TO: Chair and Members of the Design Review Committee
THRU: Chad Ortlieb, Principal Planner
FROM: Monique Schwartz, Senior Planner
1. Subject
title
A proposal to construct a new cemetery administration building at 7845 E. Santiago Canyon Road (Design Review No. 5125-23).
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2. Summary
body
The applicant proposes to demolish an existing administration building and surface parking lot to construct a new 13,644 square-foot (sq ft), two-story administration building with office, chapel, and mortuary facilities, attached porte-cochere, new surface parking lots, and related site improvements.
3. RECOMMENDED ACTION
recommendation
Approval by the Design Review Committee.
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4. BACKGROUND INFORMATION
Applicant/Owner: Roman Catholic Bishop of Orange (Diocese)
Property Location: 7845 E. Santiago Canyon Road
General Plan Designation: Public Facilities Max. 0.5 FAR and Institutions Max. 2.0 FAR (PFI)
Zoning Classification: Public Institution (PI)
Existing Development: Holy Sepulcher Cemetery
Associated Application: Minor Site Plan Review No. 1147-23
Previous DRC Project Review: None
5. project description
History
In 2008, the Diocese proposed a cemetery master plan expansion project that was to be phased over a period of approximately ten years. This project included the installation of wall crypts, family estates, administration office, mausoleum, private mausoleums, lawn crypt areas, private driveways, recreational trails, entry and street enhancements, and a maintenance facility under General Plan Amendment No. 2006-0001, Zone Change No. 1244-06, Variance No. 2174-06, Major Site Plan No. 0440-06, and Design Review No. 4083-06. These improvements were also identified and evaluated in Initial Study/Mitigated Negative Declaration (IS/MND) No. 1768-06 that was approved and adopted by the City Council in August 2008. Prior to the 2008 Planning Commission hearing for the project, the Diocese requested the removal of the northerly one-acre parcel and proposed maintenance facility from the project description, due to a noticing error. The 2008 cemetery master plan project was approved without the northerly one-acre parcel and maintenance facility.
After approximately ten years, the Diocese decided to develop the northerly one-acre parcel with a new maintenance building and service yard. The new maintenance facility was substantially similar to the one proposed under the 2008 master plan expansion project and evaluated in the adopted 2008 IS/MND. The new maintenance facility project was approved by the Planning Commission in May 2020 under Conditional Use Permit 3041-17, Variance 2245-17, Design Review No. 4901-17, Minor Site Plan Review No. 0899-17 and Environmental Review No. 1854-17. This project is currently in the building plan check process and is not yet constructed.
As part of the approved cemetery master plan expansion project, new equestrian trails were recently completed along both sides of Santiago Canyon Road (along existing Diocese owned property with steep topography on the west, and along the one-acre vacant parcel on the east). In addition, the existing Santiago trail crossing was relocated to a new signalized trail crossing just north of the cemetery secondary driveway entrance. These trails in turn connect to the paved drainage easement along the northern boundary of the one-acre parcel.
Project Proposal
The applicant proposes to remove an existing 3,000 sq ft, one-story administration building, small adjacent parking lot, and larger temporary gravel parking area to construct a new 13,644 sq ft two-story administration building with office, chapel, and mortuary facilities, attached porte-cochere, new surface parking lots, and related site improvements. The new administration building is substantially similar in size and location to the one proposed under the 2008 master plan expansion project and evaluated in the adopted 2008 IS/MND. Please note that the project plans (Attachment 5, Sheets A-6, and A-8 to A-10) are inconsistent regarding the proposed building square footage. The total building area will be 13,644 sq ft (8,156 sq ft on the first floor, and 5,488 sq ft on the second floor). Condition #1 has been included requiring the plans to be revised to reflect the correct building square footage prior to submittal of plans for the building permit process.
The project area consists of approximately 1.45-acres within the southwest portion of the overall 46.6-acre cemetery site, located directly adjacent to the cemetery’s main entrance and opposite the intersection of Amapola Avenue and Santiago Canyon Road. The project will be constructed in two phases as shown on Sheet A-8 (Phase One and Phase Two Site Plans) of Attachment 5. The existing administration building will remain fully operational until the new building is completed. Once the new building is fully functional, the existing building will be demolished to make room for the remainder of the new parking lot.
