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HomeMy WebLinkAbout1730 - RECOMMEND APPROVAL GPA, PD, UP AMENDMENT_1000 BISON AVERESOLUTION NO. 1730 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH RECOMMENDING APPROVAL OF GENERAL PLAN AMENDMENT NO. 2006 -004 TO INCREASE THE PRECISE DEVELOPMENT LIMIT OF ANOMALY SITE NO. 25 WITHIN STATISTICAL AREA L3 TO 85,545 SQUARE FEET AND PLANNED COMMUNITY DEVELOPMENT PLAN AMENDMENT NO. 2006 -003 TO INCLUDE THE EXISTING CHURCH AND SCHOOL AS PERMITTED USES WITHIN SITE 1 AND ALLOCATE 25,962 SQUARE FEET OF ADDITIONAL ALLOWABLE DEVELOPMENT, AND AN AMENDMENT TO USE PERMIT NO. 1726 TO PERMIT THE REDEVELOPMENT AND EXPANSION OF THE PRIVATE SCHOOL FACILITY WITHIN THE EXISTING CHURCH SITE (PA 2006 -079) WHEREAS, an application was filed by Dwight Tomlinson, on behalf of Liberty Baptist Church, property owner, with respect to property located at 1000 Bison Avenue, and legally described as Parcel 2 on a Map filed in Book 41, Page 27, Parcel Maps, in the County of Orange, proposing to amend the Land Use Element of the General Plan to increase the precise development limit of Anomaly Site No. 25 from 58,471 square feet to 84,585 square feet and amend the North Ford Planned Community Text (PC -5) to include the existing church and school as permitted uses within the General Industry/Government, Education & Institutional Facilities (Area 1) land use designation and to allocate 25,962 of additional development. Additionally, an amendment to Use Permit No. 1726 is proposed to for the redevelopment and expansion of the existing private school within the Liberty Baptist Church site. The applicant proposes to demolish 4 modular classroom buildings (totaling 5,760 square feet) and construct a new two -story, 31,722 square -foot educational building and gymnasium; and WHEREAS, a public hearing was held on September 6, 2007, in the City Hall Council Chambers, 3300 Newport Boulevard, Newport Beach, California. A notice of time, place and purpose of the meeting was given in accordance with the Municipal Code. Evidence, both written and oral, was presented to and considered by the Planning Commission at this meeting, and WHEREAS, the property is designated Private Institutions (PI) by the General Plan Land Use Element. The City has adopted Planned Community District Regulations (PC -5 North Ford) that establish development standards and use regulations to implement the General Plan. The property is presently improved as the Liberty Baptist Church, development and private school with a 24,333 square -foot sanctuary/auditorium, a 9,100 square -foot fellowship hall, a 19,430 square -foot administration building (office/classroom), and 4 temporary modular classroom buildings (totaling 5,760 square feet), for a total development of 58,623 square feet; and WHEREAS, the Land Use Element of the General Plan sets forth objectives, policies and limitations for development in the City and designates the general distribution and location of land uses and residential and commercial densities. The project site is designated for Private Institutions (PI) land uses, which is intended to provide for privately owned facilities that serve the public, including places for religious assembly, private schools, health care, cultural institutions, museums, yacht clubs, congregate homes, and comparable Planning Commission Resolution No. _ Page 2 of 31 facilities. The proposed redevelopment of the existing private school's educational facilities is consistent with this designation; and WHEREAS, the subject property has been assigned a precise development limitation of 58,471 square feet (Anomaly No. 25), which was carried over from the 1988 Land Use Element and was believed to be the existing floor area that existed at the time the 1988 Land Use Element was adopted. Therefore, in order to implement the original master plan of development and construct the new educational building, an amendment to the General Plan is required to increase the precise development limitation of the site to 84,585 square feet; and WHEREAS, Land Use Element Policy LU 5.6.2 requires new and renovated buildings to be designed to avoid the use of styles, colors, and materials that unusually impact the design character and quality of their location such as abrupt changes in scale, building form, architectural style. The project has been designed to be compatible in scale, mass, character, and architecture with the existing buildings on the church campus. The proposed height of the building is similar in height to the existing sanctuary and administration building, as well as the adjacent Toyota Motor Land Company facility. Additionally, the proposed building will be screened from view from Jamboree Road and Bison Avenue due to the grade separation of the project site and existing mature landscaping that exists along the perimeter of the site; and WHEREAS, Land Use Element Policy LU 6.1.1 encourages the accommodation of community supporting uses, such as schools and religious facilities. The proposed amendment serves the resident's needs by increasing the development allocation for the private institutional use and accommodating the expansion and redevelopment of the existing private school. The existing school currently utilizes 29 year -old modular buildings that were intended for temporary use. Replacement of these aging structures with the new educational building will provide students with a higher quality school and better atmosphere for learning; and WHEREAS, Land Use Element Policy LU 6.1.2 encourages the development of new institutional facilities provided that they are compatible with adjoining land uses, environmentally suitable, and can be supported by transportation and utility infrastructure. The proposed amendment allows for the expansion of an existing institutional facility that has been a part of the community since 1974, and to date, has proven to be compatible with adjoining land uses. The project is also separated from adjoining residential neighborhoods by major streets and will not result in spill over traffic impacts normally associated with churches and schools in close proximity to residential streets. Additionally, the Traffic Engineer has determined that the proposed increase in student capacity would result in less than significant traffic impacts on existing levels of service at intersections within the City; and WHEREAS, the Noise Element of the General Plan contains policies to minimize land use conflicts between various noise sources and minimizing motor vehicle traffic impacts on sensitive noise receptors. Given the project's close proximity to Jamboree Road, the proposed location of the new educational building is between the 65 and 70 CNEL roadway noise contours. Schools are considered a noise - sensitive land use and are "Normally Incompatible" within the 65 -70 CNEL roadway noise contours and new construction or development should Planning Commission Resolution No. _ Page 3 of 31 be generally discouraged. If new construction does proceed, a detailed analysis of noise reduction requirements must be made and needed noise insulation features included in the design; and WHEREAS, the existing classrooms within the 4 modular buildings are currently located within the 65 -70 CNEL noise contours, similar to the proposed building. However, given the grade separation between