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HomeMy WebLinkAboutAGENDA REPORT 2019 0122 REG PC ITEM 08ACITY OF MOORPARK, CALIFORNIA Planning Commission Meeting of January 22, 2019 ACTION: Approved Staff Recommendation, with Changes as Proposed by the Commission, Including Adoption of Resolution No. PC-2019-636. A. Consider A Resolution Approving Conditional Use Permit No. 2018-03 to Allow Outdoor Storage of Equipment and Vehicles on Two Lots in Conjunction with an Existing Business (Trench Shoring Company) Located at 13826 Princeton Avenue and 13836 Princeton Avenue and Making a Determination of Exemption Under CEQA in Connection Therewith, on the Application of Roger Egge, on Behalf of the Malloy Family Partners, LP. Staff Recommendation: 1) Open the public hearing, accept public testimony and close the public hearing; and 2) Adopt Resolution No. PC-2019-636 approving Conditional Use Permit No. 2018-03. Item: 8.A. MOORPARK PLANNING COMMISSION AGENDA REPORT TO: Honorable Planning Commission FROM: Joseph Fiss, Acting Community Development Director Freddy A. Carrillo, Associate Planner II DATE: January 22, 2019 Regular Meeting SUBJECT: Consider A Resolution Approving Conditional Use Permit No. 2018- 03 to Allow Outdoor Storage of Equipment and Vehicles on Two Lots in Conjunction with an Existing Business (Trench Shoring Company) Located at 13826 Princeton Avenue and 13836 Princeton Avenue and Making a Determination of Exemption Under CEQA in Connection Therewith, on the Application of Roger Egge, on Behalf of the Malloy Family Partners, LP BACKGROUND On November 6, 2018, Roger Egge, on behalf of the Malloy Family Partners, LP, submitted a Conditional Use Permit (CUP) application to allow outdoor storage of equipment and vehicles on two lots in conjunction with an existing business (Trench Shoring Company) located at 13826 Princeton Avenue and 13836 Princeton Avenue. Trench Shoring Company is currently operating an outdoor storage facility under a Development Permit approved by Ventura County in 1975. The property owner purchased the site approximately 15 years ago and acquired the 13836 Princeton Avenue a few months ago. The applicant is proposing to extend the outdoor storage use from 13828 Princeton Avenue into 13836 Princeton Avenue. In order for the existing business to conform to the current code and allow the expansion of outdoor storage, a CUP is required for outdoor storage when located within 100 feet of residentially zoned property. Item 8.A. 2 Honorable Planning Commission January 22, 2019 Page 2 DISCUSSION Project Setting Existing Site Conditions: The combined 5.14 site is located on two parcels on the south side of Princeton Avenue, east of Spring Road and west of Nogales Avenue. Trench Shoring currently occupies the westerly 2.32 acre site and the adjacent 2.82 acres is unoccupied, but improved with the remnants of the former Vulcan Materials concrete batch plant consisting of two rusty elevated tanks attached to a belt conveyor system and a metal building. The Trench Shoring site contains a 6,000 square foot building with an attached covered dock, as well as outdoor storage of construction equipment and vehicles. Existing shrubs and trees are located on the perimeters of both properties. Previous Applications: On May 8, 1974, the Planning Director for the County of Ventura approved Development Permit No. 114 for an industrial facility for the purpose of warehousing and distribution of pipeline construction materials at 13826 Princeton Avenue. On August 6, 1969, the County of Ventura Board of Zoning Adjustment approved Conditional Use Permit No. 25 for construction of a concrete batch plant at 13836 Princeton Avenue. The concrete plant has been inactive for approximately 10 years; however, the business registration for Vulcan Materials Company has been renewed yearly. General Plan and Zoning: The proposed CUP is consistent with the Zoning classification and General Plan land use designation. GENERAL PLAN/ZONING Direction General Plan Zoning Land Use Site Light Industrial (I-1) Industrial Park (M-1) Industrial Park / Concrete Plant North Medium Low Density Residential (2 DU/AC) Single Family Residential (R-1) Single-Family Home South Light Industrial (I-1)Industrial Park (M-1)Arroyo Simi River / Railroad right-of-way East Medium Industrial (I-2) Industrial Park (M-1) Industrial Building West General Commercial (C-2)Commercial Planned Development (CPD) Outdoor Storage 3 Honorable Planning Commission January 22, 2019 Page 3 Project Summary Conditional Use Permit No. 2018-03: The applicant is requesting to allow outdoor storage of shoring equipment, including trench boxes, trench tops, slide rails, beams and plates, “Z” shores, hydraulic shores, Modular Aluminum Panel System (MAPS) aluminum shields and vehicles at