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Resolution No. 6426RESOLUTION NO. 6426 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF CYPRESS, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2014 -06 - WITH CONDITIONS WHEREAS, an application was filed for a conditional use permit in accordance with the provisions of 4.19.070.1 of the Zoning Ordinance of the City of Cypress to construct 29 single - family homes on the property located at 9470 Moody Street, within the PC Planned Community Zone; and WHEREAS, the City Council, after proper notice thereof, duly held a public hearing on said application as provided by law; and WHEREAS, based upon substantial evidence presented at such public hearing considered as a whole, both oral and written, including the staff report presented in connection therewith, the City Council adopts the following resolution. NOW, THEREFORE, the City Council of the City of Cypress does hereby FIND, DETERMINE, and RESOLVE as follows: 1. The proposed location of the conditional use is in accord with the objectives of the Zoning Ordinance and the purpose of the PC Planned Community Zone in which the site is located, which is: "Intended to provide the opportunity for the design and development of integrated, master planned projects in areas of the City which may benefit from special design standards and land uses not otherwise possible under conventional zoning district regulations ". 2. The proposed location of the conditional use and the conditions under which it would be operated or maintained will not be detrimental to the public health, safety or welfare, or be materially injurious to properties or improvements in the vicinity in that: (a) The proposed location of the conditional use is consistent with the requirements of the general plan and the zoning district in which the site is located. (b) The proposed location of the conditional use and the conditions under which it would be operated or maintained would not be detrimental to the public health, safety, or general welfare, nor would be materially injurious to properties or improvements in the vicinity. (c) The proposed conditional use would comply with all applicable provisions of the Cypress Zoning Ordinance. The single - family development project, as proposed, would be consistent with the goals and policies of the City of Cypress General Plan for the Specific Plan land use designation in which it is located. (d) There is sufficient infrastructure and public services to accommodate the proposed residential development within the project vicinity. (e) The proposed architectural design of the residential units will be compatible with the surrounding residential developments. (f) In accordance with the California Environmental Quality Act (CEQA) Guidelines, a Mitigated Negative Declaration has been prepared for the project. It has been determined that with mitigation, no significant impact to the environment would occur from the proposed project. (g) The proposed conditional use will comply with each of the applicable provisions of the Cypress Zoning Ordinance and the Harmony 2015 Specific Plan. (h) Conditional Use Permit No. 2014 -06, subject to the conditions attached hereto as Exhibit "A ", is by this resolution approved and adopted. 464 (i) This resolution shall not be in force or effect unless the same is approved by a majority of the voters casting a "yes" vote on a ballot measure, scheduled for the November 4, 2014 General Election, to rezone the subject property from its current zoning of PS -1A Public & Semi - Public to PC Planned Community (PC -14) to the zoning designation set forth herein. PASSED AND ADOPTED by the City Counc of the City of Cypress at a regular meeting held on the 27th day of May, 2014. ATTEST: CITY CLERK OF THE CITY OF CYPRESS STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS MAYO S F THE CITY OF CYPRESS I, DENISE BASHAM, City Clerk of the City of Cypress, DO HEREBY CERTIFY that the foregoing Resolution was duly adopted at a regular meeting of the said City Council held on the 27th day of May, 2014, by the following roll call vote: AYES: 5 COUNCIL MEMBERS: Bailey, Narain, Yarc, Johnson and Mills NOES: 0 COUNCIL MEMBERS: None ABSENT: 0 COUNCIL MEMBERS: None ict CITY CLERK OF THE CITY OF CYPRESS 465 466 EXHIBIT "A" Conditional Use Permit No. 2014- 06/Tentative Tract Map No. 17773 9470 Moody Street CONDITIONS OF APPROVAL Bolded conditions represent those specific to this project. 1. General Conditions 1.1. Unless and until the project applicant and property owner sign and retum a City- provided affidavit accepting these conditions of approval, there shall be no entitlement of the application. The project applicant and property owner shall have fifteen (15) calendar days to return the signed affidavit to the Community Development Department. Failure to do so will render City Council action on the application void. (Planning) 1.2. The applicant shall defend, indemnify, and hold harmless, the City and any agency thereof, or any of its agents, officers, and employees from any and all claims, actions, or proceedings against the City or any agency thereof, or any of its agents, officers or employees, to attack, set aside, void or annul, an approval of the City, or any agency thereof, advisory agency, appeal board, or legislative body, including actions approved by the voters of the City, concerning the project, which action is brought within the time period provided in Government Code Section 66499.37 and Public Resources Code, Division 13, CH. 4 (§ 21000 et seq. - including but not by way of limitation § 21152 and 21167). City shall promptly notify the applicant of any claim, action, or proceeding brought within this time period. (City Attorney) 1.3. The applicant's contractor shall provide the City with a Certificate of Insurance on City form evidencing a comprehensive liability insurance policy with a combined single limit of not less than $500,000 each occurrence in connection with the work performed. Certificate shall include the City, its Council, officers, members of boards or commissions and employees as additional Named Insureds with respect to all claims, actions, damages, liabilities and expenses, including attorney's fees, arising out of or in connection with the work to be performed under the development executed by the Named Insured and City, including any act or omission of employees, agents, subcontractors, or their employees. Such certificate shall have a thirty (30) day cancellation notice to the City of Cypress. (City Attorney) 1.4. The applicant shall comply with all provisions of the Code of the City of Cypress. (Planning) 1.5. All requirements of the Orange County Fire Authority (OCFA) shall be complied with prior to the first certificate of occupancy being issued. (Planning) 1.6. All applicable conditions of the project shall be complied with prior to occupancy of the subject building. (Planning) • Community Development Department • Planning Division • 467 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 2 1.7. Any and all correction notice(s) generated through the plan check and /or inspection process is /are hereby incorporated by reference as conditions of approval and shall be fully complied with by the owner, applicant and all agents thereof. (Planning) 2. Planning 2.1. Utilities shall not be released until all conditions of approval have been met to the satisfaction of the Community Development Department. (Planning) 2.2. Any expansion or modification of the approved use beyond what is approved as part of this Conditional Use Permit will require an amendment to the conditional use permit. (Planning) 2.3. The developer shall provide mailbox facilities for each residence, to