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Home My WebLink About31A - TPM 126 128 130 & 132 E DYER REQUEST FOR COUNCIL ACTION ~, ;;~/ 'V V CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: p.--- MAY 2, 2005 TITLE: TENTATIVE PARCEL MAP NO. 2005-05 (COUNTY PARCEL MAP NO. 2004-271) SUBDIVISION TO ALLOW CONDOMINIUMS WITHIN FOUR INDUSTRIAL BUILDINGS AT 126, 128, 130 AND 132 EAST DYER ROAD - IRVINE REYNOLDS LLC, APPLICANT ~ ITY MANAGER APPROVED o As Recommended o As Amended o Ordinance on 1" Reading o Ordinance on 20d Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION Confirm the Zoning Administrator's action approving Tentative Parcel Map No. 2005-05 (County Parcel Map No, 2004-271) as conditioned. ZONING ADMINISTRATOR ACTION On April 6, 2005, the Zoning Administrator adopted a resolution approving Tentative Parcel Map 2005-05 (County Map No. 2004-271) as conditioned, to allow condominiums within four industrial buildings in the Light Industrial (Ml) zoning district at 126, 128, 130 and 132 East Dyer Road. The Zoning Administrator removed Planning Division Condition No. 4 and Tentative Parcel Map note No. 1 as recommended by staff (Exhibit A). Separate electrical meters have been provided for all anticipated condominium units, Although the meters are located on the exterior of the building, they are screened from public view and have been approved with appropriate City permits. FISCAL IMPACT There is no fiscal impact associated with this action. Sttt:f~':i~ Executive Director Planning & Building Agency BA:rb Ba\reports2005\tpmOS-05 (04-271) Briggs 126 E. Dyer.cc 31A-1 REQUEST FOR Zoning Administrator Action ~ ~ PLANNING COMMISSION SECRETARY ZONING ADMINISTRATOR MEETING DATE: APRIL 6, 2005 TITLE: PUBLIC HEARING - FILED BY IRVINE REYNOLDS LLC FOR TENTATIVE PARCEL MAP NO. 2005-05 (COUNTY PARCEL MAP NO. 2004-271) SUBDIVISION TO ALLOW CONDOMINIUMS WITHIN FOUR INDUSTRIAL BUILDINGS AT 126, 128, 130 AND 132 EAST DYER ROAD Prepared by Bill Apple APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO (,~L l Planning Manager RECOMMENDED ACTION Adopt a resolution approving Tentative Parcel Map No, 2005-05 (County Parcel Map No, 2004-271) as conditioned. DISCUSSION Request of Applicant Robert Briggs of Irvine Reynolds LLC is requesting tentative parcel map approval to allow condominiums within four industrial buildings located at 126, 128, 130 and 132 East Dyer Road, Property Description The site resembles a flag lot in shape and is approximately 2.65 acres in size, with approximately 122 linear feet of frontage along Dyer Road. The property is zoned Light Industrial (M-1) which is consistent with the General Plan designation of Industrial (IND) for the area. The site is bounded on all four sides by light industrial uses, There are four existing buildings on the project site totaling 40,643 square feet (Exhibits 1 and 2) . Project Description The map is being filed for condominium purposes, which will allow the air space within four industrial buildings to be subdivided into condominium units. The four buildings are located on one parcel which provides open space, landscaping and parking for the project site (Exhibit 3). There is no new construction proposed, A total of 120 31A-2 Tentative Parcel Map No, 2005-05 April 6, 2005 Page 2 parking spaces are on the project site that will be shared between the four buildings, The site will share a driveway with the property immediately to the south. Access to the site is from Dyer Road, The Floor Area Ratio (FAR) for the property is 0.34, which is less than the 0.45 FAR allowed by the General Plan, Covenants, Conditions and Restrictions (CC&Rs) will be recorded to insure the property functions as an integrated site. Analysis of the Issues The map is being filed for condominium purposes, which will allow the air space within each of the four industrial buildings to be subdivided into condominium units and sold to individual buyers. There were no major issues identified with the proposal or impacts to adjacent properties or the environment identified. Covenants, Conditions and Restrictions (CC&Rs), addressing site drainage, reciprocal access, landscaping and maintenance, and