both properties. The existing Trench Shoring building will not be modified but the concrete batch plant belt conveyor system and metal building will be removed. An existing restroom structure will be maintained on the east side of the expanded site for employee use. Architecture: No new buildings are proposed, however, an 8 foot high perimeter screen wall will be constructed. The wall will be required to be constructed of slumpstone, with decorative pilasters, subject to Community Development Director review and approval. Parking: The Trench Shoring Company site currently has 16 parking spaces for the existing building and outdoor storage area. The applicant is proposing 18 new parking spaces for the proposed outdoor storage area. The new outdoor storage area must comply with the City’s parking ordinance by providing 1 parking space for every 1,000 sq. ft. of outdoor storage, including, but not limited to vehicles, equipment, tools, and supplies. Proposed Outdoor Storage Area Minimum Parking Required Based on Gross Floor Area of Building and Outside Storage Total Parking Spaces Required and Provided 17,400 sq. ft. 1 Space / 1,000 sq. ft. 18 Spaces Total Parking Spaces Required and Provided: 18 Spaces for the New Outdoor Storage Area ANALYSIS Issues Staff analysis of the proposed project has identified outdoor storage as the issue for Planning Commission consideration in their recommendation to the City Council. 4 Honorable Planning Commission January 22, 2019 Page 4 The primary use of the property will be for outdoor storage of shoring equipment and trucks. As noted above, the Moorpark Municipal Code requires a CUP for outdoor storage when located within 100-feet of residentially zone properties. Outdoor storage is allowed in the M-1 zone when in conjunction with a city approved use and when all storage is screened by an 8-foot high masonry wall architecturally matched to the structure. A special condition of approval has been added to submit a wall and fence plan for the review and approval of the Community Development Director. In addition, to maintain the wall clean from graffiti, a special condition of approval has also been added to apply an anti-graffiti coating. Findings The following draft findings are provided for Planning Commission consideration: Conditional Use Permit Findings: 1.The proposed use is consistent with the provisions of the City's General Plan, Zoning Ordinance, and other applicable regulations as conditioned in that outdoor storage in the Industrial Park (M-1) Zone is a conditionally-permitted use. 2.The proposed use is compatible with both existing and permitted land uses in the surrounding area, in that outdoor storage is permitted in the Limited Industrial zone. 3.The proposed use is compatible with the scale, visual character, and design of surrounding properties in that conditions of approval have been proposed for appropriate screening and landscaping; 4.The proposed use would not be obnoxious or harmful, or impair the utility of neighboring property or uses in that conditions are required to ensure proper control of outdoor storage. 5.The proposed outdoor storage use would not be detrimental to the public interest, health, safety, convenience, or welfare. PROCESSING TIME LIMITS Time limits have been established for the processing of development projects under the Permit Streamlining Act (Government Code Title 7, Division 1, Chapter 4.5), the Subdivision Map Act (Government Code Title 7, Division 2), and the California Environmental Quality Act Statutes and Guidelines (Public Resources Code Division 13, and California Code of Regulations, Title 14, Chapter 3). Under the applicable provisions of these regulations, the following timelines have been established for action on this project: 5 Honorable Planning Commission January 22, 2019 Page 5 Date Application Determined Complete: December 4, 2018 Planning Commission Action Deadline: March 4, 2019 ENVIRONMENTAL DETERMINATION In accordance with the City’s environmental review procedures adopted by resolution, the Community Development Director determines the level of review necessary for a project to comply with the California Environmental Quality Act (CEQA). Some projects may be exempt from review based upon a specific category listed in CEQA. Other projects may be exempt under a general rule that environmental review is not necessary where it can be determined that there would be no possibility of significant effect upon the environment. A project which does not qualify for an exemption requires the preparation of an Initial Study to assess the level of potential environmental impacts. Based upon the results of an Initial Study, the Director may determine that a project will not have a significant effect upon the environment. In such a case, a Notice