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2022 PC 03-22 IMPERIAL STATIONSCONDITIONAL USE PERMIT NO.3069-18 DESIGN REVIEW NO.4942-18 MINOR SITE PLAN REVIEW NO. 0941-18 RESOLUTION NO. PC 03-22 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ORANGE APPROVING CONDITIONAL USE PERMIT NO. 3069-18, DESIGN REVIEW NO. 4942-18, AND MINOR SITE PLAN REVIEW NO. 0941-18 TO RENOVATE AN EXISTING GAS STATION AND FULL -SERVICE CAR WASH TO INCLUDE AN EXPANSION OF THE CONVENIENCE STORE, MODIFICATION OF CAR WASH QUEUE, CONSTRUCTION OF A NEW 560 SQUARE FOOT FREESTANDING CANOPY AND 60 SQUARE FOOT KIOSK, INSTALLATION OF SELF -SERVE VACUUMS AND RELATED SITE IMPROVEMENTS LOCATED AT 1234 N. MAIN STREET APPLICANT: IMPERIAL STATIONS INC. Moved by Chair Vazquez and seconded by Commissioner Martinez that the following Resolution be adopted: WHEREAS, the Planning Commission has authority per Orange Municipal Code (OMC) Table 17.08.020, and Sections 17.10.030.0 and 17.13.030 to review and take action to grant or deny Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941 -1S, to renovate an existing gas station and full -service car wash to include an expansion of the convenience store, modification of car wash queue, construction of a new 560 square foot freestanding canopy and 60 square foot kiosk, installation of self -serve vacuums and related site improvements, located at 1234 N. Main Street; and WHEREAS, Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 were filed by Imperial Stations Inc. in accordance with the provisions of the OMC; and WHEREAS, Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 were processed in the time and manner prescribed by state and local law; and WHEREAS, Design Review No. 4942-18 was reviewed by the Design Review Committee on February 16, 2022, which recommended project approval with conditions to the Planning Commission by a 5-0 vote. WHEREAS, Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 are categorically exempt from the provisions of the Resolution PC 03-22 Page 2 of 10 California Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15303 (Class 3 - New Construction or Conversion of Small Structures), because the project consists of the construction of a new, small (<I0,000 square foot in urbanized area) structure zoned for such use, not involving the significant use of hazardous substances, where all necessary public services are available, and where the area is not environmentally. sensitive. There is no environmental public review or notice required for a categorical exemption; and WHEREAS, the Planning Commission conducted one duly advertised public hearing on March 21, 2022, at which time interested persons had an opportunity to testify either in support of or opposition to Conditional Use Permit No. 3069-18, Design Review No. 4942-18 and Minor Site Plan Review No. 0941-18 upon property described below: Parcel 1 of Parcel Maps, in the City of Orange, County of Orange, State of California, as shown on a map filed in Book 103 page 37 of Parcel Maps, along with that portion of Parcel 2 of said map described as follows: The Easterly 168 feet of the Northerly 59.00 feet thereof. Said land is also known and described as Parcel 1, in that certain application for Lot line Adjustment LL 82-4, a copy of which is recorded September 13, 1982 as instrument no. 82-321720, of Official Records of the County of Orange. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 to renovate an existing gas station and full -service car wash to include an expansion of the convenience store, modification of car wash queue, construction of a new 560 square foot freestanding canopy and 60 square foot kiosk, installation of self -serve vacuums and related site improvements, based on the following findings: SECTION I — FINDINGS General Plan Finding: 1. The project must be consistent with the goals and policies stated within the City's General Plan. The project is consistent with the goals and policies stated in the City's General Plan Land Use and Economic Development Elements in that the renovation of an existing commercial site with a newly remodeled convenience store and drive -through car wash and site improvements will increase the economic viability of the business. In addition, improvements to the site will not only support a revenue generating business, but will also allow it to be competitive with other gas station, convenience store, drive -through car wash services in the area, which will in turn contribute to the economic vitality and jobs in the area. The existing site, development conditions, and floor area ratio are considered legal non -conforming. The proposed additions and modifications to the site conform to the Urban Mixed -Use development standards. Due to the land use change, the floor area ratio Resolution PC 03-22 Page 3 of 10 for the site is below the maximum, but the proposed building expansion brings the property into greater compliance and reduces the non -conformity. Conditional Use Permit Findings: A Conditional Use Permit shall be granted upon sound principles of land use and in response to services required by the community (OMC 17.10.030.F.1). The granting of this Conditional Use Permit is based upon sound principles of land use and in response to services required by the community in that consideration has been given to whether the proposed use will detrimentally affect adjacent land uses. The subject property is presently a gas station with convenience store and drive -through car wash. The site is developed on a heavily traveled commercial corridor that offers a wide variety of retail and restaurant services to City residents and persons traveling to the area. The project site will remain a commercial use and provide a remodeled gas station, convenience store, drive - through lane with a sufficient queuing stacking of vehicles. Granting a permit in this instance is therefore based upon sound land use principles and responds to the needs of the community at -large. 