the lot with regard to noise or
air quality as the proposed project will be replacing an existing multi-family development.
A preliminary water quality management plan (WQMP) was reviewed and approved to
address potential water quality issues. The project was also reviewed by the Public
Works and Fire Departments and it was determined both lots maintain adequate access
to both utilities and public services.
SECTION 3. REQUIRED FINDINGS.
Site Development Review
In accordance with NBMC Section 20.52.080(F) (Findings and Decision), the following
findings and facts in support of such findings are set forth:
Finding:
A. The proposed development is allowed within the subject zoning district.
Fact in Support of Finding:
The subject property is located within the RMD Zoning District, which principally
provides for areas appropriate for multi-unit residential developments exclusively
containing detached dwelling units. The proposed multi-unit residential development is
replacing and improving an existing multi-unit residential development. Although the
proposed development does not contain detached dwelling units, the project is
consistent with the General Plan and any applicable development standards within the
Zoning Code and is allowed in the RMD Zoning District.
Finding:
B. In compliance with all of the applicable criteria identified in NBMC Subsection
[20.52.080](C)(2)(c):
a. Compliance with this Section, the General Plan, the Zoning Code, any
applicable specific plan, and other applicable criteria and policies related to the
use or structure;
b. The efficient arrangement of structures on the site and the harmonious
relationship of the structures to one another and to other adjacent development;
and whether the relationship is based on standards of good design;
C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures
on the site and adjacent developments and public areas;
d. The adequacy, efficiency, and safety of pedestrian and vehicular access,
including drive aisles, driveways, and parking and loading spaces;
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e. The adequacy and efficiency of landscaping and open space areas and the use
of water efficient plant and irrigation materials; and
f. The protection of significant views from public right(s)-of-way and compliance
with NBMC Section 20.30.100 (Public View Protections).
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the subject property as RM,
which is intended primarily for multi-family residential development containing attached
or detached dwelling units. The proposed multi-unit residential development is
consistent with the General Plan designation.
2. The proposed development complies with the development standards of RMD Zoning
District. The proposed buildings are approximately 33 feet tall, which complies with the
maximum height limitation. The buildings also meet all required setbacks and common
and private open space requirements. Seven, two-car garages and four uncovered
guest parking spaces are proposed for the development, which meets the Zoning
Code required parking,
3. The proposed development will incorporate consistent architectural design such that
all structures on the property are unified. Architectural treatment will harmonize with
the surrounding neighborhood.
4. The proposed site layout maintains the existing vehicular access from Santa Ana
Avenue. The site layout and guest parking area allow vehicles sufficient space to turn
around on-site. Pedestrian access to the site is available along Santa Ana Avenue
along an existing public sidewalk.
5. The Public Works Department has reviewed and approved the site plan, proposed
improvements, parking configuration, and access driveway subject to the conditions of
approval.
6. The 20-foot front setback and site layout provide for additional landscaping
opportunities immediately adjacent to the street. As conditioned, all landscaping will
comply with NBMC Chapter 14.17 (Water-Efficient Landscaping).
7. The subject property is not located at or near a public view point or corridor as
identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in
compliance with NBMC Section 20.30.100 (Public View Protections).
Finding:
C. Not detrimental to the harmonious and orderly growth of the City, or endanger,
jeopardize, or otherwise constitute a hazard to the public convenience, health, interest,
safety, or general welfare of persons residing or working in the neighborhood of the
proposed development.
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Facts in Support of Findinq:
1. A similar multi-unit residential development has existed at this location since 1975,
according to County records. The proposed seven-unit residential condominium
development will replace and improve the existing development. The amount of traffic
to and from the site will not significantly change.
2. The proposed development will comply with all Building, Public Works, and Fire
Codes. The project will also comply with all City ordinances and conditions of
approval.
3. The project has been conditioned to ensure that potential conflicts with surrounding
land uses are minimized to the extent possible to maintain a healthy environment.
Tentative Tract Map
In accordance with NBMC Section 19.12.070(A) (Required Findings for Action on Tentative
Maps), the following findings and facts in support of a tentative tract map are set forth:
Finding:
A. That the proposed map and the design or improvements of the subdivision are
consistent with the General Plan and any applicable specific plan, and with the
applicable provisions of the Subdivision Map Act and the City Subdivision Code.
