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HomeMy WebLinkAboutZA2017-013 - MINOR USE PERMIT TO REPLACE FIRE STATION AND LIBRARY WITH A NEW COMBINED FIRE/LIBRARY - 410 Marigold ave RESOLUTION NO. ZA2017-013 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2016-044, MINOR SITE DEVELOPMENT REVIEW NO. SD2016-009 AND TENTATIVE PARCEL MAP NO. NP2016-022 FOR THE REPLACEMENT OF FIRE STATION NO. 5 AND CORONA DEL MAR LIBRARY LOCATED AT 410, 414 AND 420 MARIGOLD AVENUE (PA2016-178) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by the Public Works Department of the City of Newport Beach, with respect to property located at 410, 414 and 420 Marigold Avenue, and legally described as Lots 2, 4, 6, 8, 10, 12 and 14 of Block 440 in the Corona del Mar Tract requesting approval of a minor use permit, minor site development review and tentative parcel map. 2. The applicant proposes construction and operation of a new combined fire station and library facility. The proposed building will replace Fire Station No. 5 and the Corona del Mar Branch Library. 3. The subject property is located within the Public Facilities (PF) Zoning District and the General Plan Land Use Element category is Public Facilities (PF). 4. The subject property is not located within the coastal zone. 5. A public hearing was held on February 16, 2017, in the Corona del Mar Conference Room (Bay E-1st Floor) 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. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15302 under Class 2 (Replacement or Reconstruction) and Section 15315 under Class 15 (Minor Land Divisions) 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 includes 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. The proposed Zoning Administrator Resolution No. ZA2017-013 Page 2 of 16 project will replace the existing Fire Station No. 5 and the Corona del Mar Branch Library on the same site, and will have substantially the same capacity. 3. The Class 15 exemption includes the division of property in urbanized areas zoned for residential, commercial, or industrial use into four of fewer parcels when the division is in conformance with the General Plan and zoning, no variances or exceptions are required, all services and access to the proposed parcels to local standards are available, the parcel was not involved in a division of a larger parcel within the previous two years, and the parcel does not have an average slope of greater than 20 percent. The proposed project will create a single parcel for development of the new facility and meets all of the above criteria. SECTION 3. REQUIRED FINDINGS. Minor Use Permit In accordance with Section 20.52.020(F) (Conditional Use Permits and Minor Use Permits — Findings and Decision) of the Newport Beach Municipal Code, 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 General Plan designates the site PF, which is intended to provide for public facilities including public schools, cultural institutions, government facilities, libraries, community centers, public hospitals, and public utilities. The proposed project is consistent with this land use designation as it will continue and improve an existing public facility use. 2. The proposed replacement is in furtherance of General Plan Land Use Goal LU 6.1 and its policies, which promote a diversity of governmental service facilities that are available for and enhance the quality of life for residents and are located and designed to complement Newport Beach's neighborhoods. The project will improve upon existing facilities to help ensure a high level of service to the community while updating the design to better harmonize with the surrounding neighborhood. 3. The project site is not part of a specific plan area. Finding- B. indin :8. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 3 of 16 Facts in Support of Finding: 1. The property is located in the PF Zoning District, which is intended to provide suitable sites for public facilities. Governmental facilities, including fire stations and libraries, are a permitted use subject to the approval of a minor use permit pursuant to Newport Beach Municipal Code Section 20.26.020 (Special Purpose Zoning Districts Land Uses and Permit Requirements). 2. There are no development standards identified in the Zoning Code for properties zoned PF; however, the proposed facility has been designed such that its setbacks and heights are compatible with the adjoining residential neighborhood. Most notably a 20-foot front setback will be provided along Marigold Avenue and the height will not exceed 32 feet. 3. There are no off-street parking requirements identified in the Zoning Code for a governmental facility use; however, the proposed facility has been designed to provide adequate parking for both the fire station and the library. As proposed, 23 public parking spaces and 8 employee parking spaces will be provided for a total of 31 parking spaces. The current facilities provide 23 parking spaces. Finding: 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 proposed project will combine the fire station and library into a single facility and will formally create a single parcel for the redevelopment. Fire Station No. 5 and Corona del Mar Branch Library are existing on the project site. The proposed facility will be approximately 3,414 square feet larger than the existing buildings; however, the majority of the increased floor area will be dedicated to a larger, more functional fire station. The new combined facility will have a similar capacity to the existing operations. 