2. A Conditional Use Permit shall not be granted if it will cause deterioration of bordering land uses or create special problems for the area in which it is located (OMC 17.10.030. F.2). The project is not expected to detrimentally affect adjacent land uses or create special problems in the area. The site is surrounded by commercial development to the north, east, south and west. The proposed site layout will not alter existing driveway access but will modify car wash queue drive aisles and add accessory vacuum parking stalls. A queuing analysis for vehicle stacking for the project has been analyzed and deemed acceptable by the City's Traffic Engineer. The applicant is providing a contingency plan in the event the queue exceeds six vehicles, allowing for two to four vehicle overflow, having employees monitor vehicle queue stacking, and directing vehicles access the site on Main Street, thereby preventing spill out onto Katella Avenue. A Noise Study was not required for the project because the site is on a major commercial intersection where no residential properties are present. 3. A Conditional Use Permit must be considered in relationship to its effect on the community or neighborhood plan for the area in which it is located (OMC 17.10.030.F.3). The remodeled gas station with convenience store and drive -through car wash and associated landscaping improvements generally satisfy the development standards for the Urban Mix Use (UMU) zone. The project consists of a contemporary design in an area comprised of commercial buildings and the proposed design incorporates a one-story scale along the street frontage that takes into consideration pedestrians and adjacent commercial properties. The proposed landscaping will complement the project design and will refresh and integrate well with landscaping along the west Katella Avenue corridor. Given the present condition of the site is largely devoid of landscaping the project will provide a Resolution PC 03-22 Page 4 of 10 significant improvement in the appearance of the site and its interface with surrounding properties. All right-of-way improvements including accessibility requirements have been satisfied. Therefore, the effects on the community within this area of the City have been considered and appropriately addressed and any specific requirements are included as conditions to be satisfied prior to permit issuance. 4. A Conditional Use Permit, if granted, shall be made subject to those conditions necessary to preserve the general welfare, not the individual welfare of any particular applicant (OMC 17.10.030.F. 4). All project conditions maintain a purpose of preserving the general welfare of the City and community. Conditions specifically serve to manage project construction impacts, provide for site maintenance, address water quality, accommodate disabled person site access, protect or improve the public right-of-way, protect or improve utilities and accommodate aesthetics. In addition, conditions have been included to prevent drive -through queuing impacts on Katella Avenue and Main Street, and to ensure the drive -through car wash complies with the City's regulations. Design Review Findings: 1. The project design upholds community aesthetics through the use of an internally consistent, integrated design theme and is consistent with all adopted specific plans, applicable design standards, and their required findings (OMC 17.10.070. G. 3). The subject property is not within a specific plan area or established district with applicable design standards. The exterior design, including colors and materials, provides an internally consistent and integrated design theme that upholds community aesthetics. The additions and landscape renovations improve the appearance of the site and streetscape by enhancing the car wash service with a new canopy cover, vacuum stations, and by new trees and planting in existing landscape areas. The proposed design has incorporated a one- story scale along the street frontage that takes into consideration pedestrians and adjacent commercial properties. The proposed landscaping, including trees, shrubs and ground cover will complement the project design and integrate well with neighboring commercial properties along the west Katella Avenue corridor. Additionally, lighting and other site features have been planned to minimize potential conflicts with neighboring businesses. At the February 16, 2022 Design Review meeting, the DRC reviewed, made these findings and recommended project approval with conditions to the Planning Commission by a 5-0 vote. Minor Site Plan Review Findings: 1. The project design is compatible with surrounding development and neighborhoods OMC 17.10. 060.H.1). The surrounding development and neighborhood consist of commercial uses to the north east, south and west. The project will provide a revitalized architectural and landscaped Resolution PC 03-22 Page 5 of 10 appearance to the Katella Avenue commercial corridor, consistent with surrounding development in its massing, scale, design and function. 2. Minor Site Plan approval shall be granted if the project conforms to City development standards and any applicable special design guidelines or specific plan requirements (OMC 17.10. 060. H. 2). The proposed building expansion of an existing gas station, convenience store, drive - through car wash building does not meet the minimum lot size and maximum floor area ratio requirements of 1.5-3.0 of the Urban Mixed -Use land use designation as the site was originally developed at a time when a General Commercial land use designation was in place with different development standards. The proposed building expansion brings the property into greater compliance with the current Urban Mixed -Use General Plan and zoning standards reducing the level of non -conformity. There are no special design guidelines or specific plans affecting the property. 