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PC Resolution-13-09-24-02r . , .. • r . .. • . • * . a a • 1 .. •, ,. aMA F__AA10 1�, a • r r a' a . • aM I evil �1 •a • .•,a a • �♦ • # -U1 & 1 ♦ • r r. Whereas, Accretive Realty Advisors, Inc. has requested approval of preliminary site and architectural development plans for a proposed two-story, 38,599 square foot medical office building on an existing 4.79 acre property. The proposed plans include lower level parking area with direct access to the first floor of the medical office building and upper level parking with direct access via an elevator/stairway tower. Site access to the Lower level parking lot will be provided via the existing entrance at Rancho Viejo Road and Golf Club Drive shared with the Marbella Shopping Center while access to the upper lot parking lot will be provided by an entrance along Rancho Viejo Road. The proposed building has a maximum height of 34'-11"with two tower elements classified as architectural projections with heights of 51'-0" and 43'-8." The project includes a Tree Removal Plan for the removal of several existing, mature specimen trees along the Interstate -5 frontage of the property and includes a proposed Sign Program; and, Whereas, the proposed • • been processed • • Section• 1'DevelopmentReviewof the - •# • Whereas, the Environmental Administrator has required preparation of an Environmental Impact Report Addendum for the proposed project and has otherwisiz complied with all applicable provisions of the California Environmental QualityAct, and all mitigation measures have been incorporated into the Addendum; and, Whereas, the Planning Commission has considered the Environment ar • determination pursuant • Section 15074 of ♦rnia Environment Quality Act • a and has considered all project environmentaldocumentation a•' studies;technical i 1 PC Res. 13-09-24-02 MMFKMMM•�11 a U-1 MUMA-0-40-MOM a- !q M., - Whereas, there is no evidence suggesting that there have been substantial changes with respect to the circumstances under which the project is undertaken which will require major revisions to the previous EIR. In fact, the only significant changes in circumstances under which the project is undertaken consist of arterial highway improvements that have been completed or are presently under construction and that did not exist at the time the previously approved project was analyzed. Specifically, the following arterial highway improvements have been constructed or are being constructed which will add significant additional road capacity to the City's arterial street system which did not exist at the time the previously approved project was approved: Intersection improvements, signalization and modifications and road widening improvements at the intersection of J. Serra Road -Rancho Viejo Road and at J. Serra Road -interstate 5 Northbound Ramps. a Re -construction of the Interstate -5 -Ortega Highway (SR 74) Interchange. Completion of the re -construction of the Interstate -5 -Ortega Highway (SR 74) Interchang is tentatively scheduled for early 2015. The proposed project is tentatively scheduled completion of construction in late 2014 or early 2015 so that the additional arterial stre capacity will be provided either soon after or at about the same time as completion construction of the proposed project; and, 'IThereas, there is no evidence suggesting that there is new information gubstantial importance relating to new significant effects, or the severity of previousl identified significant effects, or new alternatives or mitigation measures, or the efficacy previously considered alternatives or mitigation measures; and, I IlThereas, the analysis of the project revisions reveals that no new significa environmental effects would result from the re -design of the project and nominal increa building floor area and there will be no increase in the severity of any previously identifi significant effects. Consequently, the City concludes that no new mitigation measures alternatives need be analyzed. The City also notes that there have been no significa changes to the project context from those circumstances analyzed in the certified Fin EIR. I] =4 MUMNIM =9MG01=01TIMM 0 0 0 0 0 '797,7772=3' 10, ^IUMMU1,11al U1#411101 OT I Me 5, LaIll MiSe UQ SIFUL City of San Juan Capistrano: Whereas, the project plans comply with all provisions of Title 9 in that th project has been evaluated for compliance with the land use and s,ite •- •• standards of Comprehensive Development Plan (CDP) 86-04, Marbella and Title 9, Lanm 2 PC Res. 13-09-24-02 azil or'L4"LAMP'll 11 [4 11 ap 0 firg gg I I &M a I I I up•I I IRWIN= Tievel 61Q_ W&M ON 1W_ k ]VIDOMONIgi I ;lfiffl 'IThereas, the architectural design of the project is substantially consisten) with the goals, policies and objectives of the General Plan Community Design Element and all other applicable provisions of the General Plan and has been determined to be consistent with the City's adopt -•I' . gn Guidelines subject to the conditions of approval, and further, the project is consistent with the General Plan Land Use Element because the proposed medical office uses are permitted within the General Plan "P&I" (Public and Institutional) land use designation; and, Whereas, the site plan is consistent with surrounding existing and proposed land uses in that the project site is adjacent to general commercial to the south, and general and medical office uses exist to the south and northeast of the site, and are buffered from residential uses by Rancho Viejo Road, a secondary arterial road and open space buffers, and further, the Marbella Homeowner's Association has previously determined in 2008 that commercial office development would be compatible with the Marbella Planned Community neighborhood; and, Whereas, the general design considerations, including the character, scale and quality of the design are consistent with the City's adopted Architectural Design Guidelines because the proposed building location and massing are appropriate to the property configuration, topography and access and because the architectural style embodies Mediterranean -style architecture consistent with the Marbella Planned Community design guidelines; and, Whereas, the site plan is functional and safe in regards to existing of gated off-site conditions as they relate to adequacy of vehicular, bicycle and pedestrian circulation in that the site plan has been designed to provide safe and efficient traffic circulation and accommodate the bikeway and emergency/service access to the El Horno Street/Interstate-5 undercrossing; and, Whereas, the preliminary landscape design, including the location, type, a size plant materials is consistent with the City's landscape design guidelines because th A, t[ of landscape material provide buffering along Rancho Viejo Road and visual attenuates t mass of the proposed medical office building. 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(c), "Sign Permits and Sign Programs" of Title 9, Land Use Code of the City of San Juan Capistrano: Whereas, the sign program is consistent with the General Plan arlm 3 PC Res. 13-09-24-02 and uses a font style and color palette which is complimentary to the overall site and building design; and, ITT'hereas, the sign program conforms to all applicable requirements of this Code and the Marbella Comprehensive Development Plan (CDP) because the size, location and design of proposed signage complies with the provisions established by Section 9-3.543 of the Title 9, Land Use Code; and, Whereas, the sign program is generally compatible with the design charact-M of adjacent properties and/or rights-of-way and the overall architectural design of th proposed medical office building and the proposed sign program reflect the Spani colonial architectural style embodied in the Marbella Commercial Center to the south an] the Marbella Country Club to the east. 