TO: Chair and Members of the Design Review Committee
THRU: Chad Ortlieb, Principal Planner
FROM: Ryan Agbayani, Associate Planner
1. Subject
title
Design review for exterior and interior modifications to an existing two-story office building and other site improvements to accommodate a medical office use at 171 S. Anita Drive, Share Our Selves Healthcare Facility (Design Review No. 5127-23)
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2. Summary
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The applicant proposes to demolish the eastern side of an existing two-story office building, construct new two-story additions in alternate locations, and make other exterior and interior improvements to accommodate a new medical office use (18,638 square feet of total gross floor area). The proposal would also create additional surface parking to provide a total of 86 off-street parking spaces on site.
3. RECOMMENDED ACTION
recommendation
Approval by the Design Review Committee.
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4. BACKGROUND INFORMATION
Applicant: Turner Healthcare Facilities Acquisition, LLC
Property Owner: Mosu Enterprise, LLC
Property Location: 171 S. Anita Drive
General Plan Designation: General Commercial Max 1.0 FAR (GC)
Zoning Classification: Limited Business (C-1)
Existing Development: Existing two-story office building with surface parking
Associated Application: Minor Site Plan Review No. 1153-23
Previous DRC Project Review: November 15, 2023
5. project description
The applicant proposes to demolish the eastern wing of the existing two-story office building (first-floor demo 4,959 SF, second-floor demo 4,714 SF) and construct new two-story additions (total first-floor addition 2,127 SF, total second-floor addition 2,127 SF) within the southern portion of the central courtyard area and in a segment of the western wing adjacent to the street. The reconfiguration of the building footprint also creates additional parking spaces for a total of 86 off-street parking spaces on site.
The proposed addition at the western wing creates a uniform wall plane along the street frontage. As part of the addition, the existing gap in the parapet will be infilled. The three exterior storage rooms on the northern elevation will be demolished to create a uniform wall plane, and will also allow for additional landscaping at the base of the building. As part of the demolition of the eastern wing, the central courtyard area will be reconfigured and screened by vertical aluminum “link and lock” cladding in a woodgrain finish. The new additions will have stucco exterior with punched aluminum frame windows. The eastern elevation also incorporates storefront windows at the access doors, as well as metal and wood accent materials. A cantilevered awning is proposed at the main entrance of the first floor facing the freeway, and an upper canopy will connect the roofs of the two ends of the eastern wing. The interior underside of the upper canopy will incorporate the Center Stage (green) accent color to serve as a visual focal point of the freeway-facing eastern elevation.
There are two existing trash enclosures at the northeast and southeast corners of the building. The southern trash enclosure will be demolished, and a new trash enclosure will be constructed in place of the existing northern enclosure to meet current standards. The exterior walls of the trash enclosure will be painted to match the exterior color of the building.
New trees, shrubs, and groundcover are proposed around the building footprint, within the reconfigured central open-air courtyard, and within the new landscape fingers in the parking lot. There are a total of 19 existing trees on site. Of the 19 trees, 3 will be removed, while 16 existing trees will be protected in place. 21 new trees are proposed to bring the total tree count to 37 for the project. Street trees will be installed per Public Works standards as part of the sidewalk construction.
The 4 existing parking lot light poles around the exterior of the site will be protected in place. New LED post top area lights will be installed in the parking lot and along the pedestrian walkways. The site will also incorporate new bollard lights and tree up-lights around the base of the building. There are no building-mounted light fixtures proposed.
6. EXISTING SITE
The existing 1.134-acre site is currently developed with a two-story office building (24,057 total SF) that wraps around an open-air central courtyard. The site has 77 existing surface parking spaces distributed around the perimeter of the site and on the northern and southern ends of the building. Currently, there is no dedicated sidewalk along the street frontage facing S. Anita Drive.