3. Minor Site Plan approval shall be granted if the project provides for safe and adequate vehicular and pedestrian circulation, both on- and off -site (OMC I 7.10.060.H. 3). The project provides safe and adequate access and circulation for vehicles and pedestrians from Katella Avenue and Main Street. The on -site circulation has been designed to accommodate all access needs for parking spaces and for emergency vehicles. There is sufficient queue stacking for six vehicles with an overflow of two to four vehicle spaces before any vehicles would spill out onto the public streets. In addition, the study provides for a contingency plan to be activated should there be periods where longer queues form that could impact traffic flow on Katella Avenue and Main Street. The contingency plan includes monitoring of the queue should an increase arise where access will be directed by employees to enter on Main Street away from the Katella Avenue entrance. Disabled parking and access has been designed to accommodate building code requirements. 4. Minor Site Plan approval shall be granted if City services are available and adequate to serve the project (OMC 17.10.060.H.4). A review of the project with all City departments concludes that City services will be available and adequate to serve this site, including water, sewer, police and fire services. 5. Minor Site Plan approval shall be granted if the project has been designed to fully mitigate or substantially minimize adverse environmental effects (OMC 17.10.060.H.5). No environmental effects have been identified for the project. The OMC will adequately manage construction and use regulation needs of the project. SECTION 2 — ENVIRONMENTAL REVIEW The proposed project is categorically exempt from the provisions of CEQA per State CEQA Guideline 15303 (Class 3 — New Construction or Conversion of Small Structures) because the Resolution PC 03-22 Page 6of10 project consists of the construction of a new, small (<10,000 square foot in urbanized area) structure zoned for such use, not involving the significant use of hazardous substances, where all necessary public services are available, and where the area is not environmentally sensitive. There is no environmental public review or notice required for a categorical exemption. SECTION 3— CONDITIONS OF APPROVAL BE IT FURTHER RESOLVED that the following conditions are imposed: General. - The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by the City's active negligence. The City shall promptly notify the applicant of any such claim, action, or proceedings and shall cooperate fully in the defense. 2. The applicant shall comply with all conditions of approval contained within Planning Commission Resolutions No. PC 05-92 and No. PC 35-92 associated with Conditional Use Permit No. 1939-91 and associated modification. 3. The applicant shall comply with all conditions of approval contained within Planning Commission Resolution No. PC 03-22 associated with Conditional Use Permit No. 3069- 18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 4. All construction shall conform in substance and be maintained in general conformance with plans and exhibits labeled as Attachment 8 in the staff report (date stamped received March 2, 2022), including modifications required by the conditions of approval, and as recommended for approval by the Planning Commission. 5. Except as otherwise provided herein, this project is approved as a precise plan. After any application has been approved, if changes are proposed regarding the location or alteration of any use or structure, a changed plan may be submitted to the Community Development Director for approval. If the Community Development Director determines that the proposed change complies with the provisions and the spirit and intent of the approval action, and that the action would have been the same for the changed plan as for the approved plot plan, the Community Development Director may approve the changed plan administratively. 6. Subsequent modifications to the approved architecture and color scheme shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the Director may refer the review to the Design Review Committee. 7. Any modifications to the plans including, but not limited to, the landscaping and parking as a result of other Department requirements such as Building Codes, Water Quality, Fire, Resolution PC 03-22 Page 7of10 or Police shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed and approved by the Planning Commission. 8. Any future expansion in area or in the nature and operation of the approved use by Conditional Use Permit No. 3069-18, Design Review No. 4942-18, and Minor Site Plan Review No. 0941-18 shall require new or amended applications. 9. The applicant shall comply with all federal, state, and local laws, including all City regulations. Violation of any of those laws in connection with the use will be cause for revocation of this permit. 10. The planning entitlements expire unless building permits are pulled within 24 months of the original approval. Extensions of time may be granted, if requested in writing in accordance with OMC Section 17.08.060. 11. These conditions shall be reprinted on the second page of the construction documents when submitted to the Building Division for the plan check process. 12. Prior to the operation of the business, the applicant shall file for, or if applicable, amend a business license with the Business License Division. Failure to obtain the required business license will be cause for revocation of this approval. 