TO: Chair and Members of the Design Review Committee
THRU: Chad Ortlieb, Principal Planner
FROM: Ryan Agbayani, Associate Planner
1. Subject
title
A proposal to construct a new one-story commercial building to be used as an animal hospital on an open paved lot at 3208 E. Chapman Avenue (Design Review No. 5105-22).
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2. Summary
body
The applicant proposes to construct a new one-story animal hospital.
3. RECOMMENDED ACTION
recommendation
Approval by the Design Review Committee.
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4. BACKGROUND INFORMATION
Applicant/Owner: Long Tran and Jackie Trang Nguyen
Property Location: 3208 E. Chapman Avenue
General Plan Designation: General Commercial Max 1.0 FAR (GC)
Zoning Classification: Limited Business (C-1)
Existing Development: Open paved lot
Associated Application: Minor Site Plan Review No. 1123-22
Previous DRC Project Review: None
5. project description
The applicant proposes to construct a new one-story commercial building (2,644 sq ft) on an open paved lot (12,179 sq ft) to be used as an animal hospital. Other site improvements include 13 off-street parking spaces along the eastern property line and a new trash enclosure at the rear of the property located behind the building.
The building is positioned along the western property line and spans more than half of the depth of the site. The building includes natural limestone cladding, smooth stucco, and aluminum metal cladding with a matte finish. The prominent design elements are concentrated at the northern potion of the building to be street-oriented and include a single span of mildly angled roof above the reception area, a pilar at the south of the storefront entrance, a clear glass butt joint at the northeast corner of the building, and associated reveals that are indicative of contemporary architectural design. The applicant’s full design approach narrative is included as Attachment 4.
The proposed site plan provides perpendicular parking spaces along the eastern property line. Although 13 parking spaces are provided, the southern-most parking stall will be jointly used as the designated loading area for deliveries.
New trees, shrubs, and groundcover are proposed at the front of the property facing E. Chapman Avenue, along the eastern property line where the perpendicular parking stalls are located, on two sides of the rear trash enclosure, and along the southern property line. A total of 21 trees are proposed on the site. Three Olea Europaea ‘Wilsonii’ (Fruitless Olive) trees are proposed at the front of the property flanking the driveway entrace. There are 18 Metrosideros Excelsa (New Zealand Christmas) trees proposed along the eastern and southern property lines. No street trees are proposed.
Two parking lot light poles are proposed (one near the second parking stall from the north and a second at the rear of the property near the vehicle turnaround area) with contemporary low-profile fixtures. Additional lighting fixtures are proposed at the front lobby entrance and above the secondary pedestrian door at the rear of the buliding. The lighting above the front lobby entrance will be recessed halo lighting and the fixture at the rear of the building will be a single McGraw-Edison GWC Galleon Wall Mount LED luminaire.
The wall signs depicted on the plans are conceptual and included for illustriative purposes only. Signage for the site will be a deferred submittal and are requried to meet the standards outlined in Chapter 17.36 of the Municipal Code.
6. EXISTING SITE
The existing 0.28-acre site is an open paved lot with minimual landscaping along the eastern property line. The site is currently being used as a parking lot for regular passenger vehicles and storage of rental box trucks for the neighboring equipment rental business to the east. There is an existing driveway at the northwest corner of the site with an access easement for the Citrus Hills Assisted Living parking lot located immediately south of the project site at 142 S. Prospect Street. There is a second driveway at the northeast corner of the site that is jointly used by the adjacent property to the east. As part of the proposed project, the existing shared driveway will be maintained.
The proposed animal hospital is located on Parcel 1 and Citrus Hills Assisted Living is located on Parcel 2 of Parcel Map No. PM 35-8, recorded on February 17, 1971. There is a 20-foot-wide ingress/egress easement across Parcel 1 for the benefit of Parcel 2 for access to E. Chapman Avenue. Because the proposed site plan includes a central drive aisle with the proposed building to the west and the required parking stalls to the east, the easement has been adjusted to be consistent with the proposed site plan.
