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HomeMy WebLinkAbout2024 PC 04-24 STALEY POINT CAPITAL, RICARDO RIVAS, MJSP NO. 1089-22, DRC NO. 5072-22, MND NO. 1884-22MAJOR SITE PLAN REVIEW (MJSP) NO. 1089-22 DESIGN REVIEW (DRC) NO. 5072-22 MITIGATED NEGATIVE DECLARATION OIND) NO. 1884-22 APPLICANT: STALEY POINT CAPITAL' RICARDO RIVAS WHEREAS, the Planning Commission has authority per Orange Municipal Code C'OMC') Sections 17.08.020, and 17.10.060.E to review and take action on, Major Site Plan Review No. 1089-22. Design Review No. 5072-22, and Mitigated Negative Declaration 1884-22 to redevelop an existing 3.22-acre industrial site with a new self-storage facility and associated onsite improvements and infrastructure, located at 630 N. Batavia Street. as described in Exhibit "A" to this Resolution, attached and incorporated herein by this reference ("Project"); and WHEREAS, applications for Major Site Plan Review No. 1089-22 and Design Review No. 5072-22. were filed. and Mitigated Negative Declaration No. 1884-22 was prepared and submitted, by Staley Point Capital in accordance with the provisions of the OMC; and WHEREAS, Major Site Plan Review No. 1089-22, Design Review No. 5072-22, and Mitigated Negative Declaration No. 1884-22 were processed in the time and manner prescribed by state and local law; and WHEREAS, Mitigated Negative Declaration No. 1884-22 (Califomia State Clearinghouse (SCH) No. 2023110464) was prepared to evaluate the physical environmental impacts of the project, in conformance with the provisions of the Califomia Environmental Quality Act (CEQA) per State CEQA Guidelines Section 15070 and in conformance with the Local CEQA Guidelines; and WHEREAS, the Planning Commission conducted a duly advertised public hearing on February 5,2024, at which time interested persons had an opportunity to testifu either in support of or opposition to the Project; RESOLUTION NO. PC 04-24 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ORANGE APPROVING MAJOR SITE PLAN REVIEW NO. IO89-22, DESIGN REVIEW NO. 5072-22, AND MITIGATED NEGATIVE DECLARATION NO. 1884-22, TO REDEVELOP AND EXISTING 3.22- ACRE INDUSTRIAL SITI WITH A NEW SELF STORAGE FACILITY AND ASSOCIATED ONSITE IMPROVf,MENTS AND INFRASTRUCTURE, LOCATED AT 630 NORTH BATAVIA STREET NOW, THEREFORE, BE IT RESOLVED that the Planning Commission approves Major Site Plan Review No. 1089-22, Design Review No. 5072-22. and Mitigated Negative Declaration No. 1884-22 based on the following findings: SECTION 1_FINDINGS General Plan Finding: 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 within the City's General Plan Land Use and Economic Development Elements in that the proposed self-storage development helps to provide a service that contributes to a diversified mix of land uses in the surrounding community. The Project involves the demolition of two existing vacant light industrial structures, totaling 47.932 SF and redevelopment of the existing site will re-establish the economic viability of the property through aesthetic enhancement and the elimination of physical deterioration. The City seeks to encourage intensification and/or redevelopment ol underutilized parcels. 1. The project design is compatible with surrounding development and neighborhoods (OMC 17.10.060.H.1). The Project has been designed to comply with the development standards of the M-2 zone and to be compatible with the adjacent sunounding development and uses. The proposed contemporary building design and scale complement the character of the area and the landscaping provides the project frontages with a hierarchy of plant material that soften the building mass and scale. Overall, the proposed Project presents an integrated design that provides a renewed, updated, and improved appeamnce to the site and to the surrounding industrial district. Development of the Project would enhance the existing industrial character of the site and surrounding area with new modem building elevations, new landscaping, hardscape, other on- site improvements, and street frontage improvements. A landscape plan which includes a variety ofnew trees, shrubs, and groundcover has been provided. The Project will incorporate an ample spacing oftrees and omamental landscaping at the site's frontage. 2. Major Site Plan approval shall be granted if the project conforms to City fuvelopment standards and any applicable special design guidelines or speciJic plan requirements (OMC 17.10.060.H.2). The Project as proposed conforms to City development standards for the M-2 zoning district. There are no special design guidelines or specific plans affecting the property. The site would I Resolution PC 04-24 Page2ofl0 Major Site Plan Review Findings: Resolution PC 04-24 Page 3 of l0 provide 49 on-site parking spaces, which exceeds the OMC requirements of44 parking spaces based on the proposed use. 3. Major Site Plan ctpproval shall be granted if the project provides for safe and adequate vehicular and pedestrian circulation. both on- and off-site (OMC 17. 