The primary function of the administration facility is for the planning and sales of interment spaces, mortuary services, scheduling of interments, chapel, and similar cemetery related functions. The first floor will be used for mortuary services and will contain a large receiving area with two sectional garage doors, body cooler, preparation room, dressing room, family viewing room, flower room, mortuary offices, restrooms, equipment rooms, and vault. Cemetery visitor restrooms (accessible from the building exterior) will also be provided on the south side of the building. The second floor will be used for various cemetery related functions and will contain an open reception area, a chapel with 132 seats, cemetery offices, a staff lounge, three arrangement conference rooms, a multipurpose room, a clergy and audio-visual room, and restrooms. Stairways are located on the east and west sides, a casket lift is located on the west side, and an elevator is located towards the middle of the building. The porte-cochere on the north side of the building will be used for casket delivery and pick-up purposes and the parking of golf carts. A large elevated outdoor plaza and fountain area is proposed at the northeast corner of the building off the second-floor chapel and reception area, and an outdoor patio area for employees is proposed at the southeast corner of the building. Both outdoor areas will only be visible from the cemetery interior.
Refuse for the building will be collected in 65-gallon bins that will be kept in the receiving garage area. These bins will be taken to the three-cubic-yard bins at the maintenance facility by cemetery staff as needed.
Building Architecture
The building displays a contemporary institutional design that is intended to blend with existing cemetery buildings and the surrounding quasi-rural residential area. The site topography slopes down from the north to the south and the building height ranges from 37 to 40 feet (to the peak of the upper ridge), with the lower level built into the existing hill side, following the natural grade, and minimizing the appearance of the building’s height from Santiago Canyon Road. An internal retaining wall will manage the topographic difference as illustrated in Section B-B on Sheet A-24 of Attachment 5. The building will be situated approximately 35 feet from the west property line along Santiago Canyon Road.
The building exterior will have a combination gable and hip style roof system with a recessed roof well to house the building’s mechanical equipment. The building also includes a flat-roofed porte-cochere, alternating plane changes and vertical accent details to add visual interest, horizontal trim, siding, recessed window and door openings, and distinctive window arrangements. The west elevation (most visible from Santiago Canyon Road) has a simple appearance, including one large chapel window recessed under the gabled roof line with vertical and horizontal grid details and a white powder coated religious symbol under the roof peak. There are four additional recessed rectangular windows on the second story that are articulated by two-story, tile cladded vertical accent details. In addition, there are four exterior doors that will likely be screened by a new retaining wall and landscaping. The proposed exterior building materials also contribute to the architectural character of the project, including two-piece clay barrel roof tile, Porcelanosa ceramic tile in a running bond pattern, wood grain tile cladding, stepped fascia with a smooth steel troweled plaster finish to match the ceramic wall tile cladding, aluminum storefront windows and frames with clear double low-E glazing, powder coated aluminum guardrails to match the aluminum store front color, natural stone veneer to match stone used on the north entry walls, and aluminum sectional garage doors at the receiving area to match the wood grain tile. The coordinated exterior color scheme consists of subtle neutral tones of tan and brown to blend into the surrounding natural environment.
Project Access and Parking
Vehicle access is provided by the cemetery’s southern main entrance, which is an existing divided two-way gated entry located opposite the intersection of Amapola Avenue and Santiago Canyon Road. This entry drive connects to the cemetery’s interior road network, the proposed administration building, and parking lots. Pedestrian access is provided by new walkways in the parking lot landscape islands that lead to the north and south sides of the building, and an exterior stairway at the northwest corner and walkway providing access to the west side of the building and the north and south parking lots.
Streetscape and Landscape
Sheet L-4 (Landscape Removal Plan) of Attachment 5 shows the removal of 16 existing mature trees to accommodate the project. A total of 13 existing trees will be protected in place, including one Hollywood Juniper, six Lombary Poplar, and six Brisbane Box trees.
Sheet L-3 (Landscape Planting Plan) of Attachment 5 illustrates the proposed landscape palette for the project. The project incorporates a variety of water efficient plant material along the street frontage, project interior, and perimeter boundaries, including 50 new trees. There is an existing equestrian trail proceeded by perimeter fencing and a landscaped slope along the entire cemetery southern street frontage, including the project street frontage. New streetscaping will consist of Brisbane Box trees and a layered design of shrubs and ground cover consistent with, and complimentary to the landscaping of the adjacent cemetery property, including Silverberry, “Bright N Tight” Cherry Laurel, Creeping Myoporum, Bougainvillea, Trailing Lantana, and Japanese Honeysuckle. Interior perimeter and parking lot landscape planters will contain True Green Chinese Elm, Australian Willow, Crape Myrtle, and Brisbane Box trees and a mix similar shrubs and ground cover. Enhanced paving is provided for pedestrian walkways, within the staff patio area at the southeast corner of the building, and within the second story plaza fountain area.