13. Prior to building permit issuance, the applicant shall demonstrate to the satisfaction of the Community Development Director that all mechanical and air conditioning equipment shall be shielded and screened from view from adjacent streets and properties. The screening shall -be integrated architecturally with the building and painted to match the walls of the building. 14. Prior to building permit issuance, all required parking spaces shall be shown on construction documents as doubled striped to City standards. 15. The project approval includes certain fees and/or other exactions. Pursuant to Government Code Section 66020, these conditions or requirements constitute written notice of the fees and/or exactions. The applicant is hereby notified that the ninety (90) day protest period commencing from the date of approval of the project has begun. If the applicant fails to file a protest regarding these conditions or requirements, the applicant is legally barred from later challenging such exactions per Government Code Section 66020. 16. Prior to building permit issuance, the applicant shall pay all applicable development fees, including but not limited to: City sewer connection, Orange County Sanitation District Connection Fee, Transportation System Improvement Program, Fire Facility, Police Facility, Park Acquisition, Sanitation District, and School District, as required. 17. Prior to building permit issuance, the applicant shall pay any outstanding monies due to the City for Planning Division entitlement activities related to this project. Resolution PC 03-22 Page 8 of 10 18. In conjunction with the operation of the business, the property owner shall be responsible to maintain the property to a level deemed adequate by the Community Development Director. This includes, but is not limited to, the buildings, on -site landscaping, trash areas, signage, utilities, property walls, and gates (if applicable). 19. Any graffiti shall be removed within 72 hours from the time the City of Orange Notice of Violation is received by the applicant/property owner. 20. Prior to building permit issuance, the applicant shall demonstrate that the trash enclosure and accessory structure utilize similar materials, colors, and finishes as the gas station convenience store building, including any roofing. 21. Prior to building permit issuance, the applicant shall identify the precise location of existing walls proposed for demolition, if applicable. If the location of the existing wall slated for demolition is wholly or partially upon an adjacent property, the applicant shall secure the property owner(s) approval to demolish and replace the wall. The applicant will be responsible for any site repairs to walls damaged through demolition activity. 22. In conjunction with the operation of the business, all noise levels generated shall conform to the levels allowed by the OMC. 23. In conjunction with the operation of the business, all loading and trash enclosure areas shall be maintained and kept clean and free of debris. 24. The automatic car wash service shall operate its vehicle queuing and on -site circulation in the manner as described in the drive -through Queuing Analysis. At no time shall the operator allow vehicles of customers to straddle the public right-of-way (sidewalk, driveway, street) and shall employ measures to direct customers from causing any such conflict with keeping the public right-of-way clear by ensuring a maximum queue stacking of six vehicles. 25. In conjunction with the operation of the business, should parking or queuing issues arise on the site or the surrounding streets, the applicant shall work with the Community Development Department to resolve any issues. If such issues are not resolved to the City's satisfaction, the Conditional Use Permit shall be presented to the Planning Commission for its consideration of further conditions and modifications. 26. Vehicles exiting the two driveways on Main Street shall be restricted to right -out only and appropriate directional signage shall be placed on -site to that result. 27. In conjunction with the operation of the business, all loading and unloading (i.e. deliveries) activities shall only occur in the designated loading zone on the subject site. Resolution PC 03-22 Page 9of10 Design Review Committee: 28. Tree maintenance shall be performed in such a manner as to allow all trees to retain their full canopy height and breadth for shade at the point of maturity, except as required for public safety purposes. In addition to the above conditions, procedural requirements are contained herein as Attachment A to this Resolution. I hereby certify that the foregoing Resolution was adopted on March 21, 2022 by the Planning Commission of the City of Orange by the following vote: AYES: Vazquez, Glasgow, Martinez and Trapesonian NOES: None RECUSED: None ABSENT: Simpson David azquez, Manning Commission Chair Date ATTACHMENT A PROCEDURAL REQUIREMENTS 1. Construction permits, including building permits, including grading permits, as required by the City, shall be obtained in advance for all construction work, as required by the Community Development Department's Building Division and Public Works Grading Division. Failure to obtain the required building permits may be cause for revocation of this entitlement. 2. In conjunction with construction, all activity in connection with construction, other than grading, will be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. No construction activity will be permitted on Sundays and Federal holidays. 3. Grading operations shall be restricted to Monday through Friday between the hours of 7:30 a.m. and 5:00 p.m., with limited grading as necessary permitted on Saturdays between the hours of 8:00 a.m. and 4:30 p.m. Mechanics may service the equipment up to two hours after each shift. 