7. EXISTING AREA CONTEXT
The subject property is located on the south side of E. Chapman Avenue with access from two existing driveways. E. Chapman Avenue is classified as a Major Arterial roadway in the Circulation and Mobility Element of the General Plan. To the north are Hercules Burgers (drive-thru restaurant) and the Pinewood Condominiums (multi-family residential). To the south is the surface parking lot for the Citrus Hills Assisted Living facility. To the east is an existing commercial building occupied by Saddleback Equipment Rentals, Inc. To the west is an existing multi-tenant commercial building occupied by Orange Hill Dental Group and Z’s Kitchen. The subject site and adjacent surrounding sites are located within the Limited Business (C-1) zoning district. The E. Chapman Avenue corridor is an eclectic mix of diverse commercial buildings including retail, service, restaurant, and office uses, as well as some residential development. There are no applicable design standards for the subject property.
Staff believes that the proposed site design and architecture are appropriate, attractive, and well-designed. The contemporary aesthetic of the proposed one-story commercial building will contribute to the eclectic streetscape along the E. Chapman Avenue corridor.
8. analysis and statement of the issues
Issue 1 On-Site Internal Circulation and Turnaround Area:
The Code requires that all driveways and turnaround aisles serving ten or more parking spaces shall not be dead-end aisles unless a turn-around or back-up area is provided. The existing site has multiple constraints to development which include a narrow width and the access easement to the southern property (Citrus Hills Assisted Living Facility). To accommodate a turnaround area without driving onto the adjacent southern property, the trash enclosure is positioned approximately 11.5 inches to the western property line to allow for a dedicated turnaround area in front of the trash enclosure. This will prevent vehicles from backing out onto E. Chapman Avenue if all parking spaces are occupied.
Issue 2 Existing Shared Driveway with Property to the East:
There is an existing shared driveway with the adjacent property to the east at the northeast corner of the project site. To maintain adequate access to the adjacent property, this existing paved area will remain as is. As a result, there will be two driveways near one another. The Public Works Engineering Department has reviewed this request and does not have issues with the proposed site design, given the special and unique circumstances.
Issue 3 Interface with Property to the West:
There are existing mature trees on the adjacent property to the west, as well as an existing CMU block wall along the western property line (Attachment 7). The existing palm tree located on the property line will be removed to accommodate the new building. Branches of the existing pine trees are currently encroaching into the project site, where the new building is proposed. To construct the new building, these branches will need to be trimmed. The applicant’s intent is to protect these trees in place. However, if the long-term health of the trees is compromised based on the proximity to the proposed building, then the trees will need to be removed. Additionally, the existing CMU block wall along is currently damaged. As part of the project, the applicant will reconstruct a new CMU block wall in the same place. The applicant has already met with the adjacent property owner who has consented to the proposed tree removal, tree trimming, and CMU block wall construction.
9. ADVISORY BOARD RECOMMENDATION
On February 8, 2023, April 26, 2023, June 14, 2023, the City’s interdepartmental Staff Review Committee (SRC) reviewed the proposed plans and supplemental documents. On October 25, 2023, the SRC approved the plans and recommended Design Review Committee (DRC) approval of the project. However, after initial SRC approval, the applicant revised the site plan to relocate the building to the western property line (versus the eastern property line). On February 7, 2024, the SRC reviewed the revised plans and recommended DRC approval, subject to conditions of approval.
10. PUBLIC NOTICE
On February 22, 2024, the City mailed out a total of 152 public notices to property owners and occupants within a 400-foot radius of the project site. A public notice was posted at the site on that same date.
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 15332 (Class 32 - In-fill Development Projects) because the project is consistent with the applicable General Plan policies and zoning regulations, the project site is less than five acres in size, is surrounded by urban uses, is not a habitat for endangered, rare, or threatened species, and can be adequately served by all required utilities and public services.
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 site is currently utilized as a paved lot for vehicle parking and storage. The proposed commercial building improves the appearance of the site and the streetscape by constructing a new building with landscaping on the site. The exterior design, colors, and materials of the proposed building provide an internally consistent and integrated design theme that upholds community aesthetics. The proposed design incorporates a dynamic sloped roof and highly visible storefront with pillars to create a sense of entry. The proposed landscaping, trees, shrubs, and groundcover complement the project design and integrate well with neighboring commercial properties along the E. Chapman Avenue commercial corridor. Additionally, the lighting, rear trash enclosure, and turnaround area have been planned to minimize potential conflicts with neighboring properties.