Fences/Walls
A variable height (four to seven foot) retaining wall will border the project area along Santiago Canyon Road, approximately 25 feet from the west property (See Attachment 5, Sheet A-26). The wall will be constructed of painted wood textured precast concrete panels with coordinating shot blast concrete pilasters.
Lighting
Sheets A-11 - A-12 (Site Lighting and Photometric Plans) of Attachment 5 include the proposed lighting and fixture designs for the project. New 21’0” to 24’6” tall LED pole lights are proposed along the western walled perimeter and within the landscape planters of the parking lots for the project. The poles will be wood in a copper color finish. The fixtures will have shields directed downward to prevent off-site light spillage. LED wall mounted fixtures (with the light directed downward) will be located over the south and west side entry doors, square LED building mounted fixtures will be located above the plaza entry doors, and square surface mounted fixtures will be located under the porte cochere, and on CMU walls. Bollard lighting is proposed in the landscape planter adjacent to the porte chochere, and various in-ground landscape and tree up-lighting will also be provided. Fixture styles are contemporary and compatible with the architecture of the building.
6. EXISTING SITE
The 1.45-acre development area is located at the southwest end of the existing 46.6-acre Holy Sepulcher Cemetery property. There is an existing one-story administrative building with adjacent surface parking lot, graveled temporary surface parking lot, grassy areas, mature trees, and interior access roads. The cemetery is surrounded by perimeter fencing along Santiago Canyon Road with walls and gates marking the main entry.
7. EXISTING AREA CONTEXT
Surrounding development around the proposed project includes the main cemetery entry drive and lawn interment areas to the north, lawn interment area and single-family residences to the south, lawn interment area and the internal road network to the east, and Santiago Canyon Road and a large vacant parcel owned by the Diocese to the west. The architecture of the surrounding development is eclectic and typical of residential development dating from the 1960’s though the 1990’s.
8. analysis and statement of the issues
Although the administration building facility is essentially a commercial operation in terms of function, the overall design and layout of the building including building scale, height, setbacks, colors and materials, and landscaping provides an overall project that adequately integrates with the adjacent cemetery property and the surrounding rural residential community. No project issues have been identified. Staff believes that the proposed architecture and landscape program are appropriate.
9. ADVISORY BOARD RECOMMENDATION
The City’s inter-departmental Staff Review Committee (SRC) conducted reviews of the project on August 9, 2023, and on November 8, 2023. On January 10, 2024, SRC recommended that the project proceed to the Design Review Committee with conditions.
10. PUBLIC NOTICE
On February 22, 2024, the City sent a DRC Public Meeting Notice to 72 property owners and tenants within a 400-foot radius of the project site and persons specifically requesting notice. The project site was posted in two locations with the notification on that same date.
11. ENVIRONMENTAL REVIEW
The installation of the proposed administration building facility is substantially similar to the administration building facility evaluated in IS/MND No. 1768-06 that was adopted by the City Council in August 2008. Although the proposed mortuary component of the project was not a use identified in the 2008 IS/MND, the mortuary will not include any cremation operations or facilities. Mortuary operations will include the storage and preparation of bodies for burial, and are not anticipated to create additional or new impacts related to the environmental topics addressed in the 2008 IS/MND. Further, Orange Municipal Code (OMC) Section 17.04.022 defines a cemetery as a “property used for the interring of the dead including columbarium’s, crematoriums, mausoleums, and mortuaries when operated in conjunction with and within the boundary of a cemetery”. In addition, the analysis contained within the Letter of CEQA Compliance, prepared by LSA, and included as Attachment 4, indicates that minor modifications associated with the installation of the new administration building facility will have negligible environmental impacts and that no further CEQA documentation is required. Therefore, the proposed project, including the allowed mortuary use, has been adequately evaluated and covered within the existing adopted 2008 cemetery master plan IS/MND. There is no environmental public review or notice required.
12. STAFF RECOMMENDATION AND REQUIRED FINDINGS
Design Review Finding
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 new administrative building facility project and landscaping as proposed will provide positive improvements to the existing cemetery property. The lower level of the building is built into the existing hill side, following the natural grade, and minimizes the appearance of the building’s height from Santiago Canyon Road. The exterior design, including colors and materials, provides an internally consistent and integrated design theme that upholds community aesthetics. While the function of the building is commercial and institutional in nature, the proposed design has incorporated residential features, including one-and two-story building height, distinctive placement of windows, gable and hip style roof design with clay barrel roof tiles, creative use of exterior siding, articulated building elevations, and groupings of layered landscaping including, trees, shrubs and ground covering to help soften the building from public view. The new administration building facility will not only enhance the southern portion of the cemetery property but will also replace an aging and outdated administration building with one that will better serve the current needs of the cemetery.