the project site and the adjacent roadways, and the fact that the site is buffered from the roadways by tall mature trees and landscaping, noise impacts from Jamboree Road may be decreased. Additionally, the applicant intends to utilize non - operable windows on the building elevation facing Jamboree Road and the use of increased insulation and sound attenuating doors and windows throughout the building. To ensure that noise impacts do not prove detrimental to future students and employees of the project, a condition of approval has been recommended requiring the preparation of a detailed noise study to demonstrate that the permitted interior and exterior noise levels can be met and to require any recommended mitigation measures needed to achieve those standards to be implemented in the final design drawings submitted for building permits; and WHEREAS, Charter Section 423 requires all proposed General Plan Amendments to be reviewed to determine if the square footage, peak hour vehicle trip or dwelling unit thresholds have been exceeded and a vote by the public is required. This project has been reviewed in accordance with Council Policy A -18 and a voter approval is not required as the project represents an increase of 39.17 — A.M. and 39.17 — P.M. peak hour trips, 26,114 gross square feet of non - residential floor area and zero residential units. Therefore, none of the three thresholds to require a vote pursuant to Charter Section 423 are exceeded. No other prior amendments have been approved within Statistical Area L3, and therefore no vote would be required based on cumulative amendments. This amendment will be tracked for ten years in accordance with Section 423, and WHEREAS, the project site is located in Area 1 of the North Ford Planned Community (PC -5) and is designated for General Industry / Government, Education & Institutional Facilities (GI /GEIF) land uses. Section I (Statistical Analysis) of the PC states that 0 square feet of additional allowable square footage is allocated in Area 1; therefore, an amendment to the Planned Community is will be required to accommodate the additional 25,962 square feet of additional development on the site (31,722 sq. ft. building — 5760 sq. ft. demo = 25,962 sq. ft.); and WHEREAS, churches and schools are not specifically listed as permitted uses within Area 1 of the North Ford Planned Community; however, in reviewing the original staff report for the project, it was stated that the proposed church and school were permitted since they were similar to other quasi - public uses in the PC, such as the Post Office and the adjoining sub - station, and that they would not be adversely affected by any of the other uses permitted in the area. For future clarification, the Area 1 development standards of the PC is proposed be amended to include churches and schools as permitted uses with a use permit; and WHEREAS, a Use Permit for the redevelopment and expansion of the private school with the existing Liberty Baptist Church site has been prepared and approved in accordance Planning Commission Resolution No. _ Page 4 of 31 with Section 20.91.035 of the Newport Beach Municipal Code based on the following findings and facts in support of such findings: 1. Finding: That the proposed location of the use is in accord with the objectives of this code and the purposes of the district in which the site is located. Facts in Support of Finding: The project site is located in the North Ford Planned Community District and is designated for General Industry / Government, Education & Institutional Facilities land uses. The church and private school use are private institutional uses, consistent with the purpose of the district. 2. Finding: That the proposed location of the Use Permit and the proposed conditions under which it would be operated or maintained will be consistent with the General Plan and the purpose of the district in which the site is located; will not be detrimental to the public health, safety, peace, morals, comfort, or welfare of persons residing or working in or adjacent to the neighborhood of such use; and will not be detrimental to the properties or improvements in the vicinity or to the general welfare of the city. Facts in Support of Finding: a. The existing church and proposed school expansion, pursuant to the conditions of approval, are consistent with the Private Institutions land use designation which is intended to provide for privately owned facilities that serve the public, including places for religious assembly and private schools. b. The project has been conditioned to regulate the design and operation of use to minimize impacts to adjacent uses, as well as future students and employees of the proposed building. Specifically, the project will not be detrimental to the public for the following reasons: • The existing school has operated in this location for several years, and to date, has not proven to be detrimental to properties in the vicinity. • The new education building will be screened from public view due to the grade separation from Jamboree Road and Bison Avenue down to the site and the large and mature perimeter landscaping. The increase in the number of students from 260 to 325 will increase the weekday parking demand, which can easily be accommodated by the 444 parking spaces provided on -site. • The increased school enrollment is projected to increase in a total of 71 average daily trips, which is considered to be less than significant and can be accommodated within the capacity of the existing roadways. • To insure the existing roadway noise from Jamboree Road is not detrimental to the future students and employees, the project has been conditioned to Planning Commission Resolution No. _ Page 5 of 31 prepare a detailed noise study to demonstrate that the permitted interior and exterior noise levels can be met and to require any recommended mitigation measures needed to achieve those standards to be implemented. • The project has been conditioned to control and reduce excess lighting and to avoid off -site light spillage. • Based on the Construction Management Plan, the daily Church and school activities will continue to maintain an adequate supply of on -site parking during the temporary construction phase of the project. • The 444 on -site parking spaces is adequate to serve the parking demand for the new educational building and weekday operations, as well as the existing large Sunday service gatherings, given the significant reduction is seating capacity within the remodeled auditorium and lengthen time between church services. 