HomeMy WebLinkAbout86 - PH-4 - Attachment 9 - 7/21/2015ATTACHMENTS
PLANNING COMM/SS/ON
AGENDA REPORT
MEETING DATE: JUNE 22, 2015
ITEM NUMBER: "PH_'7
SUBJECT: REZONE R-14-05, PLANNING APPLICATION PA -14-48, AND TENTATIVE TRACT MAP
T-17824 FOR A 10 -UNIT DETACHED SINGLE-FAMILY RESIDENTIAL DEVELOPMENT
AT 2880 MESA VERDE DRIVE EAST
DATE: JUNE 15, 2015
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.lee@costamesaca.gov
DESCRIPTION
The proposed project involves the following:
1. Initial Study/Negative Declaration (IS/ND): This document analyzes the environmental
impacts of the proposed project. None of the impacts analyzed were determined to be
significant.
2. Rezone R-14-05: An ordinance to rezone a 2 -acre site from I&R (Institutional and
Recreational) to R1 (Single Family Residential). The maximum allowable density is 7.26
dwelling units per acre or a maximum of 14 dwelling units.
3. Planning Application PA -14-48 — A Design Review for the development of a 10 -unit, two-
story, single-family residential development (5 dwelling units per acre proposed). The units
would take access from a 40 -foot wide private street from Mesa Verde Drive East. The lot
sizes range from 8,712 square feet to 6,902 square feet (excluding the private street); the
minimum lot size allowed is 6,000 square feet.
4. Tentative Tract Map TT -17824 — Subdivision of the property into 10 fee simple lots for
homeownership.
APPLICANT
The applicant is Pinnacle Residential, representing the property owner, First Church of Christ
Scientist.
RECOMMENDATION
Recommend that the City Council:
1. Adopt the Initial Study/Negative Declaration for the project;
2. Give first reading to an ordinance approving Rezone R-14-05; and
3. Approve Planning Application PA -14-48 and Tentative Tract Map T-17824 by adopting a
resolution to approve the project, subject to conditions of approval.
-8b-
Location:
PLANNING APPLICATION SUMMARY
2880 Mesa Verde Dr. East Application;
Request: 10 Detached Single Family Residential Units
R-14-05, PA -14-48, and TT -17824
SUBJECT PROPERTY:
SURROUNDING PROPERTY:
Zone: I&R (Exist.); R1 (Prop.)
North: R1, Residences
General Plan: Low Density Residential
South: C1, Office Buildings
Lot Dimensions: Irregular
East: (Acr. Andros) R1, Residences
Lot Area: 2 Acres (87,120 SF)
West: (Acr. MV Dr. E.) R1, Residences
Existing Development: Church Buildings and Surface Parking (To Be Demolished)
DEVELOPMENT STANDARD COMPARISON (R1 STANDARDS USED FOR COMPARISON PURPOSES)
Development Standard Required/Allowed Proposed/Provided
Lot Size:
Lot Width
60 FT (Corner Lot)
50 FT Interior Lot)
60 FT/50 FT
Lot Area(Excluding Street)
6,000 SF Min.
6,902 SF -8,712 SF
Density/intensity:
DU's/ Acre
PDR -LD Zone:
Max. 16 units (1 du/5,445 SF)
Proposed R1 Zone:
1 du/6,000 SF (7.26 DU's/Acre)
Max. 14 units
1 du/8,712 SF (5 DU's/Acre)
10 units
Building Coveraa Development Lot)
Buildings
NA
25,800 SF 30%)
Paving (Driveways and Private
Street
NA
19,883 SF (23%)
Open Space
34,848 SF (40%)
41,437 SF 47%)
TOTAL
87,120 SF 100%)
Open Space Individual Lots
40% Min.