7. EXISTING AREA CONTEXT
The subject property is located on the eastern side of S. Anita Drive, which is a dead-end street with sole access from W. Chapman Avenue. To the immediate north is a 7-Eleven gas station and market. To the immediate south is an existing two-story office building with surface parking. To the east is the State Route 57 freeway. To the west is an existing two-story office building with surface parking. The subject site and all adjacent sites on S. Anita Drive are located within the Limited Business (C-1) zoning district.
8. analysis and statement of the issues
Issue 1 Nonconforming Conditions:
The existing site has multiple non-conforming conditions. Currently, there is no dedicated sidewalk along the street frontage facing S. Anita Drive. The applicant will be required to construct a full width 8-foot-wide sidewalk along the property frontage. As such, the existing building will not meet the required 10-foot front yard setback per the C-1 zoning standards. Additionally, there are existing masonry walls and motorized vehicular gates at the northern and southern driveways, which will be demolished. The removal of these existing structures will allow for additional landscaping areas at the two driveway entrances; however, existing parking spaces along the western frontage will be eliminated.
Despite the nonconforming conditions, staff believes that the proposed modifications improve the site overall. The required new sidewalk and street trees will improve the street frontage and also strengthen pedestrian connectivity on the S. Anita Drive corridor. The removal of the masonry walls and vehicular gates, and the addition of new landscaping and site retaining curb at the back of the sidewalk will refresh the streetscape along the property frontage and also bring the property into greater conformance with current zoning development standards.
Issue 2 Landscaping:
The existing site currently has landscaping areas around the perimeter of the site and around the building footprint. There are currently 19 trees on site. 17 are located along the eastern and southern property lines, one is located at the northeast corner of the building, and one is located at the southeast corner of the building. Of the 19 existing trees, 16 will be protected in place and 3 will be removed. There is a 10-foot-wide sewer easement along the entire eastern property line. The 7 existing trees currently located within the sewer easement area will be protected in place, and no new trees are proposed in this area. 21 new canopy trees, shrubs, and groundcover are proposed around the building footprint, within the reconfigured central open-air courtyard, and within the new landscape fingers in the parking lot. Street trees will also be installed per Public Works standards as part of the sidewalk construction.
Staff believes that the proposed landscaping will significantly improve the existing site, which currently has minimal landscaping. Additionally, the overall tree count will increase from 19 existing trees to 37 total trees (increase of 18).
9. ADVISORY BOARD RECOMMENDATION
On October 4, 2023 and December 6, 2023, the City’s interdepartmental Staff Review Committee (SRC) reviewed the project and provided comments. On December 20, 2023, the SRC granted preliminary approval, subject to conditions of approval.
On November 15, 2023, the Design Review Committee (DRC) reviewed the project and provided preliminary comments and feedback related to landscaping, design, and the interface between the existing building and the required new sidewalk on S. Anita Drive. The applicant revised the plans per the DRC’s direction. The complete list of responses to the DRC comments are included in Attachment 5.
10. PUBLIC NOTICE
On January 4, 2024, the City mailed out a total of 38 public notices to property owners and occupants within a 400-foot radius of the project site. A public notice was also posted at the site on that same day.
11. ENVIRONMENTAL REVIEW
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per the State CEQA Guidelines Section 15301 (Class 1 - Existing Facilities) because the project involves modifications to an existing office building that does not result in a net increase of square footage.
12. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Findings for DRC applications come from four sources:
• The Orange Municipal Code
• The Infill Residential Design Guidelines
• The Historic Preservation Design Standards for Old Towne (commonly referred to the Old Towne Design Standards or OTDS)
• Orange Eichler Design Standards (or OEDS)
The Findings are applied as appropriate to each project. Based on the following Findings and statements in support of such Findings, staff recommends the DRC approve the project with recommended conditions.
• The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC 17.10.07.G.3).