10.060. H.3 ). The Project provides safe and adequate access and circulation for vehicles and pedestrians from North Batavia Street. The on-site circulation has been designed to accommodate all access needs to parking spaces and for emergency vehicles. Disabled parking and access have been designed to accommodate building code requirements. The site would provide 49 on-site parking spaces, which exceeds the OMC requirements of 44 parking spaces based on the proposed use. 4. Major Site Plan approval shall be granted d City services are available and adequate lo serve the project (OMC 17.10.060.H.1). 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. Major Site Plan approval shall be pyanted if the project has been designed to.fully mitigate or sub s tant ial ly m i nimize adverse e nv ir o nme nt al effe c t s ( O MC I 7. I 0. 0 60. H. 5 ). Any potentially significant environmental effects have been evaluated in Mitigated Negative Declaration No. 1884-22 and mitigated to a less than significant level. Project conditions, mitigation measures! and the OMC will adequately manage construction and use regulation needs of the project. Design Review Finding The project design upholds community aesthetics through the use of an internally consistent, integraled design theme and is consistent with all adopted specific plans, applicable design standqrds, and their required findings (OMC 17.10.070.G.3). There are no specific plans or specific design standards applicable to this site. The Project site is designated Light Industrial in the City of Orange General Plan. The Light Industrial designation allows for the manufacturing, processing, and distribution of goods. The exterior design, including colors and materials, and landscape palette provides an intemally consistent and integrated design theme that upholds community aesthetics. The project as proposed will generally provide positive improvements to the site conditions. SECTION 2 _ ENVIRONMENTAL REVIEW A Mitigated Negative Declaration (MND) was prepared for the proposed project. On November 17, 2023. the City circulated a Notice of Intent to Adopt Mitigated Negative Declaration No. I 884- 22 for the Project. The MND was circulated for public review from November 17 , 2023, to December 7,2023. Staff received two written comment letter(s) during the public review period. Resolution PC 04-24 Page 4 of 10 The City prepared a Response to Comments to address environmental comments received during the public review period. The MND analyzes the contaminated soil (PCBs) within the Hazards section of the document. MM HAZ-l through MM HAZ-3 are included for remediation for the PBCs and MM HAZ-4 is included which would implement a Health and Safety plan during construction. Impacts are less than significant after mitigation. SECTION 3_ CONDITIONS OF APPROVAL BE IT FURTHER RESOLVED that the following conditions are imposed: The recommendation for approval olthis Project is subject to the fotlowing conditions All construction shall conform in substance and be maintained in general conformance with plans and exhibits date labeled as November l, 2023. in the staff report, including modifications required by the conditions ofapproval, and as recommended for approval by the Ptanning Commission. 2. 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 olthe 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. 3. Subsequent modifications to the approved architecture and color scheme shall be submitted for review and approval to the Community Development Director or designee. Should the modifications be considered substantial, the modifications shall be reviewed by the Design Review Committee. 4. The applicant agrees, as a condition of City's approval of Design Review No. 5072-22, Major Site Plan Review No. 1089-22. and Environmental Review 1884-22, to indemnifi, defend, and hold harmless, at applicant's expense, the City, its officers, agents, and employees (,.City") from and against any claim, action or proceeding brought against the City, including, but not limited to. any claim, action or proceeding commenced within the time period provided in Govemment Code Section 66499.37 to attack. review, set aside, void or annul the City's approval, to challenge the determination made by the City under the Califomia Environmental Quality Act ("CEQA") or to challenge the reasonableness, legality or vatidity of any condition attached hereto. City shall promptly notifl applicant of any such claim, action or proceeding to which the City receives notice and to cooperate fully with the applicant in the defense thereof. Applicant shall reimburse the City for any and all costs and expenses, including, but not limited to, court costs and attomey's fees that the City may be required to pay. including any