Loading...
PC Resolution-10-10-12-03PC RESOLUTION NO. 10-10-12-03 aL CONTROL • � f ' • . • - w 11 ' • nil -100111111 � � r ' : . i '1 a w • * a �: • i' Whereas, Costco Wholesale and Mulvanny G2 Architects have submitted applications requesting approval of the Costco Wholesale Warehouse expansion and renovation project to include a 23,999 square foot addition to the east side of the existing Costco building, to include replacing the existing entry canopy and a new exterior food service area totaling 1,113 square feet, for a new total building area of 150,577 square feet. In addition, the project proposes to demolish the existing Ford Auto Dealership building and its ancillary structures, and develop a four -island (16 pumps) fuel dispensing station and carwash. The fuel facility canopy is 3,840 square feet with a 72 square foot controller enclosure and the car wash is 3,235 square feet. The project includes new and reconfigured parking with 677 stalls, landscaping, and associated site improvements, and Whereas, the Planning Commission conducted a work session on May 11, 1-1 2010 and provided direction to the applicant and staff,- and Whereas, the Design Review Committee conducted a work session on June 3, 2010, provided direction to the applicant and staff, and forwarded the application to the Planning Commission with a recommendation of approval-, and Whereas, on September 8, 20108 the Transportation Commission reviewed the project, provided several recommendations and forwarded the applications to the Planning Commission with a recommendation of approval; and Whereas, the City, as lead agency, prepared an Initial Study consistent with the California Environmental Quality Act (CEQA) Guidelines to evaluate the environmental impacts of the Costco Wholesale Warehouse East Addition, Gas Station & Car Wash project and based on the conclusions of the Initial Study determined that there is no substantial evidence that the Costco Wholesale Warehouse East Addition, Gas Station & PC Resolution 10-10-12-03 2 October 12, 2010 Car Wash project would have a significant effect on the environment provided that certain mitigation measures identified in the Initial Study are adopted and implemented-, and Whereas, the City's Environmental Administrator caused the preparation of a Mitigated Negative Declaration, which identifies potential effects with respect to aesthetics, air quality, biological resources, hydrology & water quality, noise geology & soils, hazardous materials and transportation & traffic. The Mitigated Negative Declaration also includes mitigation measures that will ensure that the project will not result in any significant adverse effects on the environment. The Mitigated Negative Declaration was prepared and filed with the Orange County Clerk with the public review period from September 01, 2010 through October 10, 2010; and � f- 1-11 %It W W Whereas, on October 12, 2010 the Planning Commission conducted a duly noticed public hearing and considered all oral and written testimony regarding the proposed project and the proposed Mitigated Negative Declaration. 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 Mitigated Negative Declaration (MND): 1) The Mitigated Negative Declaration (MND) has been prepared pursuant tto and in compliance with the California Environmental Quality Act (CEQA) Guidelines and addresses all potentially significant adverse environmental impacts of the proposed project; and 2) The City recorded the Initial Study and Notice of Intent to Adopt a Negative Declaration with the County of Orange on September 21, 2010 for the 20 -day public review through October 10, 2010; and 31) The Planning Commission has considered the proposed Mitigated Negative Declaration, accompanying Initial Study, and all associated public comments. 4) The City has identified, analyzed and disclosed all potentially significant adverse impacts of the project, and identified appropriate and feasible mitigation measures to reduce all potential impacts to levels of insignificance; and 5) There is no substantial evidence, in light of the whole record before the Planning Commission, that the project will have a significant effect on the environment provided that certain mitigation measures identified in the Initial Study are adopted and implemented-, and 6) The Mitigated Negative Declaration for the project reflects the independent judgment of the City of San Juan Capistrano, and 732932A PC Resolution 10-10-12-03 3 October 12, 2010 1) The Mitigated Negative Declaration and other materials, which constitute the record of proceedings upon which the Planning Commission's decision is based, are located at the Development Services Department at San Juan Capistrano City Hall, 32400 Paseo Adelanto, San Juan Capistrano, CA 92675; and 8) The City has met with, emailed and called via telephone the adjacent Villa San Juan Mobile Home Park residents to ascertain and address their CEQA concerns. 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 Rezone (RZ) 10- 004 amending Specific Development Plan (SDP) 87-01 by increasing the permitted height of lighting poles from 20 feet to 25 feet: 1) The proposed zone change is consistent with the General Plan land use map and applicable goals and policies because the rezone is a minor SDP amendment to increase light pole height 5 feet. The Quasi -Industrial General Plan land use map designation as well as goals and policies would not be affected. 2) The proposed zone change is consistent with the Land Use Code including Article 1 General Plan Review and Table 2-1 Zoning Consistency Matrix because the rezone will not alter the Table 2-1 zoning consistency matrix as the Planning Community (PC) zone district is consistent with the Quasi -Industrial land use map designation; and 3) The site of the proposed zone change is suitable for any of the land uses permitted within the proposed district because the subject property land uses are consistent with the General Plan and Municipal Code. The photometric lighting plan demonstrates that an increase in light pole height from 20 feet to 25 feet will not adversely impact the Villa San Juan Mobile Home Park (VSJMHP) to the north. The lights shall be properly screened and directed away from the park-, and 4) The uses allowed by the zone change are compatible with existing and planned uses on surrounding properties and the community in general because the Costco is permitted by right and the fuel dispensing facility and car wash are authorized subject to a conditional use permit. The property is consistent with the area as surrounding properties in the City of San Juan Capistrano are zoned CM (Commercial Manufacturing), the adjacent City of Dana Point property has a compatible commercial center, the VSJMHP is a legal non -conforming use (i.e. CM zone). Mitigation measures and conditions of approval will protect the VSJMHP{ from potential impacts; and 732932.1 PC Resolution 10-10-12-03 4 October 12, 2010 5) The zone change is reasonable and beneficial at this time because the rezone to amend SDP 87-01 by increasing parking lot light poles 5 feet in height will reduce the number of lights and still comply with Title 9 Land Use Code Section 9-3.529 lighting standards. 