Minor Site Plan Review Findings
1. The project design is compatible with surrounding development and neighborhoods (OMC 17.10.060.H.1).
The subject site and adjacent surrounding sites are located within the Limited Business (C-1) zoning district. The E. Chapman Avenue corridor is an eclectic mix of diverse commercial buildings including retail, service, restaurant, and office uses, as well as some residential development. There are no applicable design standards for the subject property. Staff believes that the proposed site design and architecture are appropriate, attractive, and well-designed. The contemporary aesthetic of the proposed one-story commercial building will contribute to the eclectic streetscape along the E. Chapman Avenue corridor.
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 conforms to the development standards of the Limited Business (C-1) zoning district, including building height, setbacks, circulation, off-street parking, and landscaping. There are no applicable special design guidelines or specific plan requirements for this project.
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 E. Chapman Avenue. The proposed trash enclosure at the southwest corner of the property is positioned approximately 11.5 inches to the western property line to allow for a dedicated turnaround area in front of the trash enclosure. This will prevent vehicles from backing out onto E. Chapman Avenue if all parking spaces are occupied.
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).
The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per the State CEQA Guidelines Section 15332 (Class 32 - In-fill Development Projects) because the project is consistent with the applicable General Plan policies and zoning regulations, the project site is less than five acres in size, is surrounded by urban uses, is not a habitat for endangered, rare, or threatened species, and can be adequately served by all required utilities and public services.
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 plans and exhibits labeled as Attachment 3 in the staff report dated March 6, 2024, including any modifications required by the 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 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 without requiring a new public hearing.
4. Subsequent modifications to the approved architecture and 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 for Design Review No. 5105-22 and Minor Site Plan Review No. 1123-22, to indemnify, defend, and hold harmless, at the 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. The City shall promptly notify the 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. The 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 but such participation shall not relieve the applicant of the obligations of this condition. In the event the applicant is required to defend the City in connection with such claim, action, or proceeding, the 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 and 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 judgement rendered in the proceeding. Further, the 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 will 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. If not utilized, project approval expires 24 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. 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. The western façade of the building shall be treated to deter and mitigate graffiti and vandalism.
12. 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. Fixture shields shall be installed to hide view of the light source and mitigate glare impacts to adjacent properties.
13. 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 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.
15. 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.
16. Prior to Building Permit issuance, the applicant shall obtain approval from the Planning Division for any and all signage associated with the proposed project and/or business. Final sign plans shall conform to the standards outlined in OMC Chapter 17.36 Sign Regulations and be approved by the Community Development Director prior to building permit issuance.
17. 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.
18. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director.
19. All landscape areas shall be maintained in a neat and healthy condition. Should the plant material die, the property owner/operator shall replace it with new plant material consistent with the approved final landscape plan.
20. 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.
21. 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.
22. The applicant shall coordinate with a certified arborist to plan for protection of the existing mature trees on the adjacent property to the west and to determine the best manner of pruning to the arborist’s recommendations.
23. If the existing mature trees on the adjacent property to the west become sick or die due to construction of the new building, the applicant is required to consult with a landscape architect and/or arborist to replace the lost trees on the adjacent property to the west to the satisfaction of the Community Development Director, or designee.
24. The applicant shall obtain written authorization from the adjacent property owner(s) to conduct all work occurring on the adjacent properties (e.g., tree trimming, tree removal, tree planting, CMU block wall construction, etc.). No work shall occur without written authorization of the adjacent property owner(s).
25. In conjunction with operation of the business, all loading areas and the trash enclosure shall be maintained and kept clean and free of debris.
26. Prior to operation of the business, the application shall file for a business license with the Business License Division. Failure to obtain the required business license will be cause for revocation of this approval.
27. 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 this project.
28. The applicant shall obtain written authorization from the adjacent property owner(s) for any work occurring along the property lines (e.g., landscaping, tree maintenance, CMU block walls, etc.). Coordination between property owners is required.
29. Should the shared driveway with the adjacent property to the east be abandoned, the applicant is required to convert the driveway area to landscaping to match the site. Additionally, the applicant is required to construct all right-of-way improvements including full height curb and gutter and sidewalk, as determined by the Public Works Department.
Fire Department:
30. Plans submitted for Building Plan Check 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 the Fire Department prior to approval. This note must be added on the Fire Master Plan.
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 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.
33. Prior to building permit issuance, the Water Division shall approve the type and location of landscaping and fire service (backflow prevention) device for proposed City services.