3. Finding: That the proposed use will comply with the provisions of this code, including any specific condition required for the proposed use in the district in which it would be located. Facts in Support of Finding: The project meets the development standards of the North Ford Planned Community related to building setbacks, height, site coverage, and landscaping. There are no conditions regarding this specific use. The proposed conditions of approval for this project will ensure that all conflicts with surrounding land uses are minimized to the greatest extent possible or eliminated. WHEREAS, the project qualifies for a Categorical Exemption pursuant to Section 15314 (Minor Additions to Schools) of the Implementing Guidelines of the California Environmental Quality Act (CEQA). The exemption consist of minor additions to existing schools within existing school grounds where the addition does not increase original student capacity by more than 25% or ten classrooms, whichever is less. The proposed project results in a total of 14 classrooms, an increase of 3 classrooms (14 proposed — 11 existing = 3 new classrooms). Additionally, the proposed project will increase student capacity to a maximum of 325 students, which is an increase of exactly 25% (325 proposed — 260 existing = 65 student or 25 %). Therefore, the project meets the criteria to qualify for this exemption; and NOW THEREFORE, THE PLANNING COMMISSION HEREBY RESOLVES AS FOLLOWS: Section No. 1. Based on the aforementioned findings, the Planning Commission hereby recommends approval of General Plan Amendment No. 2006 -004 per Exhibit "A' and Planned Community Development Plan Amendment No. 2006 -003 per the revised North Ford Planned Community District regulations depicted in Exhibit "B" subject to the conditions of approval listed in Exhibit "C ". PASSED, APPROVED AND ADOPTED THIS 6th DAY OF SEPTEMBER 2007. Planning Commission Resolution No. _ Page 6 of 31 AYES: Peotter, Cole, Hawkins„ McDaniel and Hillgren ABSENT: Eaton and Toerge NOES: None BY: i Robert Hawkins, Chai an Y: illgre ecretary Planning Commission Resolution No. Page 7 of 31 Exhibit "A" The following changes will be made to the Table LU2 (Anomaly Locations) of Land Use Element and all other provisions of the Land Use Element shall remain unchanged: Planning Commission Resolution No. _ Page 8 of 31 Table Anomaly Number Statistical Land Use Area Desi nation L>evelopment Umit s Development Limit Other Additional Information 1 L4 MU -H2 460,095 471 Hotel Rooms (not included in total square footage) 2 L4 MU -H2 1,060,146 3 L4 CO -G 734,641 4 L4 MU -H2 250,176 5 L4 MU -H2 32,500 6 L4 MU -H2 34,500 7 L4 MU -H2 81,372 8 L4 MU -H2 442,775 9 L4 CG 120,000 164 Hotel Rooms (included in total square footage) 10 L4 MU -H2 31,362 349 Hotel Rooms (not included in total square footage) 11 L4 CG 11,950 12 L4 MU -H2 457,880 13 L4 CO -G 288,264 14 L4 CO- GIMU -H2 860,884 15 L4 MU -H2 228,214 16 L4 CO -G 344,231 17 L4 MU -H2 33,292 304 Hotel Rooms (not included in total square footage) 18 L4 CG 225,280 19 L4 CG 228,530 21 J6 CO-G 687,000 Office: 660,000 sf Retail: 27,000 sf CV 300 Hotel Rooms 22 J6 CO -G 70,000 Restaurant: 8000 sf, or Office: 70,000 sf 23 K2 PR 15,000 24 L3 IG 89,624 25 L3 PI 5&,417 84;585 26 L3 IG 33,940 27 L3 IG 86,000 28 L3 IG 110,600 29 L3 CG 47,500 30 M6 CG 54,000 31 L2 PR 75,000 32 L2 PI 34,000 Planning Commission Resolution No. _ Page 9 of 31 Table Anomaly Number StafistIcal Area Land Use Designation Development Limit (So Development Limit (Other) Additional Informathon 33 M3 PI 163,680 Administrative Office and Support Facilitates: 30,000 sf Community Mausoleum and Garden Crypts: 121,680 sf Family Mausoleums: 12,000 sf 34 L1 CO-R 484,348 35 L1 CO -R 199,095 36 L1 CO -R 227,797 37 L1 CO-R 131,201 2,050 Theater Seats (not included in total square footage) 38 L1 CO -M 443,627 39 L1 MU -H3 408,084 40 L1 MU -H3 1,426,634 425 Hotel Rooms (included in total Square Footage) 41 L1 CO-R 327,671 42 L1 CO-R 286,166 43 L1 CV 611 Hotel Rooms 44 L1 CR 1,619,525 1,700 Theater Seats (not included in total square footage) 45 L1 CO -G 162,364 46 L1 MU -H31PR 3,725 24 Tennis Courts Residential permitted in accordance with MU -H3. 47 L1 CG 105,000 48 L1 MU -113 337,261 49 L1 PI 45,208 50 L1 CG 25,000 51 K1 PR 20,000 52 K1 CV 479 Hotel Rooms 53 K1 PR 567,500 See Settlement Agreement 54 J1 CM 2,000 55 H3 PI 119,440 56 A3 PI 765,349 57 A3 PI 577,889 58 J5 PR 20,000 59 H4 MU -W1 487,402 157 Hotel Rooms and 144 Dwelling Units (included in total square footage) 60 N CV 2,660,000 2,150 Hotel Rooms (included in total square footage) 61 N CV 125,000 62 L2 CG 2,300 63 G1 CN 66,000 Planning Commission Resolution No. _ Page 10 of 31 Table Anomoly Number StoUsticol Area Land Use Designation Development Limit (sQ Development Lima (Otheo Addltionol Informotion 64 M3 CN 74,000 65 M5 CN 80,000 66 J2 CN 138,500 67 D2 PI 20,000 68 L3 PI 71,150 69 K2 CN 75,000 70 D2 RM -D Parking Structure for Bay Island (No Residential Units) 71 L1 CO-G 11,630 72 L1 CO -G 8,000 73 A3 CO -M 350,000 74 L1 PR 35,000 Planning Commission Resolution No. _ Page 11 of 31 Exhibit "B" The following changes will be made to the Table of Contents, Introduction, Section I (Statistical Analysis), and Section IV (Area 1) of the North Ford Planned Community Development Plan and all other provisions of the PC Text shall remain unchanged. TABLE OF CONTENTS Palze INTRODUCTION 4 SECTION I STATISTICAL ANALYSIS 6 SECTION II GENERAL NOTES 7 SECTION III DEFINITIONS 9 SECTION IV LIGH GENERAL INDUSTRY/ GOVERNMENT, EDUCATION- - -'AND INSTITUTIONAL•FACILITIES, AREA 1 I I Subsection A Intent I1 Subsection B Permitted Uses 11 Subsection C Building Site Area 12 Subsection D Building Setbacks 12 Subsection E Site Coverage 13 Subsection F Building Height 13 Subsection G Signs 13 Subsection H Sign Standards 14 Subsection I Parking 14 Subsection J Landscaping 15 Subsection K Loading Areas 17 Subsection L Storage Areas 17 Subsection M Refuse Collection Areas 17 Subsection N Telephone and Electrical Service 17 Subsection O Sidewalks 18 Subsection P Nuisances 18 SECTION V GENERAL INDUSTRY AND GOVERNMENTAL, EDUCATIONAL AND INSTITUTIONAL FACILITIES AREA 2; GENERAL INDUSTRY, AREA 2a (Mini- Storage Use) 19 Subsection A Intent 19 Subsection B Permitted Uses 19 Subsection C Building Site Area 20 Subsection D Setbacks 20 Subsection E Site Coverage 20 Planning Commission Resolution No. _ Page 12 of 31 Subsection F Building Height 20 Subsection G Signs 21 Subsection H Sign Standards 22 Subsection I Parking 22 Subsection J Landscaping 23 Subsection K Loading Areas 24 Subsection L Storage Areas 25 Subsection M Refuse Collection Areas 25 Subsection N Telephone and Electrical Service 25 Subsection O Sidewalks 25 Subsection P Nuisances 25 SECTION VI COMMERCIAL, AREA 3 26 Subsection A Intent 26 Subsection B Permitted Uses 26 Subsection C Building Site Area 26 Subsection D Setbacks 26 Subsection E Signs 27 Subsection F Building Height 28 Subsection G Sign Standards 28 Subsection H Parking 28 Subsection I Landscaping 28 Subsection J Loading Areas 30 Subsection K Storage Areas 30 Subsection L Refuse Collection Areas 30 Subsection M Telephone and Electrical Service 30 Subsection N Pedestrian Access 30 SECTION VII SERVICE STATION DEVELOPMENT STANDARDS 31 Subsection A Setbacks 31 Subsection B Minimum Building Site Area 31 Subsection C Signs 31 Subsection D Sign Standards 32 Subsection E Parking 32 Subsection F Landscaping 32 Subsection G Screening 33 Subsection H Refuse Collection Areas 33 SECTION VIII MULTI - FAMILY RESIDENTIAL, AREA 4 34 Subsection A Uses Permitted 34 Subsection B Attached Residential Standards 34 Subsection C Open Space 36 Subsection D Site Plan Review 36 SECTION IX RESIDENTIAL - AREA 5 39 Subsection A Uses Permitted 39 Subsection B Attached Residential Standards 39 Planning Commission Resolution No. _ Page 13 of 31 Subsection C Detached Residential Standards 41 SECTION X PARK, AREA 6 44 SECTION XI SIGNS 45 INTRODUCTION The North Ford PC (Planned Community) District of the City of Newport Beach is a part of the Irvine Industrial Community originally developed in conjunction with the Irvine Ranch Southern Sector