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 Conditional Use Permit (CUP) 10-006 and Conditional Use Permit (CUP) 10-007 by authorizing a fuel dispensing station and car wash. 1 ) The use and design is consistent with the maps and policies of the General Plan because the fuel dispensing station and car wash are authorized uses in the Quasi - Industrial General Plan Land Use designation. The uses are consistent with Policy 1.1 that states "encourage a land use composition in San Juan Capistrano that provides a balance or surplus between the generation of public revenues and the cost of providing public facilities and services. 2) The use and design is consistent with the purpose, intent and standards of the Land Use Code and any applicable specific plan or comprehensive development plan, except as otherwise approved because the fuel dispensing station and car wash uses and design comply with all development standards wt forth in the Title 9 Land Use code except parking lot light height. The uses are consistent with SDP 87-01 uses and standards. 3) The site for the use is adequate in size and shape to accommodate all yards, open spaces, setbacks, walls and fence, parking and loading areas, fire and building code considerations, trash and recycling enclosures, and other features pertaining to the application because the subject property will total 18.9 acres with a 0.20:1 FAR that is more than adequate to support the proposed fuel dispensing station and car wash. Development standards can be satisfied, an excess of parking is provided, and general landscaping and adequate vehicle access will be provided. 4) The use and the on-going operation of the uses are compatible with abutting properties and the permitted uses thereof, and will not generate excessive light, noise, vibration, odors, visual blight, traffic, or other disturbances, nuisances or hazards because the fuel dispensing station and carwash are subject to SOCWA permits and regulatory agencies standards. The uses will not create significant impacts that cannot be mitigated. 5) The site for the uses has adequate access and parking to support the uses because the subject property provides adequate access the fuel dispensing station and car wash via three ingress points with the northerly driveway providing direct access. The property provides an excess of 74 parking stalls. 732932.1 PC Resolution 10-10-12-03 October 12, 2010 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 Architectural Control (AC) 10-012 approving site plan, floor plan, elevations, parking, landscaping and related site improvements. 1) The use and design of the project complies with all applicable provisions of Title 9 of the San Juan Capistrano Municipal Code and SDP 87-01 because the Costco expansion and renovation, fuel dispensing station, and car wash are consistent with all development standards except parking lot light height. The project is consistent with provisions set forth in SDP 87-01. 2) The use and design of the project is consistent with the goals, policies and objectives of the General Plan, including the Community Design Element because the Costco expansion and renovation project is consistent with the General Plan Community Design Element as the project complies with Architectural Design Guidelines Chapter VII, R&D/industrial and Chapter VIII, Signs. 3) The site is adequate in size and shape to accommodate all yards, open spaces, setbacks, parking, access, and other features pertaining to the application, -except as otherwise approved because the 18.79 acres property is sufficient in size to accommodate the.improvements, satisfy development standards, provide an excess of parking, and include general landscaping areas. 4) The character, scale and quality of the architecture, site design and landscaping are consistent with the adopted Architectural Design Guidelines of the City because the Costco expansion will tie into and be compatible with the existing building and the building will be improved by removing rotting wood siding, painting and accenting. The fuel dispensing station and car wash architecture and design will be consistent with the Costco, building and Architectural Design Guidelines will be satisfied specifically chapters VII, R&D/Industrial and Chapter VIII, Signs. 5) The site plan provides functional and safe vehicular, bicycle and pedestrian access and circulation because the Planning Commission and Design Review Committee paid particular attention to detail regarding the interior circulation patterns and access to the Costco, fuel dispensing station, and car wash. Bicycle racks will be provided and a safe pedestrian path of travel is identified on the site plan. 6) The 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 project is consistent with existing buildings within SDP 87-01, consistent with the character of the CM (Commercial Manufacturing) surrounding 732932.1 PC Resolution 10-10-12-03 6 October 12, 2010 area, and the 0.201 density is half of the maximum 0.401 authorized in the Quasi - Industrial General Plan designation. 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 proposed Sign Program for the Costco Wholesale Warehouse expansion and renovation, fuel dispensing station, and car wash: 1) The sign program is consistent with the General Plan and Design Guidelines, and is complementary to the architecture and design of the development project because the proposed sign program is consistent with the General Plan Community Design Element and Chapter VIII, Signs. 2) The sign program conforms to all applicable requirements of the Municipal Code Section 9-2.343, Signs permits and sign programs and the applicable provisions set forth in Specific Development Plan (SDP) 87-1/ 3) The sign program is generally compatible with the design character of adjacent properties and/or right-of-way as the proposed sign program is the commercial center is compatible with commercial signs to the south and east of the subject property. NOW, THEREFORE, BE IT RESOLVED, that the Planning Commission of the City of San Juan Capistrano hereby adopts the Mitigated Negative Declaration and Mitigation Monitoring Reporting Program (MMRP), Exhibit A attached hereto and incorporated herein-, and, approves Architectural Control (AC) 10-012, Conditional Use Permit (CUP) 10-006, Conditional Use Permit (CUP) 10-007, Rezone (RZ) 10-004, and Sign Program for the Costco Wholesale Warehouse Expansion and Renovation, Fuel Dispensing Station, and Car Wash, subject to the Conditions of Approval, Exhibit B attached hereto and incorporated herein. 