DESIGN REVIEW COMMITTEE AGENDA ITEM

Transcription

1 DESIGN REVIEW COMMITTEE AGENDA ITEM AGENDA DATE: JUNE 1, 2016 TO: THRU: FROM: SUBJECT: Chair Fox and Members of the Design Review Committee Leslie Aranda Roseberry, Planning Manager Chad Ortlieb, Senior Planner DRC No , Encore Residences Hewes, 130 S. Hewes St SUMMARY The applicant proposes to construct 12 senior apartments and associated improvements. RECOMMENDED ACTION RECOMMENDATION TO THE PLANNING COMMISSION The applicant is seeking a Design Review Committee recommendation on project design for the Planning Commission. BACKGROUND INFORMATION Applicant: Owner: Property Location: General Plan Designation: Zoning Classification: Existing Development: Property Size: RC Hobbs Company SMRS Properties, LLC 130 S. Hewes Street General Commercial Max. 1.0 FAR (GC) Limited Business (C-1) Vacant Land 19,687.5 square feet Associated Applications: Conditional Use Permit , Major Site Plan Review , and Administrative Adjustment Previous DRC Project Review: May 4, 2015 (Preliminary Review) PUBLIC NOTICE Public Notice will be sent for this project at the time a Planning Commission meeting date is established. Public Notice of the DRC meeting, other than routine agenda posting, will not be

2 Page 2 provided for the project because the project is categorically exempt from CEQA and there is no Negative Declaration associated with the project. ENVIRONMENTAL REVIEW Categorical Exemption: The proposed project is categorically exempt from the provisions of the California Environmental Quality Act (CEQA) per State CEQA Guidelines (Class 32 Infill Development Projects) because the project meets the following criteria: a. The project is consistent with the existing General Plan designations, General Plan policies and, applicable zoning designations and regulations. b. The project is in the City on a site less than five acres and is substantially surrounded by urban uses. c. The project site has no value as habitat for endangered, rare or threated species. d. The project has been evaluated for significant effects relating to traffic, noise, air quality, and water quality and no significant effects have been identified. e. The site would be adequately served by all required utilities and public services. There is no environmental public review required for a Categorical Exemption. PROJECT DESCRIP TION The project is a request to construct three buildings containing 12 senior apartments, carports and garages, a fitness/community room, and trash storage areas. The total area of buildings is 16,319 square feet. The buildings are two-stories with parking below units, except at the westerly portion of building C which maintains ground level units (Attachment 5 Project Plans). The project is proposed under new Neighborhood Mixed Use development standards, which require less landscaping and reduced setbacks. The project exhibits Spanish revival architectural influence. The project buildings are described in detail in the attached May 4, 2016, staff report. The applicant implemented several of the Design Review Committee recommendations from the May 4, 2016, meeting. Plan changes after the May 4, 2016, staff report are discussed as follows: DRC Comment Detailing on the north elevation at the stair element would be better by making the openings a little smaller and not as articulated. Suggested using a small trellis element over the garages. Long facades could be interrupted with molding or a trellis. Suggested using ceramic tile, a wall fountain, wrought iron grill, or a planter in the portico and arched recesses. Plan Change Columns encasing the stair element were widened to provide greater vertical presence. Trellis bands are shown over garage units. A trellis-type feature was added above garage doors. Trim bands were added along dominantview building spans. A tile insert was added to the portico recess. Arched recesses were eliminated at the Hewes