General Land Use Plan which was approved by the Orange County Planning Commission and the Orange County Board of Supervisors. The purpose of this Planning Community District is to provide a method whereby property maybe classified and developed for light industrial uses, Government, .Education and i(► s>,i6i" ' i iacJlities; compatible commercial activity, professional and business offices, residential units, and park. The specifications of this district are intended to provide flexibility for both the land use and development standards in planned building groups. This PC district also provides a statistical core consistent with the City of Newport Beach General Plan upon which detailed development plans may be prepared. The provisions of this Ordinance, notwithstanding all applicable requirements of the City of Newport Beach Zoning Code, shall apply. Anything not addressed by this text shall be subject to the provisions of the Newport Beach Municipal Code. For the San Diego Creek South parcel (Area No. 4), this text will serve only as core PC text delineating land use. Prior to any further discretionary actions for this site, amendments to this district shall be required to establish intensity of development and site design criteria including, but not limited to, building setbacks, building heights, parking requirements, grading, landscaping, and street and circulation requirements. '0, 0 ,7 19 Planning Commission Resolution No. _ Page 14 of 31 North Ford/San Diego Creek Planned Community LAND USE PLAN REVISED LAND USE PLAN ; AMENDMENT NO, 790 • `10 .......... City of Irvine F NORTH GENERAL INDUSTRY VERNMENT, EDUCATION r2STITUNONAL ES GENERAL INDUSTRY(S13E 2A MINI-STORAGE USE COMMERCIAL SPECIAL LANDSCAPED 0 STREET RESIDENTIAL PARK OPEN SPACE 19 Planning Commission Resolution No. _ Page 14 of 31 North Ford/San Diego Creek Planned Community LAND USE PLAN REVISED LAND USE PLAN ; AMENDMENT NO, 790 • `10 .......... City of Irvine F NORTH Planning Commission Resolution No. _ Page 15 of 31 SECTION I STATISTICAL ANALYSIS North Ford The above statistics are based on gross acreage and do not account for buildable area. In Area 2a, development is limited to mini- storage facility use with a maximum floor area of 110,600 sq. ft. Development may include one dwelling unit for an owner /manager including two garage spaces, provided that such residential use will be incidental to the mini- storage use and will not alter the character of the premises. In Area 2, the additional allowable square footage is allocated for the expansion of the Synagogue site. In Area 2b, development is limited to mini- storage facility use with a maximum floor area of 86,000 sq. ft. Development may include one dwelling unit for an owner /manager including two garage spaces, provided Approx. Additional Additional Gross Allowable Allowable Area Acres Sq. F•t. DU's Generallndustry -GEIF 1 16.7 -0- 25,962 -0- General lndustry -GEIF 2 20.7 40,000 -0- General industry (Mini- Storage) 2a 2.8 110,600 1 2b 2_0 86.000 1 TOTAL 42.2 236,600 262,562 2 Approx. Additional Additional Gross Allowable Allowable Area Acres Sa. Ft. DU's Commercial 3 5.0 50,000 -0- Multi- Family Residential 4 18.6 Undetermined 300 Open Space 4a 2.4 Residential 5 79.0 -0- 888 Park 6 12.0 -0- -0- TOTAL 117.0 50,000 1,188 The above statistics are based on gross acreage and do not account for buildable area. In Area 2a, development is limited to mini- storage facility use with a maximum floor area of 110,600 sq. ft. Development may include one dwelling unit for an owner /manager including two garage spaces, provided that such residential use will be incidental to the mini- storage use and will not alter the character of the premises. In Area 2, the additional allowable square footage is allocated for the expansion of the Synagogue site. In Area 2b, development is limited to mini- storage facility use with a maximum floor area of 86,000 sq. ft. Development may include one dwelling unit for an owner /manager including two garage spaces, provided Planning Commission Resolution No. _ Page 16 of 31 that such residential use will be incidental to the mini - storage use and will not alter the character of the premises. SECTION IV LIGHT GENERAL INDUSTRY / GOVERNMENT, EDUCATION AN STI"d NAL FACILITIES, AREA 1 A. Intent It is the intent of this district to permit the location of a combination of light industrial and Governmental, Educational and Institutional Facilities uses. preAded sue Industrial uses are permitted provided they are confincd within a building or buildings, or do not contribute excessivc noise, dust, smoke, or vibration to the surrounding environment nor contain a high hazard potential due to the nature of the products, material or processes involved. Minor ancillary activities associated with the above permitted industrial uses may be located outside a structure provided screening requirements as set forth in this document are observed. Any activity which could be classified as retail commercial other than office uses shall be restricted to activities strictly accessory and /or supplementary to the industrial community. B. Permitted Uses The following uses and other uses which in the opinion of the Planning Director are compatible shall be permitted. Uses primarily engaged in research activities including, but not limited to, research laboratories and facilities, developmental laboratories and facilities, and compatible light manufacturing similar to the following list of examples. Bio- Chemical Film and Photography Chemical Medical or Dental Development Facilities for Metallurgy national welfare on land, Pharmaceutical sea and air X -RaY 2. Manufacture, research assembly, testing and repair of components, devices, equipment and systems, parts and components such as, but not limited to, the following list of examples: Coils, tubes, semi - conductors Communication, navigation control, transmission and reception equipment, control equipment and systems, guidance equipment and systems Data processing equipment and systems Glass edging, beveling and silvering Graphics and art equipment Metering instruments Optical devices, equipment and systems Phonographs, audio units, radio equipment and television equipment Planning Commission Resolution No. _ Page 17 of 31 Photographic equipment Radar, infra -red and ultra- violet equipment and systems Scientific and mechanical instruments Testing equipment 3. Offices, limited as follows: Area 1 - Administrative, professional and business offices. 4. Industry regional or home offices which are limited to a single use and accessory to any of the above industrial developments. 5. Blueprinting, Photostatting, photo engraving, printing, publishing and bookbinding, provided that no on -site commercial service is associated with said uses. 6. Cafeteria, care, restaurant or auditorium associated with and incidental to any of the foregoing uses. 7. Service stations will be permitted subject to the development standards contained in this Ordinance, Section VII. 8. Agriculture, as a continuation of the existing land use, and all necessary structures and appurtenances shall be permitted. 9 Schools, with the approval of a,use permit. 10; Churches, with the approval of a use permit. C. Building -Site Area One (1) acre minimum. D. Building - Setbacks All setbacks shall be measured from the property line. For the purpose of this Ordinance, a streetside property line is that line created by the ultimate right -of -way line of the frontage street. 