of Intent to Adopt a Negative Declaration or a Mitigated Negative Declaration is prepared. For many projects, a Negative Declaration or Mitigated Negative Declaration will prove to be sufficient environmental documentation. If the Director determines that a project has the potential for significant adverse impacts and adequate mitigation cannot be readily identified, an Environmental Impact Report (EIR) is prepared. The Director has reviewed this project and found it to be Categorically Exempt in accordance with Section 15301 (Class 1 – Exiting Facilities) of the California Code of Regulations (CEQA Guidelines). The proposed development is consistent with the General Plan and Zoning regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment in that the site has already been graded. No further environmental documentation is required. NOTICING Public Notice for this meeting was given consistent with Chapter 17.44.070 of the Zoning Ordinance as follows: 1. Publication. The notice of the public hearing was published in the Ventura County Star on January 13, 2019. 2.Mailing. The notice of the public hearing was mailed on January 11, 2019, to owners of real property, as identified on the latest adjusted Ventura County Tax Assessor Roles, within one-thousand (1,000) feet of the exterior boundaries of the assessor’s parcel(s) subject to the hearing. 3.Sign. One 32 square foot sign was placed on the street frontage on January 11, 2019. 6 Honorable Planning Commission January 22, 2019 Page 6 STAFF RECOMMENDATION 1. Open the public hearing, accept public testimony and close the public hearing. 2. Adopt Resolution No. PC-2019-____ approving Conditional Use Permit No. 2018-03. ATTACHMENTS: 1. Location Map 2. Aerial Map 3. Project Exhibits 4.Draft PC Resolution with Conditions of Approval 7 Location Map - 13826 Princeton Avenue and 13836 Princeton Avenue .S s,- �' �rrr k, Cle O m I> CII �s St Charles St �� Cit. AZ ppnceton Ave Princeton Ave 4 ah St CL 'e . i Fitch Ave I - � I t � n science Dr 4 V = 376 ft CUP No. 2018-03 01/1112019 ,y 9 This map may represents a visual display of related geographic information. Data provided here on is not guarantee of acutual field conditions. To be sure of complete accuracy, please contact the responsible staff for most up to date information. 8 Aerial Map - 13826 Princeton Avenue and 13836 Princeton Avenue Wim• .' � � � ��� + � �� _ 1 ff .� 00 + ' r + 4 ' eA 4 't' to - '".. ►' lr� 211 r f ior .-,10' k 6.4 k 1" = 376 ft CUP No. 2018-03 01/1112019 w B This map may represents a visual display of related geographic information. Data provided here on is not guarantee of acutual field conditions. To be sure of complete accuracy, please contact the responsible staff for most up to date information. PC ATTACHMENT 2 9 ContextM% m Sde M5 TRENCH SHORING EXPANSION 13836 Princeton Avenue Moorpark, California PROIECT DATA APN: 512-0-160-595 CLIENT: Trench Shoring 13836 Princeton Avenue Moorpark, California (949)458-7378 Contact: Roger Egge PARKING PROJECT DESCRIPTION isPani�auazHa—M� 11in cpp . s i Pa g quvetlMpopasedopenairsmrage Pe gnmedby v. mea �aarymazsitM pmposedwok IMgg Prouidetlm oinineWroaM rnmt poP p aa�maa�beu�:ea%xmmg.-mIDP wcnamdo udo e ,ua'nmp ma-tn Pppam :doKh,d--xM4P5a -. H: Railroad ROW didingmetalgare ne. g'nU .Ud ztiding.-gate PC ATTACHMENT 3 new g'tau.oud ztiding—gate Drwnage Channel � 35'Eaument E,A�tPtn�.wai� /c x I C E C C O "D WInCnEenC.CtI Proposed Site Plan T swe: r'=4D' AADA.—biGty f., tEt v Proposed Street Elevation T Srak: t" • 4o' 10 H A.1 zxaa..ma Site Plan / \ � � oainage aanr � , zv Easement ppn�etoo Pven oreb dii h + Exirting blackwagto be \ �� removed by oMers Equipment on meril szndrobe -- Existing 6ain4nk fence around °vea by perlmererof be d pop To removed and Elevatedc°nvElevated tanks Fxlztlng chainllnk fence around b, --d a�M snucturee Pedmeteror Pr°am byonere removed M°t robe removes ana repmcee. EAW� Open Ao- sror Remain I O Exirtin80Pen paAonrez 6 -hingr Air storage hing shtion � Existing meW �w/<larifier I build hngt be removed Ertent of Ex -9 Pavingro Remain I by of Extern of Exlzting paving to Remain i 6existing Existing Opm parklr�g rtaLLs i. Existing Open Existing Work wallro—tofexisting Air Sc° roRemain �a Air srorage [°Remain beremovedbyothers pevemmtro remain Existingblak— I to be removed by othersl ��/ Railroad ROW ExistingSiteVlan " swe: r. Aon 11 RESOLUTION NO. PC-2019- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF MOORPARK, CALIFORNIA, APPROVING CONDITIONAL USE PERMIT NO. 2018-03 TO ALLOW OUTDOOR STORAGE OF EQUIPMENT AND VEHICLES ON TWO LOTS IN CONJUNCTION WITH AN EXISTING BUSINESS (TRENCH SHORING COMPANY) LOCATED AT 13826 PRINCETON AVENUE AND 13836 PRINCETON AVENUE, AND MAKING A DETERMINATION OF EXEMPTION UNDER CEQA IN CONNECTION THEREWITH, ON THE