PC Resolution-19-09-24-01PC RESOLUTION NO. 19-09-24-01
ARCHITECTURAL CONTROL (AC) 19-009
GRADING PLAN MODIFICATION (GPM) 19-013
ZONE VARIANCE (ZV) 19-007
SIGN PERMIT (SP) 19-019
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN JUAN
CAPISTRANO, CALIFORNIA APPROVING ARCHITECTURAL CONTROL (AC) 19-
009, GRADING PLAN MODIFICATION (GPM) 19-013, ZONE VARIANCE (ZV) 19-007,
AND SIGN PERMIT (SP) 19-019; THE GROVES SENIOR APARTMENTS,
DEVELOPMENT OF A 87,279 SQUARE-FOOT STRUCTURE WITH 75 AFFORDABLE
AGE-RESTRICTED RESIDENTIAL UNITS, ASSOCIATED LANDSCAPING,
GRADING, AND SIGNAGE, AT 30333 CAMINO CAPISTRANO (APN 121-050-21)
(APPLICANT: C & C DEVELOPMENT, INC.)
Whereas, C & C Development, Inc., 14211 Yorba Street, #200, Irvine, CA
92780 (the "Applicant"), has requested approval of Architectural Control (AC) 19-009,
Grading Plan Modification (GPM) 19-013, Zone Variance (ZV) 19-007, and Sign Permit
(SP) 19-019 to develop a 87,279 square foot structure with 75 affordable age restricted
residential units, with landscaping, grading, and signage, at 30333 Camino Capistrano
(the "Property"), which is General Plan-designated Very High Density Residential and
Very High Density on the Official Zoning Map (the "Project"); and,
Whereas, the City of San Juan Capistrano, 32400 Paseo Adelanto, San
Juan Capistrano, CA 92675 is the owner of the Property; and,
Whereas, the proposed Project has been processed pursuant to Section 9-
2. 301, Development Review of the Land Use Code; and,
Whereas, the proposed Project qualified for the density bonus program,
entitling it to two requested concessions pursuant to Section 9-3.505; and
Whereas, the Architectural Control, Grading Plan Modification, Sign Permit,
and Zone Variance applications were filed concurrently, so the Planning Commission
reviewed all applications; and
Whereas, the Environmental Administrator reviewed the project and found
it to be statutorily exempt from CEQA pursuant to Government Code Section 65583.2; and,
Whereas, the Design Review Committee (DRC) reviewed the plans on
August 22, 2019 and recommended that the item move forward to the Planning
Commission; and
Whereas, the Planning Commission conducted a duly-noticed public
meeting on September 24, 2019 pursuant to Title 9, Land Use Code, Section 9-2.302, to
consider public testimony on the proposed Project and has considered all relevant public
comments; and
PC Resolution 19-09-24-01 2 September 24. 2019
NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of
the City of San Juan Capistrano does hereby make the following findings with respect to
the California Environmental Quality Act (CEQA) and the statutory exemption:
1. According to Government Code section 65583.2(h), when sites are re-zoned to
accommodate the Regional Housing Needs Allocation ("RHNA") for low and very low
income housing, future approval of multifamily rental projects on those sites are
considered a "use by right." Government Code section 65583.2(i) defines "use by right"
to mean that the review shall not include any discretionary local government action or
approval that would constitute a "project" for purposes of CFQA, and therefore, no CEQA
compliance would be required; and
2. The proposed project qualifies for this CEQA exemption because on January 21, 2014,
the City Council approved a General Plan Amendment that identified the site as available
for affordable housing in the City Housing Element and on February 4, 2014, and the
City Council approved a rezoning of the proposed project site from Office Commercial to
Very High Density. This rezone implemented the General Plan Amendment that was
approved on January 21, 2014. The re-zoning ensured that the City's inventory of
housing sites in its Housing Element could accommodate all of the low and very low
income RHNA allocation that the City was assigned at the time; and
3. Whereas, the record of proceedings on which the Planning Commission's decision is
based is located at City Hall for the City of San Juan Capistrano, located at 32400
Paseo Adelanto, San Juan Capistrano, California and the custodian of record of
proceedings is the Development Services Department Administrative Specialist.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by Section 9-3.505, Affordable Housing Requirements, of Title 9, Land
Use Code of the City of San Juan Capistrano:
1. The proposed project is entitled to concessions under the city's density bonus program
because 16% of the units will be restricted to households earning an extremely low to
very low income, qualifying the development for up to three incentives.