4. Plans submitted for Building Plan Check shall comply with the California Fire Code as amended by the City and as frequently amended and in effect at the time of application for building permit. 5. Prior to building permit issuance, security and. design measures that employ Defensible Space concepts in accordance with the City's Building Security Guidelines shall be integrated into construction plans in coordination with the Police Department. 6. Prior to building permit issuance the final landscape plan shall be reviewed and approved by the Public Works Director when landscaping is proposed within the public right-of-way and/or the project is constructing Storm Water Quality Best Management Practices (BMPs) in landscaped areas. 7. The applicant, in coordination with the contractor, shall ensure that grading and construction activities comply with the following requirements: a. All construction vehicles or equipment, fixed or mobile, shall be equipped with properly operating and maintained mufflers; b. All operations shall comply with City ordinances with respect to hours of construction activity to minimize noise impacts; C. During construction, best efforts shall be made to locate stockpiling and/or vehicle staging areas as far as practicable from surrounding residences. Community Services: 8. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director. 9. Prior to building permit issuance, the applicant shall review the approved Water Quality Management Plan (WQMP) and ensure the proposed landscape plans are consistent with the project grading plans. The plans must show any proposed storm water treatment BMP such as bioretention planters, drywells, permeable pavers, or any other proposed surface water quality BMPs. 10. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City's Water Efficient Landscape Guidelines as described in Section IX of the City of Orange Landscape Standards and Specifications. 11. Prior to building permit issuance, all landscaping located within public areas shall be shown on the landscape plans and shall include the installation of root barriers acceptable to the Public Works Department on the sidewalk side of the tree, or where conditions warrant, the installation of a Deep Root box as directed by the Public Works Director. 12. Prior to building permit issuance, the final landscape plan shall include a note that a fully automated irrigation system will be provided. 13. Prior to building permit issuance, City -required irrigation and landscape inspection notes shall be placed on the final landscape plan, to the satisfaction of the Community Services Director. 14. All landscape areas shall be maintained in a neat and healthy condition. Should the plant material die, the property owner/operator shall replace it with new plant material. 15. Prior to building permit issuance, landscape plans shall include landscape area calculations needed for State landscape water use reporting. 16. Prior to certificate of occupancy, all parking lot and landscaping improvements shall be completed according to the approved plans and to the satisfaction of the Community Development Director. Police: 17. The opening between the trash enclosure block wall and roof shall require security mesh or wrought iron barrier. The mesh or wrought iron shall coordinate with the design and color scheme of the trash enclosure. This shall be reflected on the construction drawings for Police Department approval prior to building permit issuance. Chain link fencing material is not permitted. Trash enclosure doors shall be secured with a lock to prevent unauthorized entry. 18. Prior to building permit issuance, the project shall comply with the requirements of OMC Chapter 15.52 (Building Security Standards), which relates to hardware, doors, windows, lighting, etc. Approved structural drawings, if any, shall include sections of the security code that apply. Specifications, details, or security notes may be used to convey the compliance. 19. Prior to building permit issuance, a photometric study shall be reviewed and approved by the Police Department. A minimum of one foot candle shall be maintained on all surfaces of the parking lot, from dusk until the termination of business every operating day. 20. Prior to certificate of occupancy, the applicant shall schedule a light reading inspection with the Crime Prevention Bureau. The applicant shall use shielding so as to ensure that the light standards meet the requirements of OMC Section 17.12.030 for the areas beyond the property's exterior boundaries. The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the exterior boundary standards. The applicant shall ensure that lighting on the site shall be directed, controlled, and screened in such a manner so as to refrain from shining directly on surrounding properties. Light spillage or pollution to surrounding residential areas shall not exceed a maintained minimum of 0.5 foot-candle. Public Works, Subdivision: 21. All work within public right-of-way and public utility easements will require encroachment permits from the affected agencies, including sidewalk and driveway constructions, utility main and lateral constructions, and public water construction work. 22. All public infrastructures, including street sections, sidewalk, driveway apron, and utilities shall comply with City of Orange Standard Plans and Specifications. 23. Utilities serving the development, such as electric, cable television, street lighting and communication shall be installed underground, completed and approved by the appropriate utility provider. 24. All driveway approaches shall conform to ADA standard for wheelchair access conforming to Public Works Standard Plans 115. 