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HomeMy WebLinkAbout31A - CUP - 1600 E FIRST STREETREQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: MAY 16, 2017 TITLE: CONDITIONAL USE PERMIT NO. 2017 -14 TO ALLOW A HOLIDAY INN EXPRESS HOTEL AT 1600 EAST FIRST STREET - MICHAEL EICHNER, APPLICANT (STRATEGIC PLAN NO. 3, 2, 5) Cl " ER RECOMMENDED ACTION CLERK OF COUNCIL USE ONLY: APPROVED ❑ As Recommended ❑ As Amended ❑ Ordinance on 1s' Reading ❑ Ordinance on 2ntl Reading ❑ Implementing Resolution ❑ Set Public Hearing For CONTINUED TO FILE NUMBER Receive and file the staff report approving Conditional Use Permit No. 2017 -14 as conditioned. PLANNING COMMISSION ACTION At its regular meeting on April 24, 2017, by a vote of 5:0 (Alderete and Contreras -Leo absent), the Planning Commission adopted a resolution approving Conditional Use Permit No. 2017 -14 as conditioned to allow a vacant building to be converted into a Holiday Inn Express Hotel at 1600 East First Street located in the General Commercial (C -2) zoning district. The Planning Commission made no changes to the recommendation outlined in the attached staff report (Exhibit A). DISCUSSION Michael Eichner, representing Glacier House Hotels, is requesting approval of a conditional use permit to allow the conversion of an existing vacant 10 -story building into a new 161 -room Holiday Inn Express hotel. Constructed as a hotel in 1971, the building was operated by a variety of hotel chains until it became vacant approximately 10 years ago. In March 2011, Conditional Use Permit (CUP) No. 2010 -15 was approved to allow conversion of the vacant hotel to a senior care facility. As a result, a new CUP was required to allow the building to be renovated and operated as a hotel. With the proposed renovations the Holiday Inn Express will meet all requirements for a hotel use. Exterior improvements include the repainting of the building exterior, repairing and repaving of the parking lot, the installation of new drought - tolerant landscaping, hotel signage and a new trash enclosure. Similar exterior improvements will also be made to the restaurant pad building to ensure it is architecturally consistent with the hotel upgrades. Full -sized site plans are available for public viewing in the Clerk of the Council Office. 31A-1 CUP No. 2017 -14 — Holiday Inn Express Hotel at 1600 East First Street May 16, 2017 Page 2 STRATEGIC PLAN ALIGNMENT Approval of this item supports the City's efforts to meet Goal #3 - Economic Development, Objective #2 (create new opportunities for business /job growth and encourage private development through new General Plan and Zoning Ordinance policies) and Objective #5 (leverage private investment that results in tax base expansion and job creation citywide). FISCAL IMPACT There is no fiscal impact associated with this action. Hassan Hagh i, A[Cff Executive Director Planning & Building Agency AN:rb Anhwp511p1anwrnm21CU P17- 14.Holidaylnn Expressm Exhibit: A. Planning Commission Staff Report 31A-2 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: APRIL 24, 2017 TITLE: PUBLIC HEARING — FILED BY MICHAEL EICHNER FOR CONDITIONAL USE PERMIT NO. 2017 -14 TO ALLOW A HOLIDAY INN EXPRESS HOTEL AT 1600 EAST FIRST STREET (STRATEGIC PLAN NO. 3,2; 5,3) Prepared by Ann Hsin -An Ni Vecutiv6tirector PLANNING COMMISSION SECRETARY APPROVED ❑ As Recommended ❑ As Amended ❑ Set Public Hearing For DENIED General Commercial C -2 ❑ Applicant's Request ❑ Staff Recommendation CONTINUED TO � EPEE -/_ Planning Man ger RECOMMENDED ACTION Adopt a resolution approving Conditional Use Permit No. 2017 -14 as conditioned. Executive Summary Michael Eichner, representing Glacier House Hotels, is requesting approval of a conditional use permit to allow a vacant building to be converted into a Holiday Inn Express Hotel at 1600 East First Street. Pursuant to Sections 41- 365.5(c) and 41- 377.5(a) of the Santa Ana Municipal Code (SAMC), hotels require the approval of a conditional use permit in the C -2 (General Commercial) zoning district. Table 1 Proiect and Location Information Item Information Project Address and Nearest Cross Streets 1600 East First Street (First and Lyon Streets) General Plan and Zoning Designations General Plan General Commercial GC Zoning General Commercial C -2 Surrounding Land Uses North Commercial East Commercial South Raymond A. Villa Fundamental School West Commercial Existing Site Development A vacant 10 -story