The subject property is not located within a specific plan area or an established district with applicable design standards. The proposed commercial building improves the appearance of the site and the streetscape by remodeling an existing building and adding new landscaping to the site, which is currently utilized as a two-story office building with surface parking. The exterior design, colors, and materials of the proposed exterior improvements and overall site provide an internally consistent and integrated design theme that upholds community aesthetics. The proposed design incorporates stucco as the primary material with metal and wood accents. Furthermore, the Center Stage (green) accent color creates a visible contrast to the neutral colors of the building. The proposed landscaping, trees, shrubs, and groundcover complement the project design and integrate well with neighboring commercial properties along S. Anita Drive. Additionally, the lighting, trash enclosure, and additional parking spaces have been planned to minimize potential conflicts with neighboring properties. Lastly, a new sidewalk will be constructed to strengthen pedestrian connectivity on the S. Anita Drive corridor.
13. CONDITIONS
The approval of this project is subject to the following conditions:
General:
1. These conditions shall be reprinted on a dedicated sheet (or sheets) after the Title Sheet of the construction documents when submitted to the Building Division for the plan check process.
2. All construction shall conform in substance and be maintained in general conformance with the plans and exhibits dated January 17, 2024, in the staff report, including any modifications required by conditions of approval, and as recommended for approval by the Design Review Committee.
3. Except as otherwise provided herein, this project is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, the Community Development Director may approve the changed plan administratively.
4. Subsequent Modifications to the approved architecture or color scheme shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed by the Design Review Committee.
5. The term “applicant” shall refer to the entity that requests approval of this action or any successor in interest to this approval.
6. The applicant agrees, as a condition of the City’s approval of Design Review No. 5127-23, and Minor Site Plan Review No. 1153-23, to indemnify, defend, and hold harmless, at applicant’s expense, the City, its officers, agents, and employees (“City”) from and against any claim, action, or proceeding brought against the City, including, but not limited to, any claim, action, or proceeding commenced within the time period provided in Government Code Section 66499.37 to attack, review, set aside, void, or annul the City’s approval, to challenge the determination made by the City under the California Environmental Quality Act (“CEQA”) or to challenge the reasonableness, legality, or validity of any condition attached hereto. City shall promptly notify applicant of any such claim, action, or proceeding to which the City receives notice and to cooperate fully with the applicant in the defense thereof. Applicant shall reimburse the City for any and all costs and expenses, including, but not limited to, court costs and attorney’s fees that the City may be required to pay, including any expenses ordered by a court or expenses incurred through the Office of the City Attorney in connection with said claim, action, or proceeding. City may, in its sole discretion, participate in the defense of any claim, action or proceeding but such participation shall not relieve applicant of the obligations of this condition. In the event the applicant is required to defend City in connection with such claim, action or proceeding, City shall have the right to approve counsel to so defend the City, approve all significant decisions concerning the manner in which the defense is conducted and approve any all settlements, which approval(s) shall not be unreasonably withheld. The obligations set forth herein remain in full force and effect throughout all stages of litigation including any and all appeals of any lower court judgment rendered in the proceeding. Further, applicant agrees to indemnify, defend and hold harmless the City for all costs and expenses incurred in enforcing this provision.
7. The applicant shall comply with all federal, state, and local laws, including all City regulations. Violation of any of those laws in connection with the use may be cause for revocation of this permit.
8. Building permits shall be obtained for all future construction work, as required by the City of Orange, Community Development Department’s Building Division. Failure to obtain the required building permits will be cause for revocation of this permit.
9. Final sign plans shall be approved by the Community Development Director prior to building permit issuance. Sign plans shall conform to the standards outlined in OMC Chapter 17.36 Sign Regulations.
10. If not utilized, project approval expires twenty-four months from the approval date. Extensions of time may be granted, if requested in writing in accordance with OMC Section 17.080.060.
11. All construction activity will be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. No construction activity will be permitted on Sundays and Federal holidays.