expenses ordered by a court or expenses incurred through the Office of the City Attomey in connection with said claim, action or proceeding. City may, in its sole Resolution PC 04-24 Page 5 of 10 discretion, participate in the defense of any claim, action or proceeding but such participation shall not relieve applicant of the obtigations of this condition. In the event the applicant is required to defend City in connection with such claim, action or proceeding, City shall have the right to approve counsel to so defend the City, approve all significant decisions conceming the manner in which the defense is conducled and approve any all settlements, which approval(s) shall not be unreasonably withheld. The obligations set forth herein remain in full force and effect throughout all stages ol litigation including any and all appeals of any lower court judgment rendered in the proceeding. Further, applicant agrees to indemni!, defend and hold harmless the City for all costs and expenses incurred in enforcing this provision. 5. The applicant shall comply with all federal. state, and local laws, including all Ciry regulations. Violation of any of those laws in connection with the use will be cause for revocation of this permit. 6. Building permits shall be obtained for all future construction work, as required by the City of Orange, Community Development Department's Building Division. Failure to obtain the required building permits will be cause for revocation of this permit. 7. Prior to building permit issuance, the applicant shall obtain approval from the Planning Division for any and all signage associated with the proposed project and/or business. 8. If no use or construction has occurred, Project approval expires twenty-four months from the approval date. Extensions of time may be granted, if requested in writing in accordance with OMC Section 17.08.060. 9. All construction activity will be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. No construction activity will be permitted on Sundays and Federal holidays. 10. These conditions shall be reprinted on the second page ofthe construction documents when submitted to the Building Division for the plan check process. I l. Any graffiti shall be removed within 72 hours from the rime the City of Orange Notice of Violation is received by the applicant/properry owner. 12. Any new lighting on the premise shall be installed in such a way to direct. control, and screen the lighting to prevent off site light spillage onto adjoining properties and shall not be a nuisance to any point beyond the exterior boundaries ofthe property. 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 ofthe building. Resolution PC 04-24 Page 6 of l0 14. Plans submitted for Building Plan Check shall comply with the Califomia Fire Code as amended by the City and as frequently amended and in effect at the time of application for Building Permit. 15. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City's Water Efficient Landscape Guidelines as described in Section IX et al of the City ofOrange Landscape Standards and Specifications. 16. Prior to building permit issuance, the applicant shall prepare a final landscaping and irrigation plan consistent with the grading plans, site plans, and the conceptual landscaping plan as proposed for the project for the review and approval of the Director of Community Development and Community Services Director. 17. Landscape maintenance shall be performed in such a manner as to allow all trees to retain their full canopy height for screening and full canopy breadth for shade at point of maturity, except as required for public safety purposes. 18. Within two (2) days of final approval of this project, the applicant shall deliver to the Planning Division a cashier's check payable to the Orange County Clerk in an amount required to fulfitl the fee requirements of Fish and Game Code Section 7l 1.4(d)(2) and the County Administrative fee, to enable the City to file the Notice of Determination required under Public Resources Code 21152, & Cal Code Regulations 15075 I 9. The Project approval includes certain lees and/or other exactions. Pursuant to Govemment Code Section 66020, these conditions or requirements constitute written notice olthe fees and./or exaclions. The applicant is hereby notified that the ninety (90) day protest period commencing from the date ofapproval ofthe project has begun. Ifthe applicant fails to file a protest regarding these conditions or requirements, the applicant is legally baned from later challenging such exactions per Govemment Code Section 66020. 20. The applicant shall comply with all conditions of approval contained within Planning Commission Resolution No. PC 04-24 associated with Major Site Plan Review No. 1089- 22, Design Review No. 5072-22, Mitigated Negative Declaration No. 1884-22, and associated Mitigation Monitoring Program. 