3 Page 3 Suggested softening the square columns with smooth walls. Inquired about eliminating or placing high the window on the west elevation overlooking the one-story house. Suggested that the blind arches be reconsidered to eliminate repetition. Suggested having an opening with closed shutters or placing tiles in openings to break up the facades. Suggested centering columns to provide a relationship with what was going on above them. Bottom to top floor disconnect was noted, specifically on the east elevation. Organization for the whole building top to bottom, was requested. The windows on the north elevation seemed squat and needed some lift. The window under the pop-out in the fitness area appears awkward. Suggested considering further use of shutters. Concerns were voiced about the Hewes Street facing fence shown on the prior plans. Suggested changing the entry path paving material to designate a walkway. A shade, sun, and transitional plant palette was requested. Instead of a loquat tree, a suggestion was made to include a tree that would get bigger and cast a shadow. Suggested using vertical landscape elements/ columnar-type plants on the vertical architectural elements at the project frontage. More shade plant material was suggested along the fire access pathway. Street frontage and faux full-width closed shutter details were added instead. No change proposed to the rough stucco. The applicant seeks to keep the window claiming the loss of natural light and claiming the aesthetic benefits of the pop-out feature. Arches were removed and replaced with closed faux-shutter elements. The applicant widened the columns encasing the stair element to provide greater vertical presence. Arches were removed on the east elevation and replaced with closed faux-shutter elements. Full length trim bands were added to more elevations. A second story cantilevering window element was added and trim band runs the span of the building. No change is proposed. The applicant responded that reconfiguration is problematic because the area consists of two separate rooms with separate entry doors. Arches were removed and replaced with closed faux-shutter elements. The fence was removed from the plans. No change is proposed. The applicant states that they are not able to modify the plans and that an ADA walkway is provided at the project entry. Sun and shade plant samples were added to landscape plan. A transitional pallet is not identified. The revised landscape plan shows entry palms and strawberry trees. No particular response is apparent on the plans. Bougainvillea is proposed at the terminus of both drive aisles.

4 Page 4 Stamped concrete or pavers are encouraged at the entrance. Down spouts and ogee rain gutters are recommended. The project entry is delineated with concrete pavers. ½ round gutters and down spouts are shown on Sheet A11 of the plans. The applicant implemented several of the staff recommendations and section detail requests from the May 4, 2016, staff report. Those changes are discussed as follows: May 4, 2016, Staff Report Comments The rectangular patio drain spouts should be replaced with rounded ones. Ogee rain gutters and downspouts should be utilized. Sliding windows should be replaced with double hung windows. Additional dimension should be added to plant on trim features. Planter and accent lighting should be provided in the Hewes Street facing portico. Sections should be provided for trim features. Plan Change No change provided. ½ round gutters and down spouts are shown on Sheet A11 of the plans. No change provided. However, the DRC did not show objection to the combination during the preliminary review. Sections showing fascia and window trim are provided, however no sections are provided for horizontal trim, arched recesses, or projecting second story features. A tile insert is shown in the portico. Sections showing fascia and window trim are provided, however no sections are provided for horizontal trim, arched recesses, or projecting second story features. Casing detail should be provided. Details are provided on Sheet A12. Sill sections should be provided. Details are provided on Sheet A12. Plants near fire laddering areas should be labeled Wall vine planters are shown. as soft-stemmed and low growing. In addition to the plan changes described above, a freestanding sign is shown on the conceptual landscape plan. A photometric plan is now included in the plans. Discussion on the sign and photometric plan occurs in the issue items section of this report. The plans also show more graduated upper corners on building openings, panel segmented garage doors, and exterior lighting features. The existing site and area context remain as described in the attached May 4, 2016, staff report. EVALUATION CRITERIA Orange Municipal Code (OMC) Section establishes the general criteria the DRC should use when reviewing the project. This section states the following:

5 Page 5 The project shall have an internally consistent, integrated design theme, which is reflected in the following elements: 1. Architectural Features. a. The architectural features shall reflect a similar design style or period. b. Creative building elements and identifying features should be used to create a high quality project with visual interest and an architectural style. 2. Landscape. a. The type, size and location of landscape materials shall support the project s overall design concept. b. Landscaping shall not obstruct visibility of required addressing, nor shall it obstruct the vision of motorists or pedestrians in proximity to the site. c. Landscape areas shall be provided in and around parking lots to break up the appearance of large expanses of hardscape. 3. Signage. All signage shall be compatible with the building(s) design, scale, colors, materials and lighting. 4. Secondary Functional and Accessory Features. Trash receptacles, storage and loading areas, transformers and mechanical equipment shall be screened in a manner, which is architecturally compatible with the principal building(s). ANALYSIS/STATEMENT OF THE ISSUES Issue 1 - Architectural Improvements Staff believes the design of the project is appropriate internally and is complimentary to the area. However, a few areas remain identified where the project design may be enhanced and where the design shown on the plans could be depicted in a manner that better conveys the dimensions of projecting features. Those areas include: Replacing the rectangular patio drain spouts with rounded ones. Showing dimensions of plant on trim features on section details to ensure that enough depth and bulk will be provided. Showing the dimensions of second story projections on section details to ensure enough depth is provided. The above requests are recommended in Condition 2. Issue 2 Monument Sign The proposed freestanding sign leaves very little area between the sign and building. This project would be more appropriate having only a wall sign. Staff has requested, and the applicant has

