HomeMy WebLinkAboutSR - ZCG-1274-14 - EXHIBIT B CONSTRUCTION DETACHED SINGLE FAMILY RESIDENTIAL CONDOMINIUM UNITS 2025 NORTH ORANGE OLIVE RD Orange-Olive Specific Pian
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Applicant:
MBK HOMES
4 PARK PLAZA, SUITE 100
IRVINE CA 92614
CONTACT: SUNTI KUMJIM, PROJECT MANAGER
Prepared by:
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environmental advisors
2400 E. Katella Ave., Suite 800
Anaheim, CA 92806
Contact: Greg McCafferty
MAY 2015
rev. AUGUST 2015
EXHIBIT B
ORANGE-OLIVE
RESIDENTIAL SPECIFIC
PLAN
NOVEMBER 10,2015 CC MTG.
ORANGE-OLIVE SPECIFIC PLAN
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CHAPTER 1.0 Introduction.................................................................................................. 1-1
1.1 What is a Specific Plan?............................................................................................ 1-1
1.2 Authority and Scope of the Specific Plan .................................................................. 1-1
1.3 Purpose of the Orange-Olive Specific Plan............................................................... 1-2
1.4 Relationship to City's General Plan........................................................................... 1-2
1.5 Specific Plan Objectives............................................................................................ 1-7
1.6 Relationship to City's Zoning Code ........................................................................... 1-7
1.7 California Environmental Quality Act Compliance .................................................... 1-7
1.8 Support Documents................................................................................................... 1-8
1.9 Organization of the Specific Plan .............................................................................. 1-8
CHAPTER 2.0 Existing Conditions.....................................................................................2-1
2.1 Regional and City Context.........................................................................................2-1
2.2 Local Context.............................................................................................................2-1
2.3 Existing Site and Land Use........................................................................................2-6
CHAPTER 3.0 Development Plan........................................................................................3-1
3.1 Project Overview and Required Actions.................................................................... 3-1
CHAPTER 4.0 General Plan Consistency..........................................................................4-1
4.1 Relevant Land Use Element Goals and Policies ......................................................4-1
4.2 Relevant Circulation and Mobility Element Goals and Policies ................................4-2
4.3 Relevant Growth Management Element Goals and Policies....................................4-3
4.4 Relevant Natural Resources Element Goals and Policies........................................4-3
4.5 Relevant Public Safety Element Goals and Policies.................................................4-3
4.6 Relevant Noise Element Goals and Policies.............................................................4-3
4.7 Relevant Cultural Resources and Historic Preservation Element Goals and Policies4-4
4.8 Relevant Infrastructure Element Goals and Policies.................................................4-4
4.9 Relevant Urban Design Element Goals and Policies................................................4-5
4.10 Relevant Economic Development Element Goals and Policies ...............................4-5
4.11 Relevant Housing Element Goals and Policies.........................................................4-6
CHAPTER 5.0 Land Use and Development Regulations .................................................5-1
5.1 Purpose and Intent.....................................................................................................5-1
52 General Provisions.....................................................................................................5-1
5.3 Land Use/Establishment of Zoning ...........................................................................5-2
5.4 Development Standards............................................................................................5-2
5.5 Landscaping, Walls and Fencing, Open Space........................................................5-4
5.6 Parking and Lighting.................................................................................................. 5-7
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ORANGE-OLIVE SPECIFIC PLAN
5.7 Development Provisions Comparison ....................................................................... 5-7
CHAPTER 6.0 Design Guidelines........................................................................................6-1
6.1 Introduction ................................................................................................................6-1
6.2 Site Planning..............................................................................................................6-1
6.3 Architectural Design................................................................................................... 6-1
6.4 Landscape Architecture Guidelines........................................................................... 6-8
CHAPTER 7.0 Access, Circulation and Parking ...............................................................7-1
7.1 Access........................................................................................................................7-1
7.2 Circulation and Parking..............................................................................................7-6
CHAPTER 8.0 Infrastructure Improvements......................................................................8-1
8.1 On Site Drainage and Storm Drain System ..............................................................8-1
8.2 Water System............................................................................................................. 8-5
8.3 Sewer System............................................................................................................ 8-6
8.4 Electrical System .......................................................................................................8-7
8.5 Natural Gas System...................................................................................................8-7
8.6 Telecommunications System...........................................................................:.........8-8
8.7 Cable Television System ...........................................................................................8-8
8.8 Solid Waste Disposal.................................................................................................8-8
8.9 Domestic Utilities .......................................................................................................8-9
CHAPTER 9.0 Administration and Implementation..........................................................9-1
9.1 Administration and Enforcement ...............................................................................9-1
9.2 Development Procedures..........................................................................................9-1
9.3 Phasing and Construction Schedule ......................................................................... 9-2
9.4 Financing and Maintenance of Improvements..........................................................9-2
Appendix A— IS/MND
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ORANGE-OLIVE SPECIFIC PLAN
L�ST {�� �M�����
Figure 1-1 Specific Plan Area...................................................................................................... 1-3
Figure 1-2 Tentative Tract Map, Conceptual Grading and Utility Plan ....................................... 1-4
Figure 2-1 Regional Regional and Local Vicinity Map................................................................2-3
Figure 3-1 General Plan Land Use Map......................................................................................3-2
Figure3-2 Zoning.........................................................................................................................3-3
Figure3-3 Project Site Plan.........................................................................................................3-5
Figure3-4 Floor Plan — Plan 1.....................................................................................................3-6
Figure3-5 Floor Plan — Plan 2.....................................................................................................3-7
Figure3-6 Floor Plan — Plan 3.....................................................................................................3-8
Figure5-1 Wall and Fence Plan..................................................................................................5-6
Figure6-1 Elevation Plan 1 .........................................................................................................6-4
Figure6-2 Elevation Plan 2 .........................................................................................................6-5
Figure6-3 Elevation Plan 3 .........................................................................................................6-6
Figure6-4 Street Scene...............................................................................................................6-7
Figure 6-5 Conceptual Landscape Plan....................................................................................6-10
Figure 6-6 Conceptual Planting Plan.........................................................................................6-11
Figure 7-1 Existing Roadway Classifications in the Specific Plan Area .....................................7-3
Figure 7-2 Transit Routes Serving the Specific Plan Area .........................................................7-4
Figure 7-3 General Plan Bikeways Serving the Specific Plan Area ...........................................7-5
LIST QF T�4BLES
Table3-1 Unit Plan Summary .....................................................................................................3-4
Table 5-1 General Plan Land Use Designation for Orange-Olive Specific Plan ........................5-3
Table 5-2 Allowable Lot Coverage/Floor Area Ratio Requirements....................:......................5-3
Table5-3 Building Setbacks........................................................................................................5-4
Table 5-4 Orange-Olive Specific Plan Development Standards Comparison............................5-8
Table 8-1 Public Service and Utility Providers............................................................................8-9
Table 9-1 Financing and Maintenance........................................................................................9-2
„' iii
ORANGE-OLIVE SPECIFIC PLAN
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�.1 ��t is a S�eci°�i� ian?
A specific plan is a regulatory tool that local governments use to implement the general plan and
to guide development in a localized area. While the general plan is the city's overall guide for
growth and development and the zoning code is the tool for regulating development in the entire
city, a specific plan is a detailed plan for the development of a particular site or area. Specific
plans provide more specificity for the types of uses to be permitted, development standards
(setbacks, heights, landscape, architecture, etc.), and circulation and infrastructure
improvements within identified subareas of the city. Specific plans can provide flexibility in
development standards beyond those contained in the zoning code in order to achieve a
customized development pattern. A specific plan should encourage desired patterns of activity,
land uses and development types, and remove constraints to efficient development. A specific
plan also sets forth strategies for improvements in the specific plan area, including circulation,
parking and streetscape improvements.
'!.2 �a�hrarity a�e� ���pe Q�th� ����ific !��
California Government Code, Title 7, Division 1, Chapter 3, Article 8, Sections 65450 through
65457 (Specific Plans) grants authority to cities to adopt specific plans for purposes of
implementing the goals and policies of the general plan. The Planning Commission must hold at
least one public hearing before the planning agency can recommend the adoption of a specific
plan.
As expressed in California law, specific plans may be adopted either by ordinance or by
resolution. This allows jurisdictions to choose whether their specific plans will be policy driven
(adopted by resolution) or regulatory in nature (adopted by ordinance).
As set forth in the Government Code, Section 65451, a specific plan must contain the following
information:
• A description of the general distribution, location, and extent of the uses of land within
the area covered by the plan.
• The proposed distribution, location, extent, and intensity of major components of public
and private transportation, sewage, water, drainage, solid waste disposal, energy and
other essential facilities proposed to be located within the area covered by the Specific
Plan and needed to support the land uses described in the plan.
• Standards and criteria by which development will proceed and standards for the
conservation, development, and utilization of natural resources, where applicable.
• A program of implementation measures, including regulations, programs, public works
projects and financing measures necessary to carry out the above information.
�" 1-1
ORANGE-OLIVE SPECIFIC PLAN
1.3 Purpose of the Orange-Olive Specific Plan
The Orange-Olive Specific Plan (Specific Plan) is a regulatory document, adopted by ordinance
by the City of Orange (City), and serves as the adopted zoning for the property located at 2025
North Orange-Olive Road (project site). The City has utilized specific plans as tools to achieve
the customized development of individual parcels within a broader land use context. The
Orange-Olive Specific Plan has been developed specifically to accommodate a 25 unit
detached residential product type on a constrained infill development site. The Orange-Olive
Specific Plan incorporates the conceptual site plans, elevations, and landscape plans for the
project and establishes development standards and design guidelines to provide guidance and
limits for future adjustments to the development plan. The Orange-Olive Specific Plan will be
one of the more than 10 specific plans adopted by the City.
The purpose of the Specific Plan is to regulate development on the project site in order to
ensure orderly development and compatibility with existing uses in the surrounding areas. Uses,
development plans, site plans and any subsequent development activity within the project site
must be consistent with both the Specific Plan and the City's Orange General Plan (General
Plan).
The Specific Plan Area is defined as the project site located at 2025 North Orange-Olive Road
in the City of Orange (City) in the north-central portion of the City (Figure 1-1 Specific Plan
Area). The project site is 2.77 gross acres and 2.33 net acres (Figure 1-2 Tentative Tract Map,
Conceptual Grading and Utility Plan).
1.4 Relationship to City's General Plan
The Orange General Plan is a "blueprinY' that documents the City's vision for the future and
provides goals, policies, and implementation measures that can be utilized by City staff and
decision makers to proactively influence physical growth and change in a manner consistent
with this vision. The General Plan provides the City with a multi-disciplinary strategy for
achieving the vision in the context of the land use, circulation & mobility, housing, open space,
conservation, public safety, noise, cultural resources & historic preservation, growth
management, economic development, infrastructure and urban design elements.
The City of Orange General Plan Land Use Element (adopted in 2010) identifies a vision for
future development and land uses in the Specific Plan Area. This Specific Plan is a land use tool
to more specifically guide, control, and regulate future development in the Specific Plan area in
a manner that implements the land use vision and the goals and policies identified in the
General Plan.
��'" 1-2
Figure 1-1: Specific Plan Area
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ORANGE-OLIVE SPECIFIC PLAN
1.5 Spe�i�i� la� l�jectives
The Orange-Olive Specific Plan includes 25 units of detached residential housing that reflect
modern interpretations of the Spanish, Craftsman, and Prairie architectural styles. The project is
designed to further contribute to the current range of housing stock options in area, to help
support the residential needs of area business employees, and to make efficient use of a
constrained infill development site. The units are all two stories and combine three bedroom
floor plans with office, loft, and/or den space/fourth bedroom option. The architectural design
concept is presented in Sections 3.1 and 4.1 of this document.
The Orange-Olive Specific Plan is intended to achieve the following objectives:
• Provide new single-family housing product in the City of Orange that will be within
proximity to job opportunities, commercial centers, regional transportation, and
recreational amenities.
• Develop a residential community that provides efficient site planning while utilizing high
quality architectural design and standards.
■ Construct higher density development that is compatible and will integrate well with the
existing single-family residential neighborhoods in order to help meet the City's housing
needs.