1. Front Yard Setback Thirty (30) feet, except that unsupported roofs or sunscreens may Project six (6) feet into the setback area. 2. Side Yard Setback Ten (10) feet, except that unsupported roofs or sunscreens may project three (3) feet into the setback area. Planning Commission Resolution No. _ Page 18 of 31 In the case of a corner lot, the streetside setbacks shall be thirty (30) feet, except that unsupported roofs and sunscreens may project six (6) feet into the setback area. Interior lot lines for a corner lot shall be considered side lot lines. 3. Rear Yard Setback No rear yard setback is required. E. Site Coverage Maximum building coverage of 50 percent is allowed. Parking structures shall not be calculated as building area; however, said structures shall be used only for the parking of company vehicles, employee's vehicles, or vehicles belonging to persons visiting the subject firm. F. Building Height All buildings and appurtenant structures shall be limited to a maximum height of fifty (50) feet. G. Si ns 1. Identification Sign Area Only one (1) single -faced or double -faced sign shall be permitted per street frontage per site. No sign or combination of signs shall exceed one (1) square foot in area for each 600 square feet of total site area. However, no sign shall exceed 200 square feet in area per face. An additional twenty (20) square feet shall be allowed for each additional business conducted on the site. This sign shall identify either the major tenant or the name of the building complex. a. Identification Ground Sign All identification ground signs shall not exceed four (4) feet above grade in vertical height. Also, such ground signs in excess of 150 square feet in area (single face) shall not be erected in the first twenty (20) feet, as measured from the property line of any streetside setback area. However, the above standards shall not apply to the Multi -Tenant Directory Sign, the Special Purpose Sign, nor the signs listed in the Sign Appendix of this Ordinance. b. Identification Wall Sign Identification Wall Signs shall not comprise more than 10 percent of the area of the elevation upon which the sign is located. Said signs shall be fixture signs; signs painted directly on the surface of the wall shall not be permitted. In the instance of a multiple tenancy building, each individual tenant may have a wall sign over the entrance to identify the tenant. Said sign shall give only the name of the company and shall be limited to one (1) foot in height. Additionally, one sign per tenant may be affixed to the wall which faces the parking lot of the subject building. Said sign shall give only the name of the tenant and shall be limited to four (4) inch high letters. Planning Commission Resolution No. _ Page 19 of 31 2. Multi- Tenant Directory Sign One (1) directory sign listing only the names of the on -site firms or businesses will be allowed per site. Said sign shall be located even with or in back of the required building setback line and shall be located in the parking area or on any access drive to the parking area. This sign shall be limited to a maximum height of four (4) feet and a length of eight (8) feet and may be double- faced. This sign shall be in addition to identification signs allowed by Subsection C, Paragraph I above. 3. Real Estate Sign Said sign shall not exceed a maximum area of thirty -two (32) square feet and shall be of a ground type sign. 4. Special Purpose Sign Signs used to give directions to traffic or pedestrians or give instructions as to special conditions shall not exceed a total of six (6) square feet (single face) in area and shall be permitted in addition to the other signs listed in this section. 5. Additional Signs Additional signs, as listed in the Sign Appendix of this Ordinance, shall be permitted according to the criteria and performance standards contained in said appendix. H. Sign Standards 1. Signs (to include all those visible from the exterior of any building) may be lighted but no signs or any other contrivance shall be devised or constructed so as to rotate, gyrate, blink or move in any animated fashion. 2. Signs shall be restricted to advertising only the person, firm, company or corporation operating the use conducted on the site or the products produced or sold thereon. 3. A wall sign with the individual letters applied directly shall be measured by a rectangle around the outside of the lettering and/or the pictorial symbol and calculating the area enclosed by such line. All signs attached to the building shall be flush mounted. 1. Parking Adequate off - street parking shall be provided to accommodate all parking needs for the site. The intent is to eliminate the need for any on- street parking. Planning Commission Resolution No. Page 20 of 31 Parking shall be provided for each building or development in accordance with the requirements set forth below based on the proportion of each type of use to the total building site. Required off- street parking shall be provided on subject site or on a contiguous site or within 300 feet of the subject site. Where parking is provided on other than the site concerned, a recorded document shall be approved by the City Attorney and filed with the Planning Department and signed by the owners of the alternate site stipulating to the permanent reservation of use of the site for said parking. The following guide shall be used to determine parking requirements. Office One (1) space for each 225 square feet of net floor area. The parking requirement may be lowered to one (1) space for each 250 square feet of net floor area upon review and approval of the Modification Committee. Manufacture, Research and Assembly Two (2) parking spaces for each three (3) employees, but in no event less than three (3) spaces for each 1,000 square feet of gross floor area. Two (2) parking spaces for each three (3) employees, but in no event less than one (1) space for each 1,000 square feet of gross floor area for the first 20,000 square feet; one (1) space for each 2,000 square feet of gross floor area for the second 20,000 square feet; one (1) space for each 4,000 square feet of gross floor area for areas in excess of the initial 40,000 square feet of floor area of the building. The number of employees for parking purposes shall be determined by the largest number of employees present on the site at one time. In the event there is more than one (1) shift, sufficient parking must be provided on -site to preclude the necessity for on- street parking. Schools As determined by ,'-use permit. Churches As determined by use permit; J. Landscaping As a portion of the total landscaping scheme, certain streets and areas have been designated as "Special Landscaped Streets and Areas." Landscape treatment along the frontages of said streets requires special consideration and therefore is referred to under separate sections in the following landscaping standards. Detailed landscaping and irrigation plans, prepared by a licensed landscape architect, licensed landscaping contractor, or architect shall be submitted to and approved by the Director of Parks, Beaches, and Recreation prior to the issuance of a building permit and installed prior to the issuance of a Certificate of Occupancy. Planning Commission Resolution No. Page 21 of 31 All landscaping referred to in this section shall be maintained in a neat and orderly fashion. 