2. The project applicant requests two concessions: (1) a building height of 46'-6'',
exceeding the 35' maximum height requirement; and (2) a floor-to-floor ratio of up to
99%, exceeding the 80% maximum floor-to-floor requirement.
3. The two concessions will not result in a cost reduction, will not have an adverse impact
on public health and safety, and will not be contrary to state or federal law.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by Section 9-2.313 Architectural Control, of Title 9, Land Use Code of the
City of San Juan Capistrano:
1. Residential dwelling units (multiple-family, apartments, cooperatives) are permitted by
right within the Very High Density zoning district. The proposed project would establish
PC Resolution 19-09-24-01 3 Seotember24. 2019
an 87,279 square foot age-restricted apartment building, and has been designed to
meet all applicable development standards and provisions of Title 9 of the San Juan
Capistrano Municipal code including lot coverages, setbacks, height requirements,
use regulations, and affordable housing requirements which allow for concessions to
the building height and floor to floor ratio requirements. Furthermore, the project
requires approval of a Grading Plan Modification, Sign Permit, and Zone Variance
concurrently with the architectural control application, and the applicant has
concurrently applied for these entitlements. These permits are subject to their own
findings which are discussed separately under each permit application. The findings
for the other permits can be made in the affirmative, as will be discussed below.
2. The project is consistent with the Land Use Element, including Land Use Goal 2 of the
General Plan, which directs the City to "control and direct future growth within the City
to preserve the rural village like character of the community". Policy 2.2 of Land Use
Plan Goal 2 further states that the City will "assure that new development is consistent
and compatible with the existing character of the City". As the City of San Juan
Capistrano is almost entirely built out, the proposed senior apartment building
development uses an infill vacant lot with a structure which is compatible with the
neighboring developments and uses. Locating the project there ensures leaves
undisturbed the predominantly rural village-like character of the City while adding
housing stock for the City's seniors.
Moreover, Land Use Policy 7 .2 of the General Plan states that the City will "ensure
that new development is compatible with the physical characteristics of its site,
surrounding land uses, and available public infrastructure". The proposed senior
apartment building is surrounded by a private high school and a memory care facility
which are compatible with the proposed age restricted apartment building, and the
Spanish and Mission influenced architecture on the surrounding buildings is
compatible with the Mission Revival architecture proposed.
In addition, the proposed senior apartment building is consistent with the Goals and
Policies of the Community Design Element. The project is consistent with Policy 1.2
because the apartment building has been designed with high-quality materials and at
a human scale, with patron and guest-oriented courtyards and entry ways. It is
consistent with Policy 2.1 because the proposed building incorporates Mission Revival
architecture, and California native landscape features which complements the City's
traditional historic character.
Furthermore, the project is consistent with the Housing Element, which specified that
the site could accommodate at least 60 residential units for lower income households.
Because the project will provide 74 residential units for lower income senior
households, it squarely aligns with Policy 1.3 by encouraging private sector
developers to produce housing affordable to elderly persons. Additionally, the
Disposition and Development Agreement approved for the project is consistent with
Policies 2.1, 2.2, 2.3, 2.4, and 2.9 of the Housing Element, because the City, through
a collaborative partnership with the applicant, will be contributing funds for the
development from Housing In-Lieu fees, approving concessions to the zoning
PC Resolution 19-09-24-01 4 September 24. 2019
development standards through the density bonus program, and requiring an
affordability agreement for the development.
3. The project meets the rear and north side yard setback requirements and can meet
findings for variances to the front and south side yard setbacks. The proposed building
is no larger than the maximum lot coverage, and is entitled to concessions from the
floor-to-floor ratio, and the 35' height limit. The development incorporates appropriate
vehicular access, including 25'-wide drive aisles from Camino Capistrano, and meets
the City's parking requirements.