■ Ensure the new development is compatible by utilizing architectural features inspired by
Irving Gill and suitable landscaping along the project frontage and main entryway to
improve the visual character of the area.
• Invest in the area by constructing housing that will attract residents who will enhance the
vitality of the surrounding community, while also ensuring that adequate infrastructure
and senrices are provided.
1.6 R�lationship to City's oning CQde
The Orange Municipal Code Title 17 (Zoning Code), the primary tool used to implement the
General Plan, regulates development type and intensity citywide. Development regulations
imposed include those setting limits on building height, requiring setbacks, and specifying the
percentage of a site that must be landscaped. The Zoning Code also outlines standards for
residential planned unit development and affordable housing, among many other land use
issues.
The adopted Specific Plan serves as the zoning for the project site and establishes
development standards for the Specific Plan Area. The standards and regulations of the
Specific Plan shall prevail and supersede the applicable provisions of the Zoning Code, except
in instances where regulations in the Specific Plan are silent on a specific issue, in which case
the provisions of the Zoning Code shall prevail.
'1,7 Califarnia Enviroramenfa( Quality Acf Campliance
The Orange-Olive Specific Plan has been prepared in compliance with the requirements of the
California Environmental Quality Act (CEQA). Pursuant to State and Local CEQA Guidelines,
the City of Orange prepared an Initial Study/Environmental Checklist and a Mitigated Negative
,�
1-7
ORANGE-OLIVE SPECIFIC PLAN
Declaration (MND) to analyze potential impacts of the Specific Plan. The MND includes an
introduction, project description, description of existing environmental conditions, assessment of
impacts and mitigation measures in accordance with CEQA guidelines. The City of Orange
determined that although development of the project site would result in impacts to the
environment, the impacts would be less than significant with the implementation of appropriate
mitigation measures. A copy of the MND has been included as Appendix A of this document.
'i.$ up�ar� �c�a �r���
This document referenced existing resources as background information during the analysis
phase in support of the recommendations of this Specific Plan. These supporting documents
are listed below and are available at the City of Orange Planning Department.
2010 Orange General Plan
The Orange General Plan is a "blueprint" that documents the City's vision for the future
and provides goals, policies, and implementation measures that can be utilized by City
staff and decision makers to proactively influence physical growth and change in a
manner consistent with this vision. The General Plan provides the City with a multi-
disciplinary strategy for achieving the vision in the context of the land use, circulation 8�
mobility, housing, open space, conservation, public safety, noise, cultural resources &
historic preservation, growth management, economic development, infrastructure and
urban design elements. The 2010 General Plan enables the City to better define its
image and position within the region, allow its commercial districts to better compete in
the local and regional marketplace, maintain and reinforce existing neighborhood values,
address local and regional environmental issues, and thus provide a better quality of life
for the citizens of Orange.
http://www.cityoforanqe.orq/depts/commdev/planninq/qeneral plan.asp
Orange Municipal Code
The Orange Municipal Code is a compilation of all ordinances governing activities and
development within the City. The City's Zoning Code is contained in Title 17 of the
Orange Municipal Code and provides regulations for land use and development and
represents the minimum requirements for the promotion of the public safety, health,
convenience, comfort, prosperity or general welfare.
https://librarv.municode.com/index.aspx?clientld=16539
Program Environmental Impact Report (PEIR) for the 2010 Orange General Plan
The PEIR prepared for the 2010 Orange General Plan provides a first-tier evaluation of
the potential environmental effects associated with adoption and the implementation of
the updated General Plan.
http://www.citvoforanae.orq/civica/filebank/blobdload.asp?BIobID=8417
°1. �r anizatia� a��the pecifi� Plan
The Specific Plan is organized in the following chapters:
Chapter 1.0 Introduction — The Introduction provides a broad overview of the authority and
scope of specific plans, and the purpose of the Orange-Olive Specific Plan.
�
1-8
ORANGE-OLIVE SPECIFIC PLAN
Chapter 2.0 Existing Conditions — This chapter includes the location and setting of the
project, objectives, and the required entitlements for the development of the
project site.
Chapter 3.0 Development Plan — This chapter provides an overview of the development
proposed as part of the Orange-Olive Specific Plan, including site design,
streetscape, and infrastructure improvement plans.
Chapter 4.0 Objectives and General Plan Consistency — This chapter analyzes the goals
and policies of the City's General Plan that are most relevant to the Orange-Olive
Specific Plan and provides a brief discussion of Specific Plan's consistency with
the Orange General Plan.
Chapter 5.0 Land Use and Development Regulations — This chapter sets forth the land use
designation and regulations for the Specific Plan Area.
Chapter 6.0 Design Guidelines — This chapter sets forth the design requirements for the
Specific Plan Area, and identifies the architectural theme as well as a landscape
program for the project site.
Chapter 7.0 Circulation and Parking — This section defines the Specific Plan provisions for
mobility and circulation within the Specific Plan Area and surrounding area.
Chapter 8.0 Infrastructure Improvements — This chapter summarizes the existing
infrastructure facilities and provides information on planned infrastructure
upgrades for the Specific Plan Area. The recommended upgrades are based on
comparing the existing facilities and their capabilities with the proposed
development within the Specific Plan Area.
Chapter 9.0 Administration and Implementation — This chapter provides requirements for
development review, the administration and implementation of the Specific Plan,
and an overall program of infrastructure financing for the necessary on- and off-
site public facilities.
Appendix A MND for the Orange-Olive Residential Development.
,�
1-9
ORANGE-OLIVE SPECIFIC PLAN
� � �.� � �� � ��' �
2.1 ��ic,��l ar�c� Ci�� ���t��t
2.1,°� ��ty �a�C3�-�ng� ��gior�a! Ge��at���
The Specific Plan Area is located in the City of Orange in central Orange County, approximately
32 miles southeast of Los Angeles (Figure 2-1 Regional and Local Vicinity Map).
The City of Orange lies in the heart of north-central Orange County, an area undergoing a
marked change in land use. To the west and south are the rapidly growing and urbanizing cities
of Anaheim, Garden Grove and Santa Ana. To the southeast is the City of Tustin. In addition,
Villa Park is completely contained within the borders of the City of Orange. To the east lies vast
acreage of unincorporated land within the County of Orange. The City has a population of more
than 140,000 people and covers more than 35 square miles. The Planning Area encompasses
approximately 23,800 acres (37 square miles), including about 22,400 acres (35 square miles)
within the City's corporate limits and 1,400 acres (2 square miles) of unincorporated land. An
additional 15,800 acres (24 square miles) are in the City's sphere of influence located east of
the City and outside the Planning Area.
The City of Orange has a variety of land use types and residential neighborhoods that stretch
from the Santa Ana River to the Anaheim Hills, supporting a wide variety of lifestyles. These
residential options include the dense urban environment of Uptown, the small-town flavor of Old
Towne, the "modernism for the masses" Eichler tracts, and semi-rural equestrian-oriented
neighborhoods such as Orange Park Acres.
Orange benefits from its location near six major freeways that link the City to residential
communities, shopping, and jobs throughout Orange, Los Angeles, and Riverside Counties.
Orange is connected to the surrounding region through a complex network of freeways; through
Metrolink, a commuter rail system; and through bus transit provided by the Orange County
Transportation Authority (OCTA). The City occupies a unique geographic location that offers
residents and businesses easy access to both the benefits of urban living and the quiet solitude
of open spaces and suburban life.
2.2 �.ocal C�ntext
The Orange-Olive Specific Plan Area is located in the north-central portion of the City of Orange
that saw the most growth and development between 1960 and 1970, as the original farms and
orchards were replaced with residential subdivisions. The Specific Plan Area is located along
the North Orange-Olive Road corridor between Meats Avenue to the north and Taft Avenue to
the south (Figure 2-1 Regional and Local Vicinity Map). The Orange-Olive area is a
transitional area of the City where a mix of uses including residential, commercial, and industrial
land uses come together. A multi-family apartment complex is located immediately north of the
project site. Further north, at the northeast corner of Meats Avenue and Orange-Olive Road is a
gas station. A commercial retail center containing second-hand stores and a restaurant is
located adjacent to and south of the project site, with Shaffer Park, multi-family residential uses,
and a church further south. Single-family residential uses are located along both sides of
Shaffer Street to the east of the site. These are primarily 1960s-era single-story detached
houses on lots ranging from 7,000 to 10,000 square feet with front and rear yards. The site is
within a half mile of one of three Eichler tracts located in Orange County. Further east of Shaffer
Street is a single-family residential neighborhood. Orange-Olive Road is immediately west of the
TM
2-1
ORANGE-OLIVE SPECIFIC PLAN
project site, followed by railroad tracks and various commercial and industrial uses that are part
of a larger commercial and industrial area that extends westerly away from the Specific Plan
Area, between Fletcher Avenue and Orangewood Avenue, all the way to the Santa Ana River.
The following photos provide views of the area surrounding the Specific Plan Area:
Nearby Property(North of Project Site)
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ORANGE-OLIVE SPECIFIC PLAN
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Nearby Property(Northwest of Project Site)
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showing the railroad crossing and the industrial buildings on the
southwest corner.
Nearby Property (Northwest of Project Site)
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, i�� ,_ Orange-Olive Road.
��TM Z'4
ORANGE-OLIVE SPECIFIC PLAN
Nearby Property (West of Project Site)
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View of the existing railroad tracks on the west side of Orange-Olive
Road and the industrial buildings west of the project site.
Adjacent Property(South of Project Site)
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'���""��� the retail plaza located directly south of the project site.
Adjacent Property(South of Project Site)
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�. �� . � View from Orange-Olive Road looking east into the existing retail plaza
located directly south of the project site.
��TM 2'�J
ORANGE-OLIVE SPECIFiC PLAN
2.3 Existing Site and Land Use
The project site is a rectangular parcel that is approximately 2.77 gross acres (2.33 net acres)
and is currently occupied by Shannon's Storage of Orange, a vehicle self-storage facility. The
project site provides storage for trailers, motorhomes, boats, campers, and other autos. The
business has been in operation at this location since 1960 and has attendants on site 24 hours
a day. The project site is relatively flat and is predominately covered with asphalt pavement. A
modular office with an attached carport is located on the west side of the project site. A free
standing business sign is located along the Orange-Olive frontage. Nighttime lighting is provided
by a handful of ten to 15-foot high light standards. The project site is served by overhead
electrical utilities and there are two, three-phase overhead transformer stations immediately to
the south of the project site serving the commercial uses in the existing retail plaza. A service
alley for the retail plaza is immediately adjacent to the project site on the south and a parking
and access way for the apartments to the north are located along a portion of the north property
line adjacent to the project site. The rear yards of single-family homes are located along the
east boundary of the project site. Access to the project site is provided via Orange-Olive Road
through a gate located on the west property line. A concrete masonry block wall topped with
chain link fencing and barbed wire is located along the perimeter of the project site. There is an
existing approximately eight to ten-foot wide planter area adjacent to the existing sidewalk along
Orange-Olive Road. The planter area has several evergreen shrubs and small trees. Along the
property frontage, there are five street trees located in tree wells in the sidewalk. Four of these
trees are large, mature trees. The fifth tree is a small tree that was planted within the last few
years. A fire hydrant is located just south of the existing driveway. Parking is not allowed on this
portion of Orange-Olive Road. Currently, the projecYs street frontage along Orange-Olive Road
consists of curb, gutter and an 8 foot wide sidewalk lined with a few street trees and a planting
strip containing small and medium-sized shrubs adjacent to the western properry line. The
project driveway is 24 feet wide and centrally located along the street frontage. The following
photos provide views of the project site:
Project Site (Facing East)
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��TM Z's
ORANGE-OLIVE SPECIFIC PLAN
Project Site (Facing Northwest)
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Project Site (Facing Northeast)
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Southern Border of Project Site (Facing East)
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��� Z'7
ORANGE-OLIVE SPECIFIC PLAN
From Project Site (Facing Northeast)
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��TM 2'8
ORANGE-OLIVE SPECIFIC PLAN
CHAPTER 3.0 DEVELOPMENT PLAN
3.1 Project Overview and Required Actions
Development within the Orange-Olive Specific Plan includes the demolition of all structures on
the project site and the removal of all vehicles, asphalt and associated utilities. The
development plan would consist of 25 detached single-family residential condominium units on
the 2.33-acre site. The 25 proposed single-family dwellings would be located on one legal lot,
with "exclusive use areas" for each unit (as well as common areas) delineated on the tentative
tract map. The project site is designated Low Medium Density Residential (LMDR) under the
2010 Orange General Plan (Figure 3-1 General Plan Land Use). The LMDR allows a density
of 6.1 to 15 dwelling units per acre (du/ac), which equates to a maximum of 35 dwellinq units
allowed on the site. The proposed development under this Specific Plan of 25 single-family
homes on the project site would result in a maximum density of 10.7 du/ac, consistent with the
current General Plan Land Use designation for the project site and with the mix of single-family
homes and apartments in the surrounding area.
