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HomeMy WebLinkAbout2029 - DORY DELI - CUP AND OL- 2108 3/4 W Ocean Front RESOLUTION NO. 2029 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH APPROVING CONDITIONAL USE PERMIT NO. UP2016-016 FOR THE EXPANSION OF AN EXISTING RESTAURANT WITH A CHANGE OF ALCOHOLIC BEVERAGE LICENSE AND ADJUSTMENT TO OFF-STREET PARKING REQUIREMENTS LOCATED AT 2108 % WEST OCEAN FRONT (PA2016-067) THE PLANNING COMMISSION OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Dory Deli, with respect to property located at 2108 34 West Ocean Front, and legally described as Lots 1 and 2 in Block 21 of Newport Beach, in the City of Newport Beach, County of Orange, State of California, as per map recorded in Book 3, Page 26 of Miscellaneous Maps, in the Office of the County Recorder of said County, requesting approval of a conditional use permit. 2. The applicant proposes to expand the existing restaurant into the adjacent 475-square- foot retail tenant space to create new dining area with a bar counter. Also included is a request to change the existing Type 41 (On Sale Beer and Wine — Eating Place) Alcoholic Beverage Control (ABC) license to a Type 47 (On Sale General — Eating Place) ABC license. The applicant is proposing to operate from 6:00 a.m. to 1:00 a.m., Monday through Thursday, and 6:00 a.m. to 1:30 a.m. on Friday through Sunday. There will be no live entertainment or dancing. Pursuant to NBMC 5.25, the operation as described requires the owner/operator to obtain an operator license with the approval of a conditional use permit. Also requested is a reduction of the required off-street parking in conjunction with the proposed expansion. 3. The subject property is located within the Mixed-Use Water Related (MU-W2) Zoning District and the General Plan Land Use Element category is Mixed-Use Water Related (MU-W2). 4. The subject property is located within the coastal zone. The Coastal Land Use Plan category is Mixed-Use Water Related (MU-W). 5. A public hearing was held on October 6, 2016, in the Council Chambers at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Planning Commission at this hearing. Planning Commission Resolution No. 2029 Page 2 of 13 SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project has been determined to be categorically exempt under the requirements of the California Environmental Quality Act (CEQA) Guidelines under Class 1 (Existing Facilities). 2. The Class 1 exemption includes the operation, repair, maintenance, permitting, leasing, licensing, or minor alteration of existing public or private structures, facilities, mechanical equipment, or topographical features, involving negligible or no expansion of use. The proposed project is limited to interior improvements to convert a retail sales use to an eating and drinking establishment and involves no expansion in floor area. Further, there will be no traffic impacts associated with the change of use as the Average Daily Trips (ADT) generation will remain the same. SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.48.030 (Alcohol Sales), the Planning Commission must make the following finding for approval of a new alcoholic beverage license: Finding: A. The use is consistent with the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code. Facts in Support of Finding: 1. The project has been reviewed and conditioned to ensure that the purpose and intent of Section 20.48.030 (Alcohol Sales) of the Zoning Code is maintained and that a healthy environment for residents and businesses is preserved. Alcohol service is intended for the convenience of customers dining at the restaurant. Operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages, including the requirement to obtain an operator license, will ensure compatibility with the surrounding uses and minimize alcohol related impacts. 2. The proposed project is located within Reporting District (RD) 15, which maintains a higher crime rate as well as generally more calls for service and alcohol-related arrests than the adjacent reporting districts. This is largely due to the number of visitors to the Balboa Peninsula, the higher concentration of restaurants, visitor-serving uses, and the high ratio of nonresidential to residential uses in RD 15. The operation will remain a restaurant and is not permitted to operate as a bar, tavern, cocktail lounge, or nightclub. 3. The subject property is located in an area with a variety of land uses including commercial, retail, residential, and coastal resources. The business hours and operational characteristics have been conditioned to maintain the compatibility of the proposed use with surrounding land uses. 05-26-2016 Planning Commission Resolution No. 2029 Page 3 of 13 4. The Balboa Peninsula is generally characterized by a high number of visitors, in which commercial and residential zoning districts are located in close proximity to one another. This location in McFadden Square is centralized among other commercial establishments and the development is oriented away from any residential units towards the West Ocean Front Parking Lot. Conditions of approval are included to further minimize negative impacts to surrounding land uses and to help ensure the use remains compatible with the surrounding community. In accordance with Section 20.52.020.F (Use Permit, Required Findings) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: B. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The General Plan land use designation for this site is MU-W2. The MU-W2 designation applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial, and residential dwelling units on the upper floors. The expanded eating and drinking establishment, which is the primary occupant of the subject property is consistent with this land use designation. Eating and drinking establishment uses can be expected to be found in this area and similar locations and are complementary to the surrounding commercial and residential uses. 2. Inasmuch as the proposed application will not result in an increase in the floor area ratio, the project is consistent with the Land Use Element development limitations. 3. The proposed expansion is consistent with General Plan Land Use Policy LU6.8.2 (Component Districts) which emphasizes that McFadden Square should be utilized as one of the primary activity centers within the City. Expansion of the existing eating and drinking establishment to include a new dining area with accessory bar counter will diversify the use and provide an additional visitor- and local-serving convenience. 4. Eating and drinking establishments are common in the vicinity along the Balboa Peninsula and are frequented by visitors and residents. The establishment is compatible with the land uses permitted within the surrounding neighborhood. The expanded establishment will improve and revitalize the existing building and the surrounding neighborhood. 5. The subject property is not part of a specific plan area. Finding: C. The use is allowed within the applicable zoning district and complies with all other applicable provisions of the Zoning Code and the Municipal Code. 05-26-2016 Planning Commission Resolution No. 2029 Pa e4of13 Facts in Support of Finding: 1. The site is located in the MU-W2 Zoning District. The MU-W2 applies to waterfront properties in which marine-related uses may be intermixed with general commercial, visitor-serving commercial and residential dwelling units on the upper floors. Although a bar is not listed as a permitted or a conditionally permitted use within this district, the legal nonconforming use can be expanded subject to a conditional use permit pursuant to Zoning Code Section 20.38.050 (Nonconforming Uses). 2. A restaurant has been operating at the subject property since 1972. The proposed expansion will diversify the use by creating additional interior dining area, a service bar counter, and storage area. The bar counter will also allow the existing kitchen to be expanded, which will improve the food service component. 3. The subject property does not provide on-site parking, but the proposed expansion is not anticipated to change the parking demand significantly. The McFadden Square area is adequately served by the two adjacent municipal lots throughout most of the year and the close proximity to multiple commercial uses and coastal resources will result in shared trips to the project site and surrounding area. Finding: D. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The operation of the eating and drinking establishment will be restricted to the hours between 6:00 a.m. to 1:00 a.m., Monday through Thursday, and 6:00 a.m. to 1:30 a.m., Friday through Sunday. The closing hours are compatible with other late night eating and drinking establishments in the area. 2. An eating and drinking establishment has been operated in this location since 1972. 3. The floor plan provides an expanded interior dining area with 7 additional seats at the window facing the West Ocean Front Parking Lot, a service bar counter with 12 seats, and a new storage area. Live entertainment and dancing are not proposed. The expanded area was previously occupied by a retail sales tenant. 4. The project includes conditions of approval to ensure that potential conflicts are minimized to the greatest extent possible. Although the eating and drinking establishment is located approximately 10 feet from residential units across the alley to the northeast, the building is oriented toward the Newport Pier beach area and West Ocean Front Parking Lot away from the nearby mixed-use structures. The existing outdoor dining area is bounded by a wrought iron guardrail. Activity from the establishment will be buffered from the residential uses across 22"d Street. The applicant is also required to control trash and litter around the subject property. 05-26-2016 Planning Commission Resolution No. 2029 Page 5 of 13 5. The operational conditions of approval recommended by the Police Department relative to the sale of alcoholic beverages, including an Operator License, will help ensure compatibility with the surrounding uses and minimize alcohol related impacts. The project has been conditioned to ensure the welfare of the surrounding community. 6. The applicant is required to obtain Health Department approval prior to opening the expanded area for business, and is further required to comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. 