732932.1 PC Resolution 10-10-12-03 7 October 12, 2010 PASSED, APPROVED AND ADOPTED this 12th day of October, 2010, by the following vote: ABSTAIN: 732932. I Sheldon Cohen, Planning Commission Chair William Ramsey, AICP, Principal la ner Secretary to the Planning Comn4ission E xt El (D+� I I (D_yy U _U a a) C a) C (D a) C cE c V a)0 m CD a) 0 E a E 0 E a y 0 Q O Q O Q O p N > N > c c c c m m m o m 0 0 0 0" 1 0" E 0,-3 0L5E o� 0 0 0 0.0 U U U U O CMS U U U U v Co a) © () U X Co (n C 0 — C ! a) z C a) O � ' a) d0 0 m>mc0� a)>C0 m a)o-0 a) o ��ai'>a) 0— o o n o a p.r j 272 12) (u 0 0. 0- CD CU O m cn N a) "in fl °� � � O U) m U) a) cna) � O m J- O c a) 0 O O 0 -- " O U .0 ca a)® _ O a5 '� © a) -0 y o m C6 U v — O �� c0 70 U) w CL m (n75 7T) .Ow :C VL 0 "C O w c- ro c L) N c 0 c m (n "� ui o� E N .� C ,O �' to m •� 0 " .� N fd N U U "� _ N C- LO "O as N M O O O O v- a) f6 G -0 U C a) fly U C N O O m ay i7 Q v p0,. GUc w w a) t6 m Q °g N � In N = m L° a a) S� m O `o .T - O O -C v a) N cuN "- \a) 7 C L m a) N U (B . O) f.- O C m fl. a) N U Y w t]. U S1 ?j m O O 0)'o ;, C '> O `•"' C m M Q N .Q cm Q (n U .- 4) a .Q (D "� O a) p m A `p 0 2 C1 G coa) 5- EO fn L1 a) N '� N m m m g 0) d N -0 .N E mag `� u � E 3> -0 — U ° co 5 0�r I 0To, a) w Q a) r p m N Qi N Q N m a) 4-- 0) p i6 c � m m. (.= N c 0 O) - Q O M t—r6 'U - O C U® O m - O N 5 cu O to C LO 0 m -0 •w(n O g — 4- O 0 m 4= O) M a w m 0 N D) @ (D 0 �c 0 0 0 0 Q 0 a) U 0 "U CL - N M � -C C O 4- N Q o v O) a E Q. 0 0 w (n m m 0 O 0 rp U CL a) T3 S f^ O to (6 O a) a) O O 1 Q U G N (n M to O 2 a- 2, N O L� U N Q) w r � O v) O E (n a 'Z3 M p a3 G E d "� .0cu > O O N a) _ i a9 p U_ d i E N O- m a) Q) (O_/) O C O .o O m 0 a Q 3 L .a) .1 .Q O m a '� i 'O o N `) m X 0 vmdaU .Qa)0_-)0 �O.�CD naOm 4 Z r N M d z ci C) U G) U U N a) c U) �� �� 'Q y a) �.t5w 0 a) C6 O Q N O a) O 0-E � E g E 0 0 C O - o cc 0: w o Q � a, C cn O C O a) a) a) O W COj0) O O G O t6 O O 0 0 ' CO O vi . O (D CJi CL O O E Q ❑ Q ❑ U) OE '^L C Y C C O O w a) N ON Uco F LL 'w z:z sa O C ` N ` O v, -p o us -0 .ii a, E C E .L F7l 'a a) N rn ' L .0 L fL6 ❑ O a) N 0 O C O T a3 .� a) aw S 5 �� �.E❑ N� C c S C 2 (>(�— Fn `° _0 3 4) a) voi a� 0 0� `.0 W .� 0-C i ami L O U i Q C O a) C� �.L. U a) U in p c3 ?C 0 U) -L "'.'' M-0 C to O L N U (6 O X .0 a) (SS O 0) O O O C6 O �. (�._ 0 M -0 C� p�j O N a) Cl O t3 co O `Q m Q M Co 70 L a) OL a) a) a) 0 O ,7 U CO CL6 L O (6 N +� N - Min -_ > O > O? -0 Co a) U a) �'.Ln a) a) .� f6 "� .�O '� E p i0 L a) r3sE =_ :_ _ Q O O O OLO 75 a) C O O O >. ?; i'U EC> C -a.- C Cp) -_� oO-6 E_ u C .O OU (6 .O0 -O � 7) m O6 -y (nm U = C C @ O "O m D 7cn C N to a N O- C L1 a) E O is .-CU (n f6 t� CL 0) L) E C -0 0) M a) �� (6 .0 . 25- 70Y � E O O C O� O- O .` a) O O E ® 0 tt3 aC: .E w L .� � O O v' g a) > a }' 'CU c O o> o O nv. a) U O .� 0 .0 m aUi ca v O N w» � y O a) 0 U N ��j L O •� 4 Q m �, cn C ) co >. O '— �6,� O) a) O' a) w X 0 Rf O. O O _ C'7 d? a) a "� -p ® E C C .0 L is .> C6 0 t6 Q pj .s0- N _0 C (6 Gi .0) 0 m v Co X .�' C S, O C O O .= L C a) O O N -O O cn O >,a d O t c O •"_' C to a) '�.'� M'— m U) ca u) w L a) CO a) m _cm a) O C if) C as O O a) o C s O co •� a) (ti E O E> M (DO O O .0 C O -_ Q N '_ N O cA TJ 0 `" O D U Q) a) U) '. a; �. N O- 3 i Ls- X X LL— o Gi E Q vi N C06 �` 0 .Q co E a) a) m C .� E a) >0.—:a 'i= 0 < Li ++ Q I--- a) a) f— (i) a) L L c- -CC CL cn Q — m -o❑ ❑ a) � CL ® • ❑ E .2 m () ry V ry�y V q0 K z ci U U U U a)C (n N NC Cn a) NC in N a)�L Cn O �1 �V- a) V- �� Ea Ea Ea E�� 0 oo �� o c c v) Q oa O ocLa a) � 0a`) a) a o� a) y � O O w Ls�= U @� �a U 0 cc ^ m >n U 7 Cs = m L E i v� e 0 C DE p E p L m 0)2m y _vim) O `-' a) 'n •.,.. U C) 3 a 0� o� 0'0 m c m O i 0 O m = IL IL a Ec v. O O W d O o a N � 0 U. O >p (D wc ) � 0 LN o U Q) ID i i O W N m O 7 ,sn Q m cn N O o N a) dOLi =� O '} � N .0 w� a ,-� i 3 0) m "�' Vi - w- a 8 (tS E m m `m ��,+.-. - N m C2 0 U p RS yN� =- O O � f c o Q ami 0 wO a) a� a` v 'a)��;(D p o a 0 �'Cs-0v a0i °° � cn M� c4 a0i > . C�0� a)�' :3 0 U C m m C L, >, .a) a O U> C � a) O O N a) �, b a) - ate a N to Q) a) oL OL a v N O)_O N U CL N 7 N _� a) p n g N O m m 'o a) O .O m=> m N t6 '0 7 O a) O "_ 0 C a) O 0 a O N OL 07 N I C N O sl Q% �: N co C _vi O Q a 0 C aa)i a) _ Q O H O .., 4Y N u) U. a N a) p m CV " O Q3 � O o - O m U Cin j C U .� ca CO L O CL > p p C O p �_ - O N so >, p 0' N C > a) 71- m C O O O p- Cm �+ a) N� CO6 u) T fV6 .> O O CCD CL g m -0 a L m OL U .0 E cn (6 C2 a) O va) E a p C .c N N � 0 Fu p N L w w fn I a) -0 U .0 a) m 0-0.4--) a N O y m C O a •� a co ..0 Co m C p 0 LC2. U a) U a) C N 0 Cm N m U m qj p 'a m Q) Q O, - m m C a N L O 0) 7 m 0) O U L N to 0 v- �n a U E w- p O N CL os) c � a m � N a) (no w 3.Q � 0).� a ) QS cas p)�"„— � — "6 ) C a) C U=>' rs3 N C]a.i cc aci a C � a) cL m 0) D � �) m O m .� O a) in '� w O '0) V Q C Cp) .0 m L a C m 01 -7) p U L 7 d n� 0 ; ° C 0-( D o a 0 � a) o o - ro E o° 0 0 M v o o o0 o ai �'"� o w o� LO) °)�� �'° E o mocao ¢.I a s�v?oo`no0 �m�.� CL p L U- a) O- C C a) >, C �'' m N ��aiE m a U m• O a) C U C 0 'Za EmQOm a) CD a�m�a'a�� w'aEimtiac � s_�•�o a�� a =mc mca pXpO.> o� .�3 � � 0 a� C (D ChcU ®0 g ®y 0-Q) v o o E Ns� ® CU CDcoir �� a �c m C; U N �_ m a) �m N C y ate+ E N 0) m'� ,_o N -c a) (a m O) N A U. 0— O a) p O O m a) N p m a a) F- U in C1 M C U O A a. a C to m U iZ C2 A S:� -C O O C1. CL C 7 L LL w m m Vi U O v 'O m L U) L U T a C C = L C Lm — m V) m to O `L r CV +C U i U U U a) c �E (D mE mE N C (DE E c (D (D EQ G EQ EC ,Q v op o ^ 00 w0 00 pC a) v a) o a 0 0 N cu c ro @ ro O o O o f O O' wsa) CO - 0 C- cN Cac) ) ° a o a � C: _ �0) o M0) �0) i�Oat •5 C, 0-5 o 0.5 o O E o O o O 0 I U n U O,O� U U U A1 O V U U U U C5 w l C a Z3 G a a o to �+ O V 'a O U L 't3 s G C. O Q) O Lr) "'' C= C _ Q) L U) t3) a) a) ° U) O C ° C 0 Q. LL (L) U C' U= .7 C= V U O- w '� E ui w U N C6 6 E ro t4 U LLq .s Sc3 a) _ +�. O a) t0 a) Q (a O N= N q� ❑ FF CO a) G U N v) — O = LS N U — i0 <�a m O O > a Q d) E E C CL w O C D :� p L to O CLB N v0- L O E U 7 0 aJ O •o ro 0 CC U tl) a) . V C C .+'�+ p U) N y U (n C> ro O o n _ C `� a) N D a) a) � tlt p N O � s � p O O a) N (n � ❑ C o a) p = 6 E �� E C LL :S >= a a) a) OQ O � c o D. -O 4. L � ca 0) o O o 8 L N 0 m UO O IZ 0 c �, � p ro V V U) `. 