6 Page 6 agreed to utilize wall-only signage. Removal of the sign on building plans is recommended in Condition 3. Issue 3 Hewes Street Facing Elevation Plans reviewed during preliminary review showed a series of faux arches on the ground floor of the elevation. The applicant has removed the arched features and now a significant-sized swath of plain wall is proposed. Graffiti tagging in open area where arches were removed may be an issue. In addition to providing project signage on the wall, it may be of benefit to provide architectural elements to fill the void where the arches were previously. Specifically, it may appropriate to add some of the arches back. If the DRC chooses to have architectural embellishments added to the area, a condition is recommended. Issue 4 - Planting Plan Staff review and Design Review Committee final review of landscape and irrigation plans is a recommend condition. Staff needs to verify if the Bougainvillea proposed at end of drive aisles would grow more aggressively than maintenance would occur, thereby hindering emergency responder access. Furthermore, staff needs to verify if the canopy of the proposed strawberry trees would interfere with site lighting or Fire Department laddering needs. Staff will specifically need to see how the photometric plan overlays on the landscape plan to determine how final site lighting would occur in compliance with code standards. Conditions 4-11 are recommended to address project landscaping. ADVISORY BOARD RECOMMENDATION The project received a completeness determination from the staff advisory board on May 18, STAFF RECOMMENDATION AND REQUIRED FINDINGS Staff is recommending that the Design Review Committee (DRC) recommend that the Planning Commission approve the project subject to the staff recommended findings and conditions and any other findings or conditions the DRC find appropriate. The courts define a Finding as a conclusion which describes the method of analysis decision makers utilize to make the final decision. A decision making body makes a Finding, or draws a conclusion, through identifying evidence in the record (i.e., testimony, reports, environmental documents, etc.) and should not contain unsupported statements. The statements which support the Findings bridge the gap between the raw data and the ultimate decision, thereby showing the rational decision making process that took place. The Findings are, in essence, the ultimate conclusions which must be reached in order to approve (or recommend approval of) a project. The same holds true if denying a project; the decision making body must detail why it cannot make the Findings. Findings for DRC applications come from three sources:

7 Page 7 The Orange Municipal Code The Infill Residential Design Guidelines The Historic Preservation Design Standards for Old Towne (commonly referred to the Old Towne Design Standards or OTDS) The Findings are applied as appropriate to each project. Based on the following Findings and statements in support of such Findings, staff recommends the DRC review the design of the project and make recommendations for any appropriate improvements. 1. In the Old Towne Historic District, the proposed work conforms to the prescriptive standards and design criteria referenced and/or recommended by the DRC or other reviewing body for the project (OMC F.1). This finding is not applicable in that the project is not in the Old Towne Historic District. 2. In any National Register Historic District, the proposed work complies with the Secretary of the Interior s standards and guidelines (OMC F.2). This finding is not applicable in that the project is not in a National Register Historic District. 3. 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 F.3). This finding is met in that the project provides a unified Spanish revival architectural theme via the use of S-tile roofing; stucco walls; arch recessed; gradated garage, balcony, and carport features; decorative trim, sill, headers, and reveals; faux shutters; wrought iron accents; and double hung windows. The 25 foot heights of the buildings are appropriate to the area and under the 32 foot high limitation of the code. The floor area ratio of the site does not exceed the 1.0 maximum of the land use designation. The internal composition of the site accommodates drive aisle flow, parking, and private and common open space. Emergency access needs of the project area are accommodated. Landscaping is focused at the front of the site where the building setback is minimized. Landscaping is minimized in other areas which, is consistent with the Neighborhood Mixed Use development standards. There is no specific plan pertaining to the area or site. 4. For infill residential development, as specified in the City of Orange Infill Residential Design Guidelines, the new structure(s) or addition are compatible with the scale, massing, orientation, and articulation of the surrounding development and will preserve or enhance existing neighborhood character (OMC F.4).

