Loading...
HomeMy WebLinkAboutPC2018-014 - CUP TO APPROVE A VEHICLE RENTAL FACILITY USE AND TO REPEAL UP2014-025 - 4340 CAMPUS DRIVERESOLUTION NO. PC2018-014 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT, CALIFORNIA BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2017-030 FOR A VEHICLE RENTAL FACILITY USE LOCATED AT 4340 CAMPUS DRIVE, 4360 CAMPUS DRIVE, 4400 CAMPUS DRIVE, 4500 CAMPUS DRIVE, 4341 BIRCH STREET, AND 4361 BIRCH STREET, AND REPEALING CONDITIONAL USE PERMIT NO. UP2014-025 (PA2017-21 5) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. An application was filed by Enterprise Rent A Car Company of Los Angeles, LLC ("Applicant"), with respect to properties located at 4340 Campus Drive, 4360 Campus Drive, 4400 Campus Drive, 4500 Campus Drive, 4341 Birch Street, and 4361 Birch Street ("Properties"), and legally described as Lot 29 of Tract No. 3201, Lot 30 of Tract No. 3201, Lot 31 of Tract No. 3201, Parcel 1 as shown on a map filed in Book 60, Page 22 of Parcel Maps in the Office of the County Recorder, Lot 6 of Tract No. 5169, and Parcel 1 as shown on Lot Line Adjustment No. 93-5, respectively, requesting approval of a conditional use permit. 2. The Applicant proposes to expand the existing Enterprise Rent-A-Car facilities located at 4500 Campus Drive and 4361 Birch Street ("Project"). The Project includes the following: (1) demolishing three existing office buildings (38,620 square feet in total) at 4340 Campus Drive, 4400 Campus Drive, and 4341 Birch Street; (2) remodeling of an existing approximately 11,682 -square -foot office building to create a vehicle service center, hand car wash, personal officesl and vehicle parts storage; (3) grading and paving with installation of perimeter security fencing and walls, landscaping, and exterior lighting; and (4) striping and reconfiguring of paved areas to create 91 customer and employee parking spaces and approximately 810 stacked parking spaces for vehicle storage. The existing barriers between each of the lots will be removed to allow vehicle circulation without having to utilize the surrounding public right-of-way. 3. The Properties are designated Airport Office and Supporting Uses (AO) by the General Plan Land Use Element and are located within the Office Airport (OA) Zoning District. 4. The Properties are not located within the coastal zone. 5. A public hearing was held on April 5, 2018, 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. Planning Commission Resolution No. PC2018-014 Paae 2 of 13 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15302 under Class 2 (Replacement and Reconstruction) and Section 15303 under Class 3 (New Construction or Conversion of Small Structures) 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. The Class 2 exemption consists of replacement or reconstruction of existing structures and facilities where the new structure will be located on the same site as the structure replaced and will have substantially the same purpose and capacity as the structure replaced. The proposed Project includes the demolition of 38,620 square feet of commercial office space with continued use of approximately 11,682 square feet of commercial space and a larger parking area for Enterprise Rent-A-Car. Based on information provided by the Applicant, the City Traffic Engineer has determined that traffic generation associated with the renovated commercial space and vehicle rental operation is expected to generate less average daily trips ("ADT") than the previous commercial office development. 3. The Class 3 exemption consists of the conversion of existing small structures from one use to another where only minor modifications are made in the exterior of the structure. The Project will repurpose an existing approximately 11,682 -square -foot commercial office building as a vehicle service center with three bays, a hand car wash, private offices, and vehicle parts storage. The exterior of the commercial office building remains mostly intact. SECTION 3. REQUIRED FINDINGS. In accordance with NBMC Section 20.52.020(F) (Required Findings), the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The purpose and intent of the AO General Plan Land Use Element category is to provide for the development of properties adjoining the John Wayne Airport for uses that support or benefit from airport operations. The proposed Project is compatible with other uses in the vicinity and will both support and benefit from the airport operations because it will provide rental vehicles for airport users. 