2. Fire Station No. 5 and the Corona del Mar Branch Library have operated at this location for nearly sixty years. The uses have not proven detrimental to the surrounding residential neighborhood and commercial corridor. 3. The majority of homes in the neighborhood are two-and three-story structures extending up to 29 feet in height. The proposed height of 32 feet coupled with the 20-foot front setback will help to ensure the proposed facility does not appear out of character with the nearby residential uses. Finding- D. indin :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. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 4 of 16 Facts in Support of Finding: 1. The project site is 210 feet in width and 118 feet in depth for a total area of 24,780 square feet. It is rectangular in shape and relatively flat. 2. The project site location is central to Corona del Mar. Its proximity to Coast Highway makes it easily accessible for residents and patrons of the library branch and further allows the Fire Department efficient access to its service area. 3. Access to the site will be provided by two driveways from Marigold Avenue as well as the rear alleyway. The development including vehicular access was designed specifically to accommodate emergency vehicles and on-site parking for 31 vehicles. The Public Works Department, Traffic Engineer, and Fire Department have reviewed and approved the site design. 4. Water and wastewater lines are adjacent to the site and are located in the public alley. The site has been reviewed by the City's Public Works Department and adequate utilities are available to serve the project. New utility connections to the alley will be necessary and all utilities will be underground. Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor 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. Facts in Support of Finding: 1. The new facility will replace the existing fire station and library buildings, which have not proven to be detrimental to the occupants of the property or nearby properties. 2. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. Minor Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews — Findings and Decision) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth- Finding- A. orth:Findin :A. Allowed within the subject zoning district. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 5 of 16 Fact in Support of Finding: The subject property is located within the PF Zoning District, which is intended to provide for areas appropriate for public facilities, including community centers, cultural institutions, government facilities, libraries, public hospitals, public utilities, and public schools. The proposed project is a combined fire station and library facility, which are both allowed within the subject zoning district. Finding: B. In compliance with all of the applicable criteria identified subsection[20.52.080](C)(2)(c): a. Compliance with this Section, the General Plan, the Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; b. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent development; and whether the relationship is based on standards of good design; C. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; d. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; e. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and f. The protection of significant views from public right(s)-of-way and compliance with Section 20.30.100 (Public View Protections). Facts in Support of Finding: 1. The Land Use Element of the General Plan designates the subject property as PF, which is intended to provide for public facilities including public schools, cultural institutions, government facilities, libraries, community centers, public hospitals, and public utilities. The proposed project is consistent with this land use designation as it will continue and improve an existing public facility use. 2. No development standards are identified in the Zoning Code for the PF District; however, the project has been designed to blend and harmonize with the adjoining residential neighborhood by incorporating the following design elements: a. The proposed development will maintain a 20-foot front setback and the improvements at the rear alley will be set back a minimum of 1 foot such that they do not impede access to the residential garages. b. The proposed development consists of a two-story building at a maximum of 32 feet in height which is comparable to the nearby two- and three-story residential structures that are generally 29 feet in height. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 6 of 16 C. A total of 31 parking spaces will be provided: 5 spaces will be devoted to the firefighters assigned to the fire station; 3 spaces will be devoted to library staff members; and the remaining 23 spaces will be open and available to visitors and patrons of the library. The existing facilities provide a combined total of 23 parking spaces. The proposed project will increase the amount of parking spaces by 8. Bicycle racks will also be provided. d. The exterior of the proposed facility has been designed with sloping roofs and more articulation than conventional civic buildings along with stone veneer treatment and wood trim/siding to help it complement the residential neighborhood. 