Facts in Support of Finding:
1. The Land Use Element of the General Plan designates the site as Multiple Residential
(RM), which is intended to provide for areas appropriate for multiple-unit residential
developments containing attached or detached dwelling units. This designation allows
43 dwelling units per acre. The proposed project is well within the maximum allowable
density of 11 units (43 x 0.26).
2. The proposed project is consistent with General Plan Policy LU 5.1.9, which requires
multi-family dwellings to be designed to convey a high quality architectural character in
regard to building elevations, ground floor treatment, roof design, parking, open space,
and amenities. The ground treatment principles are not applicable because the
dwelling unit entrances face the interior private streets. Parking is provided as
attached garages integrated with the residential structures, while the guest spaces on
the site are uncovered. Consistency with the remaining principles of LU 5.1.9 is
ensured through compliance with development standards.
3. The proposed project is consistent with General Plan Policy LU 6.6.2, which promotes
the development of a mix of residential types and building scales as the proposed
project includes a detached product type that will contribute to the variety of housing
types in Santa Ana Heights and the surrounding areas.
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4. The subject property is not located within a specific plan area.
5. The Public Works Department has reviewed the proposed tentative tract map and
found it consistent with the Newport Beach Subdivision Code (Title 19) and applicable
requirements of the Subdivision Map Act.
6. The applicant will provide an in-lieu park dedication fee pursuant to Chapter 19.52 (Park
Dedications and Fees), as required for park or recreational purposes in conjunction with
the approval of a residential subdivision. The existing multi-unit residential development
has three units and the proposed project would increase the number of dwelling units to
seven. The in-lieu park fee would be required for the four additional dwelling units.
Credit for the existing residential units is provided because the impact to park services
is related to the increase in residents associated with the new units.
7. Conditions of approval have been included to ensure compliance with Title 19.
Finding:
B. That the site is physically suitable for the type and density of development.
Fact in Support of Finding:
The 11,490-square-foot site is regular in shape, has a slope of less than 20 percent,
and is not within a zone deemed to be subject to seismically induced liquefaction
potential. The site is large enough to accommodate the density proposed in compliance
with all applicable Zoning requirements. The site is suitable for the type and density of
development proposed in that the infrastructure serving the site and surrounding area
has been designed and developed to accommodate the proposed project. As required
by Condition of Approval No. 23, a water and sewer demand study will be prepared to
ensure that the water and sewer mains are adequate, and upgrades will be required if
the infrastructure is not adequate.
Finding:
C. That the design of the subdivision or the proposed improvements are not likely to
cause substantial environmental damage nor substantially and avoidably injure fish or
wildlife or their habitat. However, notwithstanding the foregoing, the decision-making
body may nevertheless approve such a subdivision if an environmental impact report
was prepared for the project and a finding was made pursuant to Section 21081 of the
California Environmental Quality Act that specific economic, social, or other
considerations make infeasible the mitigation measures or project alternatives
identified in the environmental impact report.
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Fact in Support of Finding:
The proposed project is not located near fish or wildlife habitat and the design of the
subdivision will not cause substantial damage to habitat. See Section 2 (California
Environmental Quality Act Determination) above.
Finding:
D. That the design of the subdivision or the type of improvements is not likely to cause
serious public health problems.
Facts in Support of Finding:
1. The proposed Tentative Tract Map is for condominium purposes. All construction for
the project will comply with all Building, Public Works, and Fire Codes, which are in
place to prevent serious public health problems. Public improvements will be required
of the developer per NBMC Section 19.28.010 (General Improvement Requirements)
and Section 66411 (Local agencies to regulate and control design of subdivisions) of
the Subdivision Map Act. Furthermore, the proposed project conforms to all applicable
City ordinances.
2. No evidence is known to exist that would indicate that the planned subdivision pattern will
generate any serious public health problems.
Finding:
E. That the design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through or use of, property
within the proposed subdivision. In this connection, the decision-making body may
approve a map if it finds that alternate easements, for access or for use, will be
provided and that these easements will be substantially equivalent to ones previously
acquired by the public. This finding shall apply only to easements of record or to
easements established by judgment of a court of competent jurisdiction and no
authority is hereby granted to the City Council to determine that the public at large has
acquired easements for access through or use of property within a subdivision.