34. Prior to building permit issuance, construction documents shall show that a six-foot minimum horizontal clearance and a 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.
35. 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.
36. Prior to building permit issuance, constructions documents shall show that permanent signs, awning, surface water quality management features or other structures are not building over water mains, laterals, services, meters, or fire hydrants as required by the Water Division.
37. 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.
38. 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.
39. Prior to issuance of any grading permit, 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.
40. 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.
41. 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.
42. 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.
43. Prior to 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.
Water Quality:
44. 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 Best Managements Practices (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 two-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 five 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.
45. 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 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.
46. 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.
47. 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.
48. 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.
49. Prior to approval of the landscape plans, the application 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 the proposed storm water treatment BMPs such as bioretention planters, drywells, permeable pavers, and any other proposed surface water quality BMPs.
Street and Utility Improvements
50. Prior to grading permit, all works within public right-of-way and public utility easements will require Encroachment Permits, including sidewalk and driveway constructions and utility main and lateral constructions.
51. Prior to grading permit, all public infrastructures, including street sections, sidewalk, driveway apron, and utilities shall comply with the City of Orange Standard Plans and Specifications.
52. Prior to certificate of occupancy, 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.
53. Prior to certificate of occupancy, the applicant shall remove unused driveway approaches and restore them to full height curb and gutter, including any sidewalk restoration at the driveway apron.
54. Prior to grading permit, driveway aprons shall conform to Public Works Standard Plan 115 for commercial driveway with ADA accessibility.
55. Prior to grading permit, all driveway approaches shall conform to ADA standards for wheelchair access conforming to Public Works Standard Plans 115 and 116.
56. Prior to certificate of occupancy, the developer shall be required to upgrade existing sidewalks to meet current standards along E. Chapman Avenue per City of Orange Engineering Standard Plan 118.
57. Prior to 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.
58. Prior to certificate of occupancy, provide adequate wheelchair accessibility around driveway aprons that do not conform to current ADA standards.
59. Prior to certificate of occupancy, repair and cracked, uneven, or damaged public sidewalks, curb and gutter along the property frontage.
60. Prior to 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.
61. Prior to certificate of occupancy, the developer shall be required to install trees along E. Chapman Avenue as required by the City of Orange Public Works Department.
62. Prior to certificate of occupancy, the sanitary sewer system connecting from the building to the public mainline shall be private and maintained by the property owner.
63. Prior to building permit, any private sewer system connecting directly to Orange County Sanitation District (OCSD) lines without using City of Orange sewer systems shall require a permit from OCSD.
Grading
64. Prior to grading permit, 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.
65. Prior to grading permit, plans preparation and submittals shall be per Development Services Plan Preparation Guidelines and Checklist, and Checklist for Submittal Packages.
66. Prior to grading permit, a geotechnical report shall accompany the grading plan review.
67. Prior to grading permit, 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.
68. A Drainage Assessment Letter shall be submitted for review and approval by the Public Works Department.
69. The contractor shall obtain a grading permit from the Public Works Department prior to start of any site demolition, clearing and grubbing, and grading.
70. Prior to grading permit, any soil imported or exported shall require a Transportation Permit from the Public Works Traffic Division.
71. Prior to grading permit, any 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 (OMC 10.67.030(B)).
72. Upon submittal of grading plan for plan check, the applicant shall pay a deposit to cover plan check and inspection services related to the grading activities.
73. Prior to grading permit, the grading plan shall detail all of the locations of 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.
74. Prior to grading permit, 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 owner(s) in a form suitable to the Public Works Director.
75. Prior to grading permit, 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.
76. Prior to grading permit, show all sewer and storm drain lines on the grading plan. Other utility lines, such as water lines, may also be shown on the grading plan for reference.
77. Prior to grading permit, show all structural BMPs for water quality purposes on the grading plan. Water quality features shown on the grading plan must match the approved WQMP.
78. The property owner shall maintain in good condition, all on-site driveways where heavy-duty trucks would travel.
79. 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.
14. ATTACHMENTS
• Attachment 1 - Vicinity Map
• Attachment 2 - Applicant’s Project Narrative Letter
• Attachment 3 - Project Plans
• Attachment 4 - Applicant’s Design Approach Narrative
• Attachment 5 - Parking Study Memo
• Attachment 6 - Development Standards Summary Table
• Attachment 7 - Site Photos