The project site is zoned Commercial (C-1), which is inconsistent with the LMDR land use
designation (Figure 3-2 Zoning Map). The C-1 Zone does not allow single-family residential
uses. According to the General Plan's Land Use Zoning Consistency table (Table LU-3), the R-2
(Duplex Residential), R-3 (Multi-Family Residential) and MH (Mobile Home) zoning districts are
compatible with the site's LMDR General Plan land use designation. Therefore, the proposal
would change the zoning of the site to R-3 in order to bring the zoning into consistency with the
General Plan. The proposal would also include a Specific Plan to establish site specific
development standards for the Specific Plan area. This Specific Plan regulates the development
of the project site and allows for the proposed single-family detached residential units on the
project site. Development standards established under the Specific Plan are similar to the
standards specified under the Multiple-Family Residential (R-3) Zone within the Zoning Code
but are customized to better accommodate the detached condominium product type. The
development standards are outlined in more detail in Section 5.0 of this plan.
The Specific Plan allows for single-family detached residential condominium units in a manner
consistent with the LMDR land use designation, and allows the flexibility to implement
alternative development and design standards for the project site.
Development of the project site would require the following actions:
1. Approval of Change of Zone No. 1274-14 from C-1 to R-3 (SP) and establishment of the
Orange-Olive Specific Plan
2. Approval of Major Site Plan Review No. 0778-14
3. Approval of Tentative Tract Map No. 17758 (0033-14) (Figure 1-2 Tentative Tract Map,
Conceptual Grading and Utility Plan)
4. Review and Approval by the Design Review Committee (DRC No. 4749-14)
5. Adoption of Mitigated Negative Declaration No. 1837-14, attached as Appendix A to this
Specific Plan
�!�'" 3-1
Figure 3-2: Zoning Map
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Legend: �'
�� . Residential Multiple
� � Limited Business R-3
_ .__i Family
R-1-S Single Family Res R_�� Residential Duplex � project Site
8,000 sf 6,000 sf
,�_` City of Orange
� l ,� :� Environmental Advisors,LLC Orange Olive Specific Plan
Figure 3-1: General Plan Land Use
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Legend:
��Q(� Low Medium Residential �'S-�' Open Space Park
�(�fZ Low Density Residential � Project Site
�� Light Industrial
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�`�'' City of Orange
; Environmental Advisors,LLC Orange Olive Specific Plan
ORANGEALIVE SPECIFIC PLAN
The conceptual site plan design for the Specific Plan is provided in Figure 3-3 Project Site
Plan. The proposed single-family homes would be finro stories and would range from 25'6" to
27'6" in height, and would offer three different floor plans, which are summarized in Table 3-1
below. Figure 3-4 Floor Plan — Plan 1 through Figure 3-6 Floor Plan — Plan 3 show the floor
plans for each plan type.
Table 3-1 Unit Plan Summary
No. of Gross Area #of
Floor Plan Units S . Ft. � #of Stories #of Bedrooms(Bd) gath
Plan I 8 2412 2 3 BD+Office+Loft 2.5
Plan II 7 2497 2 3 BD+Loft 2.5
Plan III 10 2519 2 3 BD+Den or 4 BD 3.0
Total 25
Gross area for each floor plan is inclusive of garages.
The implementation of the Specific Plan allows for similar design, setback, and landscaping
standards as the R-3 zone without having to create individual lot lines. The proposed
development features detached condominium-type units that will allow a higher density than
other detached unit types. This type of development provides the benefits of single-family
housing types, such as individual backyards and private courtyards on some units, at a density
that is normally associated with multi-family development for lots of this size. This also enables
the project to maximize the density on the project site while providing more private open space
than is provided in a traditional multi-family product type. The proposed site design would group
24 units in six clusters of four around a shared motor court. The remaining unit would be located
at the east end of the main drive aisle. The clustering of detached homes is intended to create
the feeling of community while also preserving privacy. The development standards contained in
the Specific Plan would also lower the maximum building height to 27.5 feet in order to ensure
compatibility with the surrounding residential neighborhoods.
The architectural character for the Specific Plan is based on the work of Irving Gill and features
architectural elements inspired by the Walter L. Dodge House, Horatio West Court, and various
cottages designed by Gill. Architectural elements include use of arches, rectangular massing,
and light exterior walls. A more thorough discussion of the architecture design of the Specific
Plan is included in Chapter 6.0.
Each of the single family homes would be provided with two private garage spaces. In addition,
22 guest parking spaces would be provided, with 12 located along the main drive aisle and the
rest located within the motor courts. A total of 72 parking spaces would be provided on the
project site, for a ratio of 2.88 parking spaces per unit.
A total of 15,223 square feet (approximately 609 square feet per unit) of private open space is
provided onsite. Common landscaped areas would be located at the project street frontage and
entry along Orange-Olive Road. The project entry would feature enhanced paving. The frontage
along Orange-Olive Road would be landscaped with drought tolerant trees and plants.
Landscaping and walkways would also be provided befinreen units and along both sides of the
main drive aisle. Additional details are provided in Chapter 6.0 below.
��TM 3-4
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�
ORANGE-OLIVE SPECIFIC PLAN
���P� �.� � p� � ��'Ss� ��#°
California Government Code Section 6540-6553 allows for the adoption and administration of
specific plans as an implementation for elements contained in a jurisdiction's General Plan.
State law requires that specific plans must demonstrate consistency with goals, objectives,
policies and programs of a jurisdiction's General Plan. To ensure the Orange-Olive Specific
Plan is consistent with the City of Orange General Plan, a thorough review was undertaken. The
following is an analysis of applicable General Plan goals and policies and provides discussion
relevant to the implementation of the Orange-Olive Specific Plan.
This section analyzes the goals and policies of the City's General Plan that are most relevant to
the Orange-Olive Specific Plan. Goals and policies in the General Plan that are not applicable to
the Specific Plan are introduced with a brief summary and a statement that they do not
specifically apply. Each grouping of the identified policy statements are followed by a brief
discussion of General Plan consistency.
4.1 �f��ant L..anc� �3s� �{� �nt �als ar�c� �Eyci�s
LU GOAL 1.0: Meet the present and future needs of all residential and business sectors
with a diverse and balanced mix of land uses.
LU Policy 1.2: Balance economic gains from new development while preserving the
character and densities of residential neighborhoods.
LU Policy 1.4: Ensure that new development reflects existing design standards, qualities,
and features that are in context with nearby development.
LU Policy 1.6: Minimize effects of new development on the privacy and character of
surrounding neighborhoods.
Orange-Olive Specific Plan provides a new housing product at the periphery of an existing
residential neighborhood containing both apartments and single-family homes, and adjacent to
commercial and industrial uses. The Specific Plan density is 10.7 du/ac, well below the 15 du/ac
allowed by the General Plan. This reduced density balances the economic gain from the
development and is consistent with the character and density of the surrounding residential
neighborhoods to the east and north. This housing product contributes to the present and future
housing needs of the City by providing a unique product type that complements the existing
1960s housing stock in the surrounding area.
Furthermore, the Specific Plan density bridges the gap between the traditional single family
residential neighborhoods and the denser, multi-family and apartments in the area. Providing
higher density housing than what is currently available in much of the surrounding area will
support the area's role as a mixed-use portion of the city. Additionally an increase in the variety
of available housing stock will ideally help keep housing costs down and further invest in the
area's position as a mixed use area, and a transition zone between the more heavily residential
and commercial/industrial areas that surround it. The high design standards along the periphery
will support a pleasant pedestrian environment and attract investment in the surrounding
community.
The architectural and design standards identified in Chapter 6.0 of this Specific Plan include
qualities and features compatible with existing residential development adjacent to the project
site. The maximum height limit of two stories and the careful placement of second story
�, 4-1
ORANGE-OLIVE SPECIFIC PLAN
windows maintains consistency with surrounding development and minimizes the impact of the
new development on the privacy and character of the surrounding neighborhoods.
LU GOAL 6.0: Advance development activity that is mutually beneficial to both the
environment and the community.
LU Policy 6.1: Ensure that new development is compatible with the style and design of
established structures and the surrounding environment.
LU Policy 6.5: Reduce pollutant runoff from new development and urban runoff to the
maximum extent practicable.
LU Policy 6.8: Maximize landscaping along streetscapes and within development to
enhance public health and environmental benefits.
The project site is currently a storage facility covered primarily with asphalt concrete. The
Specific Plan includes a comprehensive landscape plan to install landscaping on the project site
and increase landscaping along Orange-Olive Road. Within the project site, landscaping will be
installed along the internal streets and the frontages of the new homes; the private yard areas
are the responsibility of each homeowner. Landscaping along Orange-Olive Road will increase
from the current eight to ten feet to a four to 24 foot wide layered landscape area along the full
frontage of the project site. The addition of landscaping on the project site will reduce the
amount of impervious surfaces on the project site from 95 percent to 71 percent, which will aid
in the reduction of pollutants and urban runoff. The site design also incorporates the use of
water quality measures in the form of drywells and storm chambers to infiltrate and retain runoff
from the project site. These measures will enhance public health and environmental benefits by
contributing to the improvement of water quality in the area.
The proposed architectural design for the project site draws from Irving Gill's architectural style.
Irving Gill was an early modernist, and his work inspired architect and developer Joseph Eichler
who is well represented within the City. The homes will have stucco exteriors with parapet and
gable tile roofing, and will include design elements respective of Gill's style. These accent
elements will include exposed wood rafter tails, bay windows, wood siding, arched entries,
decorative trims, and decorative exterior lighting. The area currently has a few architecturally
significant residential structures, and this new development would continue to preserve and
enhance this tradition by constructing homes inspired by Gill that are elegant, efficient, and
comfortable.
4.2 eBevant Cir�ulatiQn and ability Eternent �a[s and P�iicies
The Circulation and Mobility Element's purposes are to: (1) directly relate to the Land Use
Element such that any changes to land use and growth are also reflected in changes to provide
adequate circulation and transportation facilities; and (2) address relevant issues regarding the
adequacy of current infrastructure and related services, identify circulation problems related to
these, and resolve them in a cost efficient manner.
There are no Circulation and Mobility Element goals or policies that specifically apply.
,� 4-2
ORANGE-OLIVE SPECIFIC PLAN
4.3 et��ant r��fih ana err���t ����n� �al� �n ��licies
The Growth Management Element addresses policies for the provision of traffic improvements
that are necessary to continue orderly growth and development in the City. The policies, plans,
and programs outlined are designed to ensure that needed roadway improvements are
completed with respect to both new development as well as future infill development. The
Growth Management Element mandates that growth and development be based on the City's
ability to provide an adequate circulation system, and that it meets the requirements of the
voter-approved Revised Traffic Improvement and Growth Management Ordinance (Measure M).
There are no Growth Management Element goals or policies that specifically apply.
4�.4 ele�ant atu�at e�a��-c�� E[�ment �als and alic�es
The Natural Resources Element establishes programs and policies to address: (1) preservation
and use of open space, (2) renewable and non-renewable environmental conservation, and (3)
parks and recreation. The Natural Resources Element's scope covers preservation of
renewable and non-renewable resources, managed production of services, and outdoor
recreational use.
There are no Natural Resources Element goals or policies that specifically apply.