utility easements, will be recorded prior to approval of the final map. The recording of the final map is necessary before units can be sold within the four buildings, The subdivision is consistent with the City's General Plan and complies with the Subdivision Map Act and Chapters 34 and 41 of the Santa Ana Municipal Code. No variances are required for the proposed proj ect. Based upon the above analysis and findings, it is recommended that the Zoning Administrator approve Tentative Parcel Map No. 2005-05 (County Parcel Map No. 2004-271) as conditioned (Exhibits 4 and 5) . CEQA Compliance This project was reviewed in accordance with the guidelines for the California Environmental Quality Act, The recommendation is exempt from further review pursuant to Section 15315. This Class 15 exemption allows the minor division of industrial zoned property into four or less parcels, Categorical Exemption Environmental Review No, 2004-176 will be filed for this project, U--u L3dL ~ Bill Apple Associate Planner BA:JM ba\repoLts2005\tpmOS 05 (04-271) Briggs 126 E Dyer za 31A-3 ~ ~o [3w ~l:J l:J l:J l:J l:J l:J l:J l=- C2 R1U " '" CR~ ,. R1 R2 I fL~AST , 'tmIl Bed2 ' R1 OD R2,..,.: j1 ~.R.1.tJ1 o __,,,, , I , " WARNER AV. 0C1' M1 M1 R1 M1 , M1 ! I M1 M1 M1 , >R1 ~ , R1 o 'i! "..------I-.""~ . R1 R1 AI R1 . R1 . " ~ R1 0 - 1 AI .B C.SM Cl C1-MD C2 C3 Ca.A C, CS GENEAALAGAICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAL/MUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL M1 o R2 R2 M1 R2 SO-63 A2 JIlU'------< R2 \,_, M1 CENT~ A R2 R2 M1 A2 A2 I M1 M1 M1 M1 " r OVER RD. e; ,--, ~).--I PROJECT SITE I " " " 11___ I r--- 'e M1 :;; M1 '" I M1 "' M2 - - i ;1 ....TOtlAV M1 ~ M1 OOLlJMO..EAV, ,I SO-43 Ii SO-43 SO-43 SO-43 City of Tustin CR GC "' "2 "0 o P PCD PRO COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT R1 R2 R3 SINGLE FAMilY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTlAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN R' RE SO SP ~ ~ TM 05-5 MR. ROBERT BRIGGS 126, 128, 130 & 132 EAST OVER ROAD A o9f' l' = 1000 FEET - = 500 FEET p G ENe Y LAN N N A N D B U L D N G G A 3~~~'1tT 1 A ~ ~ ~ ~ ~ Q ~ iA oW' J 0 u DYER I- AUT 0 W REPAIR W a: I- 1Il ~ ~ ~ ~ ~ Q ~ Z :;;: :!; ~ ~ " ~ C 0 M M E R C J A L T R A ROAD INOUSTRIAL INDUSTRIAL INDUSTRIAL GARRY AVENUE TM 05-5 MR. ROBERT BRIGGS 126, 128, 130 & 132 EAST DYER ROAD PLANNING AND BUILDING AGE N C Y EXHIBIT 2 31A-5 :1 I, "''''....us " C\J ~ ~CI)~ C) lll~ C) ~O C\J cu... d g;o ..., CI..).. <... f-. ":( ~~~ Q. ;iEo~ ~::g(,)!!:: <: 0 --.I ~~'<( -..J ~'<((,) lLj (,) "I: Ll.. () Jo.,;O 0:: ~~~ ~~CIj~ ~~CI) ~::s).. ..;. 0 f-. ;:::: (,) <3 ~~~ <Ll..).,; ~ ~ . g , i I' !~ ~fi. l;~ I I'll 'i ~ ~ ~l_ "iI ~ g~: Pl! : ~~~ ~'II !il II !!:: ijH: >! _" ~, ! ij~~ ~i ~.,~ ~I .., ~~{ t;! ~ ~I : ~U ~ ~! ~; l ne ll: ~ ;;: \;~% ~ ;'! ",~i :. ;~!l" : ~ ., I'!-l! . I ~~a ~ ~ H!!! l:id I . \ ~ ~ ~ ~ ~i~! i ~. "lh' .,iI II '.,.,1 1\'. ! , ~ i i I:: ~ ii ~ ! ~~ ~i;!' ~!~i~ l!'~f.!~ ll:j 15~!fi": ~i ~ilU . . ui! j,",. !3i;i~i ~I 111m & ~f~~! ~,l;;!!i , . ! b 1 ! iii ' . i!!!& 111111 !~!i:di !i - ! ~ I I ~ " U:!h Ii!!!!! ~ II !! I s i!; ; 0 I ' , ~ aj: I , 1 ~ 'I 1.1 ~q I i I' ih;" ~ ~ ~ <l ~ . ~I 'II", " 3IY ~'O~I"': ~'~'~r"- --.~ i ~ ,! !=il, \ I, I I , 1_ \ \ I \ ~ 'I!I: I 1,,,,I::r'" :i;~; '~~~ I j!, I: 11=1_". _ _" - - I"II,-t' I! :i{I'! :i.;lt;~~:-1'";;.-1~;;;;.1~~1. ,. , iii,:im'I"'" _II ";T',_",~ ," ,: ", ' ,i I ~l ,.,-0- ~!: I _" ~~ I~ [ !~II~Ij-~.-~i~'I' ~~ ~i! ill: , ~ ~l ) i ~,I.. ~... ~g '........1;. ,. .. ," 0.0 I~' jil:~t\'\'- iilL: '~,:' ,; ; I l8i ~& il ~.LL.. e! " "'r:;l--' __-----4"'____ ..5-=,_ II ""', ","",-. .::. .ili! I,,,,, I , r--.r.f I H, ,," ----- L_>-___ -- "lSIll'JfI ~1AB6- 3 . " . o . < , .~ CD I ~ .... ~,.. "','1 - ,~.~. ;; t.; ~!~ ~ .,~ ~ " l!l !'1 dli ~ I II ~ 5 ! ! ''''H' , I , , , i I , , E , I, ." ~!! n"1' " " ! ~ . .~ II ~ !. ~ ~ ~ ... Jr>, Ii nJ !<~g ,*=..:....:.. ....!;;!;; ~~*~ '63:-- '- or ~ ~~~2 ,z_:li; - I.. . "' ~ II!! ~ii5 c" "~ ~l> a~ a:~Y) ;!r.: ~o~ ~<~ ~~~ ~;~ /J)l:l!O ~u~ ~E~ Tentative Parcel Map No, 2005-05 April 6, 2005 Page 1 of 2 Findings of Fact A. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans. The proposed subdivision is consistent with the Industrial land use designation and all other elements of the General Plan and the provisions outlined in Chapter 34 for the subdivision of property. The proj ect is located wi thin the Light Industrial (M-l) zoning district which is consistent with the General Plan designation of Industrial for the area. B. The proposed proj ect, as requirements of the zoning applicable City ordinances. conditioned, conforms to all applicable and subdivision codes as well as other The proposed project, as conditioned, conforms to the provisions of the zoning code with respect to landscaping, setbacks, parking, lot size and frontage, No variances are required for the project, The subdivision is also in compliance with Chapter 34 of the Santa Ana Municipal Code and the State Subdivision Map Act which governs the subdivision of property in California. In addition, Covenants, Conditions and Restrictions (CC&Rs) addressing drainage, reciprocal access, landscaping and maintenance will be recorded prior to approval of the final map, C. The project site is physically suitable for the type and density of the proposed project, The map is being filed for condominium purposes, which will allow the air space within each of the four industrial buildings to be subdivided into condominium units and sold to individual buyers, The buildings on the project site are existing and were constructed in compliance with City development standards and the standards outlined in the California Building Code at the time of construction. There is no new construction proposed as part of this project, therefore, the site is suitable for subdivision for condominium purposes as proposed by the applicant. Any future development will comply with the provisions of the City's zoning code. J~f4 Tentative Parcel Map No. 2005-05 April 6, 2005 Page 2 of 2 D, The design and improvements of the proposed project substantial environmental damage or substantially injure fish and wildlife or their habitat, will not cause and avoidably The project site is located in an urbanized area. There are no known fish or wildlife populations, wetlands or unusual flora or fauna on or around the project site, Since the buildings on this site exist and there is no further subdivision of the underlying parcel, the proposed subdivision for condominium purposes will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. E, The design or improvements of the proposed project will not cause serious public health problems. The subdivision of this property for condominium purposes is not anticipated to have any detrimental effects upon the general public. All improvements on the property currently exist and comply with City standards pertaining to sewer, water, utilities and infrastructure, This is an existing site with existing improvements which have not caused any previous public health problems, F. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project, The subdivision will not conflict with easements necessary for public access, since public access is provided from Dyer Road, The proj ect shares common driveway access with the property immediately to the South. Covenants, Conditions and Restrictions (CC&Rs) will be recorded for the project, as well as necessary ingress and egress easements and agreements to insure that public access to the site is maintained, 31A-8 APRIL 6, 2005 PAGEIOF2 Conditions for Approval Should Tentative Parcel Map No, 2005-05 (County Parcel Map No, 2004-271) be approved, the project shall comply with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations, The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this tentative parcel map. The applicant must remain in compliance with all conditions listed below throughout the life of the parcel map, Failure to comply with each and every condition may result in the revocation of the parcel map. A. Planning Division 1. Comply with Development Review Committee comments outlined in the letter dated November 2, 2004 for Site Plan Review DP No. 2004-81. 2. Prior to recording of the Final Map, Parcel Map No. 2003-188 for 122 East Dyer Road shall be recorded. 