50% Min./55% Average
No. of Stories/Building Height
2 Stories/27 FT
2 Stories/26 FT
Setbacks (Buildings)
Front
20 FT
38 FT 2)
Side (left/right)
Corner Lot: 10 FT Street Side/
5 FT Interior Side
Interior Lot: 5 FT/5 FT
Corner Lot: 10 FT/5 FT
Interior Lot: 5 FT/5 FT
Rear
10 FT (1 Story)
20 FT 2 Story)
28 FT (Min.)
Parkin
Covered
20 Min. 1
20
Oen In Driveway)
20
20
Oen In Private Street
NA
10
TOTAL 40 Spaces 50 Spaces
Interior garage dimension 20 FT X 20 FT (2 Car) 20 FT X 20 FT
1_0 FT X 20 FT 1 Car 10 FTX 20 FT _
NA = Not Applicable or No Requirement
(1) All units have optional 3rd car garage spaces.
(2) For zoning purposes, the lot area does not include the private street; however, the building setbacks are
measured from the legal lot lines. In this case, the front property line is located at the centerline of the private
street.
CEQA Status Initial Study/Negative Declaration
Final Action City Council
8)
BACKGROUND
Project Site/Environs
The project site is approximately 2 acres in size and contains the facilities for First Church
of Christ Scientist, including offices, classrooms, and the main sanctuary, in two buildings
totaling approximately 8,900 square feet, and approximately 124 surface parking spaces.
The site is currently zoned I&R (Institutional and Recreational) and has a General Plan
land use designation of Low Density Residential (LDR)'. The site is bounded by R-1
(Single -Family Residential) zoned properties to the north, east (across Andros Street),
and west (across Mesa Verde Drive East); and an office complex zoned C1 (Local
Business District) to the south.
Original Project Proposal
The original project proposal consisted of a 13 unit, detached single family residential
development with a proposed rezone to PDR -LD (Planned Development Residential -
Low Density) and deviations from the perimeter open space requirements of the PDR -
LD zone. A copy of the original plan is attached to this report for reference.
On February 17 and February 19, 2015, the applicant conducted outreach to the Mesa
Verde residents by scheduling community meetings with the assistance of the Board of
Mesa Verde Community Inc. (MVCI). Approximately 30-40 residents attended each
meeting. The applicant also met individually with the four residential property owners
abutting the project site to the north.
The project was originally scheduled to be considered by the Planning Commission on
March 9, 2015, but was pulled from the calendar by the applicant to make further
revisions to the plan based on input from the community.
The below table compares the original project proposed by the applicant to the current
proposal:
Comparison Table of General Plan and Revised Project
No. of Units Max. 16 units 13 units
10 units
Zone Change PDR -LD or R1 PDR -LD
Rezone Required
R1
5 Units/Acre
Density 8 units/Acre 6.5 Units/Acre
Code Deviations
Lot Size (Min.)
Unit Size (Not Including
Garage)
Parking
Open Space _ _
Perimeter Open Space
20 FT Rea.: 3-13 FT Prop,
None
5.043 SF
2,824 SF/3,120 SF
6,902 SF
3,311 SF
59 Spaces
45% (Average)
50 Spaces
55% (Average)
Per the 2000 General Plan Land Use Element, non-residential uses that serve surrounding
neighborhoods, including churches, are consistent with the LDR General Plan land use designation.
32_
ANALYSIS
Project Description
The project involves the demolition of the existing site improvements and the
construction of a 10 -unit, 2 -story, detached, single family residential development. To
facilitate the project, the property is proposed to be rezoned to R1 (Single Family
Residential) and the residential project is being developed per the R1 standards.
Proposed Single -Family Development
The proposed single family residential units and a lot -by -lot summary of the
development is included in the following tables:
Unit Type Summary
Lot Summary
Setback*Lot # Front
..
. Unit Size
3,311 SF
(Not Including Garage)
.Setback
Total No. of Units_
10
No. of Stories
2 Stories/26 FT
i No. of Garage S aces
2+ 1 Optional Garage/Flex S ace
No. of Open Spaces
Ln Driveway)
2
No. of Open Spaces
10
(In Private Street)
20 FT (From St.)
Total Parking
50
Lot Summary
Setback*Lot # Front
..
Open Space
.Setback
footnotes-
1 (Corner Lot) 49 FT (To P.L.)
12 FT/5 FT
29 FT
7,886 SF
4,478 SF (56%)
20 FT (From St.)
2 40 FT (To P.L.)