7. The subject property is located in a relatively dense area with multiple uses within a short distance of each other. The McFadden Square area is conducive to a significant amount of walk-in patrons. The area experiences parking shortages in the day time during the summer months, but parking is typically available during the rest of the year. Two municipal parking lots and on-street parking is available in the area to accommodate the proposed use in the off-season months. 8. The proposed project is not expected to noticeably change the parking demand in the McFadden Square area. Finding: E. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1 . The project site is located within an existing commercial building. The existing tenant space is designed and developed for an eating and drinking establishment. The design, size, location, and operating characteristics of the use are compatible with the surrounding neighborhood. The existing adjacent tenant space on the subject property has generally been used by various retail sales uses since construction. 2. Adequate public and emergency vehicle access, public services, and utilities are provided to the subject property. Any additional utilities upgrades required for the change in occupancy will be required at plan check and have been included in the conditions of approval. 3. The tenant improvements to the project site will comply with all Building, Public Works, and Fire Codes. All ordinances of the City and all conditions of approval will be complied with. 05-26-2016 Planning Commission Resolution No. 2029 Page 6 of 13 Finding: F. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, or endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: 1. The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks, and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The expanded establishment will provide improved dining and service of alcoholic beverages as a public convenience to the surrounding neighborhood and visitors to the area. This will help continue to revitalize the project site and provide an economic opportunity for the property owner to update the retail tenant and service, which best serve the quality of life for the surrounding visitor- and local-serving community. 3. The proposed use is located in a district which is subject to a captive market that results in shared trips, different peak periods for a variety of land uses, and a high level of pedestrian and bicycle activity. These characteristics reduce the demand of the expanded eating and drinking establishment and the number of parking spaces required to serve the proposed use. Adequate parking is provided in the nearby municipal lots in the off-season months and summer weekdays to accommodate the proposed use. 4. The existing outdoor dining area is open on only one side facing westward towards the Newport Pier beach area and the West Ocean Front Parking Lot. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Planning Commission of the City of Newport Beach hereby approves Conditional Use Permit No. UP2016-016, subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. 05-26-2016 Planning Commission Resolution No. 2029 Page 7 of 13 3. This resolution supersedes Use Permit No. UP1606 and Outdoor Dining Permit No. OD0037 and Staff Approval No. SA2014-008, which upon vesting of the rights authorized by this Conditional Use Permit, shall become null and void. PASSED, APPROVED, AND ADOPTED THIS 6T" DAY OF OCTOBER, 2016. AYES: Dunlap, Kramer, Koetting, Hillgren, Zak and Weigand NOES: None ABSTAIN: None ABSENT: Lawler BY: ra r, airman BY: �J Peter Zak, Se tt ry 05-26-2016 Planning Commission Resolution No. 2029 Page 8 of 13 EXHIBIT "A" CONDITIONS OF APPROVAL Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans and building elevations stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. Conditional Use Permit No. UP2016-016 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060 of the Newport Beach Municipal Code, unless an extension is otherwise granted. 3. The project is subject to all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 4. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Conditional Use Permit. 5. This Conditional Use Permit may be modified or revoked by the City Council or Planning Commission should they determine that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 6. Any change in operational characteristics, expansion in area, or other modification to the approved plans, may require an amendment to this Conditional Use Permit or the processing of a new Conditional Use Permit. 7. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 8. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 9. A copy of this approval letter shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Conditional Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately 05-26-2016 Planning Commission Resolution No. 2029 Page 9 of 13 depict the elements approved by this Conditional Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 11. Prior to the issuance of building permits, Fair Share Traffic Fees shall be paid for the change from general commercial to restaurant use in accordance with Chapter 15.38 of the Newport Beach Municipal Code. The applicant shall be credited for the reduction in general commercial square footage and the remaining balance shall be charged or credited to the applicant. 