4.5 efe�ar�� Pu lic Safety Et�r�ent �als anc� oticies
The Public Safety Element covers natural environmental hazards such as geologic and seismic
activity, landslides and rock falls, flood hazards, and fire hazards. It also covers human-caused
hazards affecting land use policy such as hazardous materials, urban fires, aircraft operations,
homeland security, and crime/urban design as a crime prevention tool.
PSE GOAL 7.0: Improve community safety and reduce opportunities for criminal activity.
PUBLIC SAFETY Policy 7.3: Maximize natural surveillance through physical design
features, including, but not limited to, visible entryways from surrounding structures and
businesses; well-defined and visible walkways and gates; well-lighted driveways,
walkways, and exteriors; and landscaping that preserves or enhances visibility.
The proposed Specific Plan will clearly define pedestrian linkages, such as walkways. In
addition, appropriate lighting will be used at entries, courtyards, pedestrian walkways, and other
areas utilized by pedestrians. Also, street lighting will be constructed along the private drive
aisle and along Orange-Olive Road, adjacent the Proposed Project site. The placement and
type of street lighting will match existing street lighting along Orange-Olive Road.
4.6 �levant +�ise El�mer�t CoaCs and �ficies
The Noise Element addresses the potential for excessive or unusual noise to have an adverse
impact on human health and welfare. The policies, plans, and programs outlined are designed
to minimize the effects of human-caused noise in the community and to improve residents'
quality of life by regulating and reducing noise. This element is particularly important in
residential areas and near noise-sensitive land uses such as residences, hospitals, schools, and
convalescent and day care facilities.
,� 4-3
ORANGE-OLIVE SPECIFIC PLAN
NE GOAL 1.0: Promote a pattern of land uses compatible with current and future noise
levels.
NO1SE Policy 1.3: Incorporate design features into residential and mixed-use projects
that can be used to shield residents from excessive noise.
The proposed Specific Plan will generate additional traffic and may alter noise levels in the
surrounding areas. The project also proposes new residential development in an area with the
potential for a high level of ambient noise. To assess the level of impact and also noise/land
use compatibility considerations, a noise study was conducted.
The Noise Element requires all new residential developments adjacent to arterials and
secondary roadways to be provided with sound walls to achieve desired noise and land use
compatibility. The proposed development would include a six foot perimeter wall. The proposed
development would also include installation of noise-attenuating windows on the second floor of
units fronting Orange-Olive Road to ensure City noise standards are met. Therefore, design
features have been incorporated into the project to ensure residents are shielded from
excessive noise.
4.7 ei+�v�nt Cultural �s�ur�es a�d ista��� Pr�servatian tement aals as�d
�iic�e�
The Cultural Resources and Historic Preservation Element is not state-mandated, but is
important because it provides guidelines to preserve the resources that are important to the
history and culture of the City of Orange. It helps provide guidance in developing and
implementing programs that ensure the identification, designation, and protection of cultural
resources in the City's development process, and identifies ways in which the City can partner
with private property owners in support of historic preservation.
There are no existing structures that can be preserved or rehabilitated, and the Specific Plan
area is not located within an existing historic overlay district and does not include features or
construction activities that would result in significant adverse impacts to any contributing
resources to a historical district or to the nearby Eichler Tract. There are no Cultural Resources
and Historic Preservation goals or policies that specifically apply.
4.8 ��levar�t fr�fra�tructure Elem�nt Goal� and Policies
INF GOAL 1.0: Ensure water, sewer, and storm drain systems that meet the needs of
residents and businesses.
INF Policy 1.6: Require that new developments fund fair-share costs associated with
City provision of water, sewer, and storm drain service and are consistent with City and
service provider plans to complete needed improvements and funding capacity for such
improvements.
The development of the Specific Plan includes the necessary infrastructure onsite to connect to
the City's existing infrastructure system. As indicated in Chapter 8.0 of this Specific Plan,
existing utility systems are sufficient to meet the needs of the new residents of the proposed
development. Current drainage flows to the southwest corner of the property and will not
increase runoff into the storm drain system; upgrades to the existing storm drain facilities are
not required. Water will be provided through a standard minimum eight-inch diameter pipeline;
no new water delivery facilities are required as the current water supply is adequate. Sewer will
TM 4-4
ORANGE-OLIVE SPECIFIC PLAN
be provided through basic sewer collection pipeline; no new wastewater treatment or delivery
facilities are required as the current system is adequate to accommodate the Specific Plan. All
applicable development impact fees required to fund fair-share costs associated with the
provision of City utility services will be paid in accordance with Orange Municipal Code at the
time of building permit issuance.
4.� �6��rant rt��� ��i�r� �I�rr�e�t ��6� �r�d cali�i�s
UD GOAL 6.0: Encourage contextually appropriate infill development projects and
property renovations.
UD Policy 6.1: Encourage consistent high quality design of development projects, and
provide development standards thaf ensure building and site design that is well
integrated with infrastructure and circulation systems.
UD Policy 6.2: Ensure that new infill development contributes positively to the quality of
the surrounding corridor or neighborhood, including the potential to provide additional
park space, and minimize the visibility of on-site parking.
Orange-Olive Specific Plan provides a new housing product at the periphery of an existing
residential neighborhood containing both apartments and single-family homes. The Specific
Plan incorporates a contextually appropriate density of 10.7 du/ac, well below the 15 du/ac
allowed by the General Plan. The proposed density will allow for a greater number of units and
will serve as a transitional residential development between the lower-density surroundings and
the higher density that the General Plan allows. The proposed architectural styles for the 25
single-family detached homes draws from Irving Gill's designs and feature architectural
elements inspired by the Walter L. Dodge House, Horatio West Court, and various cottages
designed by Gill. These architectural elements include the use of arches, flat rooflines,
rectangular massing, and light exterior walls. The architectural styles and design standards
identified in the Specific Plan will implement high quality design and ensure that the new
community is compatible with the surrounding neighborhoods.
The project site will connect to the City's existing utilities infrastructure. The project site will
continue to take access from Orange-Olive Road and will not conflict with the existing circulation
system. The Specific Plan and development project will provide more parking than is required
per minimum parking requirements for single-family residential or multi-family residential
development specified in the Orange Municipal Code. All parking spaces would be located on-
site and screened from off-site areas either by landscape planters along the private drive aisle
or by their location within the common motor court areas.
4.10 ei�vant Econarraic eveto�ment te �nt oals and r�licies
The Economic Development Element outlines strategies that allow the City to attract new
businesses, promote the retention and expansion of existing businesses, and foster
employment growth and economic stability. It also establishes and reinforces the City's image
and identity within the region and identifies future infrastructure and capital facilities investments
necessary to foster new economic development opportunities.
There are no Economic Development goals or policies that specifically apply. However,
investment in redevelopment of a constrained infill property and providing increased housing
options in the Orange-Olive area will improve the character of the area and attract investment.
� 4-5
ORANGE-OLIVE SPECIFIC PLAN
4.'I'C i��l����i� a��i�� lement �als ��r� ali�ies
The Housing Element addresses adequate housing needs and opportunities for present and
future residents. The goals, objectives, and action programs are based on the community's
housing needs, available resources, and constraints and opportunities for housing production
and preservation.
HE POLICY ACTION 5: Development of Housing for Large Families.
This policy is intended to encourage developers/builders to incorporate larger bedroom counts
(3 or more bedrooms) to accommodate the needs of larger families and reduce incidents of
overcrowding in the existing housing stock.
The development of the Specific Plan will include units that are all two stories and combine
three bedroom floor plans with office, loft, and/or den space/fourth bedroom option.
HE POLICY ACTION 7: Facilitate Infill Construction.
The City has a 2014-2021 RHNA need of 363 housing units for Extremely Low-, Very Low-, Low
and Moderate-Income households. The City has limited vacant land available for residential
development and limited vacant land zoned at densities to support affordable housing.
Therefore, the City will continue to encourage infill development within feasible development
sites for homeownership and rental units. The City will continue to facilitate infill development
through implementation of its General Plan and Zoning Code, which allows for higher density
housing in appropriate areas of the City where potential exists for site redevelopment. In
addition, the City will encourage compatible residential development integrated into existing
neighborhoods and districts where appropriate.
The development of the Specific Plan will provide an infill development opportunity that helps
that City to fulfill this goal. The Specific Plan also encourages compatible residential
development that will be integrated into the existing neighborhood. The units may or may not fall
into the affordable housing category. However, the project provides a unique project type that is
accessible to the local community.
'" 4-6
ORANGE-OLIVE SPECIFIC PLAN
���t � �. r.. U ���. � � ������� �
5.1 a�r���e �r�d Ir�t���
This section has been prepared in accordance with California Government Code Section 65450,
et seq. and Title 17 of the Orange Municipal Code. This section sets forth the standards for
development within the Specific Plan Area. Application of these regulations is specifically
intended to provide the most appropriate use of the land, create a harmonious relationship
among nearby land uses, and protect the health, safety and welfare of the community. This
Specific Plan shall be used in conjunction with all other relevant City of Orange adopted plans
and ordinances, including:
• Orange 2010 General Plan
• Orange Municipal Code Title 17 Zoning Code
• City of Orange Landscape Standards and Specifications, revised 2009, including Title
IX. Water Efficient Landscape, revised January 2010
5.2 �n�ra! rovisic�r�s
�.2.'! �ppl�cabiloty .
The Orange-Olive Specific Plan shall constitute the legal zoning for the project site. No
construction, modification, addition, placement or installation of any building or structure shall
occur, nor shall any new use commence on any lot, on or after the effective date of this Specific
Plan, except in conformity with the provisions of this Specific Plan. Actions deemed to be
consistent with the Specific Plan shall be determined to be consistent with the City of Orange
General Plan, as mandated in California Government Code Section 65454.
The Specific Plan does not convey any rights not otherwise granted under the provisions and
procedures contained in the Zoning Code and other applicable ordinances, except as
specifically provided herein. Any issue not specifically covered in the Specific Plan shall be
subject to the Zoning Code and/or Orange Municipal Code, or to interpretation by the
Community Development Director if not specifically covered in the City's regulations.
In cases where development regulations and standards set forth in this Specific Plan are
inconsistent with the Zoning Code, the Specific Plan shall prevail. The provisions of this Specific
Plan shall also prevail where there are inconsistencies between this Specific Plan and other City
ordinances, rules and regulations. However, the provisions of this Specific Plan shall not prevail
should there be an inconsistency befinreen the Specific Plan and the City's General Plan.
�.2.2 5everabwlity
In the event that any regulation, condition, program, portion or policy of this Specific Plan or the
application thereof to any person or circumstance is held to be invalid or unconstitutional by any
court of competent jurisdiction, such portions shall be deemed separate, distinct and
independent provisions and shall not affect the validity of the remaining provisions of this
Specific Plan or applications thereof which can be implemented without the invalid provision or
application.
,�
5-1
ORANGE-OLIVE SPECIFIC PLAN
5.2.3 Interpr�tafi�n
The City of Orange Community Development Director shall resolve any ambiguities related to
the implementation of the provisions of this Specific Plan. Such interpretations shall take into
account the stated goals and intent of the Specific Plan. Any interpretation made by the
Community Development Director may be appealed to the Planning Commission. The decision
of the Planning Commission shall be final unless appealed to the City Council.
5.2.4 Definitic�ns
Unless otherwise specified herein, terms used in this document shall have the same definitions
provided in the Zoning Code (Title 17 City of Orange Municipal Code).
5.3 Lar�d Use�Est�bli�h�n�a�t of an�r�g
5.3.1 F'errv�g#t�d Uses
The Permitted Uses shall be the same as those identified as permissible in the R-3 (Multiple
Family Residential)zoning classification described in Orange Municipal Code Section 17.14.
5.�.� Prohi�ait�d tJs��
All uses that are not otherwise identified in this section shall be prohibited.
5,3.3 Temporary Uses
Temporary onsite building(s), structures, trailers, etc. during project construction and for the
purpose of project grand opening and preliminary sales are permitted. Temporary uses allowed
under this provision shall be removed from the site within six months from issuance of building
permit finals or within six months from the time of final sale (respectively).