5 FT/5 FT
33 FT
6,999 SF
3,591 SF (51%)
20 FT From St.)
3
40 FT (To P.L.)
5 FT/5 FT
27 FT
6,902 SF
3,494 SF (50%)
19 FT (From St.
4
45 FT (To P.L.)
5 FT/5 FT
27 FT
7,382 SF
3,974 SF (54%)
16 FT From St.)
5 (Corner Lot)
45 FT (To P.L.)
5 FT/11 FT
27 FT
8,230 SF
4,822 SF (58%)
23 FT From St.
6 (Corner Lot)
45 FT (To P.L.)
10 FT/5 FT
38 FT
8,218 SF
4,810 SF (58%)
30 FT From St.
7
45 FT (To P.L.)
5 FT/5 FT
32 FT
7,503 SF
4,095 SF (54%)
15 FT From St.
8
38 FT (To P.L.)
17 FT From St.
5 FT/5 FT
42 FT
7,135 SF
3,727 SF (52%)
9
40 FT (To P.L.)
5 FT/5 FT
43 FT
7,606 SF
4,198 SF (55%)
20 FT (From St.)
10 (Corner Lot)
50 FT (To P.L.)
5 FT/13 FT
44 FT
8,712 SF
5,304 SF (61%)
20 FT ffrom St.
Notes: 1. For zoning purposes, the lot area of each R1 lot excludes the square footage contained in the proposed private
street which is subject to ingress/egress easements. 2. For zoning purposes, the setbacks are measured from the legal lot
lines; in this case, the front property line is located at the centerline of the private street.
On -Site Parking
As noted above, the proposed development exceeds the Code -required parking by 10
parking spaces, not including the optional 3rd garage space available for each unit. No
compact parking stalls are proposed. Parking is also provided in the individual driveways
leading to each garage and within the private street. The vehicular circulation has been
reviewed and approved by the Transportation Services Division.
Perimeter Walls/Fences
A new perimeter block wall is proposed along the boundaries of the project site, Staff is
recommending, as a condition of approval, that the Mesa Verde Drive Street frontage,
Existing perimeter fences abutting the residential and commercial properties on either
side of the development site are required to be replaced with decorative block walls a
minimum 6 feet in height. Where walls on adjacent properties already exist, the applicant
shall work with the adjacent property owner(s) to prevent side-by-side walls with gaps in
between them.
Staff is recommending, as a condition of approval, that the perimeter walls along Mesa
Verde Drive East and Andros Street incorporate landscape planters between the wall and
back of public sidewalk, with landscape materials subject to the approval by the
Development Services Director.
Building Architecture
The proposed architecture consists of a "Santa Barbara" style with composition shingle
roofs, stucco with stone siding and veneers. Projections are included to maximize floor
space on upper floors and provide building articulation, texture and color variation
throughout the project's design.
Staff has incorporated, as a condition of approval, that elevations visible from Mesa
Verde Drive East and Andros Street have additional exterior elevation treatments as
recommended in the City's Residential Design Guidelines.
Open Space
The open space for each lot exceeds the minimum required for the R1 zone (40%
required; 50% minimum provided). Additionally, the rear yard setbacks exceed the 20 -
foot minimum required for two-story residences in the R1 zone (27 feet minimum
provided), resulting in large rear yard areas for each lot. The total open space for the
project is 47%, which exceeds the 40% minimum required per code.
Zone Change
A rezone (or change) of the zoning classification of the 2 -acre development site from
I&R (Institutional and Recreational) to R1 (Single Family Residential) is proposed. The
proposed rezone to R1 would be compatible with the existing Low Density Residential
General Plan designation for the project site. The Zoning Code requires that a finding
be made as to whether or not the rezone is consistent with the Zoning Code and
(RA
General Plan. It is staff's opinion that the proposed rezone is consistent with the
Zoning Code and General Plan as discussed in the "General Plan and Zoning Code
Conformance" section later in this report.
Tentative Tract Map
The tentative tract map proposed is for a 10 -lot subdivision. An easement for private
road, utilities and drainage over the private street will be provided as required by the
Public Services Division. The private street and perimeter landscaping along the street
frontages will be maintained by a maintenance association.