APPLICATION OF ROGER EGGE, ON BEHALF OF MALLOY FAMILY PARTNERS, LP WHEREAS, on November 6, 2018, Roger Egge, on behalf of Malloy Family Partners, LP, submitted an application for Conditional Use Permit (CUP) No. 2018-03 to allow outdoor storage of equipment and vehicles on two lots in conjunction with an existing business (Trench Shoring Company) located at 13826 Princeton Avenue and 13836 Princeton Avenue; and WHEREAS, at a duly noticed public hearing on January 22, 2019 for CUP No. 2018-03, the Planning Commission considered the agenda report and any supplements thereto and written public comments; opened the public hearing and took and considered public testimony both for and against the proposal; closed the public hearing and reached a decision on this matter; and WHEREAS, the Community Development Director has determined that CUP No. 2018-03 are categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1: Existing Facilities) of the CEQA Guidelines. The proposed outdoor storage is consistent with the General Plan and Zoning regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment in that the site has already been graded and improved in anticipation of future development. No further environmental documentation is needed. NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF MOORPARK, DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. ENVIRONMENTAL DOCUMENTATION: The Planning Commission, based on its own independent analysis and judgment, concurs with the Community Development Director’s determination that the project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) pursuant to Section 15301 (Class 1: Existing Facilities) of the CEQA Guidelines. The proposed outdoor storage is consistent with the General Plan and Zoning regulations. In addition, there is no substantial evidence that the project will have a significant effect on the environment in that the site has already been graded. No further environmental documentation is needed. PC ATTACHMENT 4 12 Resolution No. PC-2019- Page 2 SECTION 2. CONDITIONAL USE PERMIT FINDINGS: Based upon the information set forth in the staff report, accompanying studies, and oral and written public testimony, the Planning Commission makes the following findings in accordance with City of Moorpark, Municipal Code Section 17.44.040(D): A. The proposed use is consistent with the provisions of the City's General Plan, Zoning Ordinance, and other applicable regulations as conditioned in that outdoor storage in the Industrial Park (M-1) Zone is a conditionally-permitted use. B. The proposed use is compatible with both existing and permitted land uses in the surrounding area, in that outdoor storage is permitted in the Limited Industrial zone. C. The proposed use is compatible with the scale, visual character, and design of surrounding properties in that conditions of approval have been proposed for appropriate screening and landscaping; D. The proposed use would not be obnoxious or harmful, or impair the utility of neighboring property or uses in that conditions are required to ensure proper control of outdoor storage. E. The proposed outdoor storage use would not be detrimental to the public interest, health, safety, convenience, or welfare. SECTION 3. PLANNING COMMISSION APPROVAL: The Planning Commission herby approves Conditional Use Permit No. 2018-03 subject to the Special and Standard Conditions of Approval included in Exhibit A (Special and Standard Conditions of Approval), attached hereto and incorporated herein by reference. 13 Resolution No. PC-2019- Page 3 SECTION 4. FILING OF RESOLUTION: The Community Development Director shall cause a certified resolution to be filed in the book of original resolutions. The action of the foregoing direction was approved by the following vote: AYES: NOES: ABSTAIN: ABSENT: PASSED, AND ADOPTED this 22nd day of January, 2019. , Chair Joseph Fiss, Acting Community Development Director Exhibit A – Special and Standard Conditions of Approval 14 Resolution No. PC-2019- Page 4 EXHIBIT A STANDARD AND SPECIAL CONDITIONS OF APPROVAL FOR CONDITIONAL USE PERMIT NO. 2018-03 STANDARD CONDITIONS OF APPROVAL The applicant shall comply with Standard Conditions of Approval for Subdivisions and Planned Developments as adopted by City Council Resolution No. 2009-2799 (Exhibits A), except as modified by the following Special Conditions of Approval. In the event of conflict between a Standard and Special Condition of Approval, the Special Condition shall apply. SPECIAL CONDITIONS OF APPROVAL 1.The applicant's acceptance of this permit and/or commencement of construction and/or operations under this permit is deemed to be acceptance of all conditions of this permit. 