the satisfaction of the Public Works Director, Director of Community Development, and Postmaster. (Planning) 2.4. The project shall comply with all mitigation measures as referenced in the Mitigated Negative Declaration prior to issuance of certificate of occupancy. (Planning) 2.5. Two (2) copies of the CC &R's covering the development shall be submitted to the City staff (prior to recordation) for internal review, recommendation, and approval to assure the continuous maintenance applicability and enforceability of the CC &R's so that the development will not become a liability to the City at a later date. The CC &R's shall assign responsibility to the homeowners association for the maintenance of the common area, including streets, driveways, and landscaping (including the public parkway along Orange Avenue and Moody Street adjacent to the project property). (Planning) 2.6. The CC &R's for the project shall include a section requiring that the garage parking spaces shall be maintained open and available at all times for the parking of two vehicles. (Planning) 2.7. The fencing located around the perimeter of the site shall be a minimum of 6 feet high and consist of a decorative concrete block (i.e.: split -face, slump stone, or similar decorative block) and shall be approved by the Planning Division prior to issuance of a building permit. (Planning) 2.8. The development shall maintain individual trash cans for each unit on -site. The CC &R's for the development shall include provisions restricting the locations of the trash cans to the interior of the garage or within a fenced private yard, except the evening prior to and the day of trash pick -up service for the neighborhood. Construction bins must be maintained on -site. Individual trash cans and bin rental shall be contracted through the City's franchise service provider. • Community Development Department • Planning Division • 468 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 3 2.9. In the event that cultural resources (archaeological, historical, paleontological) resources are inadvertently unearthed during excavation and grading activities of any future development project, the contractor shall immediately cease all earth - disturbing activities within a 100 foot radius of the area of discovery. If not already retained, the project proponent shall retain a qualified professional (i.e., archaeologist, historian, architect, paleontologist, Native American Tribal monitor), subject to approval by the City of Cypress to evaluate the significance of the find and appropriate course of action. If avoidance of the resources is not feasible, salvage operation requirements pursuant to Section 15064.5 of the CEQA Guidelines shall be followed. After the find has been appropriately avoided or mitigated, work in the area may resume. (Planning) 2.10. In the event that human remains are unearthed during excavation and grading activities of any future development project, all activity shall cease immediately. Pursuant to Health and Safety Code Section 7050.5, no further disturbance shall occur until the County coroner has made the necessary findings as to origin and disposition pursuant to Public Resources Code Section 5097.98. If the remains are determined to be of Native American descent, the coroner shall within 24 hours notify the Native American Heritage Commission (NAHC). The NAHC shall then contact the most likely descendant of the deceased Native American, who shall serve as consultant on how to proceed with the remains. (Planning) 2.11. All trucks that are to haul excavated or graded material on -site shall comply with State Vehicle Code Section 23114 (Spilling Loads on Highways), with special attention to Sections 23114(b)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads. Prior to the issuance of grading permits, the Applicant shall demonstrate to the City of Cypress City Engineer how the project operations subject to that specification during hauling activities shall comply with the provisions set forth in State Vehicle Code Sections 23114(b)(F), (e)(4). (Planning) 2.12. All demolition and construction activities shall be done in accordance with Cypress Municipal Code Construction and Demolition Chapter 8.13. 2.13. The developer shall comply with all applicable City, County, State, and Federal regulations and procedures for the use, collection, and disposal of solid and hazardous wastes. 3. Architectural 3.1. Architectural elevations and site plans shall be reviewed and approved by the Community Development Department prior to the issuance of building permits. (Planning) 3.2. All architectural treatments shall be constructed as illustrated on plans and renderings submitted. The final exterior color scheme shall be submitted to City staff for review and approval prior to actually painting the structure. (Planning) • Community Development Department • Planning Division • 469 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 4 3.3. The transformer boxes and water valves shall be placed in locations acceptable to the Director of Community Development and shall be adequately screened from view with plant materials. (Planning) 3.4. If the second story windows create a privacy problem for adjacent property owners, measures shall be taken to resolve the problem. These mitigation measures shall be subject to Design Review and may consist of, but not be limited to, requirements for additional perimeter landscaping and/or window coverings as determined appropriate by the Design Review Committee. (Planning) 4. Signage N/A 5. Landscaping 5.1. A detailed landscape and automatic irrigation plan shall be submitted to the Cypress Planning Division for review and approval at least sixty (60) days prior to issuance of a certificate of occupancy. In addition, a bond shall be posted with the Public Works Department to guarantee against defects in plant materials and workmanship for a period of one (1) year from acceptance of the landscape installation. All required landscaping; (including all landscaping and irrigation along Orange Avenue and Moody Street) shall be permanently maintained in a neat and healthy condition by the developer or successor Homeowner's Association to the satisfaction of the Cypress Planning Division. Provisions shall be included in the project Covenants, Conditions, and Restrictions (CC &R's) ensuring that all project landscaping, including the areas along Orange Avenue and Moody Street shall be maintained to the satisfaction of the Cypress Planning Division. (Planning) 5.2. All qualifying landscape projects in the City shall comply with the City's water efficiency ordinance as well as the water efficient requirements of the Cypress Zoning Code. (Planning) 5.3. Unless otherwise specified, all required trees on private property shall be a minimum 15- gallon in size and of a variety approved by the Director of Community Development. (Planning) 5.4. A redwood landscape retainer or other approved material, a minimum of two inches by six inches (2" x 6 ") in size, shall be installed along all property lines where necessary to retain the landscape planters until adjoining properties are developed. (Planning) 5.5. Landscape irrigation pipes and sprinkler heads shall be maintained in good working order so as to cover all landscaped areas. (Planning) 6. Operational N/A • Community Development Department • Planning Division • 470 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval 7. Property Maintenance Page 5 7.1. All walls and fences shall be maintained free of significant surface cracks, dry rot, warping, missing panels or blocks, and graffiti. (Planning) 7.2. Exterior building elevations shall be maintained such that the buildings are free of