0 '_ •Q E E O E .a ro �� a) E E °) sz E u' L� c a)U) a) O �, Q O U a) . Z3 a) .O C a) > LOa; f6 N Q ❑ C p C C ro' 4 .ro U) O G U) LL p) 'U () O C I C a) O U -p N a) N N -0 o g_ as o ca G U i a) o Q C T C N LU U) a) � V U p roL 4- Ecr, i3 N C a} Q a)y) ® ro ro p V) p p - U �m O m 0) (6 ISS 7 N Q a) _ "' 'a '� a) o v ro C U) C 0 — 'a O 4- U! ®- 0) Q'B Q O ro ~ OL p v. tva�i a) m a) acjE.o-0 i�UCO0 _ a)� 2 U roa) V1 �O (4 Q C OU a) 0 L ro (6 > - ' �?�. B O O a) O L m .`'_' O_ U) d t6 (D N ro` N ' `6_ N L a)LO. u) LL f6 C ro O O O O U CL o Ci C T (a C Q- >TI O O CLQ C -C s-' ro U U w0 E w a) T N U) q U) (Q = 10 ro U) C U) O E« 0` a) O t- a) t U) U E L «_ N 0 ro C 0 C O m N 0 ,Q) e6 N _a E (6 a) U (S � E ro _CII p to i= U C D ro C °' a, Ea) Q L C ro N C 2 L ('3 ro E N C ro ro U OU N a) O G O c Ci O ro® •— O U U L O❑ O I- l CL Q Q CL 'n Q❑ �0. ems+ F O sa cn . O Z' N :E S ZI— Initial Study Errata Sheet Architectural Control (AC) 10-012, Conditional Use Permit (CUP) 10-06, Conditional Use Permit (CUP) 10-07, Rezone (RZ) 10-04 Costco Expansion & Renovation 33961 Doheny Park Road, San Juan Capistrano, CA 92675 October 12, 2010 Page 9, 3rd Revise sentence to read, "All landscaping in the portions of the parking area to be paragraph, 3rd graded and paved will be removed." sentence. Page 44, 3rd Revise the sentence to append the following to the end of the sentence, "as paragraph, 2nd shown on Table 5 of the project traffic impact analysis (T/A)." sentence. _f Page 48, Table 13, Revise the footnote to read, "This road segment operates adequately with peak footnote 8. hour capacity analysis, therefore, no improvements are required." Page 48, insert Insert Table 14, Peak Hour Link Capacity (Table 5 of the traffic impact analysis) Table 14. immediately following Table 13. ��lllwlllllligil J111111il I I J I !I J I I Jill 11 J J MR I These conditions of approval apply to Architectural Control (AC) 10-012, Conditional Use Permit (CUP) 10-006, Conditional Use Permit (CUP) 10-007, and Rezone (RZ) 10- 004 (amend CDP 87-1). The site currently totals 10.15 acres and has an existing 125,445 square foot Costco Wholesale warehouse. Costco is purchasing an additional 7.16 acres from the adjacent Ford Auto Dealership and acquiring 1.48 acres from a two lot line adjustments for a gross lot area of 18.79 acres. The project scope is to construct a 23,999 square foot addition on the east side of the existing Costco warehouse along with replacing the existing [Entry Canopy and providing a new exterior Food Service area of 1,113 square feet. The existing Tire Service Center and Loading Areas will not be changed. The total new building area will be 150,577 square feet. The project also includes a new 4 -island (16 pumps) fuel dispensing facility with a 3,850 square foot canopy and 72 square foot controller building. In addition, a 3,235 square foot carwash will be constructed. The existing parking lot will be expanded and reconfigured providing 677 parking stalls, existing trees will be removed and new trees and landscaping provided. The property is General Plan -designated as 4.1 -Quasi - Industrial and is zoned PC (Planned Community) subject to Specific Development Plan 87-01. The property address is 33961 Doheny Park Road (API! 121-250-35, 38 & 40). Any proposed change of use or expansion of the project area or modifications to the site plan or structures shall be submitted to the San Juan Capistrano Development Services Department along with the required application and fee for review. 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. Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007 RZ 10-004 — Costco Wholesale page 2 of 19 General Conditions: 1. AC 10-012, CUP 10-006, CUP 10-007, and RZ 10-004 is granted to construct an addition and renovate an existing Costco Wholesale Warehouse, construct a new fuel dispensing facility, construct a new car wash, develop new parking facilities, and install new landscaping for property at 33961 Doheny Park Road (APN 121-250-35, 38 & 40)). This approval is granted based on the application materials submitted by Costco Wholesale c/o Northwest Atlantic and Mulvanny G2 Architects, including plans consisting of a site plan, floor plan, building elevations, sign program, landscaping, tree removal, lighting, conceptual grading, conceptual utility, and water quality management plan. These plans and the proposed use of the site are approved as submitted and conditioned herein, and shall not be further altered unless reviewed and approved by the affected city departments and/or approving bodies. Minor modifications to this approval which are determined by the Development Services Director to be in substantial conformance with the approved plans, and which do not intensify or substantially change the use or require any deviations from adopted standards, may be approved by the Development Services Director upon submittal of an application and the required fee. Any application for an extension of time shall be submitted to the Development Services Department, along with the required fee, at least ninety (90) days prior to the expiration date of this approval, except as otherwise approved by the Development Services Director. 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 documents, and designs shall be prepared, signed, and stamped (when required) only by those individuals legally authorized to do so. 4. 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 Council, Planning Commission, or City Planner. 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. Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 3 of 19 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. Approval of this project shall become effective on the sixteenth (16th) day after Planning Commission approval if no appeal is filed. If an appeal is filed a public hearing will be scheduled before the City Council and the decision of the City Council shall be final. 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 uses 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. All applicable approvals and clearances from other departments and agencies shall be on file with the Building and Safety Division prior to issuance of any permits, final inspections, utility releases and/or release of securities, as specified in these conditions. The following conditions of approval shall be met prior to issuance of grading permits: 11. 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 Water development impact fees schedule, as last revised, and post securities to ensure satisfactory performance of proposed on-site and off-site improvements, grading, erosion and sediment control and all appurtenant improvements. (ENG/PW) 12. 