12. Any graffiti shall be removed within 72 hours from the time the City of Orange Notice of Violation is received by the applicant/property owner.
Planning:
13. The applicant/operator at all times shall provide the required number of parking spaces based on the uses on site, plus one parking space for each company owned vehicle.
14. Prior to Certificate of Occupancy, all parking lot and landscaping improvements shall be completed according to the approved plans and to the satisfaction of the Community Development Director.
15. In conjunction with operation of the business, all loading areas and the trash enclosure shall be maintained and kept clean and free of debris.
16. Prior to operation of the business, the applicant shall file for, or (if applicable) amend the business license with the Business License Division. Failure to obtain the required business license will be cause for revocation of this approval.
17. Prior to building permit issuance, all required parking spaces shall be shown on construction documents as double striped to City standards at the time of approval.
18. Any new lighting on the premise shall be installed in such a way to direct, control, and screen the lighting to prevent off-site light spillage onto adjoining properties and shall not be a nuisance to any point beyond the exterior boundaries of the property.
19. Exterior lighting fixtures shall be limited to 3000K or less. This shall be noted on the construction documents prior to issuance of building permits.
20. Prior to issuance of Certificate of Occupancy, the applicant shall schedule a light reading inspection with the Crime Prevention Bureau. The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the exterior boundary standards. The application shall use shielding so as to ensure that the light standards meet the requirements of OMC Section 17.12.030 for areas beyond the property’s exterior boundaries; light spillage or pollution to surrounding residential areas shall not exceed a maintained minimum of 0.5 foot-candle.
21. Prior to Building Permit issuance, the applicant shall pay all of the applicable Development Impact Fees in accordance with the most current fee schedule at the time of payment (e.g., TSIP fees).
22. Prior to Building Permit issuance, the applicant shall pay any outstanding monies due to the City of Orange for Planning Division entitlement activities related to the project.
23. Prior to Building Permit issuance, the applicant shall identify the precise location of existing walls and fences proposed for demolition. If the location of the existing wall or fence slated for demolition is wholly or partially upon an adjacent property (or right-of-way), the applicant shall secure the property owner(s) approval to demolish and replace the wall or fence. The applicant will be responsible for any site repairs to walls or fences damaged during construction activity.
24. Prior to Building Permit issuance, the construction documents shall show that all structures comply with the requirements of OMC Chapter 15.52 (Building Security Standards) which includes, but is not limited to: hardware, doors, windows, and lighting. Specifications, details, or security notes may be used to convey compliance.
25. Prior to building permit issuance, the applicant shall demonstrate to the satisfaction of the Community Development Director that all mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall be integrated architecturally within the building and painted to match the walls of the building.
26. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City’s Water Efficient Landscape Guidelines as described in Section IX at al of the City of Orange Landscape Standards and Specifications.
27. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development.
28. Landscape maintenance shall be performed in such a manner as to allow all trees to retain their full canopy height for screening and full canopy breadth for shade at point of maturity, except as required for public safety purposes.
Fire Department:
29. Add a note to the Fire Master Plan (FMP) stating that “Plans submitted for Building Plan Review shall comply with the California Fire Code as amended by the City and as frequently amended and in effect at the time of application for Building Permit. Onsite fire department access will require easement recording prior to issuance of Rough Grading Permit and shall be reviewed by Fire prior to approval.”
Subdivision Maps and Easements:
30. Prior to building permit issuance, the applicant shall dedicate a Fire Access Easement per Fire Department requirements.
Water Division
31. Prior to building permit issuance, the applicant shall submit improvement plans to the Water Division for review and approval for any new fire hydrants, domestic water services, fire services, landscape services, and any other proposed improvements or relocations affecting the public water system facilities.
32. Prior to grading permit issuance, the applicant shall construct all public and/or private improvements to the satisfaction of the Water Division. The applicant may be required to enter into an agreement with the City of Orange, and post security in a form and amount acceptable to the City Engineer and/or Water Division to ensure construction of said improvements.