GENERAL PLAN AND ZONING CODE CONFORMANCE
Pursuant to an approved Master Plan, the proposed project would be in conformance with
the following planning documents:
• General Plan
• Zoning Code
Conformance with the City of Costa Mesa General Plan
Future development of all land within the City of Costa Mesa is guided by the General
Plan adopted in 2002. The Land Use Element of the General Plan directs long-range
development in the City by indicating the location and extent of development to be
allowed. The General Plan sets forth land use goals, policies, and objectives that guide
new development. The General Plan land use designation for the project area is Low
Density Residential (8 dwelling units to the acre maximum) which is compatible with the
proposed zone change to R1 (Single Family Residential).
The following analysis evaluates the proposed project's consistency with specific goals,
and objectives of the General Plan, Land Use Element.
■ Goal LU -1: It is the goal of the City of Costa Mesa to provide its citizens with a
balanced community of residential, commercial, industrial, recreational, and
institutional uses to satisfy the needs of the social and economic segments of the
population and to retain the residential character of the City; to meet the competing
demands for alternative developments within each land use classification within
reasonable land use intensity limits; and to ensure the long term viability and
productivity of the community's natural and man-made environments.
Consistency: The project will provide additional ownership housing opportunities.
The infill nature of the proposed project protects the viability of the natural
environment and decreases the need for significant infrastructure improvements.
The project is consistent with this General Plan goal.
• Objective LU -Ilk Establish and maintain a balance of land uses throughout the
community to preserve the residential character of the City at a level no greater
than can be supported by the infrastructure.
Consistency: The project is an infill redevelopment project with residential uses.
Adequate infrastructure (i.e., roads, emergency, and utility services) is available to
serve the proposed project. Therefore, the project is consistent with this General
Plan objective.
• Objective LU -1A.4: Strongly encourage the development of low-density
residential uses and owner -occupied housing where feasible to improve the
balance between rental and ownership housing opportunities.
Consistency: The project is consistent with the Low Density Residential General
Plan Designation of the property and is designed for owner -occupied housing
units. Therefore, the project is consistent with this General Plan objective.
• Objective LU -1 F.5: Provide opportunities for the development of well planned and
designed projects which, through vertical or horizontal integration, provide for the
development of compatible residential uses within a single project or
neighborhood.
Consistency: The project has been designed with appropriate building
articulation, setbacks and offsets to ensure that it is compatible with surrounding
properties and uses. Therefore, the project is consistent with this General Plan
objective.
• Goal LU -2: It is the goal of the City of Costa Mesa to establish development
policies that will create and maintain an aesthetically pleasing and functional
environment and minimize impacts on existing physical and social resources.
Consistency: The project would allow for the redevelopment of property
containing church buildings. The proposed project would enhance the visual
appearance of the site through implementation of the proposed landscape plan. In
addition, the project would provide a high-quality architectural design to the project
area. As required by a standard condition of approval on the project, perimeter
wall treatments will be reviewed to ensure that landscaping is provided to soften
the edges of the development and compatibility with the surrounding area. As a
result, the proposed project is supportive of this General Plan goal.
• Objective LU -2A: Encourage new development and redevelopment to improve
and maintain the quality of the environment.
Consistency: As discussed later in this report, an Initial Study/Negative
Declaration has been prepared for the project per the provisions of the California
Environmental Quality Act (CEQA). Based on the IS/ND, the proposed project will
not create an adverse impact on the environment. Because the project is an infill
development, it would not result in the loss of any habitat, or require extensive
infrastructure improvements to provide service to the site. Therefore, the project is
consistent with this objective.
_8V
Conformance with the Zoning Code
As noted earlier, the proposed project meets or exceeds the intent of the City's Zoning
Code with regard to the development standards for the R1 zone, including lot sizes,
building setbacks, open space, and on-site parking.
Justifications for Approval
Pursuant to Title 13, Section 13-29(g), Findings, of the Costa Mesa Municipal Code, the
Planning Commission shall find that the evidence presented in the administrative record
substantially meets specified findings. Staff recommends approval of the proposed
project, based on an assessment of facts and findings below which are also described in
more detail in the draft approval resolution.