2. Three General Plan Land Use Element Policies relate to this Project: a. Land Use Element Policy LU 6.15.24 (Primary Uses) indicates that automobile rental facilities should be accommodated within the AO designation subject to discretionary review. Planning Commission Resolution No. PC2018-014 Paae 3 of 13 b. Land Use Element Policy LU 6.15.26 (Automobile Rental and Supporting Uses) states that the City should work with automobile rental and supporting uses to promote the consolidation and visual improvement of auto storage, service, and storage facilities. The proposed Project will expand the existing Enterprise Rent- A-Car facility onto the abutting properties to the west, effectively consolidating the operation to a more concise project site. The additional stacked vehicle parking areas will help to prevent future needs for off-site vehicle storage.. Aesthetic upgrades to the perimeter of the Project site including decorative walls and landscaping will help to lessen the visual blight of vehicle storage and will serve as an overall improvement to the area. c. Land Use Element Policy LU 6.15.27 (Site Planning and Architecture) indicates properties within the Campus Tract should upgrade street frontages with landscape, well-designed signage, and other amenities to improve the area's visual quality. The proposed Project includes significant landscaped areas within the front setback and a continuous system of matching block walls to help buffer and blend the Project site into the visual character of the neighborhood. 3. The Properties are not part of a specific plan area. B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. Facts in Support of Finding: The Project site is located within the OA Zoning District. The OA Zoning District is intended to provide for areas appropriate for the development of properties adjoining the John Wayne Airport for uses that support or benefit from airport operations. The proposed Project is compatible with other uses in the vicinity and will both support and benefit from airport operations by providing rental vehicles to airport users. 2. Vehicle/Equipment Rentals and Sales is a permitted use within the OA Zoning District subject to the approval of a conditional use permit. 3. The existing facility operates under Conditional Use Permit No. UP2014-025, which was approved by the Planning Commission on November 6, 2014. The proposed Project is an expansion of the existing use, which requires the review and approval of a new conditional use permit (i.e., an amendment). 4. NBMC Section 20.40.040 (Off -Street Parking Spaces Required) requires one parking space per 1,000 square feet of lot area for a Vehicle/Equipment Rentals and Sales use. The Properties total approximately 377,050 square feet in area. The Project is designed with approximately 932 parking spaces on-site, which far exceeds the required amount (377,050 square feet / 1,000 square feet = 378 parking spaces). Planning Commission Resolution No. PC2018-014 Paqe 4 of 13 5. The Project includes approximately 14,514 square feet of landscaped area, which is designed to comply with NBMC Chapter 14.17 (Water -Efficient Landscaping) and NBMC Section 20.40.070 (Development Standards for Parking Areas). Conditions of Approval Nos. 11 and 12 require the submittal of a final landscape package prior to building permit issuance and help to ensure landscaping and irrigation comply with applicable standards and are well maintained. 6. Although a photometric survey has not yet been provided, Conditions of Approval Nos. 14 and 15 are included to require the dimming of excessively illuminated areas and the preparation of a photometric study prior to building permit issuance. Findin.g: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The Project site is located 100 feet east of John Wayne Airport and is bound between Campus Drive and Birch Street. The proposed use primarily services travelers of the airport and its proximity helps to make it an ideal location while minimizing traffic impacts to the surrounding area. Customers may visit the site directly; however, this on-site component is a small part of the overall operation. 2. Surrounding properties are developed with single- and two-story commercial office buildings occupied primarily by business office, professional and administrative office, and personal service uses. Other vehicle rental facilities are also nearby. 3. The improvements occurring to the surface parking area, inclusive of the dedicated vehicle transport truck loading and unloading areas, will improve compatibility with the existing and allowed uses in the vicinity. 4. Repurposing the existing commercial office building to a vehicle service center with three service bays and a hand car wash will improve the efficiency of the operations for the existing vehicle rentals facility use. 5. To help ensure continued compatibility with other commercial uses in the area, conditions of approval are included to restrict the operation. These conditions of approval include, but are not limited to: a. Condition of Approval No. 6 requires all employees to park on-site. b. Condition of Approval No. 7 requires all vehicle transport trucks or hauler of any kind to load and unload within designated areas on the private property and off the public right-of-way. Planning Commission Resolution No. PC2018-014 Paae 5 of 13 c. Conditions of Approval Nos. 14 and 15 limit the outdoor lighting proposed for the facility and help to ensure there is no light spillage or glare onto adjacent properties or on the public right-of-way. d. Conditions of Approval Nos. 17 and 18 restrict facility noise generation and help to ensure compliance with NBIVIC Chapter 10.26 (Community Noise Control). Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: The Project site is comprised of 4340 Campus Drive, 4360 Campus Drive, 4400 Campus Drive, 4500 Campus Drive, 4341 Birch Street, and 4361 Birch Street, which total approximately 8.66 acres in area. The proposed Project involves the demolition of three existing commercial office buildings totaling 36,953 square feet in gross floor area. The demolished sites will be regraded and paved. Improvements will be made to create customer and employee parking areas with 91 parking spaces. The improvements also will include a large vehicle storage area consisting of stacked parking totaling approximately 810 parking spaces, as well as transport truck offloading areas. 2. Public access is provided to the Project site by existing driveway approaches on Campus Drive. Adequate emergency vehicle access is incorporated into the Project design. Conditions of approval are included to help ensure compliance with emergency vehicle access requirements. The final plans will be reviewed by the Fire Department. 3. The Project site is currently developed with an existing vehicle rentals facility and individual commercial office buildings. The proposed demolition of approximately 36,953 square feet of existing commercial office buildings and replacement with surface parking areas will likely have a net decrease in the use of utilities and public services. The City currently serves the site with water and sewer via mains that run through easements along the Campus Drive and Birch Street easements. The Gas Company and Southern California Edison will continue to service the site through existing connections. 4. Conditions of approval are included to ensure all improvements to the Project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. Finding: E. Operation of the use at the location proposed would not be 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 use. Planning Commission Resolution No. PC2018-014 Paae 6 of 13 Facts in Support of Findinq: 1. A vehicle rentals facility has been in operation at 4361 Birch Street since the early 1990s. The expanded operation at 4500 Campus Drive has been in operation since 2015, under Conditional Use Permit No. UP2014-025. This use has not proven detrimental to the area, and has demonstrated it is compatible with the neighboring commercial uses. 2. The proposed Project will consolidate the area operations onto a single site and will provide dedicated areas for vehicle transport trucks to load and unload on private property, as opposed to within the public right-of-way. 3. See Fact in Support of Finding C(5) above. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2017-030 subject to the conditions set forth in Exhibit "A," which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 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 Planning and Zoning. 3. This resolution repeals Conditional Use Permit No. UP2014-025 and Planning Commission Resolution No. 1960, which upon vesting of the rights authorized by Conditional Use Permit No. UP2017-030, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 5T" DAY OF APRIL, 2018. AYES: Dunlap, Kleiman, Koetting, Kramer, and Weigand RECUSED: Lowrey ABSENT: Zak BY: Petiekoetting,lChairman BY: Erik Weigand, V-'�ucretary� Planning Commission Resolution No. PC2018-014 Page 7 of 13 1 W'/:11311 iilly-11% CONDITIONS OF APPROVAL (project -specific conditions of approval are italicized) Planning Division 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. Conditional Use Permit No. UP2017-030 shall expire unless exercised within 24 months from the date of approval as specified in NBMC Section 20.54.060, unless an extension is otherwise granted. 3. The Project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. 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 Conditional Use Permit. 5. This Conditional Use Permit may be modified or revoked by the Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the properties are operated or maintained so as to constitute a public nuisance. 6. All employees shall park on-site. 7. The loading and unloading of all vehicles from any form of truck or hauler shall be conducted on-site and shall not impact the traffic flow on any public right-of-way. 8. Any change in operational characteristics, expansion in area, or other changes to the approved plans, shall be reviewed by the Planning Division and may require an amendment or the processing of a new conditional use permit. 9. A copy of the Resolution shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. 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 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 Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. Planning Commission Resolution No. PC2018-014 Paae 8 of 13 11. Prior to the issuance of a building permit, 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. The plan shall meet the applicable requirements of the Water Efficient Landscape Ordinance (NBMC Chapter 14.17). 