2l . Any future expansion in area or in the nature and operation of the approved use by Major Site Plan Review No. 1089-22, and Design Review No. 5072-22, shall require new or amended applications. 22. Prior to any grading/construction permit issuance by the City of Orange, the Project proponent shall coordinate with the Southern Califomia Regional Rail Authority (SCRRA) and the Orange County Transit Authority (OCTA) on any potential modifications to the rail crossing including adjacent development which may require a diagnostic in accordance with Califomia Public Utilities Commission and the Federal Railroad Administration requirements at the onset of the final design phase. 23. Prior to approval of the final landscape plan, the applicant shall coordinate with the City and OCTA with respect to the type and location oftrees at the northeast comer and along the Resolution PC 04-24 Page 7 of l0 24. 25 26 28 29 30. 3l 32 JJ 34 35 northem boundary of the Project site to ensure consistency with Metrolink SCRRA's Design Criteria Manual. The applicant will contact and coordinate with SCRRA should a Right of Way Encroachment Agreement be necessary. 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. All other construction activities shall conform to the City's Noise Ordinance, Orange Municipal Code Chapter 8.24. and shall 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. Prior to building permits, the final landscape plans shall be revised to show four, 36" box size Brisbane Box trees throughout the site, in addition to the proposed I I trees on the Preliminary Planting Plan. Prior to building permits, the landscape plans shall be revised to show that the proposed Ceanothus shrub species be replaced with the Coffee Berry shrub species. Prior to building permits, all required parking spaces shall be shown on construction documents as doubled striped to City standards. Prior to building permits, the applicant shall pay any outstanding monies due to the City for Planning Division entitlement activities related to this project. In conjunction with the operation ofthe business(es), 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). In conjunction with the operation ofthe business(es), all loading and trash enclosure areas shall be maintained and kept clean and free ofdebris. Construction equipment shall be properly maintained per manufacturers specifications and fitted with the best available noise suppression devices (i.e., muffIers, silencers, wraps, etc). Construction equipment shall not idle for extended periods of time in the vicinity ofsensitive receptors. Fixed and/or stationary construction equipment shall be located as far as possible from sensitive receptors (e.g., generators, compressors, rock crushers, cement mixers). Shroud or shield all impact tools, and muffle or shield all intake and exhaust ports on powered construction equipment. Prior to grading permits, the construction contractor shall prepare a traffic control plan for the Public Works Director approval detailing the locations of equipment staging areas, material stockpiles. proposed road closures. and hours of conslruction operations to minimize impacts to sensitive receptors. 36. Resolution PC 04-24 Page 8 of l0 37. In conjunction with the operation of the business(es), should parking or queuing issues arise on the site, the applicant shall work with the Community Development Departnent to resolve any issues. If such issues are not resolved to the City's satisfaction, the Major Site Plan Review application shall be presented to the Planning Commission for its consideration of further conditions and modifications. 41. 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 similar new plant material. 42. 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. 43. Prior to building permits, payment of Transportation System Improvement Program fees is required. 44. Truck trips generated by the project shall utilize the City's existing truck routes to travel to and from the project vicinity. 45. Prior to grading permits, the property owner shall maintain in good condition, all on-site driveways where healry-duty trucks would travel. 46. Prior to certificate of occupancy, the address number of each commercial building shall be illuminated during the hours of darkness so that it shall be easily visible from the street. The numerals in these numbers shall be no less than six inches in height and be of a color conffasting to the background. In addition, any business which affords vehicular access to the rear through any driveway, alleyway or parking lot shall also display the same numbers on the rear ofthe building. 