5.4 eveiop enfi Stanc9ards
The Orange-Olive Specific Plan allows for a unique residential use within the Specific Plan
Area. As such, the following regulations are similar to those standards identified within the R-3
Zoning Designation, but additional flexibility from some standards is incorporated to allow for the
proposed product type and to enhance the design of the Specific Plan community.
5.4.1 General �ite Development 5tandards
• All lighting shall be designed and located so as to confine direct rays onto the premises.
• Trash receptacles shall be properly maintained and screened from view of public right of
ways. The Proposed Project intends to utilize trash valet service with waste collection
services provided by CR&R. Separate trash receptacles for solid waste, recyclables, and
greenwaste would be placed in the areas shown in Figure 3-3 Project Site Plan at a
specified day for collection. The trash receptacles would be pulled to the private drive
aisle to be emptied by CR&R and conveyed to the appropriate landfill. The trash
receptacles would then be returned to their designated areas by CR&R. This service
would be provided by CR&R for a fee, which would be the responsibility of the projecYs
HOA.
,�
5-2
ORANGE-OLIVE SPECIFiC PLAN
�<�.� �3�CtSi��
The Land Use Element of the Orange General Plan (adopted March 2010) determines the
location and type of new development and redevelopment projects in the City. In addition, the
Land Use Element establishes the range of density or intensity of development permitted for
each land use designation. Within the Orange-Olive Specific Plan, the following General Plan
Land Use Designation and corresponding density or intensity apply (Table 5-1) and are
described below:
Table 5-1 General Plan Land Use Designation for Orange-Olive Specific Plan
General Plan �and Use Density or Intensity Range
Low-Medium Density Residential (LMDR) 6.1-15.0 du/ac
The LMDR designation provides for both detached and attached single-family homes on smaller
lots, as well as duplexes and some mobile homes, multi-family townhouses, condominiums, and
apartments.
Project density within the Specific Plan is determined by dividing the residential units (25
residential units) by the net site acreage (2.33 net acres).
Allowable Density: 25 = 2.33 = 10.7 du/ac = density.
5.4.� Pcrmitted Buil€�ings h4ei�hts
The maximum building height within the Specific Plan shall not exceed two (2) stories or 27.5
feet from natural grade, whichever is greater.
5.4.4 Floor Area atial�.ot Goverage
The Floor Area Ratio for the overall Orange-Olive Specific Plan shall not exceed 0.65 for the
project site. Floor Area Ratio is defined as building area divided by net site area. Building
square footage shall include garages. Porches and patios shall be excluded from the building
square footage calculation. Any increase in floor area ratio above 0.65 shall require a Specific
Plan Amendment.
The Lot Coverage for the overall Orange-Olive Specific Plan shall not exceed 40%. Lot
coverage is defined as building footprint including garage area divided by the net lot area. Any
increase above 40% shall require a Specific Plan Amendment.
Table 5-2 Allowable Lot Coverage/Floor Area Ratio Requirements
FAR(Building Area/Net Lot Area) Not to Exceed 0.65
Lot Coverage (Building Footprints/Net Lot Area) Not to Exceed 40°/o
FAR and lot coverage apply to the total project site but do not apply to individual residential
units.
ni 5_3
ORANGE-OLIVE SPECIFIC PLAN
5.4.� wni�um Flcaar Area �aer lJni�
The minimum floor area of habitable space for each unit shall be no less than 900 square feet
for three bedroom units and 1,050 square feet for four bedroom units. The minimum floor area
shall not include garage area, eaves or open patio or porch areas.
�.4.6 Se#iaa�ks
Perimeter setbacks shall comply with the following standards:
Table 5-3 Building Setbacks
Perimeter Setbacks Minimum Requirement
Orange-Olive Road 17.9 feet'
Northerly Property Line Boundary 6 feet
Southerly Property Line Boundary 8 feet
Easterly Property Line Boundary 11.5 feet
5.4.? inirnum pis��nce etw�e� uilr�ir��s �nd �lls
All residential units including attached garages shall maintain a minimum separation of six (6)
feet from the nearest wall of another residential unit including attached garage, or portion
thereof, and from the perimeter wall.
5.4.8 Addit�ons and Ac�e�s�ry Structures
Additions that increase the interior square footage of the units shall be prohibited. Accessory
structures such as sheds shall also be prohibited.
5.4.9 Patio Covers
Patio covers are allowed in private rear yards, so long as they are 10 feet in height or less,
maintain a five foot setback from the private rear yard area of any other unit, and comply with
Building and Fire Code. In addition, if a patio cover is detached, it shall be located at least six
feet from any other structure.
5. Landscaping� alls and encing, O�en �pace
5.5.1 General
With exception to modifications identified within this chapter, all landscaping and irrigation
systems and plans shall conform to applicable sections of Title 17 of the Orange Municipal
Code.
' Private open space and a six foot high perimeter wall, as shown on Figure 6-5, shall be allowed within
the Orange-Olive Road perimeter setback.
,�
5-4
ORANGE-OLIVE SPECIFIC PLAN
All landscape drawings and plans shall be prepared by a California licensed landscape
architect. A licensed landscape architect shall oversee installation of plantings, irrigation, and
hardscape materials within the Specific Plan Area.
5.5.2 �IP� �nc� ��nce�
Fencing shall require review and approval by the Community Development Director and shall
comply with the following:
• Perimeter walls and walls along the main drive aisle shall not exceed six (6) feet in
height, and shall be of a material that is compatible with the building's architecture. Walls
shall be located in areas indicated in Figure 5-1 Wall and Fence Plan.
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�
ORANGE-OLIVE SPECIFIC PLAN
• All residential units shall be separated by fencing not to exceed six (6) feet in height
constructed of a material that is compatible with the building's architecture. Fencing shall
be located in areas indicated in Figure 5-1 Wall and Fence Plan.
• Patio walls shall be 3.5 feet in height and constructed of a material that is compatible
with the building's architecture. Patio walls shall be located in areas indicated in Figure
5-1 Wall and Fence Plan.
�,5A3 4�p�n Space
Usable Outdoor Open Space
• Usable open space, for the purpose of this section, shall mean an open area or an
indoor or outdoor recreational facility, which is designed and intended to be used for
outdoor living and/or recreation.
• Usable open space shall not include any portion of off-street parking spaces, streets,
driveways, turnaround areas, required front setback area and slope areas exceeding five
percent (20:1 gradient).
Requirements
• The minimum amount of private usable open space provided per unit shall be 300
square feet, directly accessible from the corresponding residential unit.
• Landscaping in common areas will consist of drought-tolerant groundcover and shrubs,
palms, specimen and canopy trees, and smaller trees. Common area landscaping will be
managed and maintained by the HOA.
• Landscaping in private open space will be at the discretion of the homeowner.
Homeowners will be required to adhere to the landscaping guidelines provided in the
Homeowners Association's CC&Rs.
5.6 I�arking and Lightin
5.6.� Req�ired Parking
For each unit within the Specific Plan, a total of 2.88 parking spaces shall be provided per unit,
of which two spaces per unit must be enclosed garage spaces and 0.88 spaces unit shall be
guest parking. The guest spaces shall be provided in surface parking areas and along the main
drive aisle, and evenly distributed throughout the Specific Plan Area.
5.C.2 Ligh#ing d��ign Standards
All exterior lighting shall comply with City of Orange standards for nighttime illumination.
5.7 evelap �nt Provisia�s G�mparison
A comparison of the proposed development standards for the Orange-Olive Specific Plan and
the provisions for the R-3 District contained in Chapter 17.14 (Residential Districts) of the
Orange Zoning Code is summarized on the following page.
'" 5-7
ORANGE-OLIVE SPECIFIC PLAN
Table 5-4 Orange-Olive Specific Plan Development Standards Comparison
Development Standards Orange-Olive Specific Plan R-3 District
Maximum Units Per Lot 25 units Per General Plan: Max 35 units per
LMDR
Minimum Lot Area No Requirement 7,000 sf interior; 8,000 corner
Minimum Lot Frontage No Requirement 70 feet interior; 80 feet corner
Minimum Lot Depth No Requirement 100 feet
2.88 spaces/unit (min 2 garage 2.4 spaces/unit (min 1 space/unit
Minimum Parking spaces/unit and 0.88 spaces/unit covered)0.20 additional spaces/unit
guest) for guest parking
25 feet from view allowing windows
in 1 structure to facing windows in
Minimum Distance Between 6 feet any adjacent structure. 15 feet
Buildings minimum between solid facing
walls, or when windows are located
on only one facing wall.
Minimum Floor Area Per Units 3 BR unit- 900 sf; 4 BR unit 3 BR unit-900 sf; 4 BR unit 1,050
1,050 sf sf
32 feet/2 stories; 20 feet/1 story
Maximum Height 27.5 feet/2 stories within 70 feet of single-family
residential uses
Maximum Lot Coverage 40% (total SP area) 45%for 2-story structures, 55°/o for
single-story structures
Maximum Floor Area Ratio 0.65 (total (SP area) No Requirement
Minimum Usable Open Space 250 square feet(private and
Per Unit 300 square feet common open space, plus
minimum dimensions)
120 cubic feet. Storage area 120 cubic feet. Storage area must
must be in addition to cabinets be in addition to cabinets and
Minimum Storage Area and closets typically found within closets typically found within a unit
a unit(such as kitchen and (such as kitchen and bathroom
bathroom cabinets, clothes and cabinets, clothes and linen closets).
linen closets).
Perimeter Setbacks
Orange-Olive Road 17.9 feet 15 feet
North Property Line Boundary 6 feet 5 feet
South Property Line Boundary 8 feet 5 feet
East Property Line Boundary 11.5 feet 10 Feet
TM
5-8
ORANGE-OLIVE SPECIFIC PLAN
� �.�� �.�} � �� ��..���5
�J.� ���I"C�£�t.iC$It)C1
This chapter provides design guidelines, which establishes the overall design theme for the
development of the Orange-Olive Specific Plan. The design guidelines encourage the highest
level of design quality and creativity. The design guidelines contained in this section will be used
as a guiding principle for the development of the Specific Plan Area. The City of Orange will
utilize these guidelines to evaluate development within the Specific Plan Area. Guidelines for
site planning, architecture, and landscape architecture are provided below.
6.2 �ite Planr�ir�g
• The arrangement of the building, parking and circulation areas should recognize the
particular characteristics of the project site and should relate to the surrounding built
environment.
• Buffers from adjacent properties through the use of landscaping, setbacks and/or
appropriate fencing should be encouraged.
• Pedestrian linkages (e.g., pedestrian walkways, landscape areas, gardens, outdoor
common area, etc.) within the project site and to existing pedestrian networks are
encouraged.
6.3 Architectural Design
6.3.1 Architectural Character
The architectural character for the Orange-Olive Specific Plan draws from Irving Gill's designs
and feature architectural elements inspired by the Walter L. Dodge House, Horatio West Court,
and various cottages designed by Gill. These architectural elements include the use of arches,
flat rooflines, rectangular massing, and light exterior walls.
This particular style offers opportunities to differentiate wall planes and rooflines. The building
elevations should include:
• Casement windows
• Cubic or rectangular massing
• Ground level arches
• Bay windows
• Parapets
• Corner window arrangement
• Stucco and wood trim treatment
• Boxed in window treatments
�" 6-1
ORANGE-OLIVE SPECIFIC PLAN
General Architectural Guidelines
• The architectural style should consider compatibility with surrounding development and
draw elements from the area.
• Building(s) should have articulation and projections with architectural elements and
details.
• Recessed fenestration and simple door/window detailing should be incorporated at the
building farade to reflect and complement the architectural style.
• The size and location of doors and windows should relate to the scale and proportions of
the building elevation on which they are located.
• Design features should be fully articulated on all sides of the building.
• All windows should receive exterior trim as characterized by this Gill-inspired style and
be dual glazed. Windows should utilize clear, translucent glass and not use highly
reflective material.
6.3.2 �rient�tiar�
• Building orientation should consider the project site's characteristics such as the
property depth and wide street frontages.
• Buildings and main entrances should be oriented towards the street and sidewalk to
establish a strong tie to the street frontage.
• Building orientation and window placement should preserve privacy for adjacent
residential uses.