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 Modification of Title 9, Land Use Code of the City of San Juan Capistrano: R ME 0 L�;A W UO mogralm 110io I landscaping for erosion control and aesthetics because retaining walls are situated to the rear of buildings, minimized in terms of height, and incorporate treatment to reduce the visual impact of the wall massing; and, Whereas, the proposed grading modifications are generally consistent wi the site plan, preliminary grading plan, landscape plan, grading standards, and desig 9 Lift I 111 1111 111 1; grades at the Marbella Shopping Center and slope transitions will be provided along the Rancho Viejo Road; and, IT'hereas, the grading plan shows the location of the proposed building I footprint which meets all required setbacks for buildings as required for the "CO" (Commercial Office) Zone District established by Comprehensive Development Plan (CDP) 86-04, Marbella; and, 4 PC Res. 13-09-24-02 Whereas, the proposed grading will not cause adverse impacts to other properties, including but not limited to potential impacts on hydrology, water quality, views, designed to accommodate existing features and improvements on the property including existing site access, existing bikeway, and water facilities pump house. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission hereby approves the proposed project including the Architectural Control (AC), Grading Plan Modification (GPM), and the Sign Program subject to the conditions of approval contained -in Exhibit A, attached hereto and incorporated herein. Sheldon Cohen, Chairman VVJ,Iqam A. Ramsey, AICPAssist Development Services Director, Secretary J 5 PC Res. 13-09-24-02 0*1011tJ1111159rilr"A PROJECT LOG #: Architectural Control (AC) 13-19, Grading Plan Modification (GPM) 13-05, Sign Program, Tree Removal Plan These conditions of approval apply to the above -referenced project application 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. 1. The subject project proposes to develop a two-story, 38,664 square foot medical office building on an existing 4.79 acre property. The project plans include lower level parking area with direct access to the first floor of the medical office building and upper level parking with access to the building via an elevator/stairwell structure. Site access to the lower level parking lot will be provided via the existing entrance at Rancho Viejo Road and Golf Club Drive shared with the Marbella Shopping Center while access to the upper lot parking lot will be provided by an entrance along Rancho Viejo Road. The proposed building has a maximum height of 34'-11" with two tower elements classified as architectural projections with heights of 51'-0" and 43'-8." The project is located between Rancho Viejo Road and Interstate -5 and to the north of the Marbella Shopping Center (Assessor Parcel Number(s) 650-592-01 & 02). This project approval is based on and subject to the application materials prepared by Ware Malcomb Architecture of Irvine and DRC Engineering of Anaheim including site plan(s), building elevation(s), floor plan(s), preliminary landscape plan(s), preliminary grading plan(s), tree removal plan(s), Sign Program, and any other plans. 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 pursuant to Article 9-2.3, Development Review Procedures of Title 9, Land Use Code. 2. Approval of this application does not relieve the applicant from complying with other applicable Federal, State, County or City regulations or requirements. 3. All plans, specifications, studies, reports, calculations, maps, notes, legal document3- and designs shall be prepared, stamped and signed, if required, only by tho individuals legally authorized to do so. I 4. The applicant shall defend, indemnify, and hold harmless the City of Sa' Capistrano and its officers, employees, and agents from and against any action, or proceeding against the City of San Juan Capistrano, itso r employees, or agents to attack, set aside, void, or annul any approval or condit• approval of the City of San Juan Capistrano concerning this project, including but n limited to any approval or condition of approval of the City Council, Plannill Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 2 of 19 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. 5. The applicant shall be responsible for informing all subcontractors, consultants, engineers, or other business entities providing services related to the project of their responsibilities to comply with these conditions of approval and all pertinent requirements in the San Juan Capistrano Municipal Code, including the requirement that a business license be obtained by all entities doing business in the City. 6. Sign Permit approval for the project is a separate process requiring the issuance of a sign permit and building permits, and is subject to review and approval by the Development Services Department and Building and Safety Division. All sign permit plans shall comply with the approved Sign Program. 7. 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. 8. The use shall meet the standards and shall be developed within the limits established by the Municipal Code as related to emissions of noise, odor, dust, vibration, wastes, fumes, or any public nuisances arising or occurring incidental to the establishment or operation. 9. The applicant shall pay all fees at the time fees are determined payable and comply with all requirements of the applicable federal, state, and local agencies. The duty of inquiry as to such requirements shall be upon the applicant. 10. The applicant is responsible for paying required fees to the California Department Fish and Game, and any related fee of the County of Orange for processi etviro-ineital,�octittewts. 11. All applicable approvals and clearance from other departments and agencies shall 1,v-9 on file with the Building and Safety Division prior to issuance of any permits, fin inspections, utility releases and/or release of securities, as specified in the conditions. (B&S) I The following conditions of approval shall be met prior to or in conjunction with t issuance of any grading •- I 1.1 Pay Fees and Post Sureties. Prior to issuance of grading permit, the applicant shall fulfill all applicable engineering fee requirements in accordance with the City Municipal Code and the City adopted fee schedule, as last revised, and posi securities to ensure satisfactory performance of proposed on-site and off-site grading, drainage, landscape and irrigation, erosion and sediment control, sewer, water, street, and all appurtenant improvements. (PWU) Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 3 of 19 shall submit to the City Engineer for review, and obtain approval for, an estimate of quantity and construction costs prepared by a Registered Civil Engineer. Said estimate shall include costs for construction of all applicable street improvements, signing and striping, street lights, storm drains, water, sewers, recreational trails, landscape, irrigation systems, setting of survey monuments and centerline ties. (PWU) 1.3 Post Bond/Provide Securities. Prior to issuance of a grading permit, the applicant shall provide Performance Bonds/securities for 100% of each estimated improvement cost as prepared by a Registered Civil Engineer and approved by the City Engineer and City Attorney for each applicable, but not limited to, street improvements, signing, signalization, striping and street lights; storm drains, sewer, recreational trails, water, landscaping and irrigation in rights-of-way, easements, private slopes, and open space. In addition, the applicant shall provide Labor and Materials Bonds/Securities for 100% of the above estimated improvement costs as determined by the City Engineer. (PWU) 1.4 Grading Plans. Prior to issuance of a grading permit, the applicant shall submit the required number of copies of grading plans, prepared by a Registered Civil Engineer, to the Public Works -Utilities Department -Engineering for review and approval by applicable departments. Conceptual grading plans shall be subject to review by the Development Services Department staff. Precise grading shall be consistent with the approved conceptual grading plan and site plan. These plans shall show, at minimum, the limits of grading, the drainage, any applicable retention/detention basins, sewer, water, trails, parkways, streets and all appurtenant improvements, and all existing and proposed easements. The extent of the topography shall be extended enough to determine the geological and drainage impacts to adjacent properties. The elevations shall