47. The applicant shall comply with all procedural requirements listed in Exhibit B ofPlanning Commission Resolution No. PC 04-24. Mitisation Measures 48. All Project Mitigation Measures and Project Design Features shall be complied with and implemented as stated in the Mitigation Monitoring and Report Program located in Mitigated Negative Declaration No. 1884-22. In addition to the above conditions, procedural requirements are contained herein as Exhibit B to this Resolution. Rick Martinez.on Vice Chair ADOPTED this 5. dav of Februarv I hereby certifu that the foregoing Resolution was adopted by the Planning Commission of the City of Orange at a regular meeting thereof held on the 5" day of February 2024, by the following vote: Resolution PC 04-24 Page 9 of l0 AYES: Vejar, McCormack, Martinez, Tucker, Maldonado NOES: None ABSENT: Vasquez, Simpson Anna Pehoushek Assistant Community Development Director EXHIBIT "A" LEGAL DESCRIPTION THE LAND REFERRED TO HEREIN BELOW IS SITUATED IN THE CIry OF ORANGE, COUNTY OF ORANGE, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS: BEGINNING AT A POINT lN THE EAST LINE OF THE MARY C. THOMAS TRACT, AS SHO\I{N ON A MAP RECORDED IN BOOK 5. PAGE 168 OF MISCELLANEOUS RECORDS OF LOS ANGELES COUNTY, CALIFORNIA, SAID POINT BEING DISTANT NORTH O' 06'40" WEST 342,79 FEET FROM THE NORTH\A/EST CORNER OF TRACT NO. 1450, IN THE CITY OF ORANGE, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS SHOWN ON A MAP RECORDED IN BOOK 62. PAGE 17 OF MISCELLANEOUS MAPS, RECORDS OF ORANGE COUNTY, CALTFORNTA: THENCE NORTH O.06,40, \A/EST 779.18 FEET TO A POINT IN THE SOUTHERLY LINE OF THE RIGHT OF WAY OF THE SOUTHERN CALIFORNIA RAILWAY, NOW THE ATCHISON, TOPEKA AND SANTA FE RAILWAY COMPANY; THENCE SOUTH 70'44' 00" EAST ALONG SAID SOUTHERLY RTGHT OF WAy L|NE 532,03 FEET TO A POINT IN THECENTERLINE OF EATAVIA STREET 66 00 FEET WDE; THENCE SOUTH 0'06' 30'\A/EST ALONG SA|D CENTERLTNE 600.13 FEET TO A POINT DISTANT NORTH O' 06' 30" EAST 347.45 FEET FROM THE NORTHWEST CORNER OFRICHLAND FARM LOT NO.27 AS SHO\A/N ON A MAP RECORDED IN BOOK 5 PAGE 123 OF MISCELLANEOUS RECO RDS OF LOS ANGELES COUNTY, CALIFORNIA; THENCE SOUTH 89' 35' 55'WEST 499.60 FEET TO THE POINT OF BEGINNING EXCEPTING THEREFROM THE SOUTH 4O7 ,54 FEET, SAID SOUTH 407.54 FEET BEING MEASURED ALONG BATAVIA STREET. ALSO EXCEPTING THEREFROM THE WEST 7.OO FEET OF THE EAST 40 FEET AS DESCRIBED IN A DEED TO THE CITY OF ORANGE, RECORDED MARCH 1, 1965, IN BOOK 7429, PAGE 41 ,1, OFFICIAL RECORDS. APN: 386-542{1 EXHIBIT B PROCEDURAL REQUIREMENTS General I . The applicant shall comply with all federal, state, and local laws, including all City regulations. Violation ofany ofthose laws in connection with the use will be cause for revocation of this permit. 2. Construction permits. including building permits and grading permits, as required by the City, shall be obtained in advance of any site demolition. clearing and grubbing, and grading and 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. 3. Plans submitted for Building Ptan Check shall comply with the Califomia Fire Code as amended by the City and as frequently amended and in effect at the time of application for building permits. 4. 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. 5. Prior to building permits, 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. Landscaping 6. Prior to buitding permits, final landscaping plans for the project shall be designed to comply with the City's Water Efficient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation certiffing compliance with this requirement (Appendix B of the City of Orange Landscape Standards and Specifications) for review and approval by the Communiry Development Director or designee in coordination with the Public Works Director or designee. 7. Prior to certificate of occupancy, all landscaping improvements shall be completed according to the approved plans, the City of Orange Water Efncient Landscape Guidelines, and City of Orange Landscape Standards and Specifications. The project landscape architect shall submit documentation certirying compliance with this requirement (Appendix E of the City of Orange Landscape Standards and Specifications) for review and approval by the Community Development Director or designee. in coordination with the Public Works Director or designee. 8. Prior to building permits, City required irrigation and landscape inspection notes, in accordance with the City ofOrange Landscape Standards and Specifications, shall be placed on the final landscape plan, to the satisfaction of the Community Development Director or designee, in coordination with the Public Works Director or designee. 9. Prior to building permits, the final tandscape 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. 10. Prior to building permits. the final landscape plan shalt include a note that a fully automated irrigation system will be provided. I 1. Prior to building permits, landscape plans shall include landscape area calculations needed for State landscape water use reporting. 12. Prior to building permits, 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. Police: 13. Prior to building permits, 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. 