1. Front Yard Setback Area a. General Statement Landscaping in these areas shall consist of an effective combination of street trees, trees, ground cover and shrubbery. b. Special Landscaped Streets and Areas (as shown on the Land Use Plan) The entire area between the curb and the building setback line shall be landscaped, except for any driveway in said area. c. Other Streets The entire area between the curb and a point ten (10) feet in back of the front property line shall be landscaped except for any driveway in said area. d. Intersections Landscaping, excepting trees, along all streets and boundaries shall be limited to a height of not more than two and one -half (2 -1/2) feet within the triangle bounded by a line drawn between points thirty -five (35) feet distance from the intersection of the right -of -way lines prolonged. 2. Side and Rear Yard Setback Areas a. General Statement All unpaved areas not utilized for parking and storage, or designated undeveloped areas, shall be landscaped utilizing ground cover and/or shrub and tree materials. b. Undeveloped Areas Undeveloped areas proposed for future expansion shall be maintained in a weed free condition but need not be landscaped. c. Screening Areas used for parking shall be landscaped in such a manner as to interrupt or screen said areas from view from access streets, freeways, and adjacent properties. Plant materials used for this purpose shall consist of lineal or grouped masses of shrubs and/or trees. d. Intersections Landscaping, excepting trees, along all streets and boundaries shall be limited to a height of Planning Commission Resolution No. Page 22 of 31 not more than two and one -half (2 -1/2) feet within the triangle bounded by a line drawn between points thirty -five (35) feet distant from the intersection of the right -of -way lines prolonged. 3. Parking Area Trees, equal in number of one (1) per each five (5) parking stalls, shall be provided in the parking area. 4. Slope Banks All slope banks greater than 5:1 or 6 feet in vertical height and adjacent to public right -of -way shall be stabilized, planted and irrigated in accordance with the plans submitted to and approved by the Planning Director. K. Loading Areas 1. No loading shall be allowed which is visible from adjacent streets. 2. On other than special landscaped streets, streetside loading shall be allowed provided the loading dock is set back a minimum of seventy (70) feet from the street right -of -way line, or one hundred ten (I 10) feet from the street centerline, whichever is greater. Said loading area must be screened from view from adjacent streets. L. Storage Areas 1. All outdoor storage shall be visually screened from access streets, freeways and adjacent property. Said screening shall form a complete opaque screen but need not exceed eight (8) feet in height. 2. Outdoor storage shall be meant to include all company owned or operated motor vehicles, with the exception of passenger vehicles. 3. No storage shall be permitted between a frontage street and the building line. M. Refuse Collection Areas 1. All outdoor refuse collection areas shall be visually screened from access streets, freeways and adjacent property by a complete opaque screen. 2. No refuse collection areas shall be permitted between a frontage street and the building line. N. Telephone and Electrical Service All "on- site" electrical lines (excluding transmission lines) and telephone lines shall be placed underground. Transformer or terminal equipment shall be visually screened from view from streets and adjacent properties. Planning Commission Resolution No. Page 23 of 31 O. Sidewalks The requirement for sidewalks in the PC district may be waived by the Planning Director if it is demonstrated that such facilities are not needed. However, the City retains the right to require installation of sidewalks, if in the future a need is established by the City. P. Nuisances No portion of the property shall be used in such a manner as to create a nuisance to adjacent sites, such as but not limited to vibration, sound, electro- mechanical disturbance and radiation, electro- magnetic disturbance, radiation, air or water pollution, dust, emission of odorous, toxic or noxious matter. Planning Commission Resolution No. _ Page 24 of 31 Exhibit "C" CONDITIONS OF APPROVAL AMENDMENT TO USE PERMIT NO. 1726 (Project - specific conditions are in italics.) OPERATIONAL CONDITIONS 1. The sanctuary shall have a maximum of 781 seats. 2. That at least 45 minutes shall be provided between the first and second service on Sunday mornings. (01107188 Condition) 3. The maximum school enrollment capacity shall be limited to 325 students. 4. A minimum of 444 parking spaces shall be provided on -site. The on -site parking spaces shall not be used for activities other than parking and loading /unloading. . 5. Use of the gymnasium shall be limited to church and school sponsored events and community events where no rent, payment, or donation is charged or received for the use of the facility. 6. The gymnasium shall not be used for assembly purposes concurrently with services performed in the sanctuary. DEVELOPMENT CONDITIONS Planning Department 7. 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.) 8. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 9. 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. 10.The Use Permit approval shall expire unless exercised within 24 months from the effective date of approval as specified in Section 20.91.050A of the Newport Beach Municipal Code. Reasonable extensions may be granted by the Planning Director in accordance with applicable regulations. 11.This Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the use or one or more of the conditions set forth herein is not Planning Commission Resolution No. Page 25 of 31 being complied with, or the manner in which the project 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 property is operated or maintained so as to constitute a public nuisance. 12.A Special Events Permit shall be required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on -site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 13. The maximum gross floor area allocated for the expansion of the existing school, including the gymnasium, shall be 25,962 square feet. 14. The school shall be limited to a maximum of 94 classrooms, excluding the science lab. The 4 classrooms currently utilized within the administration building shall be converted to office /meeting space after the construction of the new educational building and shall not be used for the private school. 15. The total maximum allowable floor area for the entire site shall be limited to 84,585 square feet. 16. Any construction on the site shall be done in accordance with the height restriction of said area (i.e. 50 feet) and shall apply to any signs, flags, etc., as well as structures. (09/07/88 Condition) 17. Prior to the issuance of a 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 Department and the General Services Department. All planting areas shall be provided with a permanent underground automatic sprinkler irrigation system of a design suitable for the type and arrangement of the plant materials selected. The irrigation system shall be adjustable based upon either a signal from a satellite or an on -site moisture - sensor. Planting areas adjacent to vehicular activity shall be protected by a continuous concrete curb or similar permanent barrier. Landscaping shall be located so as not to impede vehicular sight distance to the satisfaction of the Traffic Engineer. 