12. All landscape materials and irrigation systems shall be installed in accordance with the approved landscape plan. All landscaped materials shall be maintained in a neat, healthy, growing condition and shall receive regular pruning, fertilizing, and trimming to maintain that appearance. Without limiting the generality of the foregoing, the landscape plan depicts all perimeter fencing being screened by landscaping. That screening is an important aspect of the appearance of the site from outside the site and therefore such screening shall at all times be maintained in such a condition that it performs its intended purpose. 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. 13. All remaining buildings shall be remodeled in a manner such that they are compatible with the design of the existing facility at 4500 Campus Drive (e.g., paint colors, window treatments, etc.) and in substantial conformance with the approved plans. Final design is subject to the review and approval of the Community Development Director prior to the issuance of building permits. 14. If at any time the Director of Community Development determines 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. 15. Prior to the issuance of a building permit, the Applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Division. The study shall show that lighting values at all property lines will not negatively impact neighbors. 16. Prior to the issuance of a building permit, Applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 17. No outside paging system shall be utilized in conjunction with this establishment. 18. All noise generated by the proposed use shall comply with the provisions of NBMC Chapter 10.26 or its successor section and other applicable noise control requirements. 19. Should any of the Properties 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. 20. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self -latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. Planning Commission Resolution No. PC2018-014 Paae 9 of 13 The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 21. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall, provide for daily removal of trash, litter debris and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 22. The Applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 23. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10 p.m. and 7 a.m., daily, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 24. All storage shall be screened from the public right-of-way. 25. 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 Enterprise Rent-A-Car Facility including, but not limited to, Conditional Use Permit No. UP2017-030 (PA2017-215). 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 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. Fire Department 26. All emergency vehicle access gates shall have a lock approved by the Newport Beach Fire Department. Where gates are electrically operated, an approved key switch and an approved remote opening device shall be installed and maintained operational always or locked in the open position until operational. All gates located on the properties shall be accessible by Fire Department personnel. 27. The minimum width of any gate or opening required as a point of access shall not be less than 14 feet in unobstructed width. The minimum width may be increased depending on the length of the approach. Planning Commission Resolution No. PC2018-014 Paae 10 of 13 28. All vehicles within the showroom shall have all batteries disconnected and the fuel in fuel tanks cannot exceed one-quarter tank or five gallons (whichever is least). Vehicle fuel tanks and fill openings shall be closed and sealed to prevent tampering. 29. Fire Department access shall meet the requirements of Newport Beach Fire Department Guideline C.01. Fire Department access shall have the capacity to support 72,000 pounds. 30. Fire Department connection ("FDC") shall be on the address side of the building and a minimum of 30 feet from the beginning of the radius for the driveway approach near the access roadway. FDC shall be no more than 100 feet from a public hydrant. 31. Fire access is required to be located within 150 feet of all portions of the structure. 32. The existing fire hydrant locations shall be reviewed by the Fire Department and an onsite fire hydrant may be required. 33. The fueling station addition shall comply with California Fire Code ("CFC") Sections 2304, 2305, 2306, and 406.7.2. 34. All proposed fencing shall not obstruct the existing fire hydrants from the existing and I proposed structures. 35. The proposed garage may be a change of occupancy from the current use and will need to meet all applicable CFC requirements. Building Division 36. 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. 37. All separate detached structures that are to be demolished shag have a separate demolition permit. 