broken, missing or significantly cracked surface finished materials. (Planning) 8. Fees 8.1. Prior to issuance of a grading permit or as noted below, the applicant shall pay the following fees per Resolution No. 6118, except as otherwise noted below. (Engineering) Park and Recreation - Drainage Fee for Master Drainage Plan - City -wide Traffic Improvement Regional Traffic Improvement Final Subdivision Map Check Sanitary Sewer Connection (Per Orange County Sanitation District, OCSD -09) Grading / On -Site (Non- Structural) Plan Check. (Prior to Submittal of Grading Plans) Grading Permit and Inspection. (Prior to Permit Issuance) (B &S) - Building Plan Check (Prior to Submittal of Plans) (B &S) - Building Permit and Inspection (Prior to Permit Issuance) (B &S) Public Improvement Plan Check (Prior to Submittal of Plans) Public Improvement Permit and Inspection (Prior to Permit Issuance) 8.2. Within forty -eight (48) hours of the approval of this project, the applicant/developer shall deliver to the Community Development Department the required Fish and Game impact fee in the form of a check payable to the County Clerk- Recorder in the amount of $2,231.25 (this fee includes the $50.00 County administrative fee), to enable the City to file the Notice of Determination pursuant to Fish and Game Code §711.4 and California Code of Regulations, Title 14, section 753.5. If within such forty -eight (48) hour period the applicant/developer has not delivered to the Community Development Department the check required above, the approval for the project granted herein shall be void. (Planning) 9. Engineering 9.1. That all engineering requirements of the City of Cypress, including preparation of improvement plans and installation of all improvements such as curbs and gutters, sidewalks, street grading and pavement, sewer and drainage facilities, or other appurtenant work shall be complied with as required by the City Engineer and in accordance with specifications on file in the Office of the City Engineer, as may be modified by the City Engineer; and, that security in the form of a bond, certificate of deposit, letter of credit, completion guarantee, or cash, in an amount and form satisfactory to the City of Cypress, shall be posted with the City to guarantee the satisfactory completion of said improvements. Said security shall be posted with the City prior to the issuance of a building permit or final map approval, whichever occurs first, to guarantee the installation of the related • Community Development Department • Planning Division • 471 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 6 improvements prior to final building and zoning inspections in accordance with an approved construction phasing plan. (Engineering) 9.2. Prior to recordation of a subdivision map, the applicant shall submit all public improvement plans and grading plans per the Public Works Department Standard Plans and specified design criteria. All plans shall be in ink on 24 inch by 36 inch Mylar with City title block on all sheets. (Engineering) 9.3. Prior to any street construction or relocation, when there are monuments in the project area which control the location of subdivisions, streets or highways, or provide survey control, the developer shall locate and reference the monuments and shall reset them after construction as required by Section 8771 of the Business and Professions Code, in a manner meeting the approval of the Engineering Division Manager. (Engineering) 9.4. The applicant shall notify the Director of Community Development and Public Works Director in writing if any changes to parcel/tract map are proposed during the plan check process. Permits shall not be issued until the Director of Community Development and Public Works Director have reviewed and approved the proposed changes for conformance with the intent of the City Council's action and the conditions herein. If the proposed changes are of a substantial nature, an amendment to the original entitlement may be required. (Engineering, Planning) 9.5. The Developer shall submit a detailed critical path schedule, created in MS Project or equivalent, for all work including all work that must be performed in the public right of way prior to issuance of demolition permits. This schedule shall be updated by the Developer as work progresses as determined by the Director of Public Works. 10. Landscaping within the Public Right -of -Way 10.1. Prior to issuance of building permits, the applicant shall submit a plan for landscaping within the public right -of -way including a landscape and irrigation plan to the Cypress Planning Division for approval with a copy to the Maintenance Division Manager. (Engineering, Maintenance) 10.2. The applicant shall post a bond to guarantee against any defects in plant materials and workmanship. A soils report for all planting areas, prepared by a qualified agricultural laboratory, shall be submitted to the Public Works Department for approval at least 30 days prior to planting date. Test results shall include concentration of nitrogen, phosphorus, potassium, ph, salinity, sodium status, and boron saturation extract. Drought tolerant landscape is encouraged and the landscaping will be irrigated from the private property meter. (Engineering, Maintenance) 10.3. Prior to issuance of certificate of occupancy, the applicant shall install all street landscaping per the approved landscaping plan. (Engineering, Maintenance) • Community Development Department • Planning Division • 472 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 7 10.4. The applicant or his successor in interest shall maintain the landscaping planted in the public right -of -way located along the frontage of their property in a healthy condition. (Engineering, Maintenance) 11. Sewer and Wastewater 11.1. Prior to the recordation of the subdivision map, the applicant shall submit a sewer design plan detailing all the proposed public sewer lines meeting the requirements of the City Design Standards for Sewer Facilities. Manholes shall be constructed at the private property boundary where the private sewer connects to the public line as approved by the Director of Public Works. (Engineering) 11.2. Sewer and storm drain utility work within the public right -of -way shall be performed by forces contracted by the City of Cypress unless approved in writing by the Director of Public Works. Developer shall deposit an amount determined by the Engineering Division prior to construction based on the bids received, the amount of inspection, and any other additional costs. Any remaining funds at the conclusion of the work will be refunded to the developer. (Engineering) 12. Street Trees 12.1. Prior to the issuance of certificate of occupancy, the applicant shall install street trees that are a minimum of 24 inch box in size in conformance with Sections 27.19 and 25.29E of the Cypress Municipal Code as identified on the landscape plan for the public right -of- way. All trees planted must be appropriate for the parkway size so their root structure does not damage or raise public sidewalk. (Maintenance) 12.2. All trees in the public right -of -way shall be installed and maintained in a healthy and safe condition by the applicant or developer or successor in interest. (Maintenance) 13. Street Lighting N/A 14. Streets 14.1. Prior to the recordation of a subdivision map the subdivider shall place a note on the map, in a manner that meets the approval of the Engineering Division Manager, that states: "The private streets constructed within this map shall be owned, operated and maintained by the developer, successors or assigns. The City of Cypress shall have no responsibility for maintenance." (Engineering) 14.2. Prior to the