14. Security and design measures that employ Defensible Space concepts shall be utilized in development and construction plans. These measures incorporate the concepts of Crime Prevention through Environmental Design (CPTED), which involves consideration such as placement and orientation of structures, access and visibility of common areas. placement of doors. windows, addressing and landscaping. 15. Prior to building permits, a photometric study shall be reviewed and approved by the Police Department. A minimum ofone foot candle shall be maintained on all surfaces ofthe parking lot, from dusk until the termination of business every operating day. 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. 16. Prior to certificate ofoccupancy, the applicant shall schedule a light reading inspection with the Crime Prevention Bureau. The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the exterior boundary standards. The applicant shall use shielding so as to ensure that the light standards meet the requirements of OMC Section 17.12.030 for the areas beyond the property's exterior boundaries; light spillage or pollution to surrounding residential areas shall not exceed a maintained minimum of 0.5 foot-candle. Subdivision: 17. Prior to grading permits all works within public right-of-way and public utility easements will require Encroachment Permits, including sidewalk and driveway constructions and utility main and lateral constructions. 18. Prior to grading permits all public infrastructures, including street sections, sidewalk, driveway apron, and utilities shall comply with City of Orange Standard Plans and Specifications. 19. Prior to certificate of occupancy, utilities serving the development, such as electric, cable television, street lighting and communication shall be installed underground. completed and approved by the appropriate utility provider. 20. Prior to certificate of occupancy, the applicant shall remove unused driveway approaches and restored them to full height curb and gutter, including any sidewalk restoration at the driveway apron. 21. Prior to certificate of occupancy. the applicant shall remove unused driveway approaches and restore them to full height curb and gutter, including any sidewalk restoration at the driveway apron. 22. Prior to grading permits, driveway aprons shall conform to Public Works Standard Plan 115 for commercial driveways with ADA accessibility. 23. Prior to grading permits, all driveway approaches shall conform to ADA standards for wheelchair access and to Public Works Standard Plans I l5 and I16. 24. Prior to certificate ofoccupancy, the developer shall be required to construct sidewalks to meet current standard along Struck Avenue per City of Orange Engineering Standard Plan I I 8. 25. Prior to certificate ofoccupancy. the applicant shall provide adequate wheelchair accessibility around driveway aprons that do not conform to current ADA standards. 26. Prior to certificate ofoccupancy, the applicant shall repair any cracked. uneven, or damaged public sidewalk. curb and gutter along property frontages. 27. Prior to certificate ofoccupancy, all landscaping shall include the installation ofroot barriers on the sidewalk side of tree, or where conditions warrant the installation of Deep Root box as directed by the Community Services Department. 28. Prior to certificate ofoccupancy, the sanitary sewer system connecting from the buildings to the public mainline shall be private and maintained by the property owner. 29. Prior to grading permits, the applicant shall submit a grading plan in compliance with City standards for review and approval by the Public Works Director. All grading and improvements on the subject property shall be made in accordance with the Manal of Grading and Standard Plans and Specifications to the satisfaction of the Public Works Director. The applicant may be required to include Phased Erosion and Sediment control Plans, Site Demolition Plan, and Utility Plan as parts of the grading plan. 30. Prior to grading permits, plans preparation and submittals shall be per Development Services Plan Preparation Guidelines and Checklist, and Checklist for Submittal Packages. 3l . Prior to grading permits, a geotechnical report shall accompany the grading plan review. 32. A Hydrology Study/Report shall be submitted for review and approval by the Public Works Department. The Hydrology Study/Report shall comply with the Orange County Hydrology Manual and Addenda (OCHM). Design Storm Frequency at a minimum, shall be l0-year storm (25-year in a sump condition), and a 100-year storm evenr. Proposed improvements shall comply with freeboard requirements per OCHM and County Local Drainage Manuals. 