38. Accessible parking shall be provided and an accessible path of travel from the public fight - of -way shall be provided to the entrance of the building. 39. Any building containing vehicles as a showroom shall be classified as a B occupancy. 40. The Applicant shall employ the following best available control measures ("BACMs") to reduce construction -related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. Planning Commission Resolution No. PC2018-014 Paae 11 of 13 • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90 -day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off -Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non -peak traffic hours. Sandbag construction sites for erosion control. Fill �Iacement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds -are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10 percent soil moisture content in the top six-inch surface layer, subject to review/discretion of the geotechnical engineer. 41. Prior to the issuance of grading permits, a Storm Water Pollution Prevention Plan ("SWPPP") and Notice of Intent ("NOI") to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The Applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the Project's impact on water quality. 42. Prior to the issuance of -grading permits, the Applicant shall prepare and submit a Water Quality Management Plan ("WQMP") for the proposed Project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices ("BMPs") to ensure that no violations of water quality standards or waste discharge requirements occur. 43. Prior to the issuance of grading permits, the Applicant shall prepare and submit a geotechnical report to the Building Division. 44. Prior to the issuance ofgrading permits, a drainage and hydrology study shall be submitted to the Building Division. 45. A list of "good house -keeping practices" will be incorporated into the long-term post - construction operation of the site to minimize the likelihood that pollutants will be used, Planning Commission Resolution No. PC2018-014 Paae 12 of 13 stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. Public Works Department 46. The existing driveway located at 4361 Birch Street shall be abandoned per City Standard STD -165-L. 47. The rolling gate at the northern employee parking area shall remain open during all hours that employees are on-site and shall be opened at least 15 minutes prior to the first shift change. Vehicle queuing at this entry that would obstruct any portion of the public fight -of -way is prohibited. Should problems resulting from the rolling gate arise and persist, the rolling gate may be required to be removed at the discretion of the City's Traffic Engineer. 48. An encroachment permit shall be required for all work within the public right-of-way. 49. All water services not used as part of this development shall be abandoned at the water main. 50. All sewer laterals not used as a part of this development shall be capped at the property line. 51. A sewer cleanout shall be installed on the sewer lateral to be used for this development and shall be constructed per City Standard STD 406-L. 52. The final parking layout shall be reviewed and approved by the City Traffic Engineer. This parking lot layout shall show all striping and shall be fully dimensioned and shall demonstrate a minimum of four (4) vehicle transport trucks can be parked and unloaded on the site at one time. 53. All improvements along Campus Drive and Birch Street shall be located outside of existing five -foot -wide water easements. 54. Overhead utilities serving the site shall be undergrounded to the nearest appropriate pole in accordance with NBMC Section 15.32.015 (Underground Utilities Service Connection). 55. County Sanitation District fees shall be paid prior to the issuance of any building permits. 56. Prior to commencement of demolition and grading of the Project, the Applicant shall submit a construction management and delivery plan to be reviewed and approved by Planning Commission Resolution No. PC2018-014 Paae 13 of 13 the Public Works Department. The plan shall include discussion of Project phasing; parking arrangements for all sites during construction; anticipated haul routes and construction mitigation and continued operations during construction including off-site parking/storage if applicable. Upon approval of the plan, the Applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 57. Traffic control and truck route plans shall be reviewed and approved by the Public Works Department before their implementation. Large construction vehicles shall not be permitted to travel narrow streets as determined by the Public Works Department. Disruption caused by construction work along roadways and by movement of construction vehicles shall be minimized by proper use of traffic control equipment and flagmen. 58. Prior to final inspection of building permits, the Applicant shall construct a six -foot -tall concrete masonry unit ("CMU") block wall along the entire side property line between 4341 Birch Street and 4321 Birch Street.