correspond with the orange County benchmark datum. All drainage must be treated prior to being conveyed to the street or a City approved drainage facility in accordance with the National Pollutant Discharge Elimination System (NPDES) requirements. In addition, the grading plans shall show the following information: (PWU & DSD) a. Location of all existing trees and indicate trees to be removed and trees to remain in place (DSD) b. Show and identify all pedestrian access ways and traffic crossings on the site plan. Crossings shall be clearly marked, lighted and identified throughout the interior of the project. Design of these areas shall be reviewed and approved by the applicable City departments and shall comply with Title 24 Handicapped Accessibility Standards and City Building Codes. Where pedestrian aisles cross driveways, enhanced paving shall be used. (DSD) C. Areas to be protected from grading in order to protect environmental resources (biological, cultural, or historical), and method of protection proposed during grading operations. (DSD) C Location, height, materials and colors of any retaining walls. (DSD) t. Show and identify all existing sewer and water facilities including purrriy station building, pressure reducing vault, metering vault, valves and pipelines, and manholes, and all existing and required easements for the City existing water and sewer facilities. (PWU) Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 4 of 19 1.5 Drainage Improvement plans. Prior to issuance of a grading permit, the applicant shall submit to the City Engineer for review and obtain approval for Drainage Improvement Plans, specific to the project, which reflect consistency with the City's Drainage Master Plan. These plans shall show locations of all existing and proposed facilities. All drainage must be treated prior to being conveyed to the street or a City approved drainage facility in accordance with the National Pollutant Discharge Elimination System. If an existing downstream drainage facility is inadequate, or, in the opinion of the City Engineer, is not sufficiently safe to properly carry the proposed and altered discharge generated by this Project, the applicant shall then design and provide other alternative methods for properly conveying such discharge, at applicant cost, in a manner acceptable to the City Engineer. Any deviation from such requirements shall be subject to City Engineer review and approval. Every proposed drainage system shall be placed within its proper easement and appropriately dedicated. (PWU) 1.6 Storm Runoff, Hydraulic/hydrology Calculations. Prior to issuance of a precise grading permit, the applicant shall submit to the City Engineer for review and obtain approval for a Storm Runoff Management Plan, prepared by a Registered Civil Engineer showing existing and proposed facilities, hydraulic and hydrologic study and calculations and the methods of draining on-site and tributary areas without exceeding the capacity of any impacted street or facility and without negatively affecting existing downstream drainage systems and properties. Said study shall be consistent with the City's Master Drainage Plan in accordance with all applicable City regulations, OCEMA design criteria, and standards. (PWU) 1.7 Soils/Geology. Prior to issuance of grading permit, the applicant shall submit to the City Engineer for review and obtain approval for a Soils Report/Geotechnical Feasibility Study prepared by a Registered Geologist and Soil Engineer to determine the seismic safety and soils stability of all proposed grading and development improvements for the project and preliminary pavement sections and substructure bedding/backfill recommendations. (PWU) 1.8 Erosion & Sediment Control Plans. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review and shall obtain approval for Erosion and Sediment Control Plans, using Best Management Practices prepared by a Registered Civil Engineer. These plans shall show, in accordance with the NPDES Permit, all temporary and/or permanent erosion and sediment control measures, effective planting of graded slopes, practical accessibility for maintenance purposes and proper precautions to prevent public trespass onto certain areas where impounded water may create a hazardous condition. (PWU) 1.9 Submit Haul Route Plan. Prior to issuance of grading and right-of-way improvement permits, for importation/exportation of soil in excess of fifty cubic yards in and out of the project site, the applicant shall submit to the City Engineer for review and obtain approval for, a Haul Route Plan specific to the project and in compliance with all applicable City standards. The Haul Route Plan shall specify dates, times, and headways for hauling activities. Prior to commencement of haul activities, the applicant shall obtain a Haul Route Permit and pay required fees to the Engineering Department. (PWU-ENG) Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 5 of 19 1.10 Traffic Control Plans. Prior to issuance of grading and right-of-way improvement priority, the applicant shall submit to the City Engineer and obtain approval for Traffic Control Plans and final improvement plans for all traffic mitigation improvements, including both on-site and off-site, as identified in the approved Traffic Study prepared pursuant to City Council Policy 310. Any exception shall be subject to review and approval by the City Engineer (PWU/T) 1.11 Recyclinq/Reduce Debris Act of 1989 (CIWMA). Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review and oht;;in qnnrov;;l fora nrnarnm romnivino with the rPntjirPmP_nt_q of the California Integrated Waste Management Act of 1989 to reduce construction and demolition debris through recycling. (PWU-ENG) 1.12 Properties in Special Flood Hazard Areas (FEMA). Prior to the issuance of a grading permit, for any portion of the property wholly or partially located within the Special Flood Hazard Area Zones "A", "AO", "AE" and "AH" as established by the Federal Insurance Rate Map (FIRM) where any structure(s) are proposed to be sited, the building pad elevations shall comply with Section 8-11.113 of Title 8, Building Regulations. (PWU-ENG) 1.13 Building Pad Elevations in Flood Areas. Prior to issuance of any grading permit for development within any portion of Special Flood Hazard Area Zones "A", "AO", "AE" and "AH," the applicant shall provide to the Public Works and Utilities Director or his/her designee, certification from a California Registered Civil Engineer (RCE) confirming that the proposed building pad elevation(s) are designed above the minimum specific elevation required by Section 8-11.113 of Title 8, Building Regulations. (PWU-ENG) 1.14 FEMA Requirements to Revise Flood Insurance Rate Map (FIRM). Based on the limits and water surface elevation of the 1 00 -year Special Flood Hazard Area, the project does not propose development within that area and therefore does not require a Letter of Map Amendment (LOMA) or Letter of Map Revision (LOMR). However, should the applicant modify the grading plan within the limits of the 100 -year Special Flood Hazard Area, said grading plan will be subject to a determination as to whether an LOMA or LOMR are required. Should a modified grading plan be deemed to require an LOMA or LOMR, the applicant shall be solely responsible for securing approval of the same from and paying all associated processing fees to the Federal Emergency Management Agency (FEMA). (PWU-ENG) 1.15 Drainage Barrier between Slopes and Streets. Prior to issuance of grading permit, the grading and street improvement plans shall indicate and show that all street sections located within 20 feet or less, from the toe of the slope of 10' in height or more, are protected from underground water seepage by providing a positive drainage barrier system in accordance with City Standard Drawing No. 350. Any exception shall be subject to review and approval by the City Engineer. 