33. Prior to building permit issuance, the applicant shall be responsible for the installation and/or relocation of the proposed or existing public water system facilities to a location and of a design per the improvement plans approved by the Water Division.
34. Prior to issuance of the certificate of occupancy, the applicant shall be responsible for the installation of necessary fire hydrants and fire services as approved by the Fire Department and Water Division.
35. Prior to building permit issuance, the Water Division shall approve the type and location of landscaping and fire service (backflow prevention) devices for proposed City services.
36. Prior to building permit issuance, construction documents shall show that a six-foot minimum horizontal clearance and one-foot minimum vertical clearance would be maintained between City water mains, laterals, services, meters, fire hydrants, and all other utilities, except sewer. The Water Division shall review and approve the construction documents.
37. Prior to building permit issuance, construction documents shall show that an eight-foot minimum clearance is provided between City water mains, laterals, services, meters, fire hydrants, signs, or trees or other substantial shrubs and plants as required by the Water Division. The Water Division shall review and approve the construction documents.
38. Prior to building permit issuance, construction documents shall show that permanent signs, awning, surface water quality management features, or other structures are not built over water mains, laterals, services, meters, or fire hydrants are required by the Water Division.
39. Prior to building permit issuance for the first phase of work, the applicant shall be responsible for obtaining approval of all the necessary encroachment permits from affected agencies for all public water construction work.
40. Prior to approval of a water improvement plan, the applicant shall satisfy all water main connection, plan check, and inspection charges as determined by the Water Division.
41. Plans submitted during plan check shall show that the water improvement plans are consistent with the fire suppression plans and/or fire master plan. The applicant’s consultant preparing the water improvement plans shall coordinate their plans with the consultant preparing the fire suppression plans and/or fire master plan so that their designs concur.
42. Plans submitted during plan check shall show that the minimum separation requirements are met and that each of the various designer’s plan sets match. The applicant’s consultant preparing the improvement and utility plans shall coordinate their plans with the consultants preparing the landscape, architectural, surface water quality management, fire master and/or fire suppression plans so that their designs are consistent.
43. At least fourteen calendar days prior to commencing construction, the applicant’s civil engineer shall prepare and provide product material submittals consistent with the water improvement plans for all proposed public water system facilities to the Water Division per the City of Orange General Water Construction Notes for review and approval.
44. Prior to issuance of certificate of occupancy, the applicant shall furnish and install individual pressure regulators on new services where the incoming pressure exceeds eighty pounds per square inch.
Street and Utility Improvements:
45. All work occurring within the public right-of-way and public utility easements will require an encroachment permit (or permits), including sidewalk and driveway construction and utility main and lateral construction.
46. Prior to grading permit issuance, all public infrastructure, including street sections, sidewalk, driveway aprons, and utilities shall comply with City of Orange Standard Plans and Specifications.
47. Prior to issuance of certificate of occupancy, all utilities serving the development, such as electric, cable television, street lighting, and communication shall be installed underground, completed, and approved by the appropriate utility provider.
48. Prior to issuance of certificate of occupancy, the applicant shall remove all unused driveway approaches and restore them to full height curb and gutter, including any sidewalk restoration at the driveway apron.
49. Prior to grading permit issuance, driveway aprons shall conform to Public Works Standard Plan 115 for commercial driveways with ADA accessibility.
50. Prior to grading permit issuance, all driveway approaches shall conform to ADA standards for wheelchair access conforming to Public Works Standard Plans 115 and 116.
51. Prior to issuance of certificate of occupancy, an unobstructed pedestrian access way of 5 feet width shall be maintained at all times for the sidewalk. The unobstructed access shall increase to 6 feet when there is no planting strip between the sidewalk and the street curb.
52. Prior to issuance of certificate of occupancy, the applicant shall provide adequate wheelchair accessibility around driveway aprons that do not conform to current ADA standards.