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 and 110% of water improvement cost as Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007, RZ 10-004 — Costco Wholesale page 4 of 19 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, landscaping and irrigation in rights-of- way, 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. (ENG) 13. 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 Department for review and approval by applicable departments. Any revisions to the Conceptual Grading Plans shall be subject to review by the Design Review Committee. Precise Grading Plans shall be in substantial conformance with the approved Conceptual Grading Plans and approved Site Plan. These plans include the limits of grading, the drainage, any applicable retention/detention basins, sewer, water, trails, parkways, streets and all appurtenant improvements. 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 system. 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 and the approved Water Quality Management Plan prepared for the Costco Wholesale project. In addition, all Grading Plans shall show the following information: (ENG/DS) a. Location of all existing trees and indicate trees to be removed and trees to remain in place (DS) b. Areas to be protected from grading in order to protect environmental resources (i.e. habitat area near San Juan Creek), and method of protection proposed during grading operations. (DS) c. Location, height, materials and colors of any retaining walls. (DS) d. Identify locations of significant existing and proposed improvements to include but not be limited to the Doheny Park Road right-of-way. (ENG) e. Identify applicable jurisdictional boundaries to include but not be limited to City right-of-way, 100 -year flood zone, etc. (ENG) 14. 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 Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007 RZ 10-004 — Costco Wholesale page 5 of 19 treated prior to being conveyed to the street or a City approved drainage facility in accordance with the National Pollutant Discharge Elimination System and the approved Water Quality Management Plan prepared for the Costco Wholesale project. If an existing downstream drainage facility is inadequate, or, in the opinion of the City Engineer, is not sufficiently sized 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. (ENG) 15. 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, County of Orange, RDMD/Flood Programs design criteria, and standards. (ENG) 16. 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. (ENG) 17. 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 (BMP's) 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. (ENG) 18. 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 Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007 RZ 10-004 — Costco Wholesale page 6 of 19 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 Division of the Public Works Department. (ENG) 19. Traffic Control Plans. Prior to issuance of grading and right-of-way improvement permits, 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 (ENG) 20. Recycling_ /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 obtain approval for a program complying with the requirements of the California Integrated Waste Management Act of 1989 to reduce construction and demolition debris through recycling. (UD) 21. Connection to City Drain must be Documented and Filed. Prior to issuance of 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 provided and submitted by the applicant's engineer at applicant's expense, prior to acceptance to improvements and release of performance securities. (ENG) 22. NPDES — Water Quality 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 (BMPs) 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. (UD) 23. 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 Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007 RZ 10-004 — Costco Wholesale page 7 of 19 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. (UD) 24. 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. (ENG) 25. Orange County Fire Authority (OCFA) Approval. Prior to the issuance of grading and right-of-way improvements permits, 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 (OCFA). 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. (PW) 27. Construction Cost Estimate. Prior to issuance of a grading permit, the applicant 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. (ENG) The following conditions of approval shall be met prior to Lot Line Adjustment Approvals (2): 28. Compliance Prior to approval of the Lot . Line Adjustments, the Lot Line Adjustments and corresponding exhibits shall be developed in full compliance with the State of California Subdivision Map Act and the City of San Juan Capistrano Municipal Code. (ENG) The following conditions shall be met prior to or in conjunction with the issuance of building permits: 29. Applicable Codes. Prior to issuance of building permits, plans for this project 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) Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 8 of 19 30. *Water Line Upgrades. The applicant shall execute an agreement with the City of San Juan Capistrano Public Works Department for upgrade, replacement or installation of water lines as stipulated on conceptual plans for expansion of the existing site. 31. Building 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 of the Development Services Department for review and approval by all applicable departments. Such plans shall be fully dimensioned and in substantial conformance with those plans approved by the Planning Commission, Design Review Committee and/or Planning Director (as applicable). Plans shall address the following: (DS) a. The final conditions of approval shall be incorporated into the construction plans and shall be reproduced on the front page of the construction plans. b. Location and method of screening for all roof -mounted and building - mounted equipment shall be demonstrated on the elevations, including 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 all exterior exposed gutters and downspouts 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. 