18. All landscape materials and landscaped areas 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 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. 19.AII mechanical equipment shall be screened from view of adjacent properties and adjacent public streets, and shall be sound attenuated in accordance with Chapter 10.26 of the Newport Beach Municipal Code, Community Noise Control. Planning Commission Resolution No. _ Page 26 of 31 20. Exterior on -site lighting shall be shielded and confined within site boundaries. No direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public nuisance. Valpak" type fixtures are not permitted. All exterior lighting fixtures shall have zero cut -off fixtures and light standards for the parking lot shall not exceed 20 feet in height. Light standards for exterior walkways shall not exceed 10 feet in height. Other exterior light sources shall be no higher than 4 feet. 21. Prior to the issuance of a building permits, the applicant shall prepare a photometric study in conjunction with a final lighting plan for approval by the Planning Department. The survey shall show that lighting values are "1" or less at all property lines. The Planning Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 22. Prior to issuance of the certificate of occupancy or final of building permits, the applicant shall schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm control of light and glare specified in Condition Nos. 20 & 29. 23. The project must comply with the interior and exterior noise standards for institutional uses of the Noise Ordinance. The interior noise standard is 45d8A between the hours of 7:OOAM and 90:OOPM and 40dBA between the hours of 90 :OOPM and 7:OOAM. The exterior noise level standard is 55d8A between the hours of 7:OOAM and 90:OOPM and 50dBA between the hours of 90:OOPM and 7:OOAM. An acoustic study shall be performed by a qualified professional that demonstrates compliance with these standards of the Noise Ordinance. This acoustic study shall be performed and submitted to the City Planning Department prior to occupancy of the project. If the exterior noise levels exceed applicable standards, additional mitigation shall be required which may include the installation of additional sound attenuation devices as recommended by the acoustic study and subject to the approval of the Planning Director. 24. That applicable State standards for interior classroom noise shall be met. 25. That the buildings shall be constructed with a non -glare roofing material. (09107188 Condition) 26. Prior to the issuance of building permits, the trash enclosure design shall be approved by the Planning Department. The trash enclosure shall be enclosed by three walls, a self closing, self latching gate and have a have a decorative, solid roof for aesthetic and screening purposes. The design of the enclosure shall be integrated with the design of the other on -site buildings and structures. 27. That all trash enclosures shall be screened from adjacent properties and streets. (09107188 Condition) 28.The applicant shall ensure that all 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 Planning Commission Resolution No. Page 27 of 31 Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, Water and Sewers of the Municipal Code. 29.A11 noise generated by the proposed use, including any audible chimes or bells, shall comply with the provisions of Chapter 90.26 and other applicable noise control requirements of the /Newport Beach Municipal Code. Vacuum /sweeping trucks shall be prohibited in the on -site parking facility between the hours of 90PM and 6AM. 30. Prior to the issuance of a building permit or within 30 days of receiving a final notification of costs, the applicant shall be responsible for the payment of all administrative costs identified by the Planning Department. 31. The construction and equipment staging area shall be located in the least visually prominent area on the site and shall be properly maintained and /or screened to minimize potential unsightly conditions. 32.A six -foot high screen and security fence shall be placed around the construction site during construction. 33. Construction equipment and materials shall be properly stored on the site when not in use. 34. The applicant shall comply with SCAQMD Rule 403 requirements as follows: Land Clearing /Earth- Moving a. Exposed pits (i.e., gravel, soil, dirt) with 5 percent or greater silt content shall be watered twice daily, enclosed, covered, or treated with non -toxic soil stabilizers according to manufacturers' specifications. b. All other active sites shall be watered twice daily. c. All grading activities shall cease during second stage smog alerts and periods of high winds (i.e., greater than 25 mph) if soil is being transported to off -site locations and cannot be controlled by watering. d. All trucks hauling dirt, sand, soil, or other loose materials off -site shall be covered or wetted or shall maintain at least two feet of freeboard (i.e., minimum vertical distance between the top of the load and the top of the trailer). e. Portions of the construction site to remain inactive longer than a period of three months shall be seeded and watered until grass cover is grown or otherwise stabilized in a manner acceptable to the City. f. All vehicles on the construction site shall travel at speeds less than 15 mph. g. All diesel - powered vehicles and equipment shall be properly operated and maintained. Planning Commission Resolution No. Page 28 of 31 h. All diesel - powered vehicles and gasoline - powered equipment shall be turned off when not in use for more than 5 minutes. j. The construction contractor shall utilize electric or natural gas - powered equipment instead of gasoline or diesel - powered engines, where feasible. Paved Roads k. All construction roads internal to the construction site that have a traffic volume of more than 50 daily trips by construction equipment, or 150 total daily trips for all vehicles, shall be surfaced with base material or decomposed granite, or shall be paved. I. Streets shall be swept hourly if visible soil material has been carried onto adjacent public paved roads. m. Construction equipment shall be visually inspected prior to leaving the site and loose dirt shall be washed off with wheel washers as necessary. Unpaved Staging Areas or Roads n. Water or non -toxic soil stabilizers shall be applied, according to manufacturers' specifications, as needed to reduce off -site transport of fugitive dust from all unpaved staging areas and unpaved road surfaces. 