53. Prior to issuance of certificate of occupancy, the applicant shall repair any cracked, uneven, or damaged public sidewalk, curb, and gutter along the property frontage.
54. Prior to issuance of certificate of occupancy, all landscaping shall include the installation of root barriers on the sidewalk side of trees, or where conditions warrant the installation of a Deep Root box as directed by the Community Services Department.
55. Prior to issuance of certificate of occupancy, the applicant shall be required to install street trees along S. Anita Drive as required by the City of Orange Public Works Department. Acceptable street trees are Brisbane Box (Lophostemon Confertus) or ‘Red Push’ Pistache (Pistacia Chinensis ‘Red-Push’).
56. Prior to grading permit issuance, the applicant shall provide an irrigation system for the proposed street trees. The irrigation system shall be maintained by the project proponent.
57. Prior to issuance of certificate of occupancy, the sanitary sewer system connecting from the building to the public mainline shall be private and maintained by the property owner.
58. Prior to issuance of certificate of occupancy, pavement restorations on streets, under Moratorium or with a Pavement Condition Index of 75 or greater, shall be done per Instruction 15 of the Encroachment Permit.
Grading
59. Prior to grading permit issuance, the applicant shall submit a grading plan in compliance with City standards for review and approval by the Public Works Director. All grading and improvements on the subject property shall be made in accordance with the Manual of Grading and Standard Plans and Specifications to the satisfaction of the Public Works Director. The applicant may be required to include Phased Erosion and Sediment Control Plans, Site Demolition Plan, and Utility Plan as part of the grading plan.
60. Prior to grading permit issuance, plan preparation and submittals shall be per Development Services Plan Preparation Guidelines and Checklist, and Checklist for Submittal Packages.
61. Prior to grading permit issuance, a geotechnical report shall accompany the grading plan review.
62. A Drainage Assessment Letter shall be submitted for review and approval by Public Works.
63. Prior to grading permit issuance, site grading shall conform to the latest California Building Code Section 1804. The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of 5% for pervious surfaces, and 2% for impervious surfaces, at a minimum distance of 10 feet.
64. The contractor shall obtain a Grading Permit from the Public Works Department prior to start of any site demolition, clearing and grubbing, and grading.
65. Prior to grading permit issuance, any soil imported or exported shall require a Transportation Permit from the Public Works Traffic Division.
66. Upon submittal of a grading plan for plan check, the applicant shall provide a deposit to cover plan check and inspection services related to the grading activities.
67. Prior to grading permit issuance, the grading plan shall detail all locations where retaining walls will be constructed. Geometric detail of retaining walls shall be shown on the grading plan, including material type, dimensions, backfill, and subdrains. A building permit is also required for retaining walls over 4 feet in height measured from the bottom of the footing to the top of the wall prior to construction. Structural details and design calculations shall be submitted as a separate document and will be reviewed and permitted by the City’s Building Division.
68. Prior to grading permit issuance, any grading outside of the owner’s property boundary shall require the applicant to either obtain a temporary construction easement or permission by the adjacent property owners in a form suitable to the Public Works Director.
69. Prior to grading permit issuance, trash receptacle locations and details shall be included on the Grading Plan. The trash storage area shall be constructed per Public Works Standard Plan 409.
70. Prior to grading permit issuance, all sewer and storm drain lines shall be shown on the Grading Plan. Other utility lines, such was water lines, may also be shown on the Grading Plan for reference.
71. Prior to grading permit issuance, all structural BMPs for water quality purposes shall be shown on the Grading Plan. Water quality features shown on the Grading Plan must match the WQMP.
72. The property owner shall maintain in good condition, all on-site driveways where heavy-duty trucks will travel.
73. Prior to building foundation construction, a Certificate Letter of Line and Grade shall be submitted to the Public Works Construction Inspector demonstrating that the site grading and pad elevation are completed according to the grading plan.