32. Street Frontage 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 for Doheny Park Road prepared by a Registered Civil Engineer. Said plans shall be designed per City standards and shall show all existing and applicable proposed improvements, including but not limited to street grades, Landscaping of the median sidewalk, the new right -in right -out northerly entry drive and street light at said location, striping, signage, and all related Planning Commission Conditions of Approval - October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 - Costco Wholesale page 9 of 19 appurtenances. In addition, the Street Improvement Plans shall show the following required improvements for this project: (PW) a. The sidewalks on Doheny Park Road shall be improved where necessary, consistent with City standards and subject to approval of the City Engineer. b. Street lights shall be provided per City standards (Mission bell fixtures on Marbelite poles). 33. Sewer and Water Plans. Prior to the issuance of building permits, the applicant shall submit to the City Engineer 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 (PW). 34. 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. The plans shall show all sewer and water service lines and their corresponding points of connection with the City public main lines. The plans shall also include the location of all trash enclosure(s) that shall be covered with solid roof; its floor surface shall be connected to the sewer system or exit out the back of the trash enclosure and into a vegetative swale 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 pursuant to City Engineer approval. (PW) 35. Final Landscape Plans. Prior to issuance of building permits, Final Landscape Plans shall be submitted to the Development Services Department for review by the Design Review Committee (DRC). Landscaping shall consist primarily of native drought tolerant specifies and incorporate water efficient irrigation systems. Final Landscape Plans shall show the following information and requirements where applicable: (DS) a. Type, location, and size of all proposed new plant material. Proposed landscaping shall incorporate water conservation techniques and plant material shall consist of California Native / Friendly plants. b. All trees on site to be removed and/or relocated. Tree removals shall comply with the City's Tree Permit requirements. Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 10 of 19 c. Turf areas shall be limited in area in designed to minimize overspray. Turf areas shall be separated from non -turf areas by a mow strip or header. Turf shall consist of a California Native variety such as Canex Pansa, etc. d. All slopes of 2:1 and greater shall be permanently landscaped for erosion control. e. Backflow devices and utility pedestals shall be located so as to be visually inconspicuous, or screened with landscaping. f. Decorative hardscape and walkways, indicating materials and colors. Where pedestrian walkways cross drive aisles, decorative paving shall be used. g. Location, height, materials and colors of all proposed and existing walls and fences. h. Location and details for all street furniture, including bicycle racks, benches, water features, trash receptacles, historic depiction devices, etc. Design details and locations for trash enclosures, which shall be of decorative construction compatible with the main structures. j. Trees shall be located so as to provide shade throughout parking lots, with a minimum of one (1) tree per six (6) parking spaces. k. Landscape planters shall be a minimum interior width of five (5) feet. Where landscape fingers abut parking spaces, they shall not extend closer than three (3) feet to the aisle end of the adjacent parking space. A twelve (12) inch wide paved landing strip shall be provided inside the curb, wherever a landscaped planter is located adjacent to a parking space such that passengers exit a vehicle into the planter. I. Sidewalks adjacent to head -in spaces shall be a minimum width of seven (7) feet. m. All landscape islands which are located at the front of head -in parking spaces shall be designed with a minimum two and a half (2-1/2) foot area free from vegetation where the front of a vehicle may overhang the planter. n. Parking areas located adjacent to the Villa San Juan Mobile Home Park shall be screened by a six-foot (6') wall, with landscaped area between the parking lot and fence designed to shield vehicles and headlight glare from the adjacent mobile home park. Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale Pape 11 of 19 o. All portions of a parking lot devoted to landscaping shall be provided with a permanent automatic irrigation system designed for water conservation. 36. Surety for Tree Preservation. Prior to the issuance of any building permits, the applicant shall provide surety in the form of a bond or other method as approved by the City Planner and City Attorney, to ensure that trees to be preserved and/or replanted on the site are protected during construction and remain viable and healthy for twenty-four (24) months after issuance of a final certificate of use and occupancy. (DS) 37. 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 applicable water district and submitted to the Fire Chief for approval. (OCFA) 38. 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) 39. *Fire Alarm System. Prior to the issuance of a building permit, or as a deferred item on the approved plans, 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) 40. *Automatic Fire Sprinkler Systems. Prior to the issuance of building permits, or as a deferred item on the approved plans, the applicant shall submit plans for the required automatic fire sprinkler system in all structures to the Fire Chief for review and approval. 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." (OCFA) 41. Fire Access Roads. Prior to the issuance of 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 Planning Commission Conditions of Approval October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007 RZ 10-004 — Costco Wholesale page 12 of 19 and the contrasting background. The plans shall also indicate the location(s) of all fire hydrants proposed for the project. Please contact the OCFA at (714) 573-6100 or visit the OCFA website to obtain a copy of the "Guidelines for Emergency Access." (OCFA) 42. 