35. Prior to the issuance of a grading permit, the applicant shall submit written evidence to the satisfaction of the Director of Planning that a certified archaeologist has been retained to observe grading activities and salvage and catalogue fossils and artifacts as necessary. The archaeologist shall be present at the pre -grade conference, shall establish procedures for archaeological resource surveillance and shall establish, in cooperation with the City, procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the findings. If major archaeological resources are discovered, which require long -term halting or redirecting of grading, the archaeologist shall report such findings to the City and the applicant. The archaeologist shall determine appropriate actions, in cooperation with the applicant, which ensure proper exploration and /or salvage. Excavated finds shall be offered to the City, or its designee, on a first - refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of a special significance, or a museum in Orange County indicates a desire to study and /or display them at the time, in which case items shall be donated to the City, or designee 36. Prior to the issuance of a grading permit, the applicant shall submit written evidence to the satisfaction of the Director of Planning that a certified paleontologist has been retained to observe grading activities and salvage and catalogue fossils and artifacts as necessary. The paleontologist shall be present at the pre -grade conference, shall establish procedures for paleontological resource surveillance and shall establish, in cooperation with the City, procedures for temporarily halting or redirecting work to permit sampling, Planning Commission Resolution No. Page 29 of 31 identification, and evaluation of the findings. If major paleontological resources are discovered, which require long -term halting or redirecting of grading, the paleontologist shall report such findings to the City and the applicant. The paleontologist shall determine appropriate actions, in cooperation with the applicant, which ensure proper exploration and /or salvage. Excavated finds shall be offered to the City, or its designee, on a first - refusal basis. The applicant may retain said finds if written assurance is provided that they will be properly preserved in Orange County, unless said finds are of a special significance, or a museum in Orange County indicates a desire to study and /or display them at the time, in which case items shall be donated to the City, or designee. 37.In accordance with Public Resources Code 5097.94, if human remains are found, the Orange County Coroner must be notified within 24 hours of the discovery. If the coroner determines that the remains are not recent, the coroner shall notify the Native American Heritage Commission (NAHC) in Sacramento to determine the most likely descendent for the area. The designated Native American representative shall then determine in consultation with the property owner the disposition of the human remains. 38. Prior to the issuance of a building permit for the educational building, the applicant shall file Form 7460 -9 with the Federal Aviation Administration (FAA). Upon receiving the FAA determination, the project shall be submitted to the Orange County Airport Land Use Commission (ALUC) for a determination of consistency. The project may be subject to additional conditions as required by the FAA and/or ALUC in order to be found in compliance with the John Wayne Airport Environs Land Use Plan. 39. Construction activities which produce loud noise that disturb, or could disturb a person of normal sensitivity who works or resides in the vicinity, shall be limited to the weekdays between the hours of 7:00 a.m. and 6:30 p.m., and Saturdays between the hours of 8:00 a.m. and 6:00 p.m. No such noise occurrences shall occur at anytime on Sundays or federal holidays. 40. Noise - generating equipment operated at the project site shall be equipped with effective noise control devices (i.e., mufflers, lagging, and /or motor enclosures). All equipment shall be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. Buildina Department 41.The applicant is required to obtain all applicable permits from the City Building and Fire Departments. The construction plans must comply with the most recent, City- adopted version of the California Building Code. 42. Health Department plan check and approval is required for the new kitchen. 43. No use shall be permitted in the hallways, including student lockers or furniture, unless otherwise approved by the Building Department. Planning Commission Resolution No. Page 30 of 31 44. The applicant shall make an appointment with the Building Department for preliminary code analysis prior to the building plan check submittal. Fire Department 45. The new educational building and existing administration building shall be provided with automatic fire sprinklers. 46. Rooms used for day -care purposes, kindergarten, first or second grade pupils shall not be located above the first story (CBC 305.2.3, 2001 Ed.). 47.A fire alarm system shall be provided. 48. The elevator within the proposed educational building shall be gurney accommodating in accordance with the California, Building Code, Chapter 30, 2001 Edition. 49.A ventilating hood and duct with suppression system shall be provided in accordance with the Mechanical Code for food heat processing equipment that produces grease laden vapors. 50. The backflow preventor for the underground fire line shall be brought aboveground. 51. That the Fire Department access shall be approved by the Fire Department. (09107188 Condition) Public Works Department 52. 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 the Public Works Department. The plan shall include discussion of project phasing; parking arrangements for both sites during construction; anticipated haul routes; construction mitigation and a provision that heavy trucks shall avoid the use of Jamboree Road between University Drive and Ford Road. Upon approval of the plan, the applicant shall be responsible for implementing and complying with the stipulations set forth in the approved plan. 53. 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 flagman. 54.A haul route permit shall be required for any large construction related vehicle (i.e. dirt hauling vehicle). Planning Commission Resolution No. _ Page 31 of 31 55. Prior to issuance of building permits for new construction, the on -site parking, vehicle circulation and pedestrian circulation systems shall be subject to further review and approval by the Traffic Engineer. 56. Prior to the issuance of building permits for new construction, the applicant shall submit an engineered report detailing capacity sufficiency of the existing water and sanitary sewer systems in serving the entire development site, including new additions. The costs of any upgrades required of the City facilities to serve the entire development site adequately shall be borne by the Owner. 57. That the entrance for the new driveway on Bison Avenue shall be designed to provide sight distance in accordance with City Standard 110 -L and that any street trees, shrubs, and landscaping shall be removed or trimmed as necessary to meet this requirement. (01107188 Condition) 58. That a sidewalk connection shall be provided from Bison Avenue to the new facility in the vicinity of the new driveway entrance. (01107188 Condition) 59. That ingress✓egress to Bison Avenue shall be constructed in such a manner that would not allow automobile headlights to strike adjacent residential windows in the residential tract southerly of Bison Avenue. (01107188 Condition) 60. That the drop -off area shall be subject to the further review and approval of the City Traffic Engineer. (04109187 Condition)