recordation of a subdivision map, the applicant shall reference on the subdivision map any parcels affected by two -way reciprocal access, joint drainage, joint irrigation, joint use and parking easements etc., and place a note on the final map reserving the easement for the benefit of applicable parcels on the map, in a manner meeting the • Community Development Department • Planning Division • 473 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 8 approval of the Engineering Division Manager in consultation with the Planning Manager. (Engineering) 14.3. Prior to issuance of certificate of occupancy, the applicant shall replace any deficient sidewalk or driveway approaches or cause to fix any other frontage improvement located in the public right -of -way that do not meet the requirements of the Americans with Disabilities Act (ADA) and State of California Title 24. The applicant shall submit a plan for any improvement, in consultation with or as required by the Engineering Division Manager, and obtain a permit from the Public Works Department prior to any work within the right -of -way. The applicant shall grant an easement to the City for pedestrian purposes for any improvement such as driveway approaches for compliance with ADA requirements or areas where the public sidewalk travels over private property. (Engineering) 14.4. Prior to issuance of certificate of occupancy, the applicant shall remove and replace any existing public improvements at the development site which have existing damage, are damaged due to construction, or otherwise below current standards, to the satisfaction of the Engineering Division Manager. (Engineering) 14.5. For proposed public streets, structural sections shall be based on the recommendation of a soils report prepared by an engineering firm acceptable to the City Engineer. All design shall be in conformance with the County of Orange Highway Design Manual. Attention is directed that street structural sections shall be determined by using an applicable Traffic Index. The minimum flow line grade in streets shall be two - tenths percent (0.20 %), and the minimum A.C. cross fall shall be two percent (2 %). Private streets shall also be designed to the same thickness and drainage standards. (Engineering) 14.6. Prior to issuance of the final certificate of occupancy, the applicant shall fully improve with curb, gutter, sidewalk, drive closure, drive approach, paving, etc., along the Moody Street and Orange Avenue frontage per the approved site plan for meandering sidewalk in accordance with the City Standard Plans. (Engineering) 14.7. Street name signs and traffic signs shall be installed per City Standards. (Engineering) 14.8. On -site traffic signing and striping should be implemented in conjunction with detailed construction plans for the project. (Engineering) 14.9. Developer shall deposit the cash value estimated by the Engineering Division to fund the design, construction, and inspection of a raised median from Orange Avenue to the north property line within Moody Street. This improvement will be performed by the City. (Engineering) • Community Development Department • Planning Division • 474 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval 15. Subdivisions Page 9 15.1. Prior to issuance of Building Permits, the applicant shall ensure that the Parcel /Tract Map that meets all the requirements of the State Subdivision Map Act and City's Subdivision Ordinance, is recorded and a copy of the recorded map is submitted to the Engineering Division Manager. (Engineering) 15.2. All proposed street names for newly created streets, whether public or privately owned, shall be subject to the approval of the City. The developer shall submit to the Community Development Department a list of three (3) proposed names and the new street names shall be taken from this list or as recommended by City staff. New streets that align with existing streets shall use the existing street name. Building addresses shall be assigned by the City Building Division. (Planning, Engineering, Building & Safety) 16. Traffic 16.1. The quantity, location, width, and type of public driveways shall be subject to the approval of the City Traffic Engineer. Prior to construction of any driveway approach upon public street right -of -way, the applicant shall obtain a public works permit. (Engineering) 16.2. Prior to the issuance of any grading permits, the applicant shall provide adequate sight distance per Engineering Standard Plan 204 and 205 at all street intersections, driveway and parkways, in a manner meeting the approval of the Engineering Division Manager. The applicant shall make all necessary revisions to the plan to meet the sight distance requirement such as removing slopes or other encroachments from the limited use area in a manner meeting the approval of the Engineering Division Manager and Planning Manager. (Engineering) 17. Utilities 17.1. Prior to certificate of occupancy, the applicant shall install all new and existing utility services underground. (Engineering) 17.2. Attention is directed that trenching and backfill in streets shall be per City of Cypress Public Works Standard Plan No. 109. Arterials shall be crossed by boring only. In public streets, lateral open cuts spaced within 20 feet of each other shall be covered with a one inch continuous asphalt concrete cap. (Engineering) 17.3. The power poles along the Moody Street frontage shall be removed and the developer shall cause these poles to be undergrounded. Any required above ground cabinets shall be located with the approval of the Planning and Engineering Divisions. Cabinets may be required to be located on private property. The Developer will need to have the undergrounding completed prior to construction of the frontage sidewalk/curb & gutter improvements. (Engineering) • Community Development Department • Planning Division • 475 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval 18. Drainage Page 10 18.1. Prior to issuance of grading or building permits or recordation of the subdivision map, whichever comes first, at the direction of the Engineering Division Manager, the applicant shall submit a grading plan for approval, in ink, on Mylar, signed and stamped by a registered Califomia civil engineer and using actual grades from an Orange County Surveyor's Benchmark on a form acceptable to the Engineering Division Manager. (Engineering) The applicant shall ensure the following requirements are met: Drainage is solved to the satisfaction of the Engineering Division Manager. The Grading Plan is consistent with the Water Quality Management Plan, Site Plan and any Improvement Plan for proposed public storm drains. Submittal of a Preliminary Grading Plan if deemed necessary by the Engineering Division Manager. The topography of the area surrounding this development shall be made to establish existing drainage flow patterns. The minimum slope standards are met for 1% for landscape areas, AC parking areas 1.5 %, Concrete .2 %. All surface runoff and subsurface drainage directed to the nearest acceptable drainage facility, as determined by the Engineering Division Manager. Drainage facilities discharging onto adjacent property shall be designed to imitate the manner in which runoff is currently produced from the site or alternatively, the applicant may obtain a drainage acceptance and maintenance agreement, suitable for recordation, from the owner of said adjacent property. All drainage facilities must be consistent with the County of Orange Grading Ordinance as supplemented by the Engineering Division and Local Drainage Manual. Submittal of a drainage study, when determined necessary by the Engineering Division Manager, evidencing that proposed drainage patterns will not overload existing storm drains. - Submittal of drainage study, indicating how the project grading, in conjunction with the drainage conveyance systems including applicable swales, channels, street flows, catch basins, storm drains, and flood water retarding, will allow building pads to be safe from inundation from rainfall runoff which may be expected from all storms up to and including the theoretical 100 -year flood. 