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 Classification Packets." (OCFA) 43. Traffic Mitigation Measures/Street Improvements/Fees. Prior to the issuance of the first building permit, the applicant shall pay the following fees: (ENG) a. Camino Capistrano, from 1-5 Southbound to Avenida Aeropuerto - To address the project's cumulative impact, the applicant shall pay into the Capistrano Circulation Fee Program (CCFP) with an identified improvement of the two southbound lanes and one northbound Lane at the railroad pinch -point, then transition back to two northbound lanes. This improvement would equate to a modified collector street. (ENG) b. No U -Turn Signs: To prevent unauthorized U -Turns on northbound Doheny Park Road and into the Villa San Juan Mobile Home Park (VSJMHP) entrance, the applicant shall install a No U -Turn sign in the northbound Doheny Park Road median on the north end and also install a No U -Turn sign at the drive entrance to the VSJMHP. (ENG) c. New Access Drive Signs: The applicant shall install "Right in and Right out only" signs at the new access drive on the north property line. (ENG) 44. Orange County Fire Authority (OCFA) Requirements. OCFA will prescribe all relevant standard conditions related to water supply, fire protection systems, road grades and width, access, building materials, etc., with regard to the proposed project upon review of the plans by that agency: (OCFA) 45. Wall North Property Line. The applicant shall install a six-foot (6) solid block or masonry wall along the entire length of the north property line adjacent to the VSJMHP. Such fence may contain "screen block" at the top of the fence. The wall shall have anti -graffiti coating.(DS) Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 13 of 19 46. Sian Program. Prior to installation of signs, applicable permits must be obtained. Such signs shall be consistent with the sign program approved by the Planning Commission. The sign program shall identify the location and elevations of directional signs to the carwash and fuel dispensing facility. (DS) 47. Carwash. The site plan shall identify the location of the carwash blow dryers and vacuums prior to the issuance of building permits. The carwash will require a water recycling plan. (DS) 48. Green Building Components. Identify green building measures and components in the plans and pursue energy efficiency. (UD) 49. Trash Enclosures. Identify trash enclosure locations, measurements and specifications on plans. Provide cigarette receptacles outside the store, gas station, carwash and in the parking lot areas. (UD) 50. SOCWA. The fuel dispensing facility and carwash will require a wastewater treatment permit from SOCWA. (UD) 51. Fat Oils & Grease (FOG). The restaurant facilities will be subject to the City's FOG standards set forth in Ordinance 956.(UD) The following conditions and requirements shall be met during construction, from the beginning of the first ground -disturbing activity until the use has been released for occupancy. 52. Compliance with approved plans. At all times during construction, the applicant shall ensure compliance with approved construction mitigation plans and exceptions, including: (ENG) a. Erosion Control Plan 0M:EMI.IT071 aMi1 c. Traffic Control Plan d. Construction Debris Recycling Plan e. Temporary Use Permit for construction trailer and staging areas.(PLN) 53. 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. (B&S)* 54. Drainage Problems. During the entire grading and construction operation, the applicant shall adhere to the following conditions to address unforeseen drainage issues: (ENG) Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 14 of 19 a. If any drainage problem is identified or does occur during construction, the applicant shall provide and implement a solution acceptable to the City Engineer at no cost to the City, and submit a recorded instrument to insure the future of the solution. (ENG) b. Any grading work beyond the limits of grading shown on the approved grading plans shall require a written approval from the City Engineer and shall be subject to supplemental Geotechnical Soils Report and additional fees. (ENG) 55. 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 Engineer. (ENG, B&S) 56. 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 not permitted. (ENG) 57. Construction hours. Construction hours shall be limited to 7:00 a.m. to 6:30 p.m., Monday through Friday and between 8:30 a.m. and 4:30 p.m. on Saturday. Construction activity shall not be permitted on Sundays or any Federal holiday.(DS) 58. Temporary Use Permit. Applicant shall obtain a Temporary Use Permit for any construction trailer and staging areas for equipment and materials. (DS) 59. Emergency Access Road. An emergency access road with two points of ingress and egress is required to serve this project during all phases. Access roads shall be a minimum of twenty (20) feet of pavement or other all-weather surface as approved by the City Engineer. Any request to deviate from this requirement shall be subject to review and approval by the City Engineer. (ENG) 60. Potential Soil Contamination/Hazardous Materials. Should contaminated soils be encountered during the grading and site preparation phase, additional subsurface analysis of the soils will be undertaken to properly address such conditions and, if necessary, prescribe appropriate remediation measures. (DTSC). The following conditions shall be met prior to acceptance of improvements and release of sureties, final utility clearances, or granting permission to use or occupy the project site, as specified below: 61. Complete all Improvements to the City's Satisfaction. Prior to issuance of certificates of use and occupancy or prior to acceptance of improvements Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 15 of 19 and release of performance securities, whichever occurs first, the applicant shall complete, to the satisfaction of the City Engineer, all facility improvements required and necessary to serve the development in accordance with the approved plan and approved exceptions. (ENG) 62. Provide As -Built Mylars/Digital Format. Prior to acceptance of improvements and release of performance securities, the applicant shall submit to the City Engineer for review and obtain approval for the reproducible "As Built" Duplicate Mylar Plans of all improvement works completed and accepted. Said plan shall be prepared by a Registered Civil Engineer. Additionally, the applicant shall submit digital copies of all "As Built" plans, at no cost to the City, in accordance with the latest edition of the City of San Juan Capistrano Digital Submission Standards. (ENG) 63. Monumentation Restored and Corner Records Filed with County. Prior to acceptance of improvements and release of performance securities, the applicant's surveyor shall set all required monumentation during construction. Monumentation and corner records where applicable, shall be submitted to the City Engineer and filed with the County Surveyor in compliance with AB 1414 and Section 8771 of the Business and Professional Code or as required by the Final Parcel Map. (ENG) 64. 