25. Any cracked, uneven, or damaged public sidewalk, curb and gutter along property frontage shall be repaired. 26. The property owner shall maintain in good condition, all on -site driveways where heavy- duty trucks would travel. Public Works, Water Division: 27. Prior to building permit issuance, a dedicated irrigation service with backflow prevention device will be required for irrigation purposes. 28. Prior to building permit issuance, a dedicated domestic service with backflow prevention device will be require for domestic services. 29. All proposed/existing meters and services will be required to have a lead-free City of Orange Water Division approved backflow prevention device installed directly behind the meter within the nearest soft-scape on private property per Orange Water Division Standards. 30. Prior to building permit issuance, the applicant shall submit improvement plans to the Water Division for review and approval for any new fire hydrants, domestic water services, fire services, landscape services, and any other proposed improvements or relocations affecting the public water system facilities. 31. Prior to certificate of occupancy, the applicant shall be responsible for the installation of necessary fire hydrants and fire services as approved by the Fire Department and Water Division. 32. Prior to building permit issuance, the Water Division shall approve the type and location of landscaping and fire service (backflow prevention) device for proposed City services. 33. Prior to building permit issuance, construction documents shall show that a six-foot minimum horizontal clearance and a one -foot minimum vertical clearance is maintained between City water mains, laterals, services, meters, fire hydrants and all other utilities except sewer. The Water Division shall review and approve the construction documents. 34. Prior to building permit issuance, construction documents shall show that an eight -foot minimum clearance is provided between City water mains, laterals, services, meters, fire hydrants, signs, or trees or other substantial shrubs and plants as required by the Water Division. The Water Division shall review and approve the construction documents. 35. Prior to building permit issuance, construction documents shall show that permanent signs, awning, surface water quality management features or other structures are not built over water mains, laterals, services, meters, or fire hydrants as required by the Water Division. 36. Prior to building permit issuance for the first phase of work, the applicant shall be responsible for obtaining approval all of the necessary encroachment permits from affected agencies for all public water construction work. 37. Prior to approval of a water improvement plan, the applicant shall satisfy all water main connection, plan check, and inspections charges as determined by the Water Division. 38. Prior to issuance of a grading permit, the applicant shall construct all public and/or private improvements to the satisfaction of the Water Division. The applicant may be required to enter into an agreement with the City, and post security in a form and amount acceptable to the City Engineer and/or Water Division to ensure construction of said improvements. 39. If applicable, plans submitted during plan check shall show that the water improvement plans are consistent with the fire suppression plans and or fire master plan. The applicant's consultant preparing the water improvement plans shall coordinate its plans with the consultant preparing the fire suppression plans and/or fire master plan so that their designs concur. 40. Plans submitted during plan check shall show that the minimum separation requirements are met and that each of the various designer's plan sets match. The applicant's consultant preparing the improvement and utility plans shall coordinate its plans with the consultants preparing the landscape, architectural, surface water quality management, fire master and/or fire suppression plans so that their designs are consistent. 41. At least 14 calendar days prior to commencing construction, the applicant's civil engineer shall prepare and provide product material submittals consistent with the water improvement plans for all proposed public water system facilities to the Water Division per the City of Orange General Water Construction Notes for review and approval. 42. Prior to certificate of occupancy, the applicant shall furnish and install individual pressure regulators on new services where the incoming pressure exceeds 80 pounds per square inch. Water Quality: 43. Prior to issuance of any building or grading permits, the applicant shall submit a Non - priority Project WQMP for review and approval to the Public Works Department that: a. Addresses Site Design BMPs (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas, and conserving natural areas; b. Incorporates the applicable routine structural and non-structural source control BMPs, as defined in the Drainage Area Management Plan (DAMP); C. Generally describes the long-term operation and maintenance requirements for structural control BMPs; d. Identifies the entity that will be responsible for long-term operation, maintenance, repair and or replacement of the BMP; e. A copy of the forms to be used in conducting maintenance and inspection activities; f. Adheres to record keeping requirements (forms to be kept for 5 years); 44. Prior to certificate of occupancy, the applicant shall demonstrate the following to the Public Works Department: a. That all applicable structural BMPs described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications; b. That applicant is prepared to implement all non-structural BMPs described in the Project WQMP; That an adequate number of copies of the project's approved final Project WQMP are available for the future occupiers.