12. The hours of operation for the eating and drinking establishment including the outdoor patio area shall be limited to the hours between 6:00 a.m. and 12:30 a.m., Monday through Thursday, and 6:00 a.m. to 1:00 a.m., Friday through Sunday. All customers shall vacate the establishment no later than 30 minutes following these closing times. 13. That the occupant load of the eating and drinking establishment shall not exceed 96 persons, including the outdoor patio area (80 persons interior and 16 persons outdoor dining area). 14. The use of elevated counters, tables, and barstools are prohibited in the outdoor patio area. 15. The removal or relocation of tables, chairs, stools, or other furniture to accommodate an area for standing or dancing shall be prohibited. 16. There shall be no exterior advertising or signs of any kind or type, including advertising directed to the exterior from within, promoting or indicating the availability of alcoholic beverages. Interior displays of alcoholic beverages or signs which are clearly visible to the exterior shall constitute a violation of this condition. 17. All proposed signs shall be in conformance with applicable provisions of Chapter 20.42 (Signs) of the Newport Beach Municipal Code. 18. All lighting shall conform with the standards of Section 20.30.070 (Outdoor Lighting). The Community Development Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. If outdoor lighting is proposed, the applicant shall submit a photometric survey as part of the plan check to verify illumination complies with the Zoning Code standards. 19. The operator of the facility shall be responsible for the control of noise generated by the subject facility including, but not limited to, noise generated by patrons, food service operations, and mechanical equipment. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 and other applicable noise control requirements of the Newport Beach Municipal Code. Pre-recorded music may be played in the tenant space, provided exterior noise levels outlined below are not exceeded. The noise generated by the proposed use shall comply with the provisions of Chapter 10.26 of the Newport Beach Municipal Code. The maximum noise shall be 05-26-2016 Planning Commission Resolution No. 2029 Page 10 of 13 limited to no more than depicted below for the specified time period unless the ambient noise level is higher: Between the hours of Between the hours of 7:00 a.m. and 10:00 p.m. 10:00 p.m. and 7:00 a.m. interior exterior interior exterior Measured at the property line of commercially zoned property: N/A 65 dBA N/A 60 dBA Measured at the property line of residentially zoned property: N/A 60 dBA N/A 50 dBA Residential property: 45 dBA 55 dBA 40 dBA 50 dBA 20. That no outdoor sound system, loudspeakers, or paging system shall be permitted in conjunction with the facility. 21. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 22. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Department. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 23. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. Graffiti shall be removed within 48 hours of written notice from the City. 24. Prior to final of the building permits the applicant shall prepare and submit a practical program for controlling litter, spills, and stains resulting from the use on the site and adjacent areas to the Planning Division for review. The building permit shall not be finaled and use cannot be implemented until that program is approved. The program shall include a detailed time frame for the policing and cleanup of the public sidewalk and right-of-way in front of the subject property as well as the adjacent public right-of- way (25 feet north and south of the subject property) not just in front of the subject tenant space. Failure to comply with that program shall be considered a violation of the use permit and shall be subject to administrative remedy in accordance with Chapter 1.05 of the Newport Beach Municipal Code that includes issuance of a citation of violation and monetary fines. 05-26-2016 Planning Commission Resolution No. 2029 Page 11 of 13 25. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 8:00 a.m., daily, unless otherwise approved by the Community Development Director, and may require an amendment to this Conditional Use Permit. 26. All doors and windows of the facility shall remain closed after 11:00 p.m., daily, except for the ingress and egress of patrons and employees. 27. Storage outside of the building in the front or at the rear of the property shall be prohibited, with the exception of the trash container on pick-up days. 28. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of the Dory Deli Expansion including, but not limited to, the Conditional Use Permit No. UP2016-016. This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. 