Facts in Support of Finding:
1, The design of the development does not conflict with any easements acquired by the
public at large for access through or use of property within the proposed development
as there are no public easements that are located on the property. Sufficient site
access is provided from the abutting public right-of-way (Santa Ana Avenue) with the
proposed tract map.
2. Public improvements, including removal and replacement of damaged concrete curb,
gutter, and sidewalk along Placentia Avenue will be required of the applicant pursuant
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to the Municipal Code and the Subdivision Map Act. Each residential unit will be
required to provide separate water service/meter and sewer lateral and cleanout.
Finding:
F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act,
if the land is subject to a contract entered into pursuant to the California Land
Conservation Act of 1965 (Williamson Act), the resulting parcels following a
subdivision of the land would not be too small to sustain their agricultural use or the
subdivision will result in residential development incidental to the commercial
agricultural use of the land.
Fact in Support of Finding:
The property is not subject to the Williamson Act. The subject property is not
designated as an agricultural preserve and is less than 100 acres.
Finding:
G. That, in the case of a "land project' as defined in Section 11000.5 of the California
Business and Professions Code: (a) there is an adopted specific plan for the area to
be included within the land project; and (b) the decision-making body finds that the
proposed land project is consistent with the specific plan for the area.
Fact in Support of Finding:
California Business and Professions Code Section 11000.5 was repealed by the
Legislature in 2006 via Assembly Bill 2711. However, the proposed subdivision is not
a "land project," as defined in prior California Business and Professions Code Section
11000.5 because it does not consist of 50 or more parcels.
Finding:
H. That solar access and passive heating and cooling design requirements have been
satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map
Act.
Facts in Support of Finding:
1. The proposed Tentative Tract Map includes attached dwelling units with open space,
private streets, and walkways further separating the units. The proposed subdivision
design allows for solar access and future passive or natural heating and cooling
opportunities. The proposed building height complies with the maximum limit of 33
feet, which is compatible with the existing and allowed heights of other structures in
the area. All of the units are aligned east-west with sufficient setbacks to provide
southern exposure.
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2. The proposed improvements are subject to Title 24 of the California Building Code that
requires new construction to meet minimum heating and cooling efficiency standards
based on location and climate. The Newport Beach Building Division enforces Title 24
compliance through the plan check and inspection process.
Finding:
1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and
Section 65584 of the California Government Code regarding the City's share of the
regional housing need and that it balances the housing needs of the region against the
public service needs of the City's residents and available fiscal and environmental
resources.
Fact in Support of Finding:
The maximum residential density allowed for the site will remain unchanged with
project approval. The proposed 7-unit project is consistent with the RM General Plan
land use designation which allows a maximum of 11 residential units on the property.
The minor increase in units will improve the City's ability to meet its regional housing
goals.
Finding:
J. That the discharge of waste from the proposed subdivision into the existing sewer
system will not result in a violation of existing requirements prescribed by the Regional
Water Quality Control Board.
Facts in Support of Finding:
1. Wastewater discharge from the project into the existing sewer system has been
designed to comply with the Regional Water Quality Control Board (RWQCB)
requirements.
2. A Preliminary Water Quality Management Plan (WQMP) has been prepared and
approved for the proposed project.
3. Compliance with the Santa Ana River Basin Water Quality Control Program involves
the preparation and implementation of a Stormwater Pollution Prevention Plan
(SWPPP) for construction-related activities, which will specify the Best Management
Practices (BMP's) that the project will be required to implement during construction
activities to ensure that all potential pollutants of concern (including sediment) are
prevented, minimized, and/or otherwise appropriately treated prior to being discharged
from the subject property.
4. The conditions of approval include the requirement for a sewer demand study to
determine if the existing sewer main on Santa Ana Avenue will be able to handle the
sewage flows from the proposed development. Sewer connections have been
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conditioned to be installed per City Standards, the applicable provisions of NBMC
Chapter 14.24 (Sewer Connection, Permits), and the latest revision of the Uniform
Plumbing Code.
Finding:
K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision
conforms with the certified Local Coastal Program and, where applicable, with public
access and recreation policies of Chapter Three of the Coastal Act.
Fact in Support of Finding:
The subject property is not located within the Coastal Zone.
SECTION 4. DECISION.