Minor Site Plan Review Findings
1. The project design is compatible with surrounding development and neighborhoods (OMC 17.10.060.H.1).
The surrounding development and neighborhood around the entire cemetery property consists of single-family residences to the north and south. To the east is the County of Orange Villa Park Flood Control Reservoir, and to the west are Santiago Canyon Road, additional Diocese-owned property, and single-family residences. The architecture of the surrounding development is eclectic and typical of residential development dating from the 1960’s though the 1990’s. Although the administration facility is commercial and institutional in nature, the project will provide an integrated design and landscaped appearance along the East Santiago Canyon Road corridor, consistent with surrounding development in its massing, scale, design, and function. The lower level of the building is built into the existing hill side, following the natural grade, and minimizes the appearance of the building’s height from Santiago Canyon Road.
2. Minor Site Plan approval shall be granted if the project conforms to City development standards and any applicable special design guidelines or specific plan requirements (OMC 17.10.060.H.2).
The site plan conforms to the development standards of the P-I zone, including: building height, setbacks, lot area, circulation, parking, and landscaping. The cemetery is considered a quasi-public facility in the Orange Park Acres Specific Plan; however, no specific design guidelines are listed in the Specific Plan.
3. Minor Site Plan approval shall be granted if the project provides for safe and adequate vehicular and pedestrian circulation, both on- and off-site (OMC 17.10.060.H.3).
The project provides safe and adequate access and circulation for vehicles and pedestrians from East Santiago Canyon Road. The on-site circulation has been designed to accommodate all access needs for parking spaces and for emergency vehicles. Disabled parking and access has been designed to accommodate Building Code requirements.
4. Minor Site Plan approval shall be granted if City services are available and adequate to serve the project (OMC 17.10.060.H.4).
A review of the project with all City Departments concludes that City services will be available and adequate to serve this site, including water, sewer, police and fire services.
5. Minor Site Plan approval shall be granted if the project has been designed to fully mitigate or substantially minimize adverse environmental effects (OMC 17.10.060.H.5).
A Letter of CEQA Compliance with previously adopted IS/MND No. 1768-06, prepared by LSA and included as Attachment 4 to the Staff Report concluded that the installation of the new administration building facility will have negligible environmental impacts beyond what was analyzed in IS/MND No. 1768-06, adopted by the Orange City Council in August 2008. It was determined that after mitigation is implemented, there are no potential significant environmental impacts as a result of the proposed project. OMC provisions will adequately manage construction and use regulation needs of the project.
13. CONDITIONS
The approval of this project is subject to the following conditions:
General
1. Prior to submittal of building plans for the building permit process, plans shall be revised to reflect the correct building square footage of 13,644 SF (8,156 SF on the first floor, and 5,488 SF on the second floor).
2. The project shall conform in substance and be maintained in general conformance with and as recommended for approval by the Design Review Committee.
3. This project is approved as a precise plan and shall conform to, and be maintained in accordance with, plans and exhibits labeled as Attachment 5 in the staff report (date stamped received January 31, 2024), including modifications required by the conditions of approval. 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 in use, location, or other aspect of the project not otherwise addressed by these conditions, 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 plan, the Community Development Director may approve the changed plan administratively.
4. Subsequent modifications to the approved architecture, color scheme, and landscape plan 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 and approved by the Design Review Committee.
5. The applicant agrees, as a condition of City’s approval of Design Review No. 5125-23, 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.
6. 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 will be cause for revocation of this permit.
7. 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.
8. All signage shall comply with Chapter 17.36 Sign Regulations of the Orange Municipal Code. Project signage shall be subject to Community Development Director approval.
9. 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 17.08.060. The Planning entitlements expire unless Building Permits are pulled within two years of the original approval.
10. In conjunction with construction, all 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.
11. These conditions shall be reprinted on the second page of the construction documents when submitted to the Building Division for the plan check process.
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.
13. 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. Exterior lighting fixtures shall be limited to 3000K or less. This shall be noted on the construction documents prior to issuance of building permits.
14. 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 with the building and painted to match the walls of the building.
15. 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 et al of the City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation verifying compliance with this requirement for review and approval by the Community Development Director or designee in coordination with the Public Works Director or designee.