18.2. Prior to the recordation of a subdivision map or prior to the issuance of any grading permit, whichever comes first, and if determined necessary by the Engineering Division Manager, the applicant shall record a letter of consent from the affected property owners permitting offsite grading, cross lot drainage, drainage diversions and/or unnatural concentrations. The applicant shall obtain approval of the form of the letter of consent from the Engineering Division Manager before recordation of the letter. (Engineering) • Community Development Department • Planning Division • 476 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 11 18.3. Prior to the issuance of any grading permit, and if determined necessary by the Engineering Division Manager, the applicant shall record a letter of consent, from the upstream and/or downstream property owners permitting drainage diversions and/or unnatural concentrations. The form of the letter of consent shall be approved by the Engineering Division Manager prior to recordation of the letter. (Engineering) 18.4. Prior to the issuance of the first certificate of occupancy, the applicant shall construct all required drainage improvements, or provide evidence of financial security (such as bonding), in a manner meeting the approval of the Engineering Division Manager, and inspection and dedication of the associated easements to the City of Cypress, if determined necessary. If a bond is provided, the applicant shall construct all drainage improvements prior to the first certificate of occupancy. (Engineering) 19. Storm Water Quality — National Pollutant Discharge Elimination System 19.1. Prior to the issuance of building permits, the applicant shall submit a certified copy of the approved Final Water Quality Management Plan along with the final approved Grading Plan and all other supporting documentation on a Compact Disc in digital file format acceptable to the Engineering Division Manager. (Engineering, Water Quality) 19.2. For projects greater than one acre, prior to the issuance of any grading or building permits, the applicant shall demonstrate compliance with California's General Permit for Storm Water Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number; or other proof of filing in a manner meeting the satisfaction of the Engineering Division Manager. Projects subject to this requirement shall prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the current SWPPP shall be kept at the project site and be available for City review on request. The applicant shall ensure that the SWPPP is consistent with any City approved plan including the grading plan, site plan, building plans, and water quality management plan. (Engineering, Water Quality) 19.3. The applicant is directed to Chapter 12 Health and Sanitation, Article IV Cypress Water Quality, Section 13 -23 (a) (9) regarding required submittal for a Water Quality Management Plan (WQMP) to control urban runoff. This project has been classified as a priority project under section XII New Development (Including Significant Redevelopment) Order No. R8- 2009 -0030 of the Waste Discharge Requirements of the California Regional Water Quality Control Board, Santa Ana Region for the cities within County of Orange (NPDES Permit) available at http: / /www.ocwatershed.com /Documents /R84thterm.pdf. Said WQMP shall include best management practices for source control, pollution prevention, site design, and low impact development as well as structural treatment controls among many factors. Site design for controlling urban runoff must first evaluate infiltration, then harvest and water re -use, then evapotranspiration and only bio- treatment if the other three are not feasible. Submittal and subsequent approval of the Preliminary Water Quality Management Plan • Community Development Department • Planning Division • 477 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 12 does not guarantee approval of the Final Water Quality Management Plan. Should the final calculations and submittals not meet the required thresholds necessary to meet the obligations of the City under the NPDES Permit for development and its incorporated documents such as the Drainage Area Management Plan and Technical Guidance Document, alterations to the site and the site plan may be required as prescribed by the Public Works Director or Director of Community Development to the WQMP. The aforementioned documents are available for download at http: // www.ocwatersheds.com /WQMP.aspx. Any significant alteration to the site plan due to the Final WQMP may then require approval of the Council of the revised site plan. Additionally, as required under the NPDES Permit, attention is directed that the WQMP must identify a responsible party and implement funding sources for maintaining any treatment controls as required as part of the development and must ensure that appropriate easements and ownerships are properly recorded in public records and access is made available for inspection of said devices. (Engineering, Water Quality) 19.4. Prior to issuance of certificate of occupancy, the applicant shall clean all on site storm drain systems, catch basins, filters, storm drain lines, inlet boxes, etc. Additionally, upon direction of the Engineering Division Manager, the applicant shall clean any public storm drain systems, catch basins, filters, lines, inlet boxes that the Engineering Division Manager has determined have been impacted by the applicant's construction. If clean -up is not performed, the City may make arrangements to clean the system at developer's expense. (Engineering, Water Quality) 19.5. Prior to the issuance of any grading or building permits, the applicant shall submit for review and approval by the Engineering Division Manager, a Water Quality Management Plan (WQMP) specifically identifying Best Management Practices (BMPs) that will be used onsite to control predictable pollutant runoff. The applicant's WQMP shall be in conformance with the Orange County Drainage Area Management Plan (DAMP), Model WQMP, and Technical Guidance Manual for reference, and the City's WQMP template for submittal. This WQMP shall include the following: Detailed site and project description - Potential stormwater pollutants - Post- development drainage characteristics - Low Impact Development (LID) BMP selection and analysis - Structural and Non - Structural source control BMPs Site design and drainage plan (BMP Exhibit) GIS coordinates for all LID and Treatment Control BMPs - Operation and Maintenance (O &M) Plan that (1) describes the long -term operation and maintenance requirements for BMPs identified in the BMP Exhibit; (2) identifies the entity that will be responsible for long -term operation and maintenance of the referenced BMPs; and (3) describes the mechanism for funding the long -term operation and maintenance of the referenced BMPs. • Community Development Department • Planning Division • 478 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 13 The BMP Exhibit from the approved WQMP shall be included as a sheet in all plan sets submitted for plan check and all BMPs shall be depicted on these plans. Grading and building plans must be consistent with the approved BMP exhibit. (Engineering, Water Quality) 19.6. Prior to the