3. Provide an exhibit showing all landscape areas for the project including the type and location of existing trees. The project, at minimum, shall retain the number of trees and amount of landscaping existing at the time of City approval. Landscape areas shall be maintained by the association and the landscape exhibit recorded as part of the CC&Rs for the project. 4, In the event that the condominium units created by this map want their own separate electrical meters, these meters shall be maintained within the building or condominium footprint and shall not be installed on the exterior of the building. All other utility meters must be screened from public view with landscaping or materials approved by the Planning Division. 5, Covenant, Conditions and Restrictions (CC&Rs) shall be created for the project and approved by the City prior to recording of the final map. The CC&Rs shall establish a master association for the project that will be responsible for the operation and ~t.95 APRIL 6, 2005 PAGE20F2 maintenance of all common areas. The CC&Rs shall address issues pertaining to reciprocal access with the property to the south, site lighting, irrigation, landscaping, paving, fencing, parking, architecture, drainage, screening of roof mounted equipment, easements to maintain fire department access, hydrants and fire protection equipment and restrictions pertaining to outdoor storage and equipment. 6. The project shall continue to function as an integrated development, No fences will be permitted in the common area or across drive aisles for the purpose of creating yard areas for individual condominium units, 7 . All pot holes, raised paving and broken curbs within the boundaries of the map shall be repaired and parking areas slurry coated and restriped to City standards as part of a normal maintenance program. 8, Two copies of the CC&Rs shall be Building Division recordation. recorded final parcel map and City approved submitted each to the Planning Division, and Public Works Agency within 10 days of 9. The tentative map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the design standards and specifications of the City of Santa Ana and at the requirements of the State Subdivision Map Act. 10, All development within the area of development and other applicable fees effect at the time of permit issuance, the map including is subj ect permit fees to in 11. All development within the area of the map is design and development standards in effect building permit issuance, subj ect to all at the time of 31A-10 ZONING ADMINISTRATOR HEARING MINUTES APRIL 6, 2005 TENTATIVE PARCEL MAP NO. 2005-05 (COUNTY MAP NO. 2004-271) Ken Adams, Zoning Administrator, opened the public hearing at 10:37 a,m, in the City Hall Ross Annex Conference Room 2001. Also in attendance were: Bob Griffen, Applicant, Cal Woolsey, Fuscoe Engineer, Josh Reilly, Lee & Associates, Bill Apple, Case Planner, Karen Haluza, Principal Planner and Martha Ramirez, Recording Secretary, Bill Apple presented the staff report and recommendation for the properties at 126, 128, 130 and 132 East Dyer Road, Staff asked that the Zoning Administrator remove Planning Condition No, 4 and Tentative Parcel Map Note No, 1. Separate electrical meters have been provided for all anticipated condominium units, Although the meters are located on the exterior of the building, they are screened from public view and have been approved with appropriate City permits, Zoning Administrator asked the applicant if he agreed with modifications and would comply with the conditions as stated, Mr. Griffen concurred with the modifications and compliance, Mr. Adams closed the public hearing, Zoning Administrator moved to adopt a resolution approving Tentative Parcel Map No, 2005-05 (County Map No, 2004-271) with the following modifications: remove Planning Condition No, 4 and Tentative Parcel Map Note No, 1. Adjournment: 10:44 a,m, Martha Ramirez Recording Secretary U:\MRamirez\Zoning Administration\Minutes\2005\ZA 04-06-05 TPM 2005-D5.doc 31A-11 KO - 04/19/05 RESOLUTION NO, 2005-09 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA APPROVING TENTATIVE PARCEL MAP NO, 2005-05 AS CONDITIONED TO AllOW CONDOMINIUMS AT 126, 128, 