4. The project's character, scale and quality of the architecture, site design and
landscaping are consistent with the adopted Design Guidelines of the City because
the project incorporates materials and colors consistent with the approved structures
and signage on properties surrounding the site along Camino Capistrano and similar
residential uses located within the City of San Juan Capistrano. Furthermore, the
City's Design Review Committee has reviewed the design of the proposed building,
site design, landscaping, and monument sign and recommended approval.
5. The project's site plan provides functional and safe vehicular and pedestrian access
and circulation because the project is accessible from the public right-of-way into the
site and provides safe vehicular access. These proposed means of access have been
reviewed by the City Engineer who determined that the new use, driveways, and
roadway modifications would not have a negative impact to vehicular traffic on Camino
Capistrano or Junipero Serra Road.
6. The proposed use and design of the project are compatible with surrounding existing
and proposed land uses and community character, including scale, intensity, massing,
architectural design, landscape design, and other development characteristics
because the proposed building will use colors and materials that are found throughout
San Juan Capistrano, and are similar to the colors and materials of the buildings on
adjacent parcels. Additionally, the site topography allows the building to be between
12' to 17' lower than the adjacent roadways, making it appear to be a two-story
structure, similar to surrounding structures, if seen from Camino Capistrano road.
Finally, the architectural design, landscape, and proposed parking lot features were
reviewed by the Design Review Committee, which recommended approval of the
designs.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by Section 9-2.323 Grading plan review and modification, of Title 9, Land
Use Code of the City of San Juan Capistrano:
1. The proposed grading modifications are consistent with the General Plan, Land Use
Code and Design Guidelines, because the project allows for the development of a use
which is permitted by right within the Very High Density residential zone, and is
proposed in locations which ensure a structure can be built which meets all required
development standards established in Title 9 of the San Juan Capistrano Municipal
Code. While the existing topography needs to be modified in order to facilitate
PC Resolu tion 19-09-24-01 5 September 24, 2019
development, the proposed grading and use of retaining walls maintain as much of
the natural topography as possible. Additionally, the exposed retaining walls are
proposed to be fully landscaped with Little Sur Manzanita and New Gold Latana
shrubs at the base and creeping fig vines.
2. The proposed grading modifications are generally consistent with the approved site
plan , preliminary grading plan , landscape plan, grading standards, and design
concepts of the original orange grove orchard and the vacant unimproved lot, and the
lot is proposed to cut into the slope adjacent to Camino Capistrano and Junipero Serra
Road and filled adjacent to Trabuco Creek to accommodate~ new development which
maintains the average elevation of the existing pad and maintains the topography
surrounding the pad.
3. The proposed grading will remain consistent and compatible with immediately-
adjacent lots. Grading which takes place adjacent to property lines is proposed to tie
in directly to the adjacent properties, by creating adjacent retaining walls and creating
gradually graded slopes on the site so that the new development does not impact the
adjacent properties.
4. The proposed modified grading plan shows the location of the proposed building
footprint and the building meet all required minimum setbacks for buildings in the Very
High Density residential zone, or permitted as a variance to the code when all
necessary findings are made. Zone Variance 19-007 has been processed concurrently
and able to make all necessary findings in accordance with Municipal Code Section
9-2.351.
5. The proposed modified grading will not cause adverse impacts to other properties,
including but not limited to potential impacts on hydrology, water quality, views, trail
easements, or other aspects of development because the changes are subject to Plan
Check review by the City's Engineering Department to ensure that grading will not
result in any negative impacts to hydrology, water quality as required by local and state
laws. Prior to issuance of grading or building permit, the applicant must demonstrate
to the satisfaction of the Public Works Director that the proposed grading will not result
in any negative impacts to hydrology, and water quality as required by local and state
laws. Additionally, the grading modifications do not impact views or trail easements.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by, Section 9-2.343, Sign Permit of Title 9, Land Use Code of the City of
San Juan Capistrano:
1. The proposed monument sign meets all design criteria of Municipal Section 9-3.543,
because the sign consists of materials and colors to match the earth tone colors of the
proposed building and the existing signage on surrounding properties. Additionally,
the sign meets the Community Design Element Policy 1.2 Encourage high quality and
human scale design in development to maintain the character of the City, because the
sign is designed with high quality materials, designed for vehicular traffic and
PC Resolution 19-09-24-01 6 September 24, 2019
circulation orientation, and maintains the similar design of the signage approved for
surrounding properties.