2.The Conditions of Approval of this permit, City of Moorpark Municipal Code and adopted city policies at the time of the permit approval supersede all conflicting notations, specifications, dimensions, typical sections and the like which may be shown on plans. 3.Conditions of this entitlement may not be interpreted as permitting or requiring any violation of law or any unlawful rules or regulations or orders of an authorized governmental agency. 4.The applicant shall defend, indemnify and hold harmless the City and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees to attack, set aside, void, or annul any approval by the City or any of its agencies, departments, commissions, agents, officers, or employees concerning the permit, which claim, action or proceeding is brought within the time period provided by the California Code of Civil Procedure Section 1094.6 and Government Code Section 65009. The City will promptly notify the applicant of any such claim, action or proceeding, and if the City should fail to do so or should fail to cooperate fully in the defense, the applicant shall not thereafter be responsible to defend, indemnify and hold harmless the City or its agents, officers and employees pursuant to this condition. a.The City may, within its unlimited discretion, participate in the defense of any such claim, action or proceeding, if both of the following occur: i.The City bears its own attorney fees and costs; and ii.The City defends the claim, action or proceeding in good faith. 15 Resolution No. PC-2019- Page 5 b.The applicant shall not be required to pay or perform any settlement of such claim, action or proceeding unless the settlement is approved by the applicant. The applicant's obligations under this condition shall apply regardless of whether a building permit is ultimately obtained, or final occupancy is ultimately granted with respect to the permit. 5.If any of the conditions or limitations of this approval are held to be invalid, that holding shall not invalidate any of the remaining conditions or limitations set forth. 6.The development must be in substantial conformance with the plans presented in conjunction with the application for Conditional Use Permit No. 2018-03, except any modifications as may be required to meet specific Code standards or other conditions stipulated herein. Any future changes to the parking layout shall require review and approval as determined by the Community Development Director consistent with Chapter 17.44 of the Zoning Ordinance. 7. Conditional Use Permit No. 2018-03 may be revoked or its use suspended by the City, if any of the causes listed in Section 17.44.080.B of the Zoning Code are found to apply, including if the use for which the permit was granted has not been exercised for at least twelve (12) consecutive months, has ceased to exist, or has been abandoned. The discontinuance for a period of one hundred eighty (180) or more days of a nonconforming use or a change of nonconforming use to a conforming use constitutes abandonment and termination of the nonconforming status of the use. 8.Conditional Use Permit No. 2018-03 is granted or approved with the City’s designated approving body retaining and reserving the right and jurisdiction to review and to modify the permit—including the conditions of approval—based on changed circumstances. Changed circumstances include, but are not limited to, major modification of the business; a change in scope, emphasis, size, or nature of the business; the expansion, alteration, reconfiguration, or change of use; or the fact that the use is negatively impacting surrounding uses by virtue of impacts not identified at the time of application for the conditional use permit or impacts that are much greater than anticipated or disclosed at the time of application for the conditional use permit. The reservation of right to review any permit granted or approved under this chapter by the City’s designated approving body is in addition to, and not in lieu of, the right of the City, its Planning Commission, City Council and designated approving body to review and revoke or modify any permit granted or approved under this chapter for any violations of the conditions imposed on such permit. 9.Prior to issuance of Building Permits, the applicant must submit lighting, wall and fence, and landscaping plans for review and approval by the Community Development Director, Parks and Recreation Director, and Police Chief demonstrating compliance with the City’s Zoning Ordinance, Landscape 16 Resolution No. PC-2019- Page 6 Standards and Guidelines, and Water Efficient Landscape Ordinance, and provides a safe and secure environment for the building occupants. 