130 AND 132 EAST DYER ROAD (COUNTY MAP NO, 2004-271) BE IT RESOLVED BY THE ZONING ADMINISTRATOR OF THE CITY OF SANTA ANA AS FOllOWS: Section 1, The Zoning Administrator of the City of Santa Ana hereby finds, determines and declares as follows: A. The Applicant is requesting approval of a tentative parcel map to allow condominiums within four industrial buildings in the Light Industrial (M1) zoning district at 126,128,130 and 132 East Dyer Road, B, Tentative Parcel Map No, 2005-05 came before the Zoning Administrator of the City of Santa Ana for a duly noticed public hearing April 6, 2005, C, The Zoning Administrator determines that the following findings have been established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Industrial land use designation of the General Plan and are otherwise consistent with all other elements of the General Plan and any applicable specific plans, The proposed subdivision is consistent with the Industrial land use designation and all other elements of the General Plan and the provisions outlined in Chapter 34 for the subdivision of property, The project is located within the light Industrial (M-1) zoning district which is consistent with the General Plan designation of Industrial for the area, 2, The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances, The proposed project, as conditioned, conforms to the provisions of the zoning code with respect to landscaping, setbacks, parking, lot size and frontage, No variances are required for the project. The subdivision is also in 31A-12 Resolution No. 2005-09 Page 1 of4 compliance with Chapter 34 of the Santa Ana Municipal Code and the State Subdivision Map Act which governs the subdivision of property in California, In addition, Covenants, Conditions and Restrictions (CC&Rs) addressing drainage, reciprocal access, landscaping and maintenance will be recorded prior to approval of the final map, 3. The project site is physically suitable for the type and density of the proposed project. The map is being filed for condominium purposes, which will allow the air space within each of the four industrial buildings to be subdivided into condominium units and sold to individual buyers, The buildings on the project site are existing and were constructed in compliance with City development standards and the standards outlined in the California Building Code at the time of construction. There is no new construction proposed as part of this project, therefore, the site is suitable for subdivision for condominium purposes as proposed by the applicant. Any future development will comply with the provisions of the City's zoning code, 4, The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The project site is located in an urbanized area, There are no known fish or wildlife populations, wetlands or unusual flora or fauna on or around the project site, Since the buildings on this site exist and there is no further subdivision of the underlying parcel, the proposed subdivision for condominium purposes will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5, The design or improvements of the proposed project will not cause serious public health problems, The subdivision of this property for condominium purposes will not have any detrimental effects upon the general public, All improvements on the property currently exist and comply with City standards pertaining to sewer, water, utilities and infrastructure, This is an existing site with existing improvements which have not caused any previous public health problems, 31A-13 Resolution No, 2005-09 Page 2 of 4 6, The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The subdivision will not conflict with easements necessary for public access, since public access is provided from Dyer Road, The project shares common driveway access with the property immediately to the South, Covenants, Conditions and Restrictions (CC&Rs) will be recorded for the project, as well as necessary ingress and egress easements and agreements to insure that public access to the site is maintained, Section 2, This project was reviewed in accordance with the guidelines for the California Environmental Quality Act. The