hotel building and a detached 11,630 square foot, single-story vacant restaurant building Use Permissions Hotel allowed with a conditional use permit CUP Zoning Code Sections Affected Use 41-365.5(c) &41-377.5(c) hotel with a CUP Development Standards 41 -1341 (parking requirement for Hotels) 41 -1305 dual use of loading zone Staff Report Exhibits 1 (Vicinity Map), 2 (Land Use Map), 3 (Site Photo), 4 (Site Plan), 5 (Floor Plan), 6 (Elevations and Colored Rendering), and 7 (Landscape Plan EXHIBIT A 31A-3 Conditional Permit No. 2017 -14 April 24, 2017 Page 2 Proiect Description Holiday Inn Express is requesting approval of a conditional use permit to allow the conversion of an existing vacant 10 -story building into a new 161 -room Holiday Inn Express hotel. A number of interior and exterior improvements will be made to the site. The exterior improvements include the repainting of the building exterior, repairing and repaving of the parking lot, the installation of new drought - tolerant. landscaping, hotel signage and a new trash enclosure. Similar exterior improvements will also be made to the restaurant pad building to ensure it is architecturally consistent with the hotel upgrades. Interior improvements are also proposed for the hotel building. The proposed interior improvoments Will include renovations to each of the guest rooms, an enhanced 1,400- square -foot main lobby, a 1,500 - square -foot breakfast area, and a market that will sell sundry items, all on the lower level. Also included on the lower level will be a 700 - square -foot exercise room that will be located adjacent to the outdoor pool and spa. The existing architectural style is Mid - Century Modem. Exterior modifications to the 10 -story hotel building and the adjacent free - standing restaurant building are proposed in order to update its architecture. The buildings will be painted in vibrant colors and the glazing material will be replaced with an energy - efficient system. Additionally, a new metal architectural paneling system in a contrasting color will be installed on the top level of the building. A 15 to 20 -foot wide landscaped setback will be provided along the First Street frontage with a 5 to 10- foot wide landscape buffer and a six -foot high metal fence with decorative block pilasters to be installed along the east property line to provide a separation between the adjacent properties. New landscaping is proposed throughout the site with drought - tolerant landscaping materials. Table 2 below provides a detailed comparison of the project's compliance with the applicable development standards. Table 2 Development Standards Standard Required by SAMC Provided Front setback 15 feet 15 to 20 feet (Existing) Side setback 0 feet 1 to 50 feet plus (Existing) Rear setback None, but 20 feet for any portion of the building above 15 feet in• height 50 feet minimum (Existing) Buildina hei ht No limit 118 feet Parking 246 spaces 246 spaces Landscaping Within front, side setback and parking areas Provided within front, side setback and parking areas Signage None required Signage shall conform to the sign standards in SAMC Sec. 41 -800 31A-4 Conditional Permit No. 2017 -14 April 24, 2017 Page 3 Project Backaround and Chronolo In 1971, Variance No. 1969 -93 was approved to allow the construction of a 150 -room hotel at this location. Once constructed, the property was occupied by a variety of hotel chains until it became vacant approximately 10 years ago. In March 2011, Conditional Use Permit (CUP) No. 2010 -15 was approved that would allow the vacant hotel to be converted into a senior care facility. Due to changes in the economy, two extensions to the conditional use permit were granted for the care home use. Since the former applicant never moved forward with the care home project, the conditional use permit expired. As a result a new CUP is required for the hotel use. The applicant, Glacier House Hotels, is a company that specializes in the purchase, development and construction of hospitality projects such as the proposed Holiday Inn Express hotel. The Glacier team consists of a mix of entrepreneurial individuals who have been successful in all aspects of the hotel, retail and mixed use project development. Project Analysis Staff has reviewed the applicant's request to convert an existing vacant building to a Holiday Inn Express hotel. In analyzing the conditional use permit request, staff believes that the following