8 Page 8 The project is not defined as infill residential development. Hence, this finding does not apply. CONDITIONS 1. Prior to building permit issuance, the plans shall show the following: Rectangular patio drain spouts shall be replaced with rounded ones. Plant on trim features shall show significant dimensions on section details. Second story projections shall show significant dimensions on section details. 2. No freestanding project identification sign shall be installed on the site. 3. Prior to building permit issuance, landscape and irrigation plans shall return to staff for verification that proposed planting will not interfere with code requirements. The plans shall be presented to the Design Review Committee for a final determination of design appropriateness. 4. 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 Directors of Community Development, Community Services, Public Works, and the Fire Chief or their designees. 5. Prior to building permit issuance, final landscaping plans for the project shall be designed to comply with the City s Water Efficient Landscape Guidelines as described in Section IX et al of the City of Orange Landscape Standards and Specifications. 6. Prior to building permit issuance, the final landscape plan shall include a note that a fully automated irrigation system will be provided. 7. 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. 8. Approved landscape areas shall be maintained in a neat and healthy condition. Should plant material die, the property owner shall replace at the earliest time with similar plant material. 9. Landscape plans submitted for subsequent Design Review Committee consideration shall show that the plants located in the planter boxes located along the Fire Departments required 5 - foot walkway will be of a type that will grow close to the wall and will not have branches that grow outside the perimeter of the planter. It is critical to maintain the 5 - foot wide walkway. There are already a number of pinch point areas along the walkway which are narrowed due to locations of planters, AC units and other utility boxes. The five 5-foot width is a minimum requirement which is to allow ladder access to emergency escape and rescue windows and hose pull operations. 10. Landscape plans submitted for subsequent Design Review Committee consideration shall show that the plants which are provided at the locations of the laddering pads which serve

9 Page 9 the emergency escape and rescue windows on the east side of building B, must be of a type that provides a walkable surface. 11. 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. 12. 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. 13. In conjunction with the operation of the complex the property owner shall be responsible to maintain the property to a level deemed adequate by the Community Development. This includes, but is not limited to, the buildings, carports, landscape on-site, recreational facilities, trash areas, signage, utilities, property walls, and gates. 14. Prior to issuance of Certificate of Occupancy, the applicant shall schedule a light reading inspection with the Crime Prevention Bureau. The lighting shall be tested and confirmed to determine if the lighting meets or exceeds the exterior boundary standards. The applicant shall use shielding so as to ensure that the light standards meet the requirements of OMC Section 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. A minimum of one foot candle shall be maintained on all surfaces of the parking lot. 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. 15. Plans submitted for building plan check shall include the location and dimensions of a diagram of the property layout near the site entrance to assist emergency responders.

10 Page 10 ATTACHMENTS 1. Vicinity Map 2. May 4, 2016, DRC Staff Report 3. May 4, 2016, DRC Minutes 4. May 4, 2016, Plans (to be provided at meeting) 5. Project plans 6. Color and material board (to be provided at meeting) cc: Roger C. Hobbs 1110 East Chapman Avenue Orange, CA N:\CDD\PLNG\Applications\Conditional Use Permits\CUP Hallmark Senior Apartments\DRC Staff Report draft2.docx

11 Page 11 Other Non-Design Conditions for Planning Commission Consideration 1. The project shall conform in substance and be maintained in general conformance with plans and exhibits date stamped (Planning Commission Meeting Date), including any modifications required by conditions of approval, and as approved by the Planning Commission. 2. 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 permits, 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. 3. 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. 4. The term applicant shall refer to the entity that requests approval of this action or any successor in interest to this approval. 5. Conditional Use Permit , Major Site Plan Review , Administrative Adjustment , and Design Review shall become void if not vested within two years from the date of approval. Time extensions may be granted for up to one year, pursuant to OMC Section 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, 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. 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. 7. 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 plan, the Community Development Director may approve the changed plan without requiring a new public hearing. 8. Building permits shall be obtained for all construction work, as required by the City of Orange, Community Development Department s Building Division. Failure to obtain the required building permits may be cause for revocation of this entitlement.