Rezone
• The proposed rezone creates 10 large, custom R1 lots which exceed the minimum
lot area requirements in the LDR General Plan designation, and the progosal is
therefore consistent with the Zoning Code and the General Plan. The LDR General
Plan land use designation allows a maximum of 16 units in the PDR -LD zone and 13
units in the R1 zone. The proposed project meets or exceeds the intent of the City's
Zoning Code with regard to the development standards for the R1 zone, including lot
sizes, building setbacks, open space, and onsite parking. The General Plan land use
designation for the project area is Low Density Residential (8 dwelling units to the
acre maximum), which is compatible with the proposed zone change to R1 (Single
Family Residential). The project provides a maximum density of 5 dwelling units to
the acre.
Comparison of Maximum Density Allowed
No. of Units
Max. 16 units I
16 units allowed;
13 units proposed
Allowable Zoning j
—
PDR -LD or R1
PDR -LD
Districts (subject to
Rezone)
Maximum Density
_]__
8 units/Acre for PDR -LD zone
Proposed:
7.25 units/Acre For R1 zone
6.5 Units/Acre
i
Minimum Lot Area
5,445 SF for PDR -LD zone
5,043 SF to 6,674 SF
individual dwelling lot)
6,000 SF for R1 zone
14 units allowed;
10 units proposed
R1
Proposed:
5 Units/Acre
6,902 SF to 8,712 SF
Design Review
• The project exhibits excellence in design, site planning,integration of uses and
structures, and protect the integrity of neighborin-gdevelopment. The project will
provide a single-family infill development that will be complementary to an urban
setting. The proposed architecture and site design will enhance the street view and
will be compatible with existing development in the area. The overall architectural
design promotes excellence and compatibility. The variety of building elevations,
materials and staggered massing diminishes the boxy design appearance consistent
with the City's Residential Design Guidelines.
A condition of approval requires that enhancements to the rear and side elevations
shall include enhanced detailing including articulation, projections and use of varied
building materials as required in the City's Residential Design Guidelines, and shall
not be modified unless otherwise approved by the Development Services Director as
consistent with the architectural design and features of the proposed development.
• The 2roject provides 10 additional standard-sizedparking spaces in the private street
and exceeds the parkinq required by Code 40 spaces required,, 50 sipaces roosed .
In addition to the 2 -car (with an optional third) garage spaces, parking is provided in
the individual driveways leading to each garage and within the private street to provide
convenient parking for future guests within the development. The Transportation
Division has reviewed and approved the parking design configuration and cul de sac
design for the proposed development.
A condition of approval requires that the open parking spaces on the private street be
open, unassigned, and available for all guests of the development. Proper signage
indicating a tow -away zone shall be required.
A condition of approval also requires that any future vehicle gate along Mesa Verde Drive
be subject to the review and approval by the Transportation Services Manager.
A condition of approval requires that the private cul de sac be enhanced with pervious
pavers, colored concrete, or other treatment to the satisfaction of the Development
Services Director.
• The orp'ect exceeds the minimum requirements for oen $ ace in the form of a
large private yards for each unit 40% required: 50% to 61% ro osed .
Additionally, ark fees in the amount of $135,720.00 is required to be paid to the
City. The minimum required open space for this project is 40%; the project provides
an average of 47% total open space. Additionally, park fees in the amount of
$135,720.00 is required to be paid for the project.
• The interface of the pMposed development with the existing single-family homes on
Minorca Drive features enhanced rear setbacks and block walls to ensure
neighborhood compatibility and privacv.
1
Code requires a minimum of a 20 -foot rear setback for two-story structures. In this
case, the proposed rear setbacks of Lots 1 through 5 which abut the homes on
Minorca Drive range from 28 feet to 38 feet. Also, new block walls at height of 6 feet
minimum are proposed. The applicant is also currently in discussion with the
neighbors regarding new landscaping in the rear yards. A condition of approval
requires that new perimeter block walls be complementary to the existing neighboring
walls.
• The proposal does not require any deviations from the code requirements for the
R1 zone. The project exceeds the minimum development standards required by
Code with regard to parking, open space, and setbacks. Additional conditions of
approval ensure compatibility with the existing community over the long-term.