1.16 Connection to City Drain must be Documented and Filed. Prior to issuance o� grading permit, any proposed connections to existing public storm drains system, from on-site drains, must be approved by the City Engineer. All documentation and revisions to exiting plans, where points of connections are permitted, shall be Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 6 of 19 provided and submitted by the applicant's engineer at applicant's expense, prior to acceptance to improvements and release of performance securities. (PWU) 1.17 Water Quality Management Plan (WQMP) Requirements and Compliance. Prior to issuance of grading and right-of-way improvement permits, the applicant shall submit to the City Engineer for review, and shall obtain approval for, a Water Quality Management Plan (WQMP) specifically identifying structural and non- structural Best Management Practices (BMP's) that will be used on-site to control predictable pollutant runoff. The applicant shall obtain and follow the City of San Juan Capistrano's WQMP outline and instructions. The applicant shall also comply with all the requirements of the latest NPDES Permit, the City's Water Quality Ordinance & Local Implementation Plan and the Clean Water Act. (PWU/E) 1.18 NPDES Permit for Grading in Excess of one (1) Acre. Prior to issuance of grading and right-of-way improvement permits, for grading in excess of one (1) acre, the applicant shall submit a Notice of Intent (NOI) To the California State Water Resource Control Board for coverage under the State National Pollutant Discharge Elimination System Program (NPDES) General Permit for storm water discharges associated with development/construction activity in excess of one (a) acre of land. Evidence that this requirement has been met shall be submitted to the City Engineer. (PWU/E) 1.19 Public facilities located in easements. Prior to issuance of grading permits, all public facilities such as drainage, sewer, and water shall be designed to be located within the public right-of-way or within dedicated easements, as approved by the City Engineer (PWU). 1.20 Existing Easements. Prior to issuance of a grading permit, applicant shall incorporate into the project design all existing easements within the project boundaries, or obtain abandonment of said easements from the affected easement holder(s). If this requirement cannot be accomplished, the project shall be redesigned accordingly as approved by the City. (PWU) 1.21 Permission to Grade from Others. Prior to issuance of a grading permit, the applicant shall submit to the City Engineer, for any necessary off-site grading, a notarized written permission from adjacent property owners affected by said off- site grading. (PWU/ENG) 1.22 Drainage Acceptance Letter. Prior to issuance of a grading permit, drainage acceptance letter from each affected property owner shall be submitted to the City Engineer when the pre -developed storm runoff onto any adjacent property is increased, concentrated, diverted, or changed in any form as required by State law. Any request to deviate from this requirement shall be subject to review and approval by the City Engineer. (PWU/ENG) 1.23 Off-site Easements. Prior to issuance of a grading permit, applicant shall obtain • record off-site easements from the affected property owner(s) for all proposed off-site improvements (i.e. slopes, street improvements, walls, drainage, etc.). The applicant shall bear all costs for obtaining said easements. If said easements cannot be obtained, the project shall be redesigned to Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 7 of 19 incorporate these improvements entirely within the project boundary as approved by the City. The City Engineer shall have the right to withhold approval of the affected improvement plans for failure to satisfy this condition. (PWU/ENG) 1.24 Revised Plans. Prior to issuance of a grading permit the applicant shall submit a revised site plan to the Development Services Department for approval which incorporates changes approved by the Planning Commission and reflects consistency with these conditions of approval and with the City's Design Guidelines. (DSD) 1.25 Orange County Fire Authority (OCFA) Approval. Prior to grading, street improvement plans, location of fire hydrants in the public right of way, emergency access including the spine access road, traffic/parking study, and the on-site driveway and loading zone emergency access areas of the proposed project shall be reviewed and approved by the Orange County Fire Authority and Public Works -Utilities Department. (OCFA & PWU). 1.26 Fire Flow Demands. Prior to the issuance of grading and right-of-way improvements permits, the applicant shall obtain from the Orange County Fire Authority (OCFA) the required fire flow demands and the fire protection requirements to serve the subject project and shall provide evidence of satisfactory fire flow to OCFA and Public Works -Utilities Department. (OCFA & PW—UTIL) 1.27 County Surveyor Requirement. Prior to any construction, existing controlling monumentation shall be protected by tying it out and filing Corner Records with the County Surveyors Office showing those ties prior to construction. The applicant shall replace said monumentation in the new surface following construction, and again file a Corner Record with the County Surveyors Office showing the final monumentation. (PWU/ENG) The following conditions shall be met prior to or in conjunction with the issuance of any building permit(s): 2.1 Applicable Codes. Prior to issuance of building permits, plans for this projeci shall be submitted to the Building and Safety Division for review and approval, and shall comply with the latest City -adopted edition of the applicable building codes. (B&S) 2.2 Buildinq Construction Plans. Prior to issuance of building permits, the applicant shall submit final construction plans, building elevations and floor plans to the Building and Safety Division for review and approval by all applicable departments. Such plans shall be fully dimensioned and in substantial conformance with those plans approved by the Community Development Commission, Development Services Department staff, and/or Community Development Director (as applicable). Plans shall address the following: (DSD) �1. The final conditions of approval shall be incorporated into the construction plans and shall be reproduced on the front page of the construction plans. 4. Location and method of screening for all roof -mounted and building - mounted equipment shall be demonstrated on the elevations, including Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 8 of 19 but not limited to kitchen exhaust vents, air conditioning and heating units, utility boxes, and backflow devices. All equipment shall be screened from public view and designed to be an integral component of the building design. All roof -mounted equipment shall be screened from view by parapet walls or other architectural means. The applicant shall demonstrate to the satisfaction of the City Planner that no roof -mounted equipment will be visible from the public right-of-way. Screening shall be compatible with main structures and include landscaping where appropriate. C. Elevations shall note that 211 exterior exposed outters and dnwnqnmA.q must be painted to match the surface to which they are attached. d. Location of all building -mounted light fixtures shall be shown on the elevations. A detail of said fixtures shall be shown on the elevations, and fixtures shall be decorative and complementary to the building architecture. f. Show the location and method of screening for all ground -mounted equipment on the site plan, including but not limited to air conditioning and heating units, utility boxes, and backflow devices. All equipment shall be screened from public view. Screening shall be compatible with main structures and include landscaping where appropriate. 9. The proposed southwesterly tower shall be limited to a maximum height of 50'-0" consistent with prior height limits established for tower elements. (DSD) 2.3 Street Improvement Plans. Prior to issuance of building permits, the applicant shall submit to the City Engineer for review and obtain approval for Street Improvement Plans prepared by a Registered Civil Engineer. Said plans shall be designed per City standards and shall show all existing and proposed improvements, including but not limited to street grades, applicable traffic calming devices, striping, signage, signalization, storm drain, sewer, water, and all related appurtenances. In addition, the Street Improvement Plans shall show the following required improvements for this project: (PWU/ENG) a. Sidewalks shall be provided along the street frontage along Rancho Viejo Road and the Marbella Plaza Access Roadway/El Horno Street Extension. Sidewalks shall be a minimum width of five (5) feet, and shall meet all requirements for disabled access. A landscaped parkway of no less than five (5) feet shall be located between edge of curb and sidewalk. Any deviation from City sidewalk requirements shall be reviewed and approved by the City Engineer. b. Street lights shall be provided per City standards (Mission bell fixtures on marbelite poles. 