2. The request for a 6'-0" tall, 7 square foot monument sign at the entrance to the
apartment community conforms with the maximum 6'-0" height and 24 square foot
area and location requirements of Sections 9-3.543 and 9-3.559.
3. The proposed sign is not detrimental to the public health, safety, or welfare; will not
have adverse impacts on adjacent properties or rights-of-way; or obstruct the view of
other legal signs, and will be compatible with surrounding areas because the sign is
proposed to be located at the entrance to the residential community, lighted with
approved illumination, and outside of the visibility triangle necessary for safe vehicular
travel. This ensures that the sign would not create a hazard to adjacent properties.
The sign is generally consistent with the Architectural Design Guidelines, because, as
described above, the sign is complementary to the architecture and design of the
project site.
4. The sign is appropriate within the context of the project and compatible with the
surrounding area due to the massing of the signage being compatible with the overall
massing of the site and appropriately located adjacent to the community entrance.
Furthermore, the City's Design Review Committee has reviewed the proposed
monument sign and has recommended approval.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano does hereby make the following findings
as established by Section 9-2.351 Variances and minor exceptions, of Title 9, Land Use
Code of the City of San Juan Capistrano:
1. The subject property is located within the Very High Density residential zoning district
which requires that lots within the district have a minimum side yard setback of 20 feet
and a minimum front yard setback of 20 feet. The subject property is triangular in
shape, bounded by Camino Capistrano to the east, Trabuco Creek to the north and
west, and the Silverado Senior Living development to the south. The site is adjacent
to Orange County Fire Authority (OCFA) wildland, which requires specific setbacks
and development requirements to ensure safe buildings and communities. The site is
further constrained by an access easement along the southern property line and a
San Diego Gas and Electric powerline easement along the eastern property line. Due
to the OCFA requirements, strict adherence to the City's requirement of measuring
setbacks from surface easements would deprive the property of privileges enjoyed by
other properties in the vicinity, such as the Silverado Senior Memory Care facility.
2. Granting of the variance will not constitute a grant of special privileges; rather, it will
allow the property to enjoy comparable development to that permitted for other
properties in the vicinity. Although there are no developments within Very High Density
residential zones to compare the proposed development, other properties in the
vicinity also encroach into the minimum required setbacks from surface easements
and therefore allowing similar setbacks for this development will not constitute a grant
of a special privilege.
PC Resolution 19-09-24-01 7 September 24. 2019
3. Granting of the variance will not result in development which is otherwise inconsistent
with the provisions of the Land Use Code or the General Plan because the project will
meet all remaining development standards identified within the Very High Density
residential district, and allowed under the Land Use Code's affordable housing
requirements, other than the variance to grant the side and front yard encroachment,
as well as all provisions of the General Plan. The allowable land use is Very High
Density Residential, which permits a multi-family residential structure on the lot and
the variance will not change the existing land use of the site.
4. Granting the variance will not be materially detrimental to the public health, safety, or
welfare, or injurious to the properties or improvements in the vicinity and land use
district in which the property is located. The amount of encroachment is 14'-8" into the
south side yard setback and 5'-0" into the front yard setback; however, if measured
from the property line or edge of roadways, the setbacks exceed the requirement for
the district. Additionally, the proposed development will continue to maintain
substantial setbacks from the north side and rear property lines. Furthermore, the
setback from the roadways affords greater separation than the minimum code
requirement which is 20 feet. Therefore, the extent of the variance will not be
detrimental to the public health, safety or welfare or be injurious to other properties in
the area.
NOW, THEREFORE, BE IT FURTHER RESOLVED, that the Planning
Commission of the City of San Juan Capistrano hereby approves project, Architectural
Control (AC) 19-009, Grading Plan Modification (GPM) 19-013, Zone Variance (ZV) 19-
007, and Sign Permit (SP) 19-019 subject to those conditions of approval established by
Exhibit A, attached hereto and incorporated herein.
CUSTODIAN OF RECORDS: The documents and materials associated
with this Resolution that constitute the record of proceedings on which these findings are
based are located at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan
Capistrano, California 92675. The Development Services Director is the custodian of the
record of proceedings.