29. The compliance with this Conditional Use Permit shall be reviewed by the Planning Commission one year from the date the final certificate of occupancy is issued for the eating and drinking establishment. Police Department 30. The operator of the establishment shall secure and maintain an Operator License pursuant to Chapter 5.25 of the Municipal Code. 31. The Operator License required to be obtained pursuant to Chapter 5.25 of the Municipal Code, may be subject to additional and/or more restrictive conditions such as a security plan to regulate and control potential late-hour nuisances associated with the operation of the establishment. 32. A comprehensive security plan for the eating establishment shall be submitted for review and approval by the Newport Beach Police Department. The procedures included in the security plan shall be implemented and adhered to for the life of the Conditional Use Permit. 33. The approval is for the operation of the Dory Deli, a food service, eating and drinking establishment with late hours, outdoor dining, and on-sale alcoholic beverage service. 05-26-2016 Planning Commission Resolution No. 2029 Page 12 of 13 The type of alcoholic beverage license issued by the California Board of Alcoholic Beverage Control shall be a Type 47 (On-Sale General — Eating Place) license in conjunction with the restaurant as the principal use of the facility. 34. Approval does not permit the premises to operate as a bar, tavern, cocktail lounge or nightclub as defined by the Newport Beach Municipal Code. 35. No alcoholic beverages shall be consumed on any property adjacent to the licensed premises under the control of the licensee. 36. There shall be no live entertainment or dancing allowed on the premises. 37. No games or contests requiring or involving the consumption of alcoholic beverages shall be allowed. 38. The service and sale of packaged alcoholic beverages (i.e., bottled or canned) on the outdoor dining area shall be prohibited. 39. There shall be no reduced price alcoholic beverage promotions after 9:00 p.m. 40. Food service from the regular menu shall be made available to patrons until closing. 41. Management shall maintain an operational log of daily activities related to the sale and service of alcoholic beverages, as well as any additional security actions. Management shall make this log available to the Police Department upon request. 42. The quarterly gross sales of alcoholic beverages shall not exceed the gross sales of food during the same period. The licensee shall at all times maintain records, which reflect separately the gross sales of food and the gross sales of alcoholic beverages of the licensed business. These records shall be kept no less frequently than on a quarterly basis and shall be made available to the Police Department on demand. 43. Petitioner shall not share any profits or pay any percentage or commission to a promoter or any other person based upon monies collected as a door charge, cover charge, or any other form of admission charge, including minimum drink orders or the sale of drinks. 44. Any event or activity staged by an outside promoter or entity, where the applicant, operator, owner or his employees or representatives share in any profits, or pay any percentage or commission to a promoter or any other person based upon money collected as a door charge, cover charge or any other form of admission charge is prohibited. 45. There shall be no on-site radio, televisions, video, film, or other electronic media broadcasts, including recordings to be broadcasted at a later time, which include the service of alcoholic beverages, without first obtaining an approved Special Event Permit issued by the City of Newport Beach. 05-26-2016 Planning Commission Resolution No. 2029 Page 13 of 13 46. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on- site media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permits. 47. All owners, managers and employees selling alcoholic beverages shall undergo and successfully complete a certified training program in responsible methods and skills for selling alcoholic beverages. The certified program must meet the standards of the California Coordinating Council on Responsible Beverage Service or other certifying/licensing body, which the State may designate. The establishment shall comply with the requirements of this section within 180 days of the issuance of the certificate of occupancy. Records of each owner's, manager's and employee's successful completion of the required certified training program shall be maintained on the premises and shall be presented upon request by a representative of the City of Newport Beach. 48. Strict adherence to maximum occupancy limits is required. Building Division 49. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. A building permit is required to allow the change in use to an eating and drinking establishment. The construction plans must comply with the most recent, City-adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Complete sets of drawings including architectural, electrical, mechanical, and plumbing plans shall be required at plan check. 50. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 05-26-2016