2.4 Caltrans Permits. Prior to issuance of building permits, any proposed improvement or work within the State right-of-way shall conform to Caltrans standards and specifications and shall require an encroachment permit from Caltrans. (PWU/ENG) 2.5 Traffic Control & Improvement Plans. Prior to issuance of building permits, tha. applicant shall submit to the City Engineer for review and obtain approval for Traffic Improvement Plans prepared by a Registered Traffic Engineer. TheQ; Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 9 of 19 plans shall show all striping, signage, signalization, and related appurtenances. (PWU/T) 2.6 Access Rights Dedication. Access rights shall be granted to the City for the purpose of allowing access over private drives within the development for all City vehicles, including police, fire, and other emergency vehicles. The document(s) recording this access shall be prepared by the applicant for review and approval by the City Engineer, prior to recordation. (PWU) 2.7 Recreational Trail Improvements. Recreational trails (unpaved trails for hiking, equestrian and off-road bicyclists) shall be designed and constructed per Section 9-4.305 of the Municipal Code and the City Trail Design Manual. Bicycle trails (paved, off-street trails) shall be designed and constructed per the same section of the Municipal Code. Both types of trails shall be shown on grading and landscape plans and, where adjacent to and/or within roadway dedications, on street improvement plans. 2.8 Sewer and Water Plans. Prior to the issuance of right-of-way improvements permits, the applicant shall submit to the City Engineer and the Public Works - Utilities Director for review, and shall obtain approval for, sewer and water plans prepared by a Registered Civil Engineer. These plans shall be specific to the project and shall reflect consistency with the City's Sewer and Water Master Plans, City municipal codes, standards, specifications, and City water standard specifications. The sewer plans shall indicate that all proposed sewer manholes shall be lined with polyurethane, or equal approved material, at the applicant's cost to the satisfaction of the City Engineer (PWUM). 2.9 Wastewater Feasibility_ Study. Prior to issuance of building and right-of-way permits, the applicant shall submit to the City Engineer, for review and obtain approval for, a Wastewater Feasibility Study, prepared by a Registered Civil Engineer, which evaluates the proposed development project and mitigates its anticipated impact on the existing Wastewater facilities system. Said study shall be consistent with the City's Master Plan of Wastewater Facilities and the Special Provisions for the Construction of Sanitary Sewers. (PWU) 2.10 On -Site Utility Plans. Prior to issuance of building permits and approval of on-site utility plans, the applicant shall obtain approval of said plans by the City Engineer, and shall obtain approval for a Site Plan prepared by a Registered Civil Engineer showing the sewer and water service lines and their corresponding points of connection with the City public main lines. The site plan shall include the trash enclosure(s) that shall be covered with solid roof; its floor surface shall be connected to the sewer system through an inlet in the center with a traffic rated grate, and a concrete apron shall be constructed in front of the trash enclosure. The site plan shall be specific to the project which reflects consistency with the City's Sewer and Water standards. (PWU) 2.11 Dry Utilities. Prior to issuance of building permits and approval of dry utility plans, the applicant shall submit to the City Engineer, for review and obtain approval for, Electrical Gas, Telephone and Cable Television Installation Plans which include the size and location of all above ground pedestal, to ensure compatibility with existing and proposed improvements. Pedestals shall be located in areas with Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 10 of 19 limited visibility to the general public, and screened with landscaping to the extent feasible. The applicant shall coordinate with utility providers to ensure that required public improvements are not in conflict with existing or proposed utilities, and that utility devices may be screened on the site to the extent practicable. Any exception shall be subject to review and approval by the City Engineer. 2.12 Water System Improvements. Prior to the issuance of any building permits, the applicant shall complete the construction of all domestic water system improvements, non-domestic (recycled) water system improvements, and irrigation improvements required to serve the subject project in compliance with the Municipal Codes, standards, specifications, the Rules and Regulations for Users of Non-domestic Water and the City's water standard specifications. (PWU/W) 2.13 Non-domestic Water Service Connection. Prior to the issuance of a building permit, the project applicant shall construct a separate water service connection that is adequate to provide the necessary water demand for irrigation and landscaping. This water service connection shall be to a City maintained water main pipeline as specified by the Public Works -Utilities Department, Water Division. These connections shall be subject to the submission, review, and approval of civil improvement plans and the irrigation/landscape plans. The irrigation facilities shall be designed in accordance with the City of San Juan Capistrano's Water Standards and Specifications, Rules and Regulations for Users of Non -Domestic Water, and the Municipal Code § 9-3.617 (Water Conservation Landscape). The design shall include improvements that are identified for use of non-domestic water (recycled water) and shall be connected to non-domestic water facilities. (PWUM) 2.14 Water Improvement Agreement. Prior to the issuance of permits for any water improvements, the applicant shall execute a Water Improvement Agreement with the City, shall pay all applicable domestic and non-domestic Water Development Charges in accordance with the City adopted Schedule of Rates and Charges, as last revised, and shall post the required securities to insure satisfactory performance of proposed public water improvements in compliance with City water standard specifications. (PWUNV) 2.15 Covenant In -lieu of Dedication of Water Rights. Prior to the issuance of permits, the applicant shall record a lessee covenant that it will not develop any wells or other means of using the water rights associated with this property (hereon referred to as "Well Development"), nor shall it allow any other party to conduct Well Development, for the term of the applicant's lease or use of the land. The Water Division or its designee shall be the sole water service provider for any and all improvements made on the land during the term of the applicant's lease of the land. The language of the covenant must be approved by the City prior to recordation. The covenant must be recorded with the County Recorder prior to issuance of building permits. (PWUM) 2.16 Utility Easements. The on-site existing City water and sewer facilities located on the north side of the southerly property line, including but not limited to domestic water, recycled water and sewer pipelines and all related appurtenances, pump station building, pressure reducing vault, and pump station metering vault, that Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 11 of 19 are • within easements are required to have 20'-0" wide easements centered • said pipelines and around said building to be established and dedicated to the City • the purpose • operation, maintenance, repair, replacement, and relocation. (PWU) 2.17 Water Line Easement. The on-site existing City waterline parallel to the westerly property line within an existing 15' wide easement is required to have an additional 5' wide pipeline easement and 20' wide vehicular access easement to be established and dedicated to the City for the purpose of operation, maintenance, repair, replacement, and relocation. TWU) 2.18 Historic Depiction Program/Monumentation Plan. Prior to issuance of any building permits, the applicant shall submit a draft historic depiction program, including wording on all monumentation, to the Development Services Department for review and approval pursuant to City Council Policy 606. Prior to issuance of a Certificate of Occupancy, the Historic Depiction Program (HDP) shall be installed and inspected for compliance with the approved design. (DSD) 2.19 Final Landscape Plans. Prior to issuance of building permits, final landscape plans shall be submitted to the Development Services Department for review and approval. Plans shall include all project entries, parking areas, landscaped slopes, common open areas, etc. Final landscape plans shall show the following information and shall be consistent with the Planning Commission and/or Development Services Department staff -approved preliminary landscape plans: (DSD) a. •- location, and size of all proposed plant material. Proposed landscaping shall incorporate water conservation techniques and use California native or friendly drought -tolerant plants. b. All existing on-site trees approval for removal and all existing trees to be preserved consistent with the approved preliminary landscape plans. C. Turf shall only be permitted based on a determination by the City that no other • is suitable for the proposed site location and application. Where turf is permitted • the City, turf areas shall consist • a drought -tolerant turf (e.g. UC Verde "Buffalo" grass) and shall be separated • • areas by a mow strip • header. • All ••- • 2:1 and • shall •- •- landscaped • erosion control. e. Backflow devices and utility pedestals shall be located in visually inconspicuous areas and/or visually screened with landscaping. f. Decorative hardscape and walkways indicating materials and colors. Where pedestrian walkways cross drive aisles, decorative paving shall be • • Location, height, materials and colors • all proposed and existing walls • fences. h. Location and details for all street furniture including bicycle racks, benches, water features, trash receptacles, required historic depiction program elem- !- • Design •- and locations • all solid waste enclosures which shall •e of decorative design and compatible with the main structures. Trees shall be located so as to provide shade throughout parking lots Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 12 of 19 consistent with the Planning Commission -approved preliminary landscape plans. k. Where landscape planters abut the sides of parking spaces, they shall not extend within three feet (3'-0") of the aisle edge. Wherever a landscaped planter is located adjacent to a parking space, a twelve inch (12") -wide, paved "landing" strip shall be provided to accommodate drivers/passengers accessing vehicles. Landscape planters shall have a minimum interior width, measured from inside -of -curb to inside -of -curb, of three feet (3'-0") where no "landing" is required; four feet (4'-0") where a Innrfinn" i.q rtzmfirtzri nn nnin qirfim- nnri five fimpt (.r), -n,,) whinriz "Innrlinnq" nrem required on both sides. I. Sidewalks adjacent to head -in spaces shall have a minimum width of seven feet (7'-0") unless the parking stalls are provided with wheel stops that prevent vehicles from overhanging sidewalks. M. All landscape areas adjacent to head -in spaces shall have a minimum width of four feet, six inches (4'-6") unless the parking stalls are provided with wheel stops that prevent vehicles from overhanging the landscape area. n. All landscaping shall be provided with a permanent, automatic irrigation system designed for water conservation. 2.20 Surety for Tree Preservation. The applicant shall provide surety in the form of a bond or other method approved by the City Attorney, to ensure that trees to be preserved and/or planted on the site are protected during construction and remain viable and healthy for twenty-four (24) months after issuance of a final certificate of occupancy. (DSD) 2.21 Final Lightinq & Photometric Plans. Prior to issuance of building permits, the applicant shall submit the final lighting & photometric plan for the project for Development Services Department review and approval. Plans shall include the following information and meet the following requirements: (DSD) a. Show the location of all light standards and fixtures, free-standing and build i ng -mounted, that illuminate the parking area and other areas accessible to the public and the proposed illumination levels in footcandles (fc) extending five (5) feet beyond the property line. b. Illumination levels shall comply with the Lighting Standards of Title 9, Land Use Code. C. Building -mounted fixtures shall be mounted at a height no greater than 20'-0" at locations consistent with the Planning Commission -approved plans. Free-standing (pole -mounted) luminaires shall not exceed a maximum height of 20'-0" including the height of the light pole pedestals. d. Illumination shall be either metal halide or high-pressure sodium Mercury vapor and halogen lights are expressly prohibited. e. Shielding shall be required so that light measured within 5 feet of the outside of the property boundary shall not exceed 0.1 footcandle. Exterior lighting fixtures that would be visible from adjacent residential areas shall be shielded or oriented so that the light source is not visible from those areas. Exterior lighting shall be reduced to the extent feasible during hours that the use is not in operation. Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 13 of 19 9. The design of all fixtures shall be consistent with existing City -approved design plans for the property. The City may refer lighting plans to the Development Services Department staff (DRC) for review and approval. 2.22 Water Availability. Prior to the issuance of any building permits, the applicant shall provide evidence of adequate fire flow. The "Orange County Fire Authority Water Availability for Fire Protection" form shall be signed by the City Water Construction Inspector and submitted to the Fire Chief for approval. (PWUM & OCFA) 2.23 OCFA Review of Architectural Building Plans. Prior to the issuance of a building permit, the applicant shall submit architectural plans for the review and approval of the Fire Chief if required per the "Orange County Fire Authority Plan Submittal Criteria Form." Please contact the OCFA at (714) 573-6100 for a copy of the Site/Architectural Notes to be placed on the plans prior to submittal. (OCFA) 2.24 Fire Alarm System. Prior to the issuance of a building permit, plans for the fire alarm system shall be submitted to the Fire Chief for review and approval. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guideline for New and Existing Fire Alarm Systems." This system shall be operational prior to the issuance of a certificate of use and occupancy. (OCFA) 2.25 Automatic Fire Sprinkler Systems. Prior to the issuance of a building permit, the applicant shall submit plans for the required automatic fire sprinkler system in all structures to the Fire Chief for review and approval. The applicant shall also submit said plans to the City Public Works—Utilities Department, Water Engineering Division for review. Prior to the issuance of a certificate of use and occupancy, this system shall be operational in a manner meeting the approval of the Fire Chief. Please contact the OCFA at (714) 573-6100 to request a copy of the "Orange County Fire Authority Notes for New NFPA 13 Commercial Sprinkler Systems." (PWU/W & OCFA) 2.26 Fire Access Roads. Prior to the issuance of a building permits, the applicant shall submit a Fire Master Plan and obtain approval of the Orange County Fire Authority for all fire protection access roads to within 150 feet of all portions of the exterior of every structure on site. The plans shall indicate the locations of red curbs and signage and include a detail of the proposed signage including the height, stroke and colors of the lettering and the contrasting background. The plans shall also indicate the location(s) of all fire hydrants proposed for the project. The applicant shall also submit the approved Fire Master Plan to the City Public Works—Utilities Department Water Engineering Division for cursory review. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (PWU/W & OCFA) 2.27 Hazardous Materials. Prior to the issuance of a building permit, the applicant shall submit to the Fire Chief a list of all hazardous, flammable and combustible liquids, solids or gases to be stored, used or handled on site. These materials shall be classified according to the Uniform Fire Code and a document submitted to the Fire Chief with a summary sheet listing the totals for storage and use for each hazard class. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Completing Chemical Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 14 of 19 • im 2.28 1-5 Right -of -Way Fencing. Prior to issuance of any occupancy permit, the applicant shall relocate that portion of the existing fence encroaching within the property to the westerly property line so as to maintain a continuous 20'-0" wide utility easement along the western edge of the property. 2.29 1-5 Underpass/El Horno Street emergency/service access. Prior to the issuance of a building permit, the applicant shall submit grading and improvement plans which demonstrates that the emeraencv/service access ;;t the I_9 undP_rrrn.-;sinn provides a minimum 16'-0" wide travel way with finished grades of the access drive not exceeding the existing finished grade or 8%, whichever is greater 2.30 Tree Removals from 20'-0" Utility Easement. Prior to the issuance of a building permit, the applicant shall remove all existing trees along the westerly property line situated within the proposed 20'-0" wide utility easement. Prior to occupancy permit, the City shall use its best efforts to secure Caltrans approval of a landscape easement within the Interstate -5 right-of-way directly adjoining the westerly property line. The applicant shall be responsible for preparing the proposed landscape plan for the easement area. In the event the City secures said landscape easement from Caltrans, the applicant shall be responsible for planting all landscape material within said easement consistent with the Caltrans and City -approved landscape plan for the easement area. Maintenance responsibility of the landscape easement area shall be as prescribed by the landscape easement provisions provided that in no case, shall the City be responsible for maintain said easement. 2.31 Off-site Grading and improvements. Prior to the issuance of a building permit, the applicant shall provide satisfactory evidence to the Development Services Director that the project has secured the easement right(s) from the property owner of the Marbella Shopping Center for the installation of off-site landscaping and/or access drive improvements on a portion of said property. 2.32 Approval of the Final WQMP. Prior to the issuance of a building permit, the applicant shall submit and secure approval of the final Water Quality Management Plan (WQMP) from the Utilities Department. 2.33 Transportation Demand Management (TDM). Prior to the issuance of any building permit, the applicant shall prepare and submit a Transportation Demand Management (TDM) • to the Development Services Department for review and approval pursuant to Section 9-3,555 of the Title 9, Land Use Code. • the building •- t. 34 Solid TTaste Enclosure. Prior to the issuance of any building permit, the applicant's site plan will include design plans for constructing a covered, solid waste enclosure to accommodate two waste and two recycling bins (four 3 yard clumpsters). This requirement is in addition to the management of bio -medical waste generated on-site and "confidential" paper waste. The applicant will be required to increase the level of service, including either increasing the number of weekly solid waste pickups and/or the size of the clumpsters from 3 yards to 4 Resolution #13-09-24-02 Conditions of Approval AC 13-19, San Juan MOB Page 15 of 19 yards capacity to prevent any overflow of waste in the enclosure. The solid waste enclosure shall include a drain connected to the sanitary sewer system. The following conditions shall .- - - eertificate of occupancy: I 3.1 Compliance with approved plans. At all times during construction, the applicant shall ensure compliance with approved construction mitigation plans, including: (PWU) a. Erosion Control Plan b. Haul Route Plan C. Traffic Control Plan d. Construction Debris Recycling Plan e. Temporary Use Permit for construction trailer and staging areas.(DSD) 3.2 Pre -construction Meeting. Contractor shall attend a pre -construction meeting with the Building and Safety Division prior to commencement of any construction on the site. (PLN-B&S) 3.3 Drainage Problems. During the entire grading a construction operation, the applicant shall adhere to the following conditions to address unforeseen drainage issues: (PWU/ENG) S1. If any drainage problem is identified or does occur during construction, the applicant shall provide and implement a solution acceptable to th(; City Engineer at no cost to the City, and submit a recorded instrument 4 insure the future • the solution. (PWU-ENG) Any grading work beyond the limits of grading shown on the approved grading plans shall require a written approval from the City Engineer and Public Works - Utilities Director and shall be subject to supplemental Geotechnical • Report • additional fees. (PWU) 4.4 Grading to be continuous operation. All grading work shall be performed in either one continuous operation or in phases that have been approved by the City. (PWU • PLN-B&S) 3.5 Waste Disposal and Sanitation. At all times during construction, the applicant shall maintain adequate sanitary disposal facilities and solid waste disposal containers on site. The accumulation of refuse and debris constituting a public nuisance is • permitted. (PWU) 3.6 Construction • Construction • shall •^ ^• to 7:00 a.m. to 6.30:01 p.m., Monday through •. and between 8:30 a.m. and 4:30 p.m. • • Construction activity shall not be permitted on Sundays or any Federal holiday.(DSD and PWU[T) Resolution #13-09-24-02 Conditions nfApproval AC 13-19, San Juan MOB Page 16 of 19 The following conditions shall be met prior to acceptance of improvements, release bonds and/or surety and final utility clearances: I 4.1 Prior to issuance of certificate of occupancy Or prior to aCCeDt@OC8 of improvements and ns|eeae of performance securities, whichever occurs first, the applicant Sh8U COnnp|ete' to the satisfaction of the City Engineer, all facility innpn}vennenLS required and necessary to serve the development in accordance with the approved plan and approved exceptions. In the case Of 8 phased project, the provisions of this condition shall b8applied tOeach phase /PVVU\ 4.2 Ofimprovements and release of performance seCUMt|eS. the applicant shall submit tOthe City Engineer for review and obtain approval for the reproducible "AS Built" Duplicate Mylar Plans of all improvement vvOrhS completed and accepted. Said plan shall be prepared by Registered Civil Engineer. Additionally, the applicant shall submit digital copies of all "/\8 Built" p|aOS' at DU cost tOthe City. in accordance with the latest edition Of the City Of San Juan Capistrano Digital GUbnniSSiOO Standards. acceptance of improvements and release of performance securities, the applicant's surveyor shall set all required monumentation during construction. Monumentation and corner records shall be submitted to the City Engineer and filed with the County Surveyor in compliance with AB 1414 and Section 8771 o -r' the Business and Professional Code. (PWU/ENG) 4.4 Record Drawings. Prior to the acceptance of water, sewer, storm drain, and street improvements and release of performance securities, the applicant shall submit to the Public Works - Utilities Director for review and obtain approval for reproducible "Record Drawing" mylar plans that call out any deviations from the signed