issuance of a certificate of occupancy, the applicant shall demonstrate compliance with the City's NPDES Implementation Program in a manner meeting the satisfaction of the Engineering Division Manager and Water Quality Manager, including: Demonstrate that all structural Best Management Practices (BMPs) described in the BMP Exhibit from the project's approved WQMP have been implemented, constructed and installed in conformance with approved plans and specifications - Demonstrate that the applicant has complied with all non - structural BMPs described in the project's WQMP Submit for review and approval an Operations and Maintenance (O &M) Plan for all structural BMPs (the O &M Plan shall become an attachment to the WQMP) - Demonstrate that copies of the project's approved WQMP (with attached O &M Plan) are available for each of the initial occupants - Agree to pay for an inspection (special investigation) from the City for a date 12 months after the issuance of a certificate of occupancy for the project to verify compliance with the approved WQMP and O &M Plan - Demonstrate that the applicant has RECORDED one of the following: The CC &R's (that must include the approved WQMP and O &M Plan) for the project's Home Owner's Association; A water quality implementation agreement that has the approved WQMP and O &M Plan attached; or The final approved Water Quality Management Plan (WQMP) and Operations and Maintenance (O &M) Plan. (Engineering, Water Quality) 19.7. Prior to the issuance of any grading or building permit, the applicant shall submit an Erosion and Sediment Control Plan (ESCP) in a manner meeting approval of the Engineering Division Manager and the Building Official, to demonstrate compliance with the City's NPDES Implementation Program and state water quality regulations for grading and construction activities. The ESCP shall identify how all construction materials, wastes, grading or demolition debris, and stockpiles of soil, aggregates, soil amendments, etc. shall be properly covered, stored, and secured to prevent transport into local drainage ways or coastal waters by wind, rain, tracking, tidal erosion or dispersion. The ESCP shall also describe how the applicant will ensure that all BMPs will be maintained during construction of any future public right -of -ways. The ESCP shall be updated as needed to address the changing circumstances of the project site. A copy of • Community Development Department • Planning Division • 479 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 14 the current ESCP shall be kept at the project site and be available for City review on request by either the Building or Engineering Division. The ESCP will be inspected by the Building Division. (Engineering, Water Quality) 19.8. The project site shall be maintained in compliance with all applicable provisions of the Fourth Term National Pollution Discharge Elimination System (NPDES) Permit for north Orange County, the Drainage Area Management Plan (DAMP), and the City's Local Implementation Plan (LIP). (Engineering, Water Quality) 19.9. An Operations and Maintenance Plan shall be prepared and approved by the City of Cypress prior to the issuance of the first certificate of occupancy for the project in accordance with the approved Water Quality Management Plan (WQMP), Drainage Area Management Plan (DAMP), and the City's Local Implementation Plan (LIP). A copy of the plan shall be provided to each property owner at the time of sale of each property and shall remain with said property in perpetuity. All activities included in the Operations and Maintenance Plan shall be implemented. (Engineering, Water Quality) 19.10. Adjacent streets shall be swept as needed to remove dirt dropped by construction vehicles or mud that would otherwise be carried off by trucks departing the site. (Engineering) 19.11. General contractors shall ensure that all construction equipment be properly tuned and maintained in accordance with the manufacturer's specifications. (Engineering) 19.12. All construction vehicles shall be prohibited from idling in excess of five minutes, both on and off site. Signs shall be posted limiting idling to five minutes. (Engineering) 19.13. Prior to the issuance of the first certificate of occupancy, the developer shall provide to the City Planning Division a chart in table format, stamped by a registered civil engineer, which identifies the maximum allowable impervious area permitted on each lot or parcel. The table shall include the percentage of the pervious area provided at the time of construction including the residential structure, driveway, patio covers, etc. In totality, the overall impervious area on the 6.3 acre site shall not exceed 67% of the total land area or 184,950 square feet in area. A provision shall be included in the CC &R's which states the maximum amount of impervious area for the entire development. The CC &R's shall also include a list of each property which includes the amount of impervious area at the time of finished construction as well as the amount of remaining pervious area which could be converted to impervious area in the future. The Homeowners Association shall be responsible for enforcement to ensure that the maximum impervious area does not exceed 67% of the total site area and that adequate authority exists within the CC &R's to do so. (Engineering, Planning) • Community Development Department • Planning Division • 480 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval 20. Building and Safety Page 15 20.1. Applicant/developer shall obtain the required permits and comply with applicable provisions of the 2013 California Residential, Building, Plumbing, Electrical, and Mechanical Codes, the 2013 California Green Building Standards Code, Title 24, and the City of Cypress Codes. (Building & Safety) 20.2. Grading and exterior building construction activities shall be limited to the hours of between 7:00 a.m. and 8:00 p.m. Monday through Friday, between 9:00 a.m. and 8:00 p.m. on Saturday, if the City's noise standards are exceeded. Interior building construction and tenant improvements shall be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday, only if the City's noise standards are exceeded. No construction activity shall be allowed on Sundays or federal holidays. In addition, construction equipment shall be equipped with effective muffling devices. Compliance with this measure is subject to field inspection by City staff. (Building & Safety) 20.3. An automatic fire sprinkler system, approved by the Orange County Fire Authority, may be required. (Building & Safety) 20.4. Applicant/developer shall comply with all disclosure requirements of the Orange County Fire Authority for hazardous materials use and /or storage and the South Coast Air Quality Management District for exhaustion of air contaminants. (Building & Safety) 20.5. Type 5 cement shall be used for all foundations and slabs on grade. (Building & Safety) 20.6. All slabs on grade (including M -1 occupancies) shall receive a minimum of a 10 mil. thick moisture barrier. (Building & Safety) 20.7. A stamped soil investigation report shall be submitted with the plans for plan check. Report shall include soil bearing capacity, seismic study, in compliance with the Seismic Hazard Mapping Act of the State of California, grading, paving, sulfate test and other pertinent information under good engineering practice. (Building & Safety) 20.8. Construction bins for non- recyclable and recyclable materials generated from any construction site (residential and non - residential) must be placed "on site" out of the public right -of -way unless a permit is obtained from the Public Works Department. (Building & Safety) 20.9. Prior to final