3. The proposed design better utilizes the 24,780-square-foot area by unifying the fire station and library structures and improving the flow of the parking areas. The site will be developed as one and will maintain continuity with respect to architectural treatment and landscaping. 4. The proposed site layout provides efficient vehicular and pedestrian access from Marigold Avenue and the rear alleyway. Adequate pedestrian access and path of travel to the facility will be provided from the street and alleyways. An outdoor reading area will be located along the Marigold Avenue frontage, which should serve to invite and foster pedestrian activity. 5. The proposed project will incorporate approximately 2,281 square feet of landscaped area with the majority of the planting areas in the Marigold Avenue frontage and flanking the public parking area. As conditioned, the project is required to comply with Newport Beach Municipal Code Chapter 14.17 (Water-Efficient Landscaping). 6. The project site is not located at or near a public view point or corridor as identified in the General Plan Figure NR3 (Coastal Views); and therefore, is in compliance with Section 20.30.100 (Public View Protections). Finding- C. indin :C. Not detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The proposed development complies with all Building, Public Works, and Fire Codes. The project complies with all City ordinances and conditions of approval. Verification is ensured through the review of construction plans prior to the issuance of building permits and the construction/inspection process. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 7 of 16 2. The project has been conditioned to ensure that potential conflicts with surrounding land uses are minimized to the extent possible to maintain a healthy environment for both businesses and residents. 3. Although development standards are not specified for the PF Zoning District or these land use types, the proposed project has been designed to blend into the neighborhood by incorporating enlarged setbacks and lower building heights. 3. The new facility will replace the existing fire station and library buildings, which have not proven to be detrimental to the occupants of the property or nearby properties. Tentative Parcel Map The Zoning Administrator determined in this case that the Tentative Parcel Map is consistent with the legislative intent of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code and is approved based on the following findings per Section 19.12.070 (Required Findings for Action on Tentative Maps) of Title 19: Finding: A. That the proposed map and the design or improvements of the subdivision are consistent with the General Plan and any applicable specific plan, and with applicable provisions of the Subdivision Map Act and this Subdivision Code. Facts in Support of Finding: 1. The Tentative Parcel Map will combine seven lots into a single parcel for redevelopment of Fire Station No. 5 and the Corona del Mar Library. The property is currently developed with separate fire station and library buildings as well as associated surface parking areas. The proposed subdivision and improvements are consistent with PF Zoning District and the PF General Plan Land Use Designation. 2. The project site is not part of a specific plan area. Finding- B. indin :8. That the site is physically suitable for the type and density of development. Facts in Support of Finding- 1. inding:1. The parcel is physically suitable for the new combined fire station and library structure as it is regular in shape and is relatively flat. Furthermore, the underlying lots are currently developed with the fire station and library buildings. 2. The subject property is accessible from Marigold Avenue, an alley at the side and an alley at the rear. It is adequately served by existing utilities. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 8 of 16 Finding: C. That the design of the subdivision or the proposed improvements, are not likely to neither cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat. However, notwithstanding the foregoing, the decision making body may nevertheless approve such a subdivision if an environmental impact report was prepared for the project and a finding was made pursuant to Section 21081 of the California Environmental Quality Act that specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the environmental impact report. Facts in Support of Finding: 1. The site is currently developed with Fire Station No. 5 and the Corona del Mar Library, which will be demolished and will be replaced with a new combined facility. 2. The property is located in an urbanized area that does not contain any sensitive vegetation or habitat. 