recommendation is exempt from further review pursuant to Section 15315, This Class 15 exemption allows the minor division of industrial zoned property into four or less parcels, Categorical Exemption Environmental Review No, 2004-176 will be filed for this project. Section 3, The Zoning Administrator of the City of Santa Ana after conducting the public hearing hereby approves Tentative Parcel Map No, 2005-05 (County Map No, 2004-271) as conditioned in Exhibit "A" attached hereto and incorporated herein, This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for Zoning Administrator Action dated April 6, 2005 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference ADOPTED this 6th day of April, 2005, Kenneth Adams Zoning Administrator APPROVED AS TO FORM: Joseph W, Fletcher, City Attorney By: Kylee 0, Otto Assistant City Attorney 31A-14 Resolution No. 2005-09 Page 3 of 4 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, MARTHA RAMIREZ, Clerk of the Zoning Administrator, do hereby attest to and certify the attached Resolution No, 2005-09 to be the original resolution adopted by the Zoning Administrator of the City of Santa Ana on April 6, 2005, Date: Clerk of the Zoning Administrator City of Santa Ana 31A-15 Resolution No. 2005-09 Page 4 of4 Conditions of ADDroval for Tentative Parcel MaD No. 2005-05 (County Parcel MaD No. 2004-271) Tentative Parcel Map No, 2005-05 (County Parcel Map No, 2004-271) is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations, The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this tentative parcel map, The applicant must remain in compliance with all conditions listed below throughout the life of the tentative parcel map, Failure to comply with each and every condition may result in the revocation of the tentative parcel map. A. Plannina Division 1. Comply with Development Review Committee comments outlined in the letter dated November 2, 2004 for Site Plan Review DP No, 2004-81, 2. Prior to recording of the Final Map, Parcel Map No, 2003-188 for 122 East Dyer Road shall be recorded, 3. Provide an exhibit showing all landscape areas for the project including the type and location of existing trees, The project, at minimum, shall retain the number of trees and amount of landscaping existing at the time of City approval. Landscape areas shall be maintained by the association and the landscape exhibit recorded as part of the CC&Rs for the project. 4, Covenant, Conditions and Restrictions (CC&Rs) shall be created for the project and approved by the City prior to recording of the final map, The CC&Rs shall establish a master association for the project that will be responsible for the operation and maintenance of all common areas, The CC&Rs shall address issues pertaining to reciprocal access with the property to the south, site lighting, irrigation, landscaping, paving, fencing, parking, architecture, drainage, screening of roof mounted equipment, easements to maintain fire department access, hydrants and fire protection equipment and restrictions pertaining to outdoor storage and equipment. 5, The project shall continue to function as an integrated development. No fences will be permitted in the common area or across drive aisles for the purpose of creating yard areas for individual condominium units, 6, All pot holes, raised paving and broken curbs within the boundaries of the map shall be repaired and parking areas slurry coated and restriped to City standards as part of a normal maintenance program, Exhibit "A" 31A-16 7, Two copies of the recorded final parcel map and City approved CC&Rs shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation, 8, The tentative map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the design standards and specifications of the City of Santa Ana and at the requirements of the State Subdivision Map Act. 9, All development within the area of the map is subject to development and other applicable fees including permit fees in effect at the time of permit issuance. 10, All development within the area of the map is subject to all design and development standards in effect at the time of building permit issuance, Exhibit "A" 31A-17 31A-18