6.3.3 Build�ng Mass�ng
• Architectural features should be incorporated into the building design to eliminate a box-
like appearance. Varying rooflines and articulated building elevations should be
incorporated into the building design to soften the scale and mass of the building
• The scale and mass of building(s) should be reduced through changes in horizontal
plane, materials or color.
• The building entry(s) should be clearly identifiable. Use of large overhangs, recess
projections, columns, arches and other distinctive materials and colors to articulate
entries are encouraged.
Figure 6-1 Elevation Plan 1 through Figure 6-3 Elevation Plan 3 illustrate the general
massing of the buildings.
6.3.4 Calor and Maferials
• Building colors and materials should be of subtle natural tones with contrasting colors
used for accents and details.
• Colors and materials should be consistently applied and should complement adjacent
materials.
'� 6-2
ORANGE-OLIVE SPECIFIC PLAN
• Exterior materials and architectural details should be simple, complementary and
stylistically consistent.
• Material changes not occurring at changes in plane appear "tacked-on" and are strongly
discouraged.
• Building materials should be high quality, durable and resistant to damage, defacing,
and weathering. Appropriate building materials include concrete, stone, metal, stucco,
wood, glass and/or other similar composites. These materials may be used in any
combination.
Figure 6-4 Street Scene illustrates a typical street scene.
'" 6-3
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ORANGE-OLIVE SPECIFIC PLAN
6.3.� �cr��raingl echani��[ �quipmer�t
• Ground and roof mounted equipment should not be visible from adjacent buildings at-
grade. Equipment should be screened from view of public streets and nearby buildings
on all sides with landscaping and/or architectural elements.
• Equipment screening should be compatible with the architecture, materials and colors of
the building.
6.4 ��nd�ca�� rchi�ectc�r� ��id�lin�s
This section contains the landscape design concepts, guidelines and special treatments for the
implementation of landscaping within the Orange-Olive Specific Plan area. The landscape
design concepts and guidelines are intended to:
• Contribute to the enhancement of community character.
• Create a landscaped environment that enhances the pedestrian experience along the
street frontages.
• Provide a plant palette that is sensitive to the Orange environment and complements the
architecture.
• Comply with City of Orange Municipal Code requirements.
6.4.1 Landscap� Ca�c�pt i'[an
The Landscape Concept Plan for the Orange-Olive Specific Plan is illustrated in Figure 6-5
Conceptual Landscape Plan and Figure 6-6 Conceptual Planting Plan, and includes the
following guidelines:
• Accent trees, shrubs, and groundcover should complement the architectural design of
the project.
• Landscaping should enhance the quality of the project by framing and softening the
appearance of buildings, screening undesirable views and buffering the site from
adjacent uses.
• All areas not covered by buildings, walkways, driveways, parking spaces, and service
areas, should be landscaped.
• Landscaped areas should generally incorporate planting utilizing a three-tiered system:
1)trees, 2) shrubs and vines, and 3) groundcover.
• Layered trees, shrubs, plants and decorative hardscape features complementary to the
site and architectural style are encouraged.
• Planters and pots placed in building recesses and adjacent to blank walls are
encouraged to provide visual interest. Planter and pot materials should complement the
building architecture and should incorporate irrigation systems as required based on
"" 6-8
ORANGE-OLIVE SPECIFIC PLAN
type of plant material. Drainage for all the planters and pots shall be controlled so as not
to create "stains" on the building or decorative pavement, or to create standing water.
• Landscaping should be placed so that it does not interFere with lighting or restrict access
to utilities or emergency apparatus.
• Landscaping should be complementary in scale with adjacent buildings and be of
appropriate size at maturity.
• Textured paving materials suitable for use in pedestrian areas such as pedestrian
walkways, the main entry driveway and courtyard areas.
�,�A2 C��v�loprnent Edg� and �c�ff�r 7r��ttr�ents
• Landscaping should be used to define edges and create a pleasant pedestrian
experience along the Orange-Olive street frontage.
�.4.3 Entry �.and�c�pe Treat�ent �nc� ran�rn�nt�tican
• Pedestrian and vehicular entry areas should be enhanced with ornamental landscaping,
decorative paving, and monument signage, where applicable.
• Entry monumentation should be appropriately scaled and complementary to the
landscape and architectural design of the building.
6.4.4 S�reetsc�p,�
Figure 6-5 Conceptual Landscape Plan, illustrates the landscaping along Orange-Olive Road.
The following guidelines apply:
• New streetscape improvements should be complementary in design, scale and palette
with existing streetscape elements.
• Street trees should not be placed in a manner that obstructs pedestrian or recreational
movement, or visually obstructs entryways and signs. Street trees shall be consistent
with the City's Street Tree Master Plan.
6.4.� Lrghting Design
• Site lighting should not create glare nor be obtrusive to adjacent properties.
• Lighting fixtures should complement the architectural design of the building.
• Appropriate lighting should be used at entries, courtyards, pedestrian walkways, and
other areas utilized by pedestrians.
'� 6-9
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ORANGE-OLIVE SPECIFIC PLAN
6.4.f al�� ar�e� Fenc��
• Wall and fence design should complement the project's architecture. Landscaping
should be used to soften the appearance of wall surfaces.
• Walls should accommodate landscape treatment, and architectural monumentation.
'" 6-12
ORANGE-OLIVE SPECIFIC PLAN
�� '� �'.� �� �, �� � �. �� � ��
Mobility in Orange is directly related to the regional transportation network, as the City lies at the
confluence of several regional freeways: the Santa Ana Freeway/Interstate (I-5), Orange
Freeway/State Route 57 (SR-57), Garden Grove Freeway/State Route 22 (SR-22), Costa Mesa
Freeway/State Route 55 (SR-55), Riverside Freeway/State Route 91 (SR-91) and Eastern
Transportation Corridor/State Route 241 (SR-241). In addition to the freeways, other
connections to the region include the commuter rail system known as Metrolink, a freight and
goods rail transport system, and a regional bikeways system with connections to
neighborhoods, employment centers, parks, the Santa Ana River Trail and other locations.
Orange is also connected to the region via the Orange County Transportation Authority (OCTA)
bus system. This section defines the Specific Plan provisions for mobility and circulation within
the Specific Plan Area and surrounding area. The Specific Plan is intended to provide not only
good auto circulation, but also choices and opportunities for effective and convenient transit,
pedestrian and bicycle circulation.
?41 c��ss
7,1.'S Stree� �y�tem
The street system provides the circulation backbone for all transportation modes in the City. The
street system essentially comprises a grid-type system throughout the area surrounding the
project site; although west of the railroad tracks the grid system is less complete.
The local roadway system serves the community's primary needs for mobility and access, and
consists of a hierarchy of City streets to meet those needs. The Orange-Olive Specific Plan will
connect to the City of Orange's existing hierarchy of streets for vehicle access at Orange-Olive
Road. Figure 7-1 Existing Roadway Classifications in the Specific Plan Area reflects the
roadway system in the vicinity of the Specific Plan that immediately serves the Specific Plan.
7.�1.2 Transrt Service to the Specific Plan Area
Effective regional transportation strategies are required to successfully implement City and
County plans for accommodating future growth. OCTA provides public bus service for the City
of Orange. OCTA operates finro bus routes in the area: Route 59 with a stop at Glassell
Street/Meats Avenue approximately 0.25 miles from the project site; and, Route 46 with a stop
at Glassell Street/Taft Avenue approximately 0.45 miles from the project site. In addition, the
Riverside Transit Agency (RTA) provides long-distance bus service between The Village at
Orange (located on Tustin Street at Meats Avenue, less than a mile from the project site) and
the Downtown Terminal in Riverside. The Metrolink Inland Empire — Orange County Line (800
Series) runs along, and parallel to the west side of Orange-Olive Road. The nearest Metrolink
Stations are the Orange Metrolink Station approximately 2.6 miles to the south; and, the
Anaheim Canyon Metrolink Station approximately 3.1 miles to the north.
Figure 7-2 Transit Routes Serving the Specific Plan Area reflects the transit resources in the
vicinity of the Specific Plan Area that would immediately serve the project site.
7.1.3 P�destriar� Amenities and Bikeways �erv�ng t�€e �pecific Rlan Area
Orange's relatively mild climate permits bicycle riding year-round, and the growing popularity of
bicycling has drawn enthusiasts onto the streets and bike trails throughout the City. On-site
TM 7-1
ORANGE-OLIVE SPECIFIC PLAN
pedestrian and bicycle circulation would be provided by an internal five-foot wide sidewalk that
would provide direct access from the proposed residential uses to Orange-Olive Road and
connect to the existing pedestrian and bicycle circulation routes in the area. In the vicinity, there
is a continuous sidewalk along the east side of Orange-Olive Road directly adjacent to the
project site, but none along the west side since it is adjacent to the Metrolink (railroad) right-of-
way. The eight-foot wide sidewalk along the east side of Orange-Olive Road connects to Meats
to the north of the project site, E Grove to the south, and continues half a mile south to E Taft
Avenue. There are continuous sidewalks on both sides of the street on East Meats Avenue and
East Grove Avenue Although there are no existing bicycle facilities (i.e., Class I, II, or III bike
lanes) along Orange-Olive Road, there are planned Class II facilities proposed on Meats
Avenue to the north, Taft Avenue to the south and Glassell Street to the west, that would
provide access to Activity Centers along Tustin Street (Figure CM-3 Plan for Recreational Trails
and Bikeway, Circulation and Mobility Element, City of Orange General Plan 2010). Residents in
the Orange-Olive Specific Plan will have access to the existing pedestrian and bike system
already serving the local area and the City of Orange. Figure 7-3 General Plan Bikeways
Serving the Specific Plan Area reflects the bikeways and trails in the vicinity of the Specific
Plan Area that will serve the project site.
n
7-2
Figure 7-1: Existing Roadway Classifications
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Primary Arterial � Major Arterial
� Secondary Arterial � Project Site
�� Collector Street
'•'�� f'`; City of Orange
�� �f Environmental Advisors,LLC Orange Olive Specific Plan
��...�
Figure 7-2:Transit Routes
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Legend:
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� � Metrolink � Project Site
� Local Routes
Intracounty Express
�y City of Orange
�•�•.,.
�ry� •� a' Environmental Advisors,LLC Orange Olive Specific Plan
Figure 7-3: General Plan Bikeways
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Legend: �
� � Proposed Class I (Off Street) � Existing Class II (On Street)
� � Proposed Class II (On Street) � project Site
� � Proposed Class III (On Street)
�}�� `' City of Orange
.r Environmental Advisors,LLC Orange Olive Specific Plan
ORANGE-OLIVE SPECIFIC PLAN
7.2 Circulation and Parking
Access to the project site would be provided from Orange-Olive Road, as shown in Figure 1-2
Tentative Tract Map, Conceptual Grading and Utility Plan and Figure 3-4 Project Site Plan,
via a relocated driveway. Orange-Olive Road is designated as a Secondary Arterial on the City's
Master Plan of Streets and Highways (Figure CM-2, Circulation and Mobility Element, City of
Orange General Plan 2010). Orange-Olive Road is 64 feet wide with an eight-foot wide
sidewalk. The sidewalk adjacent to the Proposed Project will repaired or replaced depending on
condition. This access location from Orange-Olive Road would be an un-signalized access
point. The project site can be accessed by right-turn by northbound vehicles driving north, and
by left turn via a center turn lane by southbound vehicles. The access point is a driveway that
will be reconstructed to City standards. In addition, ADA compliant ramps will be constructed at
the entrance to the site. On-site vehicular circulation is proposed to be a single main drive aisle,
which would provide access to six clusters of four homes sited around a shared motor court.
The main drive aisle would be 26 feet wide with eight-foot wide parallel parking stalls and five-
foot wide sidewalks on both sides. Access to residential garages within each cluster is taken
from the shared motor court area. One unit, at the east end of the drive aisle, would have direct
access to/from the drive aisle.
The main drive aisle would be adequate to accommodate emergency vehicles. A hammerhead
is provided at the east end of the main drive aisle to allow turn-around access for emergency
vehicles and trash/delivery trucks.
On-site pedestrian circulation would be provided by an internal sidewalk that would provide
direct access to Orange-Olive Road and connect to the existing pedestrian circulation routes in
the area.