analysis warrants staffs recommendation of approval for the conditional use permit. The Holiday Inn Express Hotel will meet all requirements specified in the C -2 zoning district relating to the proposed use. The proposed project will be in compliance with all applicable development standards, including parking, landscaping, setbacks and signage. Parking for a hotel use is one space per room plus one space for each 10 rooms, with restaurant parking at one space per 100 square feet of gross floor area. A total of 246 spaces are required and will be provided for the site. Further, the project will be in compliance with the applicable provisions of the City's Hotel and Motel Standards. Finally, appropriate conditions of approval have been included for this project that will ensure it remains in compliance with the provisions of the zoning district and Hotel and Motel Standards. The proposed Holiday Inn Express hotel will support several goals and policies of the General Plan, including Land Use Element Goal 1, which promotes the balance of land uses to address basic community needs; Goal 2, which promotes land uses that enhance the economic viability of the City; and Goal 3, which supports uses that preserve and improve the character and integrity of neighborhoods. The project will promote a balance of land uses to address basic community needs and that enhance the economic viability of the City and will provide a use that will assist in diversifying the range of services available in the City. Land Use Element Policy 2.8 promotes the rehabilitation of commercial properties and encourages increased levels of capital investment. This project will promote the re- investment of a commercial property and encourage increased levels of capital investment through the interior and exterior remodeling of two vacant buildings on this site. Further, Land Use Element Policy 5.5 encourages development which is compatible with and supportive of surrounding land uses. The proposed project will assist in providing a variety of lodging services to those working and visiting in the immediate area and will provide employment opportunities to residents that live in the surrounding community. 31A-5 Conditional Permit No..2017 -14 April 24, 2017 Page 4 Table 3 CEQA, Strategic Plan Alignment, Public Notification /Community Outreach CEQA, Strategic Plan Alignment, Public Notification /Community Outreach CEQA CEQA Type Class 32 Section 15332 Document Type Categorical Exemption ER No. 2016 -85 Reason(s) Exempt or Analysis Class 32 exemptions allows infill development projects occurring on lots less than five acres, where the site has no value as a habit for endangered species and is adequately served by all required utilities and public services. The subject project site is 3.32 acres in size and is surrounded by urban uses. The project site is not sensitive to habitat and wetlands. Strategic Plan Alignment Goal(s), Policy or Policies 3,2 and 5, 3 (Create new opportunities for business /job growth and encourage private development and support reinvestment in distressed areas Public Notification & Community Outreach Required Measures Site posting on 4/14/2017 Notification by mail on 4/14/2017 Newspaper posting on 4/14/2017 Additional Measures Staff contacted Lyon Street and Saddleback View Neighborhood Associations and both are in support of the project. Conclusion Based on the analysis provided within this report, staff recommends that the Planning Commission approve Conditional Use Permit No. 2017 -14 as conditioned. Ann'Hsin -An Ni Associate Planner AN:jm Anlwp5l \plancomm2lCU P17- 14.HolidaylnnExpress.pc Attachments: Exhibit 1 —Vicinity Map Exhibit 2 — Land Use Map Exhibit 3 — Site Photo Exhibit 4 — Site Plan Exhibit 5 — Floor Plan Exhibit 6 — Building Elevations and Colored Renderings Exhibit 7 — Landscape Plan 31A-6 RI RI •R4 R4-PRU ki WII R3 RI Rl Cl= P, A3 Priv RI mi rl 50 -21 R, ni 114 R4 U.7 A -OZI-F P }r e p p H P P 0"-, P Oz, C2 VK U f2j 02 C5 OZ C, UZI G2 R2 C2 T F MI h12 h11 C2 �2 Nil] G2 M1 9 C2-O21 -F M1 I7 0 M2 Ml 5I R3 al Ml RI vz SO.16 Rl RI 9i 'P •� Rl M2 ol S M2 RI R4 R R-1 Al GENERU.A1RQJLTUMLJ CR CCMM9UkM9Demk m SNGLEFAMILYFMODM41 L NGMOQRCAT Gc GOvEvmeramm IQ TAOFAMILYFESDBAM GEM ODMMEMLS)MMAIN mi UGfflNDLb'RAL m mumREcmSwwuRE cl COMIJUNVOOMMSCAL M2 KRVY10LEIRAL FAMlyF®CBJCE Cl MO COMM. CMMECAUMU33N DISTRCT MO mMTNilCFBlATQNS m SIEURMNAnMAeM C2 GeJHLLCDMMBC 0 OPENSACE m FESVeMLSWE C3 