3. This component of the project is categorically exempt under Section 15315 (Article 19 of Chapter 3), of the California Environmental Quality Act (CEQA) Guidelines — Class 15 (Minor Land Alterations). Finding: D. That the design of the subdivision or the type of improvements is not likely to cause serious public health problems. Fact in Support of Finding: The Tentative Parcel Map is to combine seven lots into a single parcel for redevelopment. All improvements associated with the project will comply with all Building, Public Works, and Fire Codes, which are in place to prevent serious public health problems. Public improvements will be required of the developer per Section 19.28.010 (General Improvement Requirements) of the Municipal Code and Section 66411 (Local agencies to regulate and control design of subdivisions) of the Subdivision Map Act. All ordinances of the City and all Conditions of Approval will be complied with. Finding- E. indin :E. That the design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision. In this connection, the decision making body may approve a map if it finds that alternate easements, for access or for use, will be provided and that these easements will be substantially equivalent to ones previously acquired by the public. This finding shall apply only to easements of record or to easements established by judgment of a court of competent jurisdiction and no authority is hereby granted to 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 9 of 16 the City Council to determine that the public at large has acquired easements for access through or use of property within a subdivision. Fact in Support of Finding: The design of the development will not conflict with easements acquired by the public at large, for access through, or use of property within the proposed development, because there are no public easements located on the property. Finding: F. That, subject to the detailed provisions of Section 66474.4 of the Subdivision Map Act, if the land is subject to a contract entered into pursuant to the California Land Conservation Act of 1965 (Williamson Act), the resulting parcels following a subdivision of the land would not be too small to sustain their agricultural use or the subdivision will result in residential development incidental to the commercial agricultural use of the land. Facts in Support of Finding: 1. The property is not subject to the Williamson Act because the subject property is not designated as an agricultural preserve and is less than 100 acres in area. 2. The site, developed for public facilities use, lies in a Zoning District that permits public facilities uses. Finding- G. indin :G. That, in the case of a "land project" as defined in Section 11000.5 of the California Business and Professions Code: (1) there is an adopted specific plan for the area to be included within the land project; and (2) the decision making body finds that the proposed land project is consistent with the specific plan for the area. Facts in Support of Finding: 1. California Business and Professions Code Section 11000.5 was repealed by the Legislature. However, this project site is not considered a "land project" as previously defined in Section 11000.5 of the California Business and Professions Code because the project site does not contain 50 or more parcels of land. 2. The project site is not part of a specific plan area. Finding- H. indin :H. That solar access and passive heating and cooling design requirements have been satisfied in accordance with Sections 66473.1 and 66475.3 of the Subdivision Map Act. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 10 of 16 Fact in Support of Finding: The Tentative Parcel Map and any future improvements are subject to Title 24 of the California Building Code that requires new construction to meet minimum heating and cooling efficiency standards depending on location and climate. The Newport Beach Building Division enforces Title 24 compliance through the plan check and inspection process. Finding: 1. That the subdivision is consistent with Section 66412.3 of the Subdivision Map Act and Section 65584 of the California Government Code regarding the City's share of the regional housing need and that it balances the housing needs of the region against the public service needs of the City's residents and available fiscal and environmental resources. Fact in Support of Finding: The proposed fire station and library are consistent with the PF Zoning District, which allows governmental facilities subject to approval of a minor use permit. There will be no increase or decrease of residential dwelling units as part of this project. Therefore, the Tentative Parcel Map purposes will not affect the City in meeting its regional housing need. Finding: J. That the discharge of waste from the proposed subdivision into the existing sewer system will not result in a violation of existing requirements prescribed by the Regional Water Quality Control Board. Fact in Support of Finding: The new facility will be designed so that wastewater discharge into the existing sewer system complies with the Regional Water Quality Control Board (RWQCB) requirements. Finding: K. For subdivisions lying partly or wholly within the Coastal Zone, that the subdivision conforms with the certified Local Coastal Program and, where applicable, with public access and recreation policies of Chapter Three of the Coastal Act. Fact in Support of Finding: The subject property is not located within the Coastal Zone. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 11 of 16 SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2016-044, Minor Site Development Review No. SD2016-009 and Tentative Parcel Map No. NP2016-022, 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 or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OF FEBRUARY, 2017. Patrick J. Alford, Zoning Administrator 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 12 of 16 EXHIBIT "A" CONDITIONS OF APPROVAL Planning 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Use Permit. 