33. Prior to grading permits, site grading shall conform to the latest Califomia building Code Section 1804. The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of 5% for previous surfaces, and 2Yo for impervious surfaces, at a minimum distance of l0 feet. 34. Prior to grading permits, the applicant shall obtain a grading permit from the Public Works Department prior to start ofany site demolition. clearing and grubbing, and grading. 35. Prior to grading permits, any soil imported or exported shall require a transportation permit from the Public Works Department Traffic Division. 36. Prior to grading permits, upon submittal of grading plan for plan check, the applicant shall make a deposit to cover plan check and inspection services related to the grading activities. 37. Prior to grading permits, the grading plan shall detail all ofthe locations where retaining walls will be constructed. Geometric detail of retaining walls shall be shown on the grading plan, including material type, dimensions, backfill, and subdrains. A building permit is also required for retaining walls over 4 feet in height as measured from the bottom of the footing to the top ofthe wall prior to construction. Structural details and design calculations shall be submitted as a separate document and will be reviewed and permitted by the City Building Division. 38. Prior to grading permits. any grading outside ofthe owner's property boundary shall require the applicant to either obtain a temporary construction easement or permission by adjacent property owners in a form suitable to the Public Works Director. 39. Prior to grading permits, trash receptacle locations and details shall be included on the grading plan. The trash storage area shall be constructed per Public Works Department Standard Plan 409. 40. Prior to grading permits, the applicant shall show all sewer and storm drain lines on the grading plan. Other utility lines. such as water lines, may also be shown on the grading plan for reference. 41. Prior to grading permits, the applicant shall show all structural BMPs for water quality purposes on the grading plan. Water quality features shown on the grading plan shall match the Water Quality Management Plan (WQMP). 42. Prior to grading permits, any direct storm water discharge into the Orange County Flood Control (OCFD) channels shall require a permil from OCFD. 43. Prior to building permits, and prior to building foundation construction, a Certificate Letter of Line and Grade shall be submitted to Public Works Construction Inspector demonstrating that the site grading and pad elevation are completed according to the grading plan. W'ater Quality: 44. Prior to grading permits the applicant shall submit a Priority Project WQMP for review and approval to the Public Works Department that: a. Prioritizes the use of Low Impact Development principles as follows: preserves natural features; minimizes runoff and reduces impervious surfaces; and utilizes infiltration of runoff as the method of pollutant treatment. Infiltration BMPs to be considered include the use of permeable materials such as concrete and concrete pavers, infiltration trenches. infiltration planters, and other infiltration BMPs as applicable, b. Incorporates the applicable Site Design, Routine Source, Structural Control and Low lmpact BMPs as defined in the Model Water Quality Management PIan and Technical Guidance Document, c. Maintains the hydrologic characteristics of the site by matching time of concentration, runofl velocig, volume and hydrograph for a 2-year storm event, d. Minimizes the potential increase in downstream erosion and avoids downstream impacts to physical structues, aquatic and riparian habitat. e. Generally describes the long-term operation and maintenance requirements for structural and Treatment Control BMPS, f. Identifies the entity or employees that will be responsible for long-term operation, maintenance, repair and or replacement of the structural and Treatment Control BMPs and the training that qualifies them to operate and maintain the BMPs, g. Describes the mechanism for funding the longterm operation and maintenance of all structural and Treatment Control BMPS. h. Includes a copy of the lbrms to be used in conducting maintenance and inspection activities. i. Meets recordkeeping requirements (forms to be kept for 5 years). j. Includes a copy of the form to be submitted annually by the project owner to the Public Works Department that certifies that the project's structural and treatment BMPs are being inspected and maintained in accordance with the project's WQMP. 45. Prior to the ce(ificates for use ofoccupancy, the applicant shall demonstrate the following to the Public Works Department: a. That all structural and treatment control BMPs described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications, b. That the applicant is prepared to implement all non-structural BMPs described in the Pro.ject WQMP, c. That an adequate number of copies of the project's approved final Project WQMP are available lor the future occupiers. 