NOW, THEREFORE, BE IT RESOLVED:
1. The Planning Commission of the City of Newport Beach hereby approves Major Site
Development Review No. SD2016-002 and Tentative Tract Map No. NT2016-003,
subject to the conditions set forth in Exhibit A, which is attached hereto and incorporated
by reference.
2. The approval of Major Site Development Review No. SD2016-002 shall become final
and effective 14 days following the date this Resolution was adopted, and approval of
Tentative Tract Map No. NT2016-003 shall become final and effective 10 days
following the date this Resolution was adopted, unless within such time an appeal is
filed with the City Clerk in accordance with the provisions of NBMC Title 20 and/or
NBMC Title 19.
PASSED, APPROVED, AND ADOPTED THIS 17TH DAY OF NOVEMBER, 2016.
AYES: Dunlap, Hillgren, Lawler, Koetting, Kramer and Weigand
NOES: None
ABSTAIN: None
ABSENT: Z k
BY:
— lreU4
K ry ra r, hairma
BY:
Pe r Zak, Se �etary
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EXHIBIT "A"
CONDITIONS OF APPROVAL
Planning Division
1. The development shall be in substantial conformance with the approved site plan, floor
plans and building elevations stamped and dated with the date of this approval. (Except
as modified by applicable conditions of approval.)
2. The project is subject to all applicable City ordinances, policies, and standards, unless
specifically waived or modified by the conditions of approval.
3. The applicant shall comply with all federal, state, and local laws. Material violation of
any of those laws in connection with the use may be cause for revocation of this Use
Permit.
4. A copy of the Resolution, including conditions of approval Exhibit "A" shall be
incorporated into the Building Division and field sets of plans prior to issuance of the
building permits.
5. Prior to issuance of building permits, the applicant shall submit to the Planning Division
an additional copy of the approved architectural plans for inclusion in the Site
Development Review file. The plans shall be identical to those approved by all City
departments for building permit issuance. The approved copy shall include
architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The
plans shall accurately depict the elements approved by this Site Development Review
and shall highlight the approved elements such that they are readily discernible from
other elements of the plans.
6. Prior to the issuance of building permits, the applicant shall submit a landscape and
irrigation plan prepared by a licensed landscape architect. These plans shall
incorporate drought tolerant plantings and water efficient irrigation practices, and the
plans shall be approved by the Planning Division. Compliance with Newport Beach
Municipal Code Chapter 14.17 (Water-Efficient Landscaping) shall be appropriately
demonstrated.
7. Prior to the issuance of building permits, the fair share traffic contribution in effect at
the time shall be paid in accordance with the Municipal Code.
8. Prior to the recordation of the Final Tract Map, park dedication fees shall be paid
consistent with the fee amount in effect at the time of payment as established by the
City of Newport Beach Municipal Code.
9. All landscape materials and irrigation systems shall be maintained in accordance with
the approved landscape plan. All landscaped areas shall be maintained in a healthy
and growing condition and shall receive regular pruning, fertilizing, mowing and
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trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation
systems shall be kept operable, including adjustments, replacements, repairs, and
cleaning as part of regular maintenance.
10. Building owners and tenants shall keep the building exteriors and facades clean and in
good repair.
11 . The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in the
opinion of the Director of Community Development, the illumination creates an
unacceptable negative impact on surrounding land uses or environmental resources.
The Director may order the dimming of light sources or other remediation upon finding
that the site is excessively illuminated.
12. Prior to the issuance of building permits, the applicant shall prepare photometric study
in conjunction with a final lighting plan for approval by the Planning Division. The
survey shall show that lighting values are "1" or less at all property lines.
13. Should the property be sold or otherwise come under different ownership, any future
owners or assignees shall be notified of the conditions of this approval by either the
current business owner, property owner or the leasing agent.
14. Construction activities shall comply with Section 10.28.040 of the Newport Beach
Municipal Code, which restricts hours of noise-generating construction activities that
produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through
Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction
activities are not allowed on Sundays or Holidays.
15. This approval shall expire and become void unless exercised within 24 months from the
actual date of review authority approval, except where an extension of time is approved
in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach
Municipal Code.