CEfRkL9ANSES p PR)FESSONAL 53 MR00aamm W CR4TKL DANEESARnSTMLLAGE PCD RAN w=lMLWWDEAl0FMENT S, ST RCRAN PLANNE)9iCMNGCeM AFIS COMMSXM lffw CUP 2017-14 A HOLIDAY INN EXPRESS 1600 EAST FIRST STREET 500 FEF7 V =1000 FEE7 P L A N N I N G A N D B U I L D I N G A G E N C Y EXHIBIT I VICINITY MAP 31A-7 SFR N SFR iD "L F I W. COM. _ R S. VA CA rV T COhI. MOTEL FIRST ST. COMMERCIAL MOTEL COMMERCIAL -P. ROJECT. SITE - y 2 y i SCHOOL a R SCHOOL DISTRICT OFFICES CUP 2017 -14 HOLIDAY INN EXPRESS 1600 EAST FIRST STREET P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 31A-8 I Y'� CUP2017-14 Exhibit 3 Site Photo 31A-9 � �t; ,, \ \ ■# ___, ]O[K]p ; ©`^ �.RIO. � <;)/ a \ �; • )R [Q / \ • /. |§!,� �b /§ ( | � 111.9111, 1 21A.10 � „e � ¢z¢ I ❑'N --- ------ --------- - ----- -- -------- FT 4- -0Q EXHIBIT 6 Page I of 4 31A-1 1 Ll z I ivulwens Im < m ! =<O Z m A-6b L, ----- --- - - - 4j t �11 pm� El 2FLj.* L P.8.1 a-f-:j I F x Page 2 of 4 31A-12 wl- m A-6b L, ----- --- - - - 4j t �11 pm� El 2FLj.* L P.8.1 a-f-:j I F x Page 2 of 4 31A-12 d F ( `��� Li KCR Page 3 of 4 31A-13 t; Ll I I HEIN it !7 I L:v U-- Lic, Page 4 of 4 31A -14 EXHIBIT 6 Page 1 of 6 31A-15 G iBGr ¢ Z ¢ z w Q ' • x LYH Q $ P N U e t• i EXHIBIT 6 Page 1 of 6 31A-15 QQ m 02 r4 as y< > lu FL m y U! 1 d W Page 2 of 6 31A -16 �5 zZ z Ou 3 c4 w h F OLL ri _ CYi Page 3 of 6 31A -17 O a�S 4i wi-nQO : a ry Pape 4 of 6 31A -18 i i A W- j x >' + � r rt �L -14 '`�1��a,i 1 1r NY +�� I `r 1 { cu-"ji Own Y Z • � 1� /J�Jd, W, Wil *n u < :5 ¢ K 0 Page 6 of 6 31A-20 ]SEE e..•°�9�.'J'�9:�53°.L�� g }�L:.�'�.T�C" ®C�S��T�SL ✓3 °� ^�ti� ..... °s.. �:�'9°J ...�..�.e.��T6Z9 E c 3 eleleeeeuleelel�ee11ee01e1e11eee1e111en1ee , oEO � e I � I olleee 81 1280 1 1 10 1 � 111111011 ®222222 1 2222 11 11m 111 Ie mile 81 1888 1 11 1 111110011 1 11111 1 1®112 DI Io9A I In I Im1M111 I IIID III � �I el lee I le 1 Il1sesese I I�ses I I I� z 3 "1 H -L "I , oEO � e I � I z 3 "1 H -L "I LS 4.24.17 RESOLUTION NO. 2017 -17 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2017 -14 AS CONDITIONED TO ALLOW A HOLIDAY INN EXPRESS HOTEL AT THE PROPERTY LOCATED AT 1600 EAST FIRST STREET BE IT RESOLVED BY THE PLANNING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The Planning Commission of the City of Santa Ana hereby finds, determines and declares as follows: A. Applicant is requesting approval of Conditional Use Permit No. 2017 -14 to allow a hotel in the General Commercial (C -2) zoning district at the property located at 1600 East First Street. B. Santa Ana Municipal Code Sections 41- 365.5(c) and 41- 377.5(a) require approval of a conditional use permit to allow a hotel in the C -2 (General Commercial) zoning district. C. On April 24, 2017, the Planning Commission held a duly noticed public hearing on Conditional Use Permit No. 2017 -14. D. The Planning Commission of the City of Santa Ana determines that the following findings, which must be established in order to grant this Conditional Use Permit pursuant to Santa Ana Municipal Code (SAMC) pursuant to Santa Ana Municipal Code Section 41 -638, have been established for Conditional Use Permit No. 2017 -14 to warrant approval of the conditional use permit to allow a hotel: That the proposed use will provide a service or facility which will contribute to the general well -being of the neighborhood or community. The proposed Holiday Inn Express Hotel will provide a service to the community by providing an upper - midscale lodging option. The proposed Holiday Inn Express Hotel is a use that is supportive to the primary commercial uses in the area. The use will provide lodging opportunities to those working and living in the immediate area and will provide employment opportunities to residents that live in the city. The Holiday Inn Express Hotel will provide a Resolution No. 2017 -17 Page 1 of 7 31A-22 convenient option for travelers in the Orange County area and vicinity. 2. That the proposed use will not, under the circumstances of the particular case, be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity. The proposed Holiday Inn Express Hotel will not be detrimental to persons residing or working in the vicinity because the Holiday Inn Express Hotel has been designed to minimize potential impacts to the health, safety and general welfare by complying with the current Building and Fire codes as well as the Orange County Public Health Agency regulations. Further, conditions of approval have been incorporated to minimize potential adverse impacts from occurring on the premises. 