10. None of the prohibited plants indicated in the Provisionally Acceptable Plant List and the Invasive and Prohibited Plant List contained in the City’s Landscape Standards and Guidelines shall be used on the development site. 11. Prior to the issuance of a Zoning Clearance for Building Permit, the applicant shall submit a Developer Waste Reduction and Recycling Plan to the satisfaction of the City Engineer/Public Works Director. 12. All necessary permits must be obtained from the Building and Safety Division and all construction shall be in compliance with the Moorpark Building Code and all other applicable regulations. 13. No equipment may be stored within 5 feet of any property line. 14. An anti-graffiti coating is required on the front of the wall and gate facing Princeton Avenue and west side of the property prior to Community Development approval of final occupancy. Prior to installation of the coating, applicant shall submit specifications of the anti-graffiti coating for the review and approval of the Community Development Director. 15. The number of parking spaces shall be maintained consistent with Chapter 17.32 of the Zoning Ordinance. 16. Prior to the issuance of the Zoning Clearance for occupancy, A lot line adjustment or parcel map merging 13826 Princeton Avenue and 13836 Princeton Avenue must be completed and recorded . 17. General maintenance of vehicles and equipment on the site must be done under the existing canopy and is limited to the hours between 7:00 a.m. and 6:00 p.m., Monday through Friday. 18. There shall be no major repair of vehicles or trucks on site. 19. Parking areas must be developed and maintained in compliance with the Moorpark Municipal Code, and surfaced with asphalt, concrete, or other surface acceptable to the Community Development Director, City Engineer/Public Works Director, and must include adequate provisions for drainage, National Pollution Discharge Elimination System (NPDES) compliance, striping and appropriate wheel blocks or curbs in parking areas adjacent to landscaped areas. All parking space striping must be maintained to be clearly visible during the life of the development. 17 Resolution No. PC-2019- Page 7 20. All exterior areas of the site, including parking areas under use by the facility, shall be maintained free of litter and debris at all times. 21. Storage of all equipment, including trench boxes, trench tops, slide rails, beams and plates, “Z” shores, hydraulic shores, Modular Aluminum Panel System (MAPS) aluminum shields and vehicles must take place in areas not visible from the adjacent Princeton Avenue public right-of-way and west side of property. 22. By accepting this permit, the applicant agrees to cast affirmative ballots for the formation of one or more assessment districts and levying of assessments, for the maintenance of parkway landscaping within the right-of-way between the front property line and curb (City Landscape Maintenance District (LMD)), including but not limited to all water and electricity costs. The applicant further agrees to provide for maintenance of parkway landscaping within the right-of-way between the front property line and curb in the event the aforementioned assessment district is dissolved or altered in any way or assessments are reduced or limited in any way by a ballot election of property owners, or if the assessment district is invalidated by court action. 23. If at any time it is determined that the use is not consistent with the City’s noise requirements, the applicant will be required to implement appropriate measures as determined by the Community Development Director to bring the use into compliance with provisions of the City’s Noise Element of the General Plan and the noise standards in the Moorpark Municipal Code. 24. A separate sign permit application is required for all proposed signs, which are subject to the review and approval of the Community Development Director. Engineering / Public Works 25. Obtain coverage under the California Industrial General Permit 2014-0057-DWQ (Permit), or provide documentation supporting Permit coverage will not be required. 26. Prior to occupancy, the applicant must provide street improvements along the frontage of the property, including curb, gutter, driveway apron, and sidewalk, per Standard Plans for Public Works Construction. All improvements shall be subject to the satisfaction of the City Engineer/Public Works Director. 27. Prior to occupancy, the applicant must provide street surface repairs to Princeton Avenue along the frontage of the property to the satisfaction of the City Engineer/Public Works Director. Street surface repairs may range from pothole repairs to 2” grind and overlay to the Princeton Avenue street centerline. 18 Resolution No. PC-2019- Page 8 28. Project shall comply with all applicable State and local storm water requirements. This includes any applicable General Permit conditions and requirements, and post-construction storm water improvements. -End- 19