16. To the fullest extent permitted by law, applicant shall indemnify, defend and hold
harmless City, its City Council, its boards and commissions, officials, officers, employees,
and agents from and against any and all claims, demands, obligations, damages,
actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and
expenses (including without limitation, attorney's fees, disbursements and court costs) of
every kind and nature whatsoever which may arise from or in any manner relate (directly
or indirectly) to City's approval of the Santa Ana Avenue Cottages including, but not
limited to, Major Site Development Review No. SD2016-002 and Tentative Tract Map
No. NT2016-003 (PA2016-069).This indemnification shall include, but not be limited to,
damages awarded against the City, if any, costs of suit, attorneys' fees, and other
expenses incurred in connection with such claim, action, causes of action, suit or
proceeding whether incurred by applicant, City, and/or the parties initiating or bringing
such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys'
fees, and damages which City incurs in enforcing the indemnification provisions set forth
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in this condition. The applicant shall pay to the City upon demand any amount owed to
the City pursuant to the indemnification requirements prescribed in this condition.
17. Prior to submittal for building permits, the applicant shall submit revised elevations
reflecting smooth stucco and enhanced architectural features for review and approval of
the Planning Division. If the Planning Division determines the revisions do not meet the
intent of the Planning Commission's action, the design shall be submitted to the Planning
Commission for review.
Public Works Department
18. A Tract Map shall be recorded for this development. The Map shall be prepared on the
California coordinate system (NAD88). Prior to recordation of the Map, the
surveyor/engineer preparing the Map shall submit to the County Surveyor and the City of
Newport Beach a digital-graphic file of said map in a manner described in Sections 7-9-
330 and 7-9-337 of the Orange County Subdivision Code and Orange County
Subdivision Manual, Subarticle 18. The Map submitted to the City of Newport Beach
shall comply with the City's CADD Standards. Scanned images will not be accepted.
19. Prior to recordation of the Tract Map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County
Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments
(one-inch iron pipe with tag) shall be set On Each Lot Corner unless otherwise approved
by the Subdivision Engineer. Monuments shall be protected in place if installed prior to
completion of construction project.
20. Prior to the recordation of the Final Tract Map, a Subdivision Agreement shall be
obtained and approved by City Council.
21. Prior to Final Tract Map approval, the applicant shall provide a Faithful Performance
Bond and a Labor and Materials Bond, each for 100 percent of the estimated public
improvements. An engineer's cost estimate shall be prepared by a registered civil
engineer, and approved by the Public Works Director.
22. An encroachment permit shall be required for all work activities within the public right-
of-way. An encroachment agreement shall be required for any private improvements
installed within the public right-of-way.
23. The existing concrete curb, gutter, and sidewalk along the Santa Ana Avenue frontage
shall be removed and replaced per City Standards.
24. Sewer and water demand studies shall be prepared and submitted to the applicable
utility providers. Approvals of said studies by the utility provider shall be provided to
the City prior to recordation of the Final Tract Map.
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25. The on-site sewer system shall be privately owned and maintained, unless otherwise
approved by the utility provider.
26. Each unit shall be served by its own individual water service/meter and sewer lateral
and cleanout, unless otherwise approved by the utility provider.
27. All on-site drainage shall comply with the latest City water quality requirements.
28. All improvements shall comply with the City's sight distance requirement per City
Standard 110-L.
29. A two-foot wide pedestrian easement shall be granted to the City along the back of the
proposed driveway approach to provide a clear four-foot wide ADA path along the
sidewalk.
30. The parking layout and drive aisles shall comply with City Standards STD-805-L-A and
STD-805-L-B. Dead end drive aisles shall provide a dedicated turnaround space and a
five-foot minimum clear paved hammerhead/drive aisle extension. The drive aisle shall
be a minimum of 26 feet wide.
31. In case of damage done to public improvements surrounding the development site by
the private construction, additional reconstruction within the public right-of-way could
be required at the discretion of the Public Works Inspector.
Fire Department
32. Adequate emergency access shall be required pursuant to California Fire Code
Section 503.1.
33. Pursuant to California Fire Code Section 507.1, an approved water supply capable of
supplying the required fire flow for fire protection shall be provided to the premises
upon which the buildings are to be constructed.
34. An automatic fire sprinkler system shall be installed in compliance with California Fire
Code Sections 903.2.8 and 903.2.18.
Building Division
35. The applicant is required to obtain all applicable permits from the City's Building Division
and Fire Department. The construction plans must comply with the most recent, City-
adopted version of the California Building Code. The construction plans must meet all
applicable State Disabilities Access requirements.
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