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. (ENG) 65. Replace Driveway and Curb Depressions with Sidewalk and Curbs. Prior to acceptance of improvements and release of performance securities, the 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. (ENG) 66. 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. (ENG) 67. Solid Waste Reduction/Recycling Management Program. Prior to approval of final inspection of each phase, the project applicant shall coordinate with City staff and develop and implement a Solid Waste Reduction/Recycling Management Program for the project site. Features of the program shall include, but not be limited to: 1) distribution of Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006 CUP 10-007 RZ 10-004 — Costco Wholesale page 16 of 19 separate receptacles for recyclables and trash throughout the project site; 2) separate dumpsters for recyclables 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 dumpsters; and, 5) restrictions on product type that will be offered at concessions or vending throughout the project site. (DS/ENG) 68. Installation of Landscaping. Prior to approval of final inspection 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 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. (DS) 69. 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 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 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. (DS) 70. Final Planning Inspection. A minimum of one week prior to final inspection by the Building and Safety Division, the applicant shall schedule a final inspection by the Planning Department, and shall pay any outstanding balance in the Developer Deposit Account assigned to this application. (DS) 71. Fire Extinguishers. 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) 72. Fire Aisles. Drive aisles service as fire access lanes shall be posted "No Parking — Fire Lane' as approved on the Fire Master Plan by the Fire Department. (OCFA) Planning Commission Conditions of Approval — October 12, 2010 AC 10-012. CUP 10-006. CUP 10-007. RZ 10-004 — Costco Wholesale Daae 17 of 19 73. Water Quality Management Plan. The applicant shall revise the WQMP as needed to indicate the Total Maximum Daily Load (TMDL) that has been adopted by San Juan Creek and the Long -Term Operational Impacts for the proposed project and how they will impact compliance with the required TMDL wet and dry weather load reductions for San Juan Creek. In addition, the WQMP shall address development of the multi-purpose trail along the creek bank. (UD) 74. Flood Zone. The subject property is located in the 100 -year flood zone. The Costco expansion does not constitute additional construction under the City's Flood Plan Management regulations and is therefore exempt. Prior to approval of the site plan for the fuel dispensing facility and carwash, the City Engineer shall certify that plans for the site do not violate FEMA standards for the site as designated by the Federal Insurance Rate Map in effect at the time of Site Plan review. 75. Reciprocal Agreements. Prior to acceptance of improvements and release of performance securities, the applicant shall submit to the City Engineer for review and approval agreement documents associated with the property for maintenance, reciprocal parking and access purposes. (ENG) 76. Water System Improvements. Prior to the issuance of certificates of use and occupancy, the applicant shall complete the construction of all domestic water system, non-domestic (recycled) water system improvements, and irrigation facilities required to serve the subject project in compliance with City municipal codes, standards, specifications, the Rules and Regulations for Users of Non-domestic Water and the City's water standard specifications. (PW) 77. Water Service Connection. Prior to the issuance of certificates of use and occupancy, 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. 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 Section 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 when they become available. (PW). Planning Commission Conditions of Approval — October 12, 2010 AC 10-012 CUP 10-006, CUP 10-007 RZ 10-004 — Costco Wholesale page 18 of 19 78. `Hours of Operation. Hours of operation of the car wash shall be limited from 8:00 a.m. to 6:00 p.m. daily. This condition shall be reviewed by the Planning Commission within six (6) months of commencement of operations. 79. *New North Driveway Access. The new and approved north drive access width and design shall be reviewed by the Design Review Committee. Such driveway shall be right in and right out only and trucks shall not enter the driveway. The following ongoing conditions shall be complied with at all times after completion of the project. 80. Business License. The applicant, tenants, or successors in interest shall comply with the City's business license requirements. Application for business license shall include but not be limited to a complete written description of the business operations and detailed floor plans.(DS) 81. Site Maintenance. The applicant shall maintain all portions of the site, including undeveloped areas, pursuant to Municipal Code requirements for property maintenance. (DS) 82. Noise. The applicant shall ensure that noise levels do not exceed levels permitted by the Municipal Code. (DS) 83. Shopping Carts. The applicant shall provide measures to prevent shopping carts from leaving the property at any time. Such cart preventative measure(s) shall be reviewed and approved by the Development Services Director. (DS) 84. Off -Site Landscaping If the applicant elects to partner with the City of Dana Point on median landscaping program, provide plans and specifications to the Development Services Department. (DS) *Planning Commission approved amendments October 12, 2010. Responsible Agencies: B&S ENG DS = PW = UD = OCFA = DTSC = OCR = CDT = OCTA = Building and Safety Engineering Division Development Services Department Public Works Department Utilities Department Orange County Fire Authority Department of Toxic Substance Control Orange County Resources & Dev. Mgmt. Dept. California Dept. Transportation (CALTRANS) Orange County Transportation Authority Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 19 of 19 Applicant Acceptance of Conditions of Approval: Its: Applicant Signature Applicant Name & Title (Print) Date: Planning Commission Conditions of Approval — October 12, 2010 AC 10-012, CUP 10-006, CUP 10-007, RZ 10-004 — Costco Wholesale page 19 of 19 Applic nt'Ac&P'tance of Conditions of Approval: V � Y By: _ �. Date; � d# 4Ap licant Sigoa pi7e 4 Its. Applicant Name & Title (Print) �`