certificate of occupancy, as required by California State Health and Safety Code Section 19850, the applicant shall provide copies of the stamped approved plans and any revisions on CD in PDF format to the City of Cypress Building Division to serve as the official file copy of the approved building plans. (Building & Safety) 20.10.Building plans shall be stamped by a licensed engineer. (Building & Safety) • Community Development Department • Planning Division • 481 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 16 20.11.A pre - grading SWPPP's inspection is required prior to grading permit issuance. All required grading stormwater BMP's shall be installed and inspected by the building division prior to release of the grading permit. (Building & Safety) 20.12.The applicant shall pay for any specialty inspection required by the Building Official for onsite related improvements to conduct various inspections for items such as grading, sewers, storm drains, private streets, curb and gutter, catch basins, BMP devices, etc. A deposit amount will be determined upon approval of final plans for all onsite improvements. (Building & Safety) 21. Security 21.1 During construction, private security patrols shall be utilized to protect the construction site during non - construction hours. 22. Antennas N/A 23. Alcohol N/A 24. Alcohol — On Sale General N/A 25. Alcohol — Off Sale Beer & Wine N/A 26. Fire - Residential 26.1. Plan Submittal: The applicant or responsible party shall submit the plan(s) listed below to the Orange County Fire Authority for review. Approval shall be obtained on each plan prior to the event specified. (OCFA) Prior to issuance of a grading permit, or a building permit if a grading permit is not required: - Fire Master Plan (service code PR145) Prior to issuance of a building permit: - Fire Sprinkler System (service codes PR400- PR465) 26.2. Lumber -drop Inspection: After installation of required fire access roadways and hydrants, the applicant shall receive clearance from the OCFA prior to bringing combustible building materials on -site. Call OCFA Inspection Scheduling at 714 -573 -6150 with the Service Request number of the approved fire master plan at least two days in advance to schedule the lumber drop inspection. (OCFA) 26.3 Adequate access to all buildings on the project site shall be provided and properly maintained for emergency vehicles during the building construction process to the satisfaction of the Orange County Fire Authority. • Community Development Department • Planning Division • 482 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval 26.4 Adequate water availability shall be provided to service construction activities. 27. Fire - Commercial N/A 28. Environmental — Mitigation Measures Page 17 28.1. Prior to issuance of any Grading Permit, the City Engineer shall confirm that the Grading Plan, Building Plans, and specifications stipulate that, in compliance with SCAQMD Rule 403, excessive fugitive dust emissions shall be controlled by regular watering or other dust prevention measures, as specified in the SCAQMD's Rules and Regulations. In addition, SCAQMD Rule 402 requires implementation of dust suppression techniques to prevent fugitive dust from creating a nuisance off -site. Implementation of the following measures would reduce short-term fugitive dust impacts on nearby sensitive receptors: • All active portions of the construction site shall be watered every three hours during daily construction activities and when dust is observed migrating from the project site to prevent excessive amounts of dust. • Pave or apply water every three hours during daily construction activities or apply non -toxic soil stabilizers on all unpaved access roads, parking areas, and staging areas. More frequent watering shall occur if dust is observed migrating from the site during site disturbance. • Any on -site stockpiles of debris, dirt, or other dusty material shall be enclosed, covered, or watered twice daily, or non -toxic soil binders shall be applied. • All grading and excavation operations shall be suspended when wind speeds exceed 25 miles per hour. • Disturbed areas shall be replaced with ground cover or paved immediately after construction is completed in the affected area. • Track -out devices such as gravel bed track -out aprons (3 inches deep, 25 feet long, 12 feet wide per lane and edged by rock berm or row of stakes) shall be installed to reduce mud /dirt track -out from unpaved truck exit routes. Alternatively a wheel washer shall be used at truck exit routes. • On -site vehicle speed shall be limited to 15 miles per hour. • All material transported off -site shall be either sufficiently watered or securely covered to prevent excessive amounts of dust prior to departing the job site. • Reroute construction trucks away from congested streets or sensitive receptor areas. (Mitigation Measure AQ -1) • Community Development Department • Planning Division • 483 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 18 28.2. Prior to issuance of grading permits, the Applicant shall prepare and submit for review and approval by the Public Works Director, a design -phase geotechnical report which shall consider the recommendations in the Preliminary Geotechnical Exploration and Design Parameters, and revise as necessary for site preparation and construction. The report shall, at a minimum, address remedial and design grading, post- tensioned or strengthened concrete foundation system, and building foundations to fully address liquefaction- induced differential settlement, and unstable and expansive soils. The recommendations of the design -phase geotechnical report shall be implemented during site grading and construction. (Mitigation Measure GEO -1) 28.3. Prior to the issuance of a grading or building permit, a Certified Environmental or Engineering Professional shall confirm the presence or absence of asbestos - containing materials and lead -based paints prior to structural demolition/renovation activities as specified on page 15 of the Phase I Environmental Site Assessment. Should asbestos - containing materials or lead -based paints be present, demolition materials containing asbestos - containing materials and /or lead -based paints shall be removed and properly disposed of at an appropriate permitted facility per existing federal and State regulations. (Mitigation Measure HAZ -1) 28.4. Prior to the issuance of a grading or building permit, a Certified Environmental or Engineering Professional shall conduct a geophysical survey of the site as specified on page 15 of the Phase I Environmental Site Assessment to confirm the precise location and size of the underground waste oil storage tank. If the tank and its location are identified, it shall be removed from the site in accordance with Orange County Health Care Agency requirements. (Mitigation Measure HAZ -2) 28.5. Prior to the issuance of a grading or building permit, a Certified Environmental or Engineering Professional shall conduct an environmental soil investigation at the site immediately adjacent to the hydraulic lifts and wastewater clarifiers as specified on page 15 of the Phase I Environmental Site Assessment. The soil samples collected adjacent to the hydraulic lifts shall be analyzed for petroleum hydrocarbons. The soil samples collected adjacent to the wastewater clarifiers shall be analyzed for petroleum hydrocarbons, Title 22 metals, and volatile organic compounds. The data collected from this investigation shall be used to determine if the soils adjacent to these potential sources have been impacted and if remediation is required in compliance with federal and state regulations. (Mitigation Measure HAZ -3) 28.6. Soil excavations