The Proposed Project would provide finro-car garages for each unit, for a project total of 50
garage spaces. In addition, the Proposed Project would provide 22 open guest parking spaces
distributed evenly throughout the Specific Plan. In total, the Proposed Project would provide 72
parking spaces. In addition, street lighting will be constructed along the private drive aisle and
along Orange-Olive Road, adjacent the Proposed Project site. The placement and type of street
lighting will match existing street lighting along Orange-Olive Road.
��TM 7'V
ORANGE-OLIVE SPECIFIC PLAN
� p� � �.� � � �� ��� � � � ��T
The purpose of this chapter is to summarize the existing infrastructure facilities and discuss
recommended upgrades (if any) for the Orange-Olive Specific Plan area. The recommended
upgrades are based on comparing the existing facilities and their capabilities with the proposed
development within the Specific Plan Area. Figure 1-2 Tentative Tract Map, Conceptual
Grading and Utility Plan reflects the on-site utility infrastructure that would be in place at
Specific Plan build out.
8.°1 r� �ite raina�e and t€�rm rair� ys��€�
8.1.9 stornn �rain
Existing Conditions
Both the City and the County are responsible for the management of the storm drain and flood
control facilities in Orange. The Orange County Flood Control District provides for the planning,
development, operation, and maintenance of the flood control facilities. The City Public Works
Department is responsible for the operation and maintenance of the City's storm drain system,
as well as reviewing development projects to ensure that storm drains properly feed into the
local and regional systems. Like most of the City, runoff from the Specific Plan Area is conveyed
to the Santa Ana River through City storm water drainage systems either directly or via Santiago
Creek. The current drainage for the project site flows to the southwest corner of the property
into a narrow concrete channel, then to the City's storm drain system. There is a catch basin
located south of the project site at the corner of Orange-Olive Road and Grove Avenue, which
converges with the Collins Channel, then ultimately outlets to the Santa Ana River at the
Fletcher Street storm drain. The Santa Ana River outlet to the Pacific Ocean is at the boundary
between the cities of Newport Beach and Huntington Beach.
Planned Improvements
The proposed development on the project site will not increase runoff to the City's storm
drainage system. More than 90 percent of the existing Specific Plan Area is impervious. Specific
Plan implementation would incorporate landscaping and open space, thereby decreasing the
amount of impervious surfaces on the project site to 71 percent. The decrease in impervious
surfaces would result in a decrease in the volume of runoff generated by the proposed
development. Thus, upgrades to the City's existing storm drain facilities would not be required.
Build out of the Specific Plan Area would be required to comply with the National Pollutant
Discharge Elimination System (NPDES) program, which regulates discharges to the Santa Ana
River as mandated by the Clean Water Act, and the Orange County Model Water Quality
Management Plan (MWQMP) and Technical Guidance Document (TGD), which identify
pollutants of concern for each of the County's watersheds and provides standards and
procedures to improve water quality associated with runoff from existing and developed areas in
the County. The NPDES program and City's Water Quality requirements would require the
preparation of a Water Quality Management Plan (WQMP) that would identify pollutants of
concern and treatment Best Management Practices (BMPs) to remove pollutants from post-
construction project site runoff prior to discharging to the City's storm drain system.
,�
8-1
ORANGE-OLIVE SPECIFIC PLAN
Compliance with the NPDES program and the Orange County MWQMP and TGD would ensure
that the implementation of the Specific Plan would not violate any water quality standards or
waste discharge requirements. The next section summarizes in more detail the WQMP
Requirements, LID design features, and BMPs that would be required and incorporated into the
Specific Plan implementation.
The current drainage for the project site flows to the southwest corner of the property into a
narrow concrete channel, then to the City's storm drain system located on Orange-Olive Road.
Development of the project site would include the installation of a drywell chamber on each side
of the proposed entry driveway to the project site in order to collect runoff from the proposed
residential development. Post-development, the drainage would sheet flow over impervious
pavement and into catch basins connected to subsurface storage chambers and drywells, which
would capture and infiltrate runoff. During larger storm events once the drywell and detention
systems are at capacity, runoff would surFace flow over the main drive aisle to the public right-
of-way to the west edge of the project site. This pathway matches historic drainage conditions.
The drainage would continue in the southerly direction to an existing catch basin on Orange-
Olive Road that converges with the Collins Channel, ultimately converging with the Santa Ana
River which outlets to the Pacific Ocean. Figure 1-2 Tentative Tract Map, Conceptual
Grading and Utility Plan reflects the infrastructure and drainage layout for the project site at
build out.
8.'I.2 Pr�ject P equirerr�er�ts
All projects requiring discretionary and some requiring ministerial City approval are required to
prepare a WQMP in accordance with the Orange County MWQMP and TGD and City of Orange
Local Implementation Plan (LIP). Chapter 7 of the LIP contain information on the types of
projects requiring WQMPs, which include new development and redevelopment projects in both
the private and public sector. Refer to the City's Public Works Department for more information
about preparing an approved WQMP.
In addition, NPDES requirements, such as the Construction General Permit will be required by
the State of California for each new development, greater than one acre, to ensure the
beneficial uses of local water bodies are preserved and adverse environmental impacts are
minimized.
Water Quality Management Plans
A Project WQMP is a plan for managing the quality of storm water or urban runoff that flows
from a developed site after construction is completed and the facilities or structures are
occupied and/or operational. It also provides information related to the projecYs generation and
mitigation of water quality pollutants and assessment of hydromodification impacts. The Project
WQMP contains project information related to site characteristics, expected pollutants,
hydrology impacts, incorporation of structural and non-structural BMPs, Low Impact
Development (LID) design features, operation and maintenance, and public education and
training. The collective information is intended to describe how a project will minimize water
quality impacts to downstream water bodies.
A Project WQMP describes the BMPs that will be implemented and maintained throughout the
life of a project and is used by property owners, facility operators, tenants, facility employees,
maintenance contractors, etc. to prevent and minimize water pollution that can be caused by
storm water or urban runoff. The City of Orange requires all development projects to prepare
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and implement Project WQMPs as part of the NPDES program to reduce and eliminate water
pollution caused by runoff flowing from developed sites into nearby receiving waters.
Projects that require the preparation of a WQMP fall into two categories, Priority Projects and
Non-Priority Projects, which have different BMP requirements. The main difference between the
two project types is the requirement for priority projects to implement LID design features and
for non-priority projects to consider LID where feasible. The criteria establishing a priority project
includes the amount of impervious surface being created, proposed uses, location, and size of
project. A questionnaire is available from the City of Orange Public Works Department to
determine if a project is a priority or non-priority project.
A Preliminary Project WQMP must be submitted for Priority Projects as part of the project
application for City discretionary project approval. Final Project WQMPs must be approved prior
to issuance of building or grading permits. A Project WQMP and the post construction BMPs
associated with the project must be based on the Orange County Model WQMP. A Technical
Guidance Document for the Preparation of Conceptual/Preliminary and/or Project WQMPs
contains information about how to design the required BMPs.
Low Impact Development (LID)
The use of LID principles can minimize the cause of project impacts by being incorporated in the
early planning and design phases of a project. Some of the LID principles that apply to the
project area include the following:
• Hydrologic source controls
• Infiltration BMPs
• Evapotransipration, rainwater harvesting BMPs
• Biotreatment BMPs
Best Manaqement Practices (BMPs)
For purposes of a Project WQMP, there are three types of BMPs:
1. Low Impact Development BMPs - Project features that are designed to mimic
predevelopment site hydrology and include infiltration (permeable pavers, porous
concrete and asphalt, infiltration trenches, etc.), harvest and reuse (cisterns and rain
barrels), evapotranspiration.
2. Site Design BMPs — Project features that include LID and features such as conserving
natural areas, minimizing impermeable surfaces, minimizing directly connected surfaces
into a project to minimize and creating zero discharge areas. Examples include
infiltration such as the use of porous asphalt, minimizing impervious areas, and directing
roof drains to landscaped areas.
3. Source Control BMPs - Activities or structures aimed at eliminating or minimizing
contact between pollutant sources and rainfall or runoff. Examples include educational
signage, sweeping, litter collection, and awnings or tarps to cover materials stored
outdoors.
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ORANGE-OLIVE SPECIFIC PLAN
4. Treatment BMPs - Interventions intended to address any environmental impacts and
either remove the pollutant, or control it such that its impacts are lessened to meet
defined goals.
A Preliminary WQMP was prepared for the proposed development on the project site and has
been included in Appendix A of this Specific Plan document. According to the Preliminary
WQMP, Trash Racks/Catch Basin Filter Inserts will be located within all proposed onsite catch
basins to pre-treat the storm water runoff before entering into the proposed drywell and
detention system. All common area landscape irrigation shall utilize runoff-minimizing landscape
design and employ water conservation principals, including, but not limited to, such provisions
as water sensors, programmable irrigation times (for short cycles), etc. Catch basin stenciling
will also be used.
The proposed development will also implement the following non-structural BMPs:
• Education for Employees and Occupants: Practical informational materials will be
provided to owners, occupants and employees on general good housekeeping practices
that contribute to protection of storm water quality. Among other things, these materials
will describe the use of chemicals (including household type) that should be limited to
the property, with no discharge of specified wastes via hosing or other direct discharge
to gutters, catch basins and storm drains. The property owner will provide these
materials. Thereafter, such materials will be available through the property owner
education program. This program must be maintained, enforced, and updated
periodically by the property owner. Educational materials including, but not limited to, the
materials included in the Appendix B section of this plan will be made available to the
employees and contractors of the property owner.
■ Activity Restrictions: CC&R's will be recorded for the subject site and will implement
all restrictions as conditions. These will also cover any restrictions as denoted in the final
set of conditions of approve as provided by the subject site. Restrictions shall include,
but not limited to car washing, washing of any hard pavement such as sidewalks,
parking lots, streets, mandatory pet waste management, etc.
■ Common Area Landscape Management: Management programs will be designed and
established by the property owner, who will maintain the common areas within the
project site. These programs will include how to mitigate the potential dangers of
fertilizer and pesticide usage. Ongoing maintenance will be consistent with the City of
Orange Model Water-Efficient Landscape Ordinance. Fertilizer and pesticide usage shall
be consistent with City of Orange Guidelines for use of Fertilizers and Pesticides.
■ BMP Maintenance: The Home owner Association through use of their management
contractors will be responsible for maintenance each of the BMPs detailed in the
WQMP.
■ Spill Contingency Plan: The HOA shall implement a spill contingency plan and provide
this to all employees at the time of hire. This plan shall identify all potential hazardous
materials and a plan of action to safety clean and remove as well as protect all
stormwater inlets.
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• Common Area Litter Control: The property owners through the HOA and the
contracted maintenance company will perform required common area litter control to
remove any accumulated trash, debris and other litter.
■ Employee Training: A training program will be established as it would apply to future
employees, contractors, and leasers of the property owner to inform and train in
maintenance activities regarding the impact of dumping oil, paints, solvents, or other
potentially landscaping maintenance practices; and the impacts of littering and improper
water disposal. Training will be done annually and with any new employees.
■ Catch Basin Inspection: The HOA will maintain the drainage systems, including catch
basins and detention systems. The HOA is required to have catch basins inspected and,
if necessary, cleaned prior to the storm season, no later than October 1 st each year.
These duties may be contracted out to the landscape maintenance firm hired by the
property owner.
• Street Sweeping Private Streets and Parking Lots: The HOA shall clean the surface
of pavement surfaces by mechanized methods at least one time per week.
• Doggie Waste Bags 8� Signage: The HOA shall provide doggie waste bag station,
trash can and signage within open common landscaped areas for residences to utilize
when walking dogs within the site. Trash can shall be emptied and all trash/ debris
removed at least once a week.
8.2 a�er �ys��m
8.2.1 Existing Conditic�ns
The City's primary source of domestic water is from groundwater resources supplied by City-
owned wells, which provide approximately 70 percent of the City's water supply. The City also
purchases approximately 25 percent of its domestic water supply from imported water sources.
The City also receives three to five percent of its water supply from the Serrano Water District.