12 Page 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 In conjunction with construction, all activity will be limited to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. No construction activity will be permitted on Sundays and Federal holidays. 11. These conditions shall be reprinted on the second page of the construction documents when submitted to the Building Division for the plan check process. 12. Any graffiti shall be removed within 72 hours from the time the City of Orange Notice of Violation is received by the applicant/property owner. 13. Prior to building permit issuance, all required parking spaces shall be shown on construction documents as doubled striped to City standards at the time of approval. 14. 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. 15. Prior to Building Permit issuance, the applicant shall pay all of the applicable Development Impact Fees in accordance with the most current fee schedule. For this project, applicable fees include (TSIP), (Library Fees), (Police Fees), (Fire Fees), and (Park Fees). 16. Prior to Building Permit issuance, the applicant shall pay any outstanding monies due to the City of Orange for Planning Division entitlement activities related to this project. 17. In conjunction with the operation of the complex the property owner shall be responsible to maintain the property to a level deemed adequate by the Community Development. This includes, but is not limited to, the buildings, carports, landscape on-site, recreational facilities, trash areas, signage, utilities, property walls, and gates. 18. Prior to building permit issuance, construction plans shall show that all structures shall comply with the requirements of Municipal Code (Chapter Building Security Standards), which relates to the use of specific hardware, doors, windows, lighting, etc (Ord. No. 7-79). Architect drawings shall include sections of the Ordinance that apply under Security Notes. An Approved Products List 1/08 of hardware, windows, etc is available upon request. 19. Plans submitted for building plan check shall show that the project displays a street number in a prominent location on the street side of the building in such a position that the number is easily visible to approaching emergency vehicles. The numerals shall be no less than four inches in height and shall be of a contrasting color to the background to which they are attached. Numerals shall be illuminated during the hours of darkness.

13 Page 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. 21. Plans submitted for building plan check shall include the location and dimensions of a diagram of the property layout near the site entrance to assist emergency responders. 22. Prior to final inspection, a street light shall be installed in the right-of-way adjacent to the project site at the applicant s cost. The exact location of the street light shall be accepted by the Director of Public Works or their designee on approved plans prior to grading permit issuance. 23. Prior to the issuance of any grading permits the applicant shall submit a Priority Project WQMP for review and approval to the Public Works Department that: a) Prioritizes the use of Low Impact Development principles as follows: preserves natural features; minimizes runoff and reduces impervious surfaces; and utilizes infiltration of runoff as the method of pollutant treatment. Infiltration 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 Routine Source and Structural Control BMPs as defined in the Drainage Area Management Plan (DAMP), c) Maintains the hydrologic characteristics of the site by matching time of concentration, runoff, velocity, volume and hydrograph for a 2-year storm event, d) Minimizes the potential increase in downstream erosion and avoids downstream impacts to physical structures, aquatic and riparian habitat, e) Generally describes the long-term operation and maintenance requirements for structural and Treatment Control BMPs, f) Identifies the entity or employees that will be responsible for long-term operation, maintenance, repair and or replacement of the structural and Treatment Control BMPs and the training that qualifies them to operate and maintain the BMPs, g) Describes the mechanism for funding the long-term operation and maintenance of all structural and Treatment Control BMPs, h) Includes a copy of the forms to be used in conducting maintenance and inspection activities, i) Meets recordkeeping requirements (forms to be kept for 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. 24. Prior to the issuance of certificates for use of occupancy, the applicant shall demonstrate the following to the Public Works Department:

14 Page 14 a) That all structural and treatment control best management practices (BMPs) described in the Project WQMP have been constructed and installed in conformance with the approved plans and specifications, b) That the applicant is prepared to implement all non-structural BMPs described in the Project WQMP, c) That an adequate number of copies of the project s approved final Project WQMP are available for the future occupiers. 25. Prior to the issuance of certificates for use of occupancy or final signoff by the Public Works Department, the applicant shall demonstrate to the satisfaction of Public Works, that the preparer of the WQMP has reviewed the BMP maintenance requirements in Section V of the WQMP with the responsible person and that a copy of the WQMP has been provided to that person. A certification letter from the WQMP preparer may be used to satisfy this condition. 26. Prior to issuance of building permits, the applicant shall review the approved Water Quality Management Plan (WQMP) and grading plan to ensure the structure s downspouts or drainage outlet locations are consistent with those documents. Copies of the building or architectural plans specifically showing the downspouts and drainage outlets shall be submitted to the Public Works Department for review. 27. The project applicant shall maintain all structural, treatment and low impact development BMPs at the frequency specified in the approved WQMP. Upon transfer of ownership or management responsibilities for the project site, the applicant shall notify the City of Orange Public Works Department of the new person(s) or entity responsible for maintenance of the BMPs. 28. Plans submitted for grading and building permits shall show that the applicant shall remove unused driveway approaches and restore them to full-height curb face. 29. Prior to the issuance of a building permit, the applicant shall submit a water improvement plan to the Water Division for proposed water mains, fire hydrants, domestic water services, fire suppression services, landscape services, and or any other proposed improvements or relocations affecting the public water system appurtenances for review and approval. The improvement plan is required to be submitted directly to the Water Division located at 189 S. Water Street for review and approval. The applicant shall be responsible for the costs associated with the proposed improvements. 30. The City Water Division shall not be responsible for the occurrence of and the related consequences such as but not limited to construction delays, Certificate of Occupancy deferment and or financial impacts due to the applicant s failure to file a Water Division application prior to building permit issuance and or by electing to defer the filing of the application and water improvement plan submittal and or a failure follow the conditions. 31. Prior to the issuance of a building permit, the applicant shall be responsible for the relocation of the existing public water system appurtenances as necessitated by the proposal to a location and of a design as approved by the Water Division.

15 Page Prior to approval of the water improvement plan, the applicant shall satisfy all water main connection, plan check, and inspection charges as determined by the Water Division. 33. Plans submitted during plan check shall show that each property, residence, main building or structure shall have a separate meter service unless otherwise approved by the Water Division. 34. 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. 35. Prior to building permit issuance, the Water Division shall approve the type and location of all back flow prevention devices. 36. Prior to building permit issuance, construction documents shall show that the installation of new water mains and new supply lines in the vicinity of pipelines conveying sewage, storm drainage and or hazardous fluids is done per the Water Division s Standard Number Prior to building permit issuance, construction documents shall show that a six foot (6 ) minimum horizontal clearance and a one foot (1 ) minimum vertical clearance would be maintained between city water mains, laterals, services, meters, fire hydrants and all other utilities except those identified in the Water Division s Standard Number Prior to building permit issuance, construction documents shall show that a minimum twenty-foot (20 ) separation will be maintained from the public water system facilities to the proposed/existing buildings and structures per the City of Orange Location Of Underground Utilities Standard and as approved by the Water Division. 39. Plans submitted during plan check shall show that an eight-foot (8 ) minimum clearance is provided between city water mains, and signs, trees or other substantial shrubs, bushes, or plants. 40. Prior to building permit issuance, construction documents 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, fire master and or fire suppression plans so that their designs are consistent. 41. Prior to building permit issuance, construction documents shall show that permanent signs, awnings, surface water quality features such as but not limited to infiltration planters, basins, pervious pavement or other structures are not installed over the city s water mains, laterals, services, meters, detector checks and or back flow prevention devices and fire hydrants. 42. That a minimum of fourteen-calendar days prior to public water construction, the applicant s Engineer of Record shall prepare and provide product material submittals consistent with the approved water improvement plans as approved by the Water

16 Page 16 Division, for all proposed public water system facilities to the Water Division for review and approval. 43. Prior to the issuance of a Certificate of Occupancy, the applicant shall furnish and install individual pressure regulators on the private side of new services where the incoming pressure exceeds eighty pounds per square inch. 44. Prior to the issuance of a Certificate of Occupancy, the applicant shall be responsible for the installation of necessary fire hydrants and fire suppression services as determined by the Fire Department and Water Division.