3. That the proposed use will not adversely affect the present economic stability or future economic development of properties surrounding the area. The proposed Holiday Inn Express Hotel will not adversely affect the economic stability of the area but will make a positive contribution to the surrounding area. The project will convert a vacant structure into a functional and viable hotel that will complement and improve the economic viability of the area. The proposed Holiday Inn Express Hotel will include improvements to the property and streetscape, including new landscaping and architectural enhancements that will positively affect the economic stability of the First Street corridor. The use of the site as a Holiday Inn Express Hotel in conjunction with the improvements that will be made to the site will improve the economic viability of the area. 4. That the proposed use will comply with the regulations and conditions specified in Chapter 41 for such use. The proposed Holiday Inn Express Hotel will be in compliance with all applicable regulations and provisions of Chapter 41 of the Santa Ana Municipal Code and all other provisions that are applicable to a hotel. Site improvements are proposed to the vacant hotel and restaurant buildings, parking lot, landscaping and signage that will bring the site into compliance with the zoning code. Additionally, the project will be in compliance with Resolution No. 2017 -17 Page 2 of 7 31A-23 all applicable Hotel and Motel Standards, with the exception of providing a 2,500 square foot restaurant at the hotel. To meet this standard, the applicant is providing a 1,500 square foot breakfast room. Further, the hotel is in close proximity to six restaurants located within walking distance (one mile) of the site and another ten restaurants within a short driving distance (1.6 miles /5 minutes) from the hotel. 5. That the proposed use will not adversely affect the General Plan or any specific plan of the City. The proposed Holiday Inn Express hotel will support several goals and policies of the General Plan, including Land Use Element Goal 1, which promotes the balance of land uses to address basic community needs; Goal 2, which promotes land uses that enhance the economic viability of the City; and, Goal 3, which aims to allow uses that preserve and improve the character and integrity of neighborhoods, including the adjacent commercial and residential neighborhoods. The project will promote a balance of land uses to address basic community needs and enhance the economic viability of the City and will provide a use that will assist in diversifying the range of services available to adjacent communities. Land Use Element Policy 2.8 promotes the rehabilitation of commercial properties and encourages increased levels of capital investment. This project will promote the re- investment in a vacant commercial property and encourage increased levels of capital investment through the interior and exterior remodeling of two vacant buildings on this site. Further, Land Use Element Policy 5.5 encourages development which is compatible with and supportive of surrounding land uses. The proposed project will assist in providing a variety of lodging services to those working and visiting in the immediate area and will provide employment opportunities to residents that live in the surrounding community. Section 2. In accordance with the California Environmental Quality Act, the recommended action is exempt from further review per Section 15332. This Class 32 exemption allows infill development occurring on lots less than five acres provided it is consistent with the zoning and General Plan, has no value as a habitat for endangered species, does not have any noise or traffic impacts, and can be served by existing utilities. Categorical Exemption Environmental Review No. 2016 -85 will be filed for this project. Resolution No. 2017 -17 Page 3 of 7 31A-24 There will not be a significant cumulative effect by this project and successive projects of the same type in the same place, over time. There is not a reasonable possibility that the project will have a significant effect on the environment due to unusual circumstances. 3. This project does not damage a scenic resource within an officially designated state scenic highway. 4. This project is not located on a site included on any list compiled pursuant to Government Code Section 65962.5. 