46. Prior to the certificates of occupancy or final signoff by the Public Works Department, the applicant shall demonstrate to the satisfaction of Public Works, that the preparer of the WQMP has reviewed the BMP maintenance requirements in Section V ol the WQMP with the responsible person and that a copy of the WQMP has been provided to that person. A certification letter from the WQMP preparer may be used to satisi/ this condition. 47. Prior to building permits, the applicant shall review the approved WQMP and grading plan to ensure the structure's downspouts or drainage outlet locations are consistent with those documents. Copies of the building or architectural plans specifically showing the downspouts and drainage outlets shall be submitted to the Public Works Department for review. 48. The project applicant shall maintain all structural, treatment and low impact development BMPs at the frequency specified in the approved WQMP. Upon transfer of ownership or management responsibilities for the project site, the applicant shall notifi the City of Orange Public Works Department of the new person(s) or entity responsible for maintenance of the BMPs. 49. Prior to the grading permits (including, as appropriate: clearing, grubbing, surfoce mining, or poving permits) the applicant shall demonstrate that coverage has been obtained under the State's General Permit for Stormwater Discharges Associated with Construction Activity (Construction General Permit) by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing. A copy ofthe SWPPP required by the General Permil shall be kept at the project site and be available for review by City representatives upon request. 50. For those projects requiring coverage by the State of Califomia's General Industrial Permit: Prior to certificates for use and occupancy, the applicant shall demonstrate that coverage under the State's General Permit lor Stormwater Discharges Associated with Industrial Activity has been obtained by providing a copy of the Notice of Intent (NOI) submitted to the State Water Resources Control Board and a copy of the notification of the issuance of a Waste Discharge Identification (WDID) Number or other proof of filing. 51. Prior to City approval of the landscape plans, the applicant shall review the approved WQMP and ensure the proposed landscape plans are consistent with the project grading plans. The plans must show any proposed storm water treatment BMPs such as bioretention planters, drywells, permeable pavers, or any other proposed surface water quality BMPs. Water Division: 52. Prior to building permits. 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. 53. Prior to certificate ol 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. 54. Prior to building permits, the Water Division shall approve the type and location of landscaping and fire service (backflow prevention) device for proposed City services. 55. Prior to building permits, construction documents shall show that a six foot minimum horizontal clearance and a one foot minimum vertical clearance would be maintained between City water mains, laterals, services, meters, fire hydrants and all other utilities except sewer. The Water Division shall review and approve the construction documents. 56. Prior to building permits, 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. 57. Prior to building permits, 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. 58. Prior to building permits for the first phase of work, the applicant shalt be responsible for obtaining approval all of the necessary encroachment permits from affected agencies for all public water construction work. 59. Prior to approval of a water improvement plan, the applicant shall satisfr all water main connection, plan check. and inspections charges as determined by the Water Division. 60. Plans submitted during plan check shall show that the water improvement plans are consistent with the fire suppression plans and or fire master plan. The applicant's consultant preparing the water improvement plans shall coordinate their plans with the consultant preparing the fire suppression plans and,/or fire master plan so that their designs concur. 61. Plans submitted during plan check shall show that the minimum separation requirements are met and that each of the various designer's plan sets match. The applicant's consultant preparing the improvement and utility plans shall coordinate their plans with the consultants preparing the landscape, architectural. surface water quality management, fire master and/or fire suppression plans so that their designs are consistent. 62. 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 lor review and approval. 63. Prior to certificate of occupancy, the applicant shall fumish and install individual pressure regulators on new services where the incoming pressure exceeds eighty-pounds per square inch.