PROTEST OF FEES, DEDICATIONS, RESERVATIONS OR OTHER
EXACTIONS: Pursuant to Government Code Section 66020, the applicant may protest
the imposition of fees, dedications, reservations or other exactions imposed on this
development project by taking the necessary steps and following the procedures
established by Sections 66020 through 66022 of the California Government Code.
Howard Hart, hairman
Sergi~ry
Assistant Development Services Director
EXHIBIT "A"
P.C. RESOLUTION 19-02-26-01
CONDITIONS OF APPROVAL
PROJECT LOG#: AC19-009, GPM19-013, ZV19-007, AND SP19-019
PROJECT NAME: The Groves Senior Apartments
APPROVAL DATE: September 24, 2019
Architectural Control (AC) 19-009, Grading Plan Modification (GPM) 19-013, Zone
Variance (ZV) 19-007, and Sign Permit (SP) 19-019, are approved subject to compliance,
to the reasonable satisfaction of the Development Services Department, with all
applicable sections of the San Juan Capistrano Municipal Code, the California
Administrative Code, the California Building Standards Code and all other applicable
regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by the above referenced approved applications. These
conditions of approval apply to the above-referenced project applications described in
more detail below. For the purpose of these conditions, the term "applicant" shall also
mean the developer, the owner or any successor(s) in interest to the terms of this
approval.
General Conditions:
1. The applicant proposes to develop a 87,279-square-foot structure with 75
affordable age-restricted residential units, with landscaping, grading, and
signage, at 30333 Camino Capistrano. This project approval is based on and
subject to the application materials prepared by IDEArc Architecture and
Planning dated September 9, 2019, including building elevation(s), floor plan(s),
grading, sign plans, landscaping, site plan and materials board. These plans
and the proposed use of the project site are hereby incorporated by reference
into this approval as submitted and conditioned herein, and shall not be further
altered unless reviewed and approved by the affected city departments. Minor
modifications to this project approval may be approved by the Development
Services Director pursuant to Section 9-2.303, Administrative approvals of Title
9, Land Use Code.
2. The applicant shall defend, indemnify, and hold harmless the City of San Juan
Capistrano and its officers, employees, and agents from and against any claim,
action, or proceeding against the City of San Juan Capistrano, its officers,
employees, or agents to attack, set aside, void, or annul any approval or
condition of approval of the City of San Juan Capistrano concerning this project,
including but not limited to any approval or condition of approval of the City
Resolution 19-09-24-01
The Groves Senior Apartments
Conditions of Approval
Page 2of4
Council, Planning Commission, or Development Services Director. The City
shall promptly notify the applicant of any claim, action, or proceeding concerning
the project and the City shall cooperate fully in the defense of the matter. The
City reserves the right, at its own option, to choose its own attorney to represent
the City, its officers, employees, and agents in the defense of the matter. In the
event that exhibits and written conditions are inconsistent, the written conditions
shall prevail. If there are any disparities between these conditions and the plans
or final revised plans that are approved for any subsequent phase, the
conditions and/or plans as stipulated in the later approval shall prevail.
3. Pursuant to Section 8-1.03 of the Land Use Code, the project shall ensure that
all construction activities, which includes the delivery and/or recovery of
materials, supplies or construction equipment, shall be conducted in
accordance with the prescribed hours of operation as follows:
Monday through Friday
Saturday
7:00 a.m. to 6:00 p.m .
8:30 a.m. to 4:30 p.m .
4. Construction activity is prohibited on Sundays and on any federal holiday unless
waived by the Building Official for extenuating reasons.
5. The applicant shall comply with all requirements from the Building & Safety
Division and all other City departments
6. The applicant shall schedule a final inspection with the Development Services
Department to inspect the final construction to ensure consistency with the
approved plans and conditions of approval.
Prior to Submittal for a Building Permit, the following conditions shall be met:
7. Provide engineer's preliminary cost estimate for grading and erosion/sediment
control BMPs.
8. Provide a Storm Water Pollution Prevention Plan (SWPPP) to mitigate erosion
and sediment form leaving the site during construction activities.
9. The water and sewer improvement plans need to clearly delineate the existing
public water and sewer facilities and easements and all proposed public and
private water and sewer improvement systems. Also, clearly identify any
proposed public water facilities relocations within the required water easements,
per the City Water Standards. The project's water and sewer systems need to
be designed to be privately operated and maintained.