conducted during property development must be monitored by the construction contractor for visible soil staining, odor, and the possible presence of unknown hazardous - material sources, such as buried 55- gallon drums and unidentified underground tanks. If hazardous materials contamination or sources are suspected or identified, a Certified Environmental or Engineering Professional shall evaluate and recommend the necessary course of action for compliance with federal and state regulations. (Mitigation Measure HAZ -4) • Community Development Department • Planning Division • 484 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 19 28.7. If the two former groundwater monitoring wells are encountered during site preparation or development activities, they shall be removed in accordance with Orange County Health Care Agency well destruction requirements and permits. (Mitigation Measure HAZ -5) 28.8. The Applicant shall prepare and electronically submit the Permit Registration Documents (PRD) to the State Water Resources Control Board (SWRCB) at least 30 days before the start of construction, which includes the submittal of a Notice of Intent (NOI), risk assessment, site map, Storm Water Pollution Prevention Plan, annual fee, and a signed certification statement. (Mitigation Measure HWQ -1) 28.9. The Applicant shall prepare and implement an approved Storm Water Pollution Prevention Plan. The proposed project shall conform to the requirements of an approved Storm Water Pollution Prevention Plan (SWPPP) (to be applied for during the Grading Plan process) and the NPDES Permit for General Construction Activities No. CAS000002, Order No, 2009 - 0009 -DWQ, including implementation of all recommended Best Management Practices (BMPs), as approved by the State Water Resources Control Board (SWRCB). (Mitigation Measure HWQ -2) 28.10. Upon completion of project construction and stabilization of the site, the Applicant shall submit a Notice of Termination (NOT) to the State Water Resources Control Board (SWRCB) to indicate that construction is completed. (Mitigation Measure HWQ -3) 28.11. Prior to issuance of a grading permit, the Applicant shall submit a Final Water Quality Management Plan for approval by the City Engineer that complies with the requirements of the latest Orange County Public Works Drainage Area Management Plan. (Mitigation Measure HWQ -4) 28.12. Prior to Grading Permit issuance, the Applicant shall demonstrate, to the satisfaction of the Cypress Building Division that the project complies with the following: • Construction contracts specify that all construction equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers and other state required noise attenuation devices. • Property owners and occupants located within 250 feet of the project boundary shall be sent a notice, at least 15 days prior to commencement of construction of each phase, regarding the construction schedule of the proposed project. A sign, legible at a distance of 50 feet shall also be posted at the project construction site. All notices and signs shall be reviewed and approved by the Cypress Director of Community Development (or designee), prior to mailing or posting and shall indicate the dates and duration of construction activities, as well as provide a contact name and a telephone number where residents can inquire about the construction process and register complaints. • Community Development Department • Planning Division • 485 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 20 • The Contractor shall provide evidence that a construction staff member will be designated as a Noise Disturbance Coordinator and will be present on -site during construction activities. The Noise Disturbance Coordinator shall be responsible for responding to any local complaints about construction noise. When a complaint is received, the Noise Disturbance Coordinator shall notify the City within 24 -hours of the complaint and determine the cause of the noise complaint (e.g., starting too early, bad muffler, etc.) and shall implement reasonable measures to resolve the complaint, as deemed acceptable by the Director of Community Development (or designee). All notices that are sent to residential units immediately surrounding the construction site and all signs posted at the construction site shall include the contact name and the telephone number for the Noise Disturbance Coordinator. • Prior to issuance of any Grading or Building Permit, the Project Applicant shall demonstrate to the satisfaction of the Cypress Director of Community Development (or designee) that construction noise reduction methods shall be used where feasible. These reduction methods include shutting off idling equipment, installing temporary acoustic barriers around stationary construction noise sources, maximizing the distance between construction equipment staging areas and occupied residential areas, and electric air compressors and similar power tools. • Construction haul routes shall be designed to avoid noise sensitive uses (e.g., residences, convalescent homes, etc.), to the extent feasible. • During construction, stationary construction equipment shall be placed such that emitted noise is directed away from sensitive noise receivers. • Construction activities shall not take place outside of the allowable hours specified by the Cypress Municipal Code Section 150.003 (7:00 AM and 8:00 PM on weekdays and 9:00 AM and 8:00 PM on Saturdays; construction activities are not permitted on Sundays or federal holidays). (Mitigation Measure NOI -1) 28.13. The Applicant shall pay all applicable Development Impact Fees to the Anaheim Union High School District. Proof of fee payment shall be provided to the City of Cypress prior to the issuance of building permits. (Mitigation Measure PS -1) 28.14. Prior to issuance of grading permit, a sewer plan shall be submitted for approval by the City Engineer. Unused sewer laterals connecting existing buildings at this property shall be plugged at the property line. (Mitigation Measure UTIL -1) 28.15. Sewer improvements shall be designed and constructed to City of Cypress and Orange County Sanitation District standards for approval by the City Engineer prior to approval. (Mitigation Measure UTIL -2) • Community Development Department • Planning Division • 486 Exhibit "A" Conditional Use Permit No. 2014 -06 /Tentative Tract Map No. 17773 Conditions of Approval Page 21 28.16. Prior to certificate of occupancy, the Applicant shall pay sewer connection fees to the City of Cypress. (Mitigation Measure UTIL -3) 28.17. A Sanitary Sewer Connection Fee shall be paid for increased category of use, per Orange County Sanitation District Ordinance No. OCSD -9. Fee shall be paid to the Engineering Division prior to issuance of permits. (Mitigation Measure UTIL -4) 28.18. Prior to the issuance of building permits, the Applicant shall submit construction drawings to the Golden State Water Company, and, as necessary, shall pay all applicable connection fees and comply with Golden State Water Company permitting and fee requirements. (Mitigation Measure UTIL -5) Effective: 5 -27 -2014 SECTIONS 1. General 2. Planning 3. Architectural 4. Signage 5. Landscaping 6. Operational 7. Property Maintenance 8. Fees 9. Engineering 10. Landscaping in the Public Right -of -Way 11. Sewer and Wastewater 12. Street Trees 13. Street Lighting 14. Streets 15. Subdivisions 16. Traffic 17. Utilities 18. Drainage 19. Storm Water Quality 20. Building & Safety 21. Security 22, Antennas 23. Alcohol 24. Alcohol — On Sale General 25. Alcohol — Off Sale Beer & Wine 26. Fire - Residential 27. Fire - Commercial 28. Environmental — Mitigation Measures • Community Development Department • Planning Division •