4. This Minor Use Permit may be modified or revoked by the Zoning Administrator if 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 property is operated or maintained so as to constitute a public nuisance. 5. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require review by the Planning Division and may require an amendment to this Minor Use Permit or the processing of a new Minor Use Permit. 6. A copy of the Resolution, including conditions of approval Exhibit "A" shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 7. 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 project 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 and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 8. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and 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. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 13 of 16 9. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 10. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. The maximum noise shall be limited to no more than depicted below for the specified time periods unless the ambient noise level is higher: Between the hours of TOOAM Between the hours of and 10:OOPM 10:OOPM and TOOAM Location Interior Exterior Interior Exterior Residential Property 45dBA 55dBA 40dBA 50dBA Residential Property located within 45dBA 60dBA 45dBA 50dBA 100 feet of a commercial property Mixed Use Property 45dBA 60dBA 45dBA 50dBA Commercial Property N/A 65dBA N/A 60dBA 11. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 12. No outside paging system shall be utilized in conjunction with this establishment. 13. 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. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 14. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 15. The exterior of the facility 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. 16. 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 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 14 of 16 with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 17. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m. on weekdays and Saturdays and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Use Permit. 18. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 19. A Special Events Permit is 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. 20. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. Building 21. 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. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 22. Occupancy separation shall be provided between R occupancy group and adjacent occupancies. 23. Fire rated continuity shall be provided at floor ceiling assemblies. 24. All storage beneath stairs shall be one-hour construction. 25. The library building permit plans shall illustrate accessible requirements in Chapter 11 B of the California Building Code. 26. The building permit plans shall illustrate compliance with the California Energy standards as well as the Cal-Green Code. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 15 of 16 Public Works 27. A parcel map shall be recorded. The map shall be prepared on the California coordinate system (NAD88). Prior to recordation of the Parcel Map, the surveyor/engineer preparing the map shall submit to the County Surveyor and the City of Newport Beach a digital-graphic file of said map in a manner described in Section 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. The Map to be submitted to the City of Newport Beach shall comply with the City's CADD Standards. Scanned images will not be accepted. 28. Prior to recordation of the parcel map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. Monuments (one-inch iron pipe with tag) shall be set on each lot corner unless otherwise approved by the Subdivision Engineer. Monuments shall be protected in place if installed prior to completion of the construction project. 29. All improvements shall be constructed as required by Ordinance and the Public Works Department. 30. The existing broken and/or otherwise damaged concrete sidewalk panels, curb and gutter along the Marigold Avenue frontage shall be reconstructed. 31. The existing broken and/or otherwise damaged concrete alley abutting the property shall be reconstructed. The extent of repair shall be determined by the Public Works Inspector. 32. Overhead utilities serving the site shall be undergrounded to the nearest appropriate pole in accordance with Section 19.24.140 of the Municipal Code. Life Safety Services 33. A fully automatic fire sprinkler system shall be installed in accordance with the Newport Beach Municipal Code and the California Fire and Building Codes. Monitoring of said system shall be required pursuant to the California Fire Code. Manual fire alarm system requirements shall be determined based on occupant load of the Assembly occupancy. 34. Type 2A-10BC fire extinguishers shall be located within the facility at one per every 75 feet. A minimum type 4A-20BC fire extinguisher shall be located within the truck bay. Additional fire extinguishers may be required in any barbeque areas. 35. Carbon monoxide and smoke detection shall be required for the residential occupancy use. 01-03-17 Zoning Administrator Resolution No. ZA2017-013 Page 16 of 16 36. Fire hydrants shall be located within 400 feet of all portions of the new structure. 37. A rapid entry system shall be provided for the structure at any gated entrances. 01-03-17