10. Sewer improvement plans shall detail private sewer pump configuration,
including pump, vault, electrical, backup pump, secondary vault, generator, and
above ground structure, if necessary.
Resolution 19-09-24-01
The Groves Senior Apartments
Conditions of Approval
Page 3 of4
11. Provide engineer's preliminary cost estimate for domestic water, recycled water,
and sewer improvements in order for Utilities Engineering to determine initial
Utilities Engineering plan check fees that need to be paid at the time of 1st
improvement plans submittal to Utilities Engineering to review.
12. Cost estimates for the public portion of water and sewer improvement systems
that will be dedicated to the City to operate and maintain shall be per prevailing
wage rates, if applicable.
13. Provide Utilities Engineering with a copy of the approved Fire Master Plan .
14. Enter into an agreement indemnifying the City of San Juan Capistrano for any
claims for damages or injury, including claims by third parties, arising from or
related to the project site's proximity to or impact from Trabuco Creek, including
but not limited to flood damage.
Prior to the issuance of a grading or building permit, the following conditions shall
be met:
15. Archaeological Monitori ng. Prior to issuance of a grading permit, the applicant
shall submit to the Development Services Department documentation that a
qualified archaeologist (defined as an archaeologist on the List of Certified
Archaeologists for Orange County) has been retained to monitor site clearing,
grading, and excavation activities, stating the name, qualifications, and contact
information for the archaeologist.
16. Native American Monitor. During construction/grading activities, a Native
American monitor shall observe construction/grading activities that result in
grading, excavating, and/or trenching on or below the original ground surface
(including during project-related off-site utility [e.g., natural gas, electricity,
sewer, water, drainage, communications, etc.] and roadway improvements).
The Native American monitor shall consult with the archaeological monitor
regarding objects and remains encountered during grading that may be
considered sacred or important. In the event that evidence of human remains is
discovered, the Native American monitor shall verify that the archaeologist has
notified the Coroner. (DSD)
17. Paleontological Monitor. Prior to issuance of a permit for grading over 18" in
depth, a qualified paleontologist (defined as a paleontologist on the List of
Certified Paleontologists for Orange County) shall be retained by the project
applicant and shall be present at pre-construction meetings to advise
construction contractors about the potential occurrence of paleontological
resources located on and/or in the vicinity of the project site, as well as
monitoring requirements.
Resolution 19-09-24-01
The Groves Senior Apartments
Conditions of Approval
Page 4 of4
18. Provide written confirmation from easement holders of the following easement
documents that walls and grading may occur within easement areas.
a. Recording No.: 20010620023 for San Diego Gas & Electric Company
b. Recording No.: 20000198171 for City of San Juan Capistrano and Silverado
Senior Living
19. An Encroachment Permit is required for work and construction-related activities
in the public right-of-way. These include roadway improvements, truck hauling,
traffic control, site ingress and egress, hours of operation in the right-of-way,
street cleaning, etc.
a. An Encroachment Permit is required for a Haul Route for any import/export
of earth material in excess of fifty (50) cubic yards to or from the site. Submit
the Haul Route for review and approval by the City Engineer.
b. An Encroachment Permit may require additional insurance, depending on
the scope of the work in the right-of-way.
20. Provide easement documents for portion of the public water improvements
(such as water master meter) that will be located on the property.
21. Provide engineer's final cost estimates for water and sewer improvements in
order for Utilities Engineering to calculate water and sewer construction
inspection fees and final plan check fees.
Prior to Certificate of Occupancy Issuance, the following conditions shall be met:
22 . All water service applications (fire line, domestic, and irrigation) need to be
obtained from Utilities Engineering, completed, and returned along with
certification of backflow test results to the Utilities Department for processing.
23. Replace all damaged public facilities including damaged curb and gutter.
24. Install new driveway in accordance with City standards and designed to prevent
storm water from the street entering onto the site.
The following conditions shall be met continuously during construction and prior
to issuance of any certificate of occupancy:
25 . Consistency with Approved Plans and Elevations. The project shall be
constructed in accordance with all the approved plans and conditions of
approval, including but not limited to architectural plans, grading plans, and
lighting plans.