16. 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 or designee in coordination with the Public Works Director or designee.
17. 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.
18. Prior to building permit issuance, City required irrigation and landscape inspection notes, in accordance with the City of Orange Landscape Standards and Specifications, shall be placed on the final landscape plan, to the satisfaction of the Public Works Director or designee in coordination with the Public Works Director or designee.
19. Prior to certificate of occupancy, all landscaping improvements shall be completed according to the approved plans, the City of Orange Water Efficient Landscape Guidelines, and City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation certifying compliance with this requirement (Appendices B and E of City of Orange Landscape Standards and Specifications) for review and approval by the Community Development Director or designee, in coordination with the Public Works Director or designee.
20. The final landscape plan shall include a note that a fully automated irrigation system will be provided.
21. Prior to building permit issuance, landscape plans shall include landscape area calculations needed for State landscape water use reporting.
22. Prior to building permit issuance, a Tree Removal Permit shall be approved by the Public Works Director in accordance with the City’s Tree Preservation Ordinance. A plan is required for submittal to the City depicting all of the existing on-site trees, the specifics of each tree, and the number of trees proposed for removal and replacement.
Fire:
23. 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.
Police:
24. Prior to building permit issuance, all structures shall comply with the requirements of Municipal Code - Chapter 15.52 (Building Security Standards), which relates to hardware, doors, windows, lighting, etc. (Ord. 7-79). Approved structural drawings shall include sections of the security code that apply. Specifications, details, or security notes may be used to convey the compliance.
25. 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 applicant 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.
Public Works Department, Subdivision Section:
26. 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 parts of the grading plan.
27. Prior to grading permit issuance, plans preparation and submittals shall be per Development Services Plan Preparation Guidelines and Checklist, and Checklist for Submittal Packages.
28. Prior to grading permit issuance, a geotechnical report shall accompany the grading plan review.
29. Prior to grading permit issuance, a Hydrology Study/Report or Drainage Assessment Letter shall be submitted for review and approval by Public Works. The Hydrology Study/Report shall comply with the Orange County Hydrology Manual and Addenda (OCHM). Design Storm Frequency at a minimum, shall be 10-year storm (25-year in a sump condition), and a 100-year storm event. Proposed improvements shall comply with freeboard requirements per OCHM and County Local Drainage Manuals.
30. 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.
31. Prior to grading permit issuance, the contractor shall obtain a Grading Permit from Public Works Department prior to start of any site demolition, clearing and grubbing, and grading.
32. Prior to grading permit issuance, any soil imported or exported shall require a Transportation Permit from Public Works Traffic Division.
33. Prior to grading permit issuance, approval by the City Council is required prior to import or export of soil exceeding 30,000 cubic yards. A dirt haul route shall be approved by the City Council and the travel path is subjected to pavement deterioration evaluation, pursuant to O.M.C. Section 10.67.030(B).
34. Prior to grading permit issuance, upon submittal of grading plans for plan check, the applicant shall a deposit to cover plan check and inspection services related to the grading activities.
35. Prior to grading permit issuance, the grading plan shall detail all of the 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 City Building Division.
36. Prior to grading permit issuance, any grading outside of the owner’s property boundary shall require the applicant to either obtain a temporary construction easements or permission by adjacent property owners in a form suitable to the Public Works Director.
37. 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.
38. Prior to grading permit issuance, the applicant shall show all sewer and storm drain lines on the Grading Plan. Other utility lines, such as water lines, may also be shown on Grading Plan for reference.
39. Prior to grading permit issuance, the applicant shall show all structural BMPs for water quality purpose on Grading Plan. Water quality features shown on the Grading Plan must match the WQMP.
40. Prior to grading permit issuance, the property owner shall maintain in good condition, all on-site driveways where heavy-duty trucks would travel.
41. Prior to grading permit issuance, and prior to building foundation construction, a Certificate Letter of Line and Grade shall be submitted to Public Works Construction Inspector demonstrating that the site grading and pad elevation are completed according to the grading plan.
14. ATTACHMENTS
• Attachment 1 Vicinity Map
• Attachment 2 Development Standards Reference Table
• Attachment 3 Applicant’s Letter of Explanation
• Attachment 4 LSA Letter of Project Conformance with IS/MND 1768-06, dated December 5, 2023
• Attachment 5 Submitted Plans and Site Photographs, date stamped received January 31, 2024
• Attachment 6 Color and Material Boards; Physical Boards Provided at Meeting