In addition, the Irvine Ranch Water District serves new development areas in East Orange, and
the Golden State Water Company and East Orange County Water District serve small portions
of the southeast area of the City. The City is a member of the Orange County Water District
(OCWD), which manages the Orange County Groundwater Basin, which is the main source of
the City's water supply.2
Delivery of domestic water service in the City is provided by the Department of Public Works
(DPW) Water Division. The City's service area includes approximately 23.6 square miles and
includes 16 wells, eight imported water service connections, 18 storage tanks, 18 pump
2 City of Orange. Program Environmental Impact Report, City of Orange General Plan (State Clearing
House#2006031117). March 2010.
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ORANGE-OLIVE SPECIFIC PLAN
stations, 451 miles of pipelines, and 37,000 service connections.3 An existing six-inch cast iron
water line is located in Orange-Olive Road.4
�,2,2 �la�rr��d Ir��sr€���r�ents
The project includes construction of onsite water systems to serve the development in
compliance with City Water Division standards. No new construction of offsite water delivery
facilities would be required as the current water supply system is adequate to accommodate
development of the Specific Plan. As part of implementation of the Specific Plan, the
development will connect to the City's existing water supply system in compliance with the
current standards required by the Water Division of the City's Public Works Department. In
addition, two hydrants will be located onsite (as identified on Figure 1-2).
8.3 �ew�r Syst�rrr�
8.3.1 Exi�ting ���ditior��
Orange County Sanitation District (OCSD) is responsible for the collection, treatment, and
disposal of domestic, commercial, and industrial wastewater generated by over 2.5 million
people living and working in central and northwestern Orange County. OCSD operates a
comprehensive regional system of collection mains and treatment plants. This system contains
two wastewater treatment facilities, which include Reclamation Plant No. 1 in Fountain Valley
and Treatment Plant No. 2 in Huntington Beach. Individual cities are responsible for the
installation and maintenance of local collection facilities.
The City of Orange DPW is responsible for installation and maintenance of local wastewater
collection facilities, which convey wastewater to OCSD trunk sewers. DPW is in charge of the
daily operation and maintenance of the sewer collection system in the City. Approximately 352
miles of basic sewer collection pipeline is located within the City. Of these pipes, approximately
71 percent are eight inches in diameter, nine percent are six inches in diameter, and
approximately seven percent are 12 inches in diameter. In addition, the City operates and
maintains three small sewage lift stations. According to the City's 2012 Sewer Master Plan, the
existing design flow along the project frontage on Orange-Olive Road is 0.9111 cfs with a
current flow of 0.0452 and a d/D (flow depth/pipe diameter) of 0.1085.
8,3.2 Planned Im�roverr�ents
No new construction of wastewater treatment or delivery facilities would be required as the
current regional and local wastewater system is adequate to accommodate development of the
Specific Plan. As part of implementation of the Specific Plan, the development will connect to
the City's existing sewer system in compliance with the current standards required by the City's
Public Works Department. Figure 1-2 Tentative Tract Map, Conceptual Grading and Utility
Plan reflects the infrastructure and layout for the project site at build out. Based on the Sewer
Area Study completed for the Proposed Project the 25 single-family homes would produce a
3 Ibid.
4 Conversation with City of Orange Water Division, July 21, 2015.
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ORANGE-OLIVE SPECIFIC PLAN
total project flow output 0.029 cfs of wastewater. The increase of 0.029 cfs would be a nominal
increase and would not exceed the design flow and capacity of the existing sewer line.
8.4 Ele�trica� �����r�
�.4.� �x��tAr�g �€�nd►ti�r��
Southern California Edison (SCE), an independently owned utility, provides electrical power
service to the City of Orange. Since SCE is an independent entity, it sets its own service
standards (with the involvement of the Public Utilities Commission) and facility improvement
strategies. Currently, there is a network of power grid lines, which supply sufficient electrical
power service to the Specific Plan area. There is no major deficient or functional problem in the
power supply facilities within the Specific Plan Area. The Specific Plan Area is currently served
by overhead electrical utilities and there are two, three-phase overhead transformer stations
immediately to the south of the project site serving the commercial uses in the existing retail
plaza.
8,4,2 F'I�nn�d lr��rcxverr��r�ts
Demand for services and ability to serve new developments are generally determined on a
case-by-case basis. At this time, no major upgrade of the existing power supply facilities in the
Specific Plan Area has been identified. All electrical utility service to the Specific Plan Area will
be provided via underground systems. A transformer will be constructed as shown on the
Landscape Plan (Figure 6-5) between Lot 21 and Lot 22. In addition, the providers of dry utilities
to the site (including SCE and The Gas Company) have provided will serve letters to the
developer of the Proposed Project site.
SCE has developed several energy-efficiency programs for residential, non-residential, new
construction and low-income subscribers. These include rebate and cash incentive programs for
completion of energy-efficiency projects in residences and businesses, providing energy-
efficient solutions for new developments as well as programs that aid low-income customers to
purchase energy-efficient refrigerators and outdoor lighting. SCE will continue to promote the
resourceful use of energy, and in turn, a reduction in electrical uses and electricity. The Specific
Plan will partner with SCE to implement the responsible use of energy and incorporate
improvements that will result in an efficient use of electricity. Figure 1-2 Tentative Tract Map,
Conceptual Grading and Utility Plan reflects the infrastructure and layout for the project site
at build out.
8.5 atura[ Gas Syst�ra�
The Southern California Gas Company (The Gas Company) supplies natural gas to both
businesses and residents within the City of Orange. The Gas Company is a division of Sempra
Energy. As The Gas Company is an independent private entity, the analysis on the capacity and
capability to meet future demand will be conducted by The Gas Company with the coordination
of the City upon submittal of building plans by developers. It is important for developers to
remember that The Gas Company participates in the California Energy StarO New Homes
Program, a performance-based program that provides builders with incentives for developments
that use at least 15 percent less energy than standards set forth in the 2001 California Energy
Efficiency Standards.
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ORANGE-OLIVE SPECIFIC PLAN
8.� �`�I���rrr�rr�car�ic��i�r�� �y�tem
The City of Orange is within the service area of AT&T, a privately owned company. AT&T has
existing telephone facilities throughout the Specific Plan area.
AT&T will assess the demand for services and ability to serve new developments on a case-by-
case basis. The capacity and capability analysis for meeting future demand within the Specific
Plan will be conducted after building plans are submitted by the developer. Currently, the local
telecommunications network in the Specific Plan is functioning sufficiently to accommodate the
Specific Plan buildout.
8.7 ��b�e Tel�visia�� �y�t��n
Time Warner Cable and Cox Communications Orange County are the cable TV service
providers for the City of Orange. The Specific Plan Area falls within the service area of Time
Warner Cable. Time Warner Cable, a privately owned company, is a full-service provider of
telecommunication products, including digital television programming, local and long distance
telephone services, high-speed internet, and commercial voice and data services.
Similar to the other dry utility companies, Time Warner Cable determines the ability to serve
new developments on a case-by-case basis. Currently, the local cable television network within
the Specific Plan is functioning sufficiently and should be able to supply future development in
the area without any major upgrade. If upgrades are necessary, Time Warner will provide the
upgrades at the appropriate time.
�.8 ��tid aste C�'rsposa[
Solid waste disposal for the project site will be provided by CR&R's valet service. Separate
trash receptacles for solid waste, recyclables, and greenwaste would be placed in front of the
residential units on a specified day and will be moved by the trash driver to the private
road/paved area immediately adjacent to affected units and emptied by a trash vehicle. Once
emptied, the trash receptacles would then be immediately returned to their designated units by
the trash driver.
Most solid waste collected is taken to one of three landfills in Orange County: Olinda Alpha
Landfill in Brea, Frank R. Bowerman Landfill in Irvine, or Prima Deshecha Landfill in San Juan
Capistrano. The majority of solid waste from the City is disposed of at the Olinda Alpha Landfill.
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ORANGE-OLNE SPECIFIC PLAN
8.3 �r��re�ti� �ti�it`r�s
As indicated below in Table 8-1, the existing service providers in the vicinity of the Specific Plan
area will provide domestic utility service, emergency and school services to the site.
Table 8-1 Public Service and Utility Providers
Service Provider
Water City of Orange
Sewer City of Orange
Solid Waste CR&R
Gas Southern California Gas Company
Electricity Southern California Edison
Telecommunication AT&T
Cable Television Time Warner Cable and Cox Communications Orange County
Police Orange Police Department
Fire Orange Fire Department
School District Orange Unified School District
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ORANGE-OLIVE SPECIFIC PLAN
�� ��� �.� � ��� �� �N � � �T ���
�.1 Ac�rr�i���tra�ic�r► �r�r� �r�f€�r��rrien�
The Community Development Director shall be responsible for administering the provisions of
the Orange-Olive Specific Plan in accordance with the provisions of this Specific Plan, the State
of California Government Code, the City of Orange General Plan, and the City of Orange
Municipal Code.
The Community Development Director shall enforce the provision of this Specific Plan and all
the applicable codes of all governmental agencies and jurisdictions in such matters including,
but not limited to, building, mechanical, fire and electrical codes, and codes pertaining to
drainage, waste water, public utilities, subdivisions, and grading.
The Planning Commission may review any administrative interpretation, subject to appeal to the
City Council.
9.� eve�a �r�t r�c���ares
All development on the project site shall be subject to the review and appeal procedures,
findings and provisions of the Orange Municipal Code. The following reviews and actions are
required for the development of the Specific Plan Area and would be processed concurrently
with the review and approval of the Specific Plan, TTM, and CEQA document.
Change of Zone/Specific Plan
A zone change will be required from C-1 to R-3 (SP) and for the establishment of the Orange-
Olive Specific Plan. Procedures for the zone change are specified in Section 17.10.020 of the
Zoning Code.
Major Site Plan Review
A Major Site Plan Review, as defined in Section 17.10.060 of the Orange Municipal Code, will
be required to determine the compatibility of the development with the surrounding area, any
building or site planning issues, circulation and traffic safety, the availability of city services, and
any environmental impacts in accordance with CEQA.
Design Review
As specified in Section 17.10.070 of the Orange Municipal Code, a Design Review will be
required, which will consist of a review of the architectural design, massing and scale, context,
color palette, signage and landscaping by the Design Review Committee.
Tentative Tract Map
As specified in Section 17.08.020 of the Orange Municipal Code, Tentative Tract Map Review
will be required to administer the provisions of the zoning ordinance and General Plan.
CEQA Review
CEQA Review, as defined in Section 17.10.080 of the Orange Municipal Code, will be required
to determine the potential environmental impacts of the development and identify any mitigation
needed.
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ORANGE-OLIVE SPECIFIC PLAN
�.3 E�ha�in �r�d ��r���ru�fii�r� �che��ie
Construction activities are anticipated to start in early 2016 and take approximately a year to
complete. Any project specific construction phasing will occur as appropriate levels of
infrastructure and any required improvements are provided. The construction schedule is
subject to change over time to respond to the various factors. Individual construction operations
would be phased as described below and in Section 3.3 Air Quality of the MND.
• Removal and Demolition of existing structures;
• Installation of construction driveways and access points;
• Construction of all drainage improvements;
• Construction of the residential units;
• Construction of perimeter wall and /or fencing; and
• Installation of site improvements such as pedestrian walkways, tree wells, and interior
landscaping and courtyards.
�,4 in�n�`r�� and ai�t�nat�ce of Ir7r�pr€�v� �nts
Table 9-1, below outlines the anticipated financing and maintenance of improvements within the
Specific Plan area. There are no public financing measures requested or proposed in the
Specific Plan. All improvements identified in the Specific Plan are funded by the developer and
will be maintained by the property owner(s) and Homeowner's Association as outlined in the
CC&R's for the development. Development impact fees will be paid by the developer at the time
of building permit issuance, including fees for parks, transportation, sewer connection, sanitation
district, library, police and fire fees.
Table 9-1 Financing and Maintenance
Improvement Financing Long Term Maintenance
Onsite Water System Developer Association
Onsite Sewer System Developer Association
Onsite Storm Drain System Developer Association
Public Street Improvements Developer City of Orange
Private Drives Developer Association
Landscaping Developer
- Public Right-of-Way City of Orange
- Site interior Property Owner/Association
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I - ��1
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