5. This project does not cause a substantial adverse change in the significance of a historical resource. Section 3. The applicant agrees to indemnify, hold harmless, and defend the City of Santa Ana, its officials, officers, agents, and employees, from any and all liability, claims, actions or proceedings that may be brought arising out of its approval of this project, and any approvals associated with the project, including, without limitation, any environmental review or approval, except to the extent caused by the sole negligence of the City of Santa Ana. Section 4. The Planning Commission of the City of Santa Ana after conducting the public hearing hereby approves Conditional Use Permit No. 2017 -14 as conditioned in Exhibit A, attached hereto and incorporated herein, for the project located at 1600 East First Street. This decision is based upon the evidence submitted at the abovesaid hearing, which includes, but is not limited to: the Request for Planning Commission Action dated April 24, 2017 and exhibits attached thereto; and, the public testimony, written and oral, all of which are incorporated herein by this reference. ADOPTED this 24th day of April, 2017 AYES: Commissioners: Bacerra, McLoughlin, Mendoza, Nguyen, Verino (5) NOES: ABSENT: ABSTENTIONS Commissioners: Commissioners: Commissioners: Alderete, Contreras -Leo (2) Lynnette Verino Chairperson 31A-25 Resolution No. 2017 -17 Page 4 of 7 APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney CERTIFICATE OF ATTESTATION AND ORIGINALITY I, SARAH BERNAL, Commission Secretary, do hereby attest to and certify the attached Resolution No. 2017 -17 to be the original resolution adopted by the Planning Commission of the City of Santa Ana on April 24, 2017. Date: Commission Secretary City of Santa Ana 31A-26 Resolution No. 2017 -17 Page 5 of 7 EXHIBIT A Conditions of Approval for Conditional Use Permit No. 2017 -14 Conditional Use Permit No. 2017 -14 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 California Building Standards Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below rip or to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. All proposed site improvements must conform to the Site Plan Review approval of DP No. 2016 -30 and the staff report exhibits. 2. Any amendment to this conditional use permit must be submitted to the Planning Division and Police Department for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. Prior to approval of Certificate of Occupancy, all on -site improvements shall be made in accordance with the submitted plans. 4. Prior to submittal into Building plan check, a Final Landscaping Plan shall be submitted for review and approval. In addition to plant materials and sizes, the plan shall include an irrigation plan that details compliance with the provisions of the City's Water Conservation Ordinance. 5. Landscaping shall be maintained in compliance with the submitted plan. Any modifications to this plan shall be submitted to the Planning Division for review and subject to the approval of the Planning Manager. 6. A minimum of four (4) bicycle parking spaces (racks) shall be provided for this project. The bicycle spaces shall be shown on the landscaping plan. B. Orange County Fire Authority 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 issuance of a building permit: Resolution No. 2017 -17 Page 6 of 7 31A-27 a. Fire master plan b. Architectural Plan Review c. Underground piping for private hydrants and fire sprinkler systems d. Fire sprinkler system e. Sprinkler monitoring system f. Fire alarm system g. Hood and duct extinguishing system C. Public Works Agency (PWA) 1. Prior to submittal into Building plan check, revise the site plan to correctly depict the property lines identified in the title report's legal description. 2. Prior to submittal into Building plan check, revise the site plan to comply with the City's trash receptacle requirements, including but not limited to: the safe and efficient access of trash vehicles to trash receptacles, the provision of recycling receptacles, incorporation of acceptable staging and access areas, providing adequate bin sizes, and the identification of the proposed trash pick- up days and times as identified in the PWA's Development Review comments. 3. Prior to submittal into Building plan check, provide a copy of the approval letter from Waste Management, Inc. Resolution No. 2017 -17 Page 7 of 7 31A-28