plans of all the domestic water system, non-domestic (recycled) water system, and the landscape irrigation system, sewer, and storm drainage improvements. These "Record Drawings" are also required in digital format, at no cost to the City, in accordance with the latest edition of the "City of San Juan Capistrano Digital Submission Standards." (PWU) 4.5 Video Tape Sewers and Storm Drain Pipes. Prior to acceptance of improvements and release of performance securities, the applicant shall submit to the City Engineer, for review and obtain approval for, a video tape, filmed in the presence of a City Staff representative/inspector, of all sewer and drainage improvements. The video shall become the property of the City. Any exception shall be subject to review and approval by the City Engineer. (PWUNV) 4.6 Replace Driveway and Curb Depressions with Sidewalk and Curbs. Prior to acceptance of improvements and release of performance securities, the Resolution #13-09-24-02 Conditions nfApproval AC 13-19, San Juan MOB Page 17 of 19 applicant shall remove any existing drives and/or curb depressions that are determined to be unnecessary by the City Engineer and shall replace them with full height curb and sidewalks. (PWUJENG) 7 Curb and Gutter Repair. Prior to acceptance of improvements and release of performance securities, any existing sections of curb and gutter damaged during construction may require to be repaired or replaced by the applicant, depending on the condition of these improvements prior to and after construction. 4.8 Prior to approval of OD8( inspection of each ph@Se, the project applicant shall coordinate with City Staff and develop and implement 8 Solid VV8Gte Reduction/Recycling Management P[Og[8Dl for the project site. Features of the program Sh@|| include, but not be limited to: 1> distribution of separate receptacles for reCyC|ab!8s and trash throughout the project Site; 2\ separate durnpSterS for FBCyC|8b|eS and trash; 3) signs posted near all receptacles conveying information regarding recyclable materials; 4) sorting Of trash collected throughout the project site by facilities staff prior to dispensing in dUnOpgte[S; and, 5\ restrictions OO product type that will be Offered at CVnCeSSioOS or vending throughout the project Site. (PVVU/EE) 4.9 Ingress -Egress Control. Project access at the site entrance shall be limited to right -in, right -out, and left -in only and left -out shall be prohibited unless the applicant can demonstrate to the City Engineer or his designee that such movement can be made safely. The City Engineer shall specify the necessary signage, pavement markings, and raised medians to provide the necessary access control which shall comply with State standards. (PWU/ENG) 4. 10 Dedication of Water Facilities. Prior to final inspection of water improvements and use of the site, the applicant shall dedicate to the City, at no cost to the City, all public water facilities and pertinent easements.. (PWUM) 4.11 Installation of Landscaping. Prior to approval of final inspection (of each phase) the developer shall install all landscaping and irrigation. The developer shall provide a certification, from a licensed Landscape Architect, stating that the landscape materials and irrigation system (tested for full coverage) have been planted and installed in compliance with the regulatory requirements of the California Department of Public Health and the County of Orange Health Care Agency related to use of recycled water for landscape irrigation, and approved landscape plans. Additionally, all bicycle racks, pedestrian walkways, seating, and other improvements shown on the Final Landscape Plan shall be installed to the satisfaction of the Development Services Department. (PWUAN & DSD) 4.12 Consistency with Approved Plans and Elevations. The project shall be constructed in accordance with all the approved plans and conditions o? approval, including but not limited to site plans, grading plans, wall plans, landscape/irrigation plans, lighting plans, and elevations. If all improvements cannot be installed prior to occupancy, the City may approve a Deferred Improvement Agreement to defer the completion of the improvements provided that a bond, cash deposit, or other surety in a form and substance approved by Resolution #13-09-24-02 AC 13-19. San Juan MOB Conditions of Approval the City Attorney, is submitted to the City in lieu of installation of the improvements, that application and required fees are submitted, and that the incomplete improvements will not create an unsafe condition on the site, The term of the deferral shall be as determined by the City Planner. (DSD) 4.13 Final Community Development Inspection, Prior to application for a final occupancy permit, the applicant shall schedule a final inspection by the Development Services Department, and shall pay any outstanding balance in the Developer Deposit Account assigned to this application. Development Services ni-nnOmpnt qh_qII not rnnrii int n final inqnpntinn i intil anv ni itqtanriinri hnInnr-P has been paid in full. (DSD) 4.14 Fire Extinquishers. Prior to final inspection by the Orange County Fire Authority (OCFA), fire extinguishers shall be required in accordance with the Uniform Fire Code. The applicant shall contact the Fire Department for the requirements pertaining to the number, type, and placement of fire extinguishers. All fire extinguishers shall have current California Fire Marshal service tags. (OCFA) 4.15 Fire Aisles. Drive aisles service as fire access lanes shall be posted "No Parking — Fire Lane" as approved by the Fire Department. (OCFA) 4.16 Gates. The gate to the 1-5 underpass emergency/service access drive shall be equipped with an entry system approved by the Orange County Fire Department. Gate widths shall be not less than twenty (20) feet. Entrance gates shall be operated by a punch pad capable of accepting a separate Fire Department code, and an "opticom" compatible gate operation system. The gate operation shall provide for periods of power outage. (OCFA) 4.17 Utility Undergrounding. Prior to issuance of certificate of occupancy, the applicant shall underground, at no cost to the City, the overhead utility lines within the property and along its street frontage(s) to the satisfaction of the City Engineer. Any exception to, or deviation from this condition shall be subject to review and approval by the City Engineer and Public Works -Utilities Director. (PWU). 4.18 Property Owners Association. Provide written documentation to the Development Services Department that a Property Owners Association has been formed for purposes of maintenance of common areas, including landscaping and parking areas. (DSD) 4.19 Reciprocal Access Agreement. Provide written documentation showing that a reciprocal access agreement has been formed to allow joint use of common parking areas and drive aisles. I he following ongoing conditions shall be complied with at all times after completion the project. 5.1 Business License. The applicant, tenants, or successors in interest shall comply with the City's business license requirements. (DSD) 5.2 Site Maintenance. The applicant shall maintain all portions of the site, including undeveloped areas, pursuant to Municipal Code requirements for property Resolution #13-09-24-02 Conditions ofApproval AC 13-19, San Juan MOB Pac ge 19 of 19 maintenance. (DSD) 53 Noise. The applicant shall ensure that noise levels do not exceed levels permitted bvSection S-3.531. Noise standards (residential and non-residential) of the Municipal Code. /D8[}\ 5A Future Parking Demand. In the event that future land Wsao require additional parhing, the applicant must obtain the necessary land use approval that demonstrates that SVfhcientp�rkin� ie being providedfornU /ond uoemvV|thinthebuilding or on the property. (DSD) Responsible Departments/Agencies DSD: Development Services Dept. DQD'B&G:D8O Building & Safety Div. PVVU: Public Works &Utilities Dept. PVVU-VV Public Works & Utilities Dept. -Water 8 Sewer Eng, PVVU-TE: Public Works &Utilities -Traffic PVVU-EE: Public Works & Utilities -Environmental Engineering OCFA: Orange County Fire Authority Applicant P#ceptfi�Wof Conditions of Approval: /6~7-/� ��. AooicaMf( Si )nature Date Thomas LmBaau.Accretvo Reghv' Inc.