74. The City of Orange has a sewer main line running along the south and east sides of the property. Prior to grading permit issuance, an arborist report will be required to determine the disposition of the existing trees and potential impacts to the existing sewer main line. Likewise, the report should make recommendations for suitable plant materials within the sewer easements that are not detrimental to the sewer main line.
Surface Water Quality:
75. Prior to the issuance of any grading permits the applicant shall submit a Priority Project WQMP for review and approval to the Public Works Department that:
a. Prioritizes the use of Low Impact Development principles as follows: preserves natural features; minimizes runoff and reduces impervious surfaces; and utilizes infiltration of runoff as the method of pollutant treatment. Infiltration BMPs to be considered include the use of permeable materials such as concrete and concrete pavers, infiltration trenches, infiltration planters, and other infiltration BMPs as applicable,
b. Incorporates the applicable Site Design, Routine Source, Structural Control and Low Impact BMPs as defined in the Model Water Quality Management Plan and Technical Guidance Document,
c. Maintains the hydrologic characteristics of the site by matching time of concentration, runoff, velocity, volume and hydrograph for a 2-year storm event,
d. Minimizes the potential increase in downstream erosion and avoids downstream impacts to physical structures, aquatic and riparian habitat,
e. Generally describes the long-term operation and maintenance requirements for structural and Treatment Control BMPs,
f. Identifies the entity or employees that will be responsible for long-term operation, maintenance, repair and or replacement of the structural and Treatment Control BMPs and the training that qualifies them to operate and maintain the BMPs,
g. Describes the mechanism for funding the long-term operation and maintenance of all structural and Treatment Control BMPs,
h. Includes a copy of the forms to be used in conducting maintenance and inspection activities,
i. Meets recordkeeping requirements (forms to be kept for 5 years).
j. Includes a copy of the form to be submitted annually by the project owner to the Public Works Department that certifies that the project’s structural and treatment BMPs are being inspected and maintained in accordance with the project’s WQMP
76. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the following to the Public Works Department:
a. That all structural and treatment control best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications,
b. That the applicant is prepared to implement all non-structural BMPs described in the Project WQMP,
c. That an adequate number of copies of the project’s approved final Project WQMP are available for the future occupiers.
77. Prior to the issuance of certificates for use of occupancy or final signoff by the Public Works Department, the applicant shall demonstrate to the satisfaction of Public Works, that the preparer of the WQMP has reviewed the BMP maintenance requirements in Section V of the WQMP with the responsible person and that a copy of the WQMP has been provided to that person. A certification letter from the WQMP preparer may be used to satisfy this condition.
78. Prior to issuance of building permits, the applicant shall review the approved Water Quality Management Plan (WQMP) and grading plan to ensure the structure’s downspouts or drainage outlet locations are consistent with those documents. Copies of the building or architectural plans specifically showing the downspouts and drainage outlets shall be submitted to the Public Works Department for review.
79. The project applicant shall maintain all structural, treatment and low impact development BMPs at the frequency specified in the approved WQMP. Upon transfer of ownership or management responsibilities for the project site, the applicant shall notify the City of Orange Public Works Department of the new person(s) or entity responsible for maintenance of the BMPs.
80. Prior to City approval of the landscaping plans, the applicant shall review the approved Water Quality Management Plan and ensure the proposed landscape plans are consistent with the project grading plans. The plans must show any proposed storm water treatment Best Management Practices such as bioretention planters, drywells, permeable pavers, or any other proposed surface water quality BMPs.
14. ATTACHMENTS
• Attachment 1 - Vicinity Map
• Attachment 2 - DRC Staff Report Dated November 15, 2023
• Attachment 3 - Final DRC Meeting Minutes Dated November 15, 2023
• Attachment 4 - Project Plans
• Attachment 5 - Response Letter to DRC Comments
• Attachment 6 - Development Standards Reference Table