A condition requires that CC&Rs be recorded and a Maintenance Association be
formed to maintain the private street area and landscape parkways.
• New landscaping where none currently exist. including trees along Mesa Verde
Drive East and along Andros Street, will beautify the streetscape.
The attached landscape plan, which is preliminary at this point, includes new
landscaping on the subject site and within the public right-of-way. Staff has
included, as a condition of approval, that landscaping within the public right-of-way
be subject to final approval by the Public Services Department.
Tentative Tract Map
• The creation of the subdivision and reiated improvements is consistent with the
General Plan and the Zoning Code is physically suitable to accommodate the
subdivision in terms of -ty
pe,desi n, and density of development, and is
consistent with the State Subdivision Map Act. The overall design reflects a
quality project that is consistent with the intent of the Zoning Code and General
Plan. The creation of the subdivision is consistent with General Plan Land Use
Element in that the project complies with Objectives 1A.4, 2A.7, and 2A.8 by
developing owner -occupied housing to improve the balance between rental and
ownership housing opportunities.
ENVIRONMENTAL DETERMINATION
An Initial Study/Negative Declaration (IS/ND) has been prepared for the project in
accordance with the California Environmental Quality Act (CEQA). In accordance with
CEQA Guidelines Section 15073, the IS/MND was originally made available for a 30 -
day public review and comment period from March 27, 2015 to April 25, 2015. The
reduction in the project density by three units and change in the zoning request (R1
zone) did not result in any changes to the environmental conclusions of the document.
While not required by State law, the public review period was extended through June
29, 2015 to allow the opportunity for the public to comment on the environmental
document based on the revised project description. The State Clearinghouse issued a
revised Notice of Availability which reflected the extended review period and reiterated
that the original environmental conclusions/analysis were still relevant, The IS/ND found
that the environmental effects from the project would be less than significant with the
incorporation of standard conditions of approval and compliance with the Code
requirements.
A copy of the IS/ND and comments received to date are included with this report under
separate cover.
LEGAL REVIEW
The City Attorney has reviewed the draft ordinance and resolutions and they have been
approved as to form by the City Attorney's Office.
PUBLIC NOTICE
Pursuant to Title 13, Section 13-29(d), of the Costa Mesa Municipal Code, three types
of public notification have been completed no less than 10 days prior to the date of the
public hearing:
1. Mailed notice. A public notice was mailed to all property owners within a 500 -
foot radius of the project site. The required notice radius is measured from the
external boundaries of the property. (See attached Notification Radius Map.)
2. On-site posting. A public notice was posted on each street frontage of the
project site.
3. Newspaper publication. A public notice was published once in the Daily Pilot
newspaper.
ALTERNATIVES
1. Approve the oroiect with modifications. The Planning Commission may suggest
specific changes that are necessary to alleviate concerns. If any of the additional
requested changes are substantial, the item should be continued to a future
meeting to allow a redesign or additional analysis. In the event of significant
modifications to the proposal, should the Planning Commission choose to do so,
staff will return with a revised resolution incorporating new findings and/or
conditions.
2. Deny the project. If the Planning Commission believes that there are insufficient
facts to support the findings for approval, Planning Commission must deny the
application and provide facts in support of denial to be included in the attached
draft resolution for denial. If the project were denied, the applicant could not
submit substantially the same type of application for six months.
CONCLUSION
Approval of the project will allow development of a 10 -unit single family residential
subdivision. The project satisfies the required findings for the proposed rezone and
master plan and is deemed to be a high-quality development, therefore it is consistent
with the intent of the General Plan and Zoning Code. Therefore, staff recommends
approval of the project.
-- qb
MEL LEE, AICP
Senior Planner
CLAIRE FLYNN, AICP
Asst. Development Services Director
Attachments: 1. Location Map, Zoning Map, and 500' Radius Map
2. Site Photos
3. Applicant's Project Description
4. Draft Ordinance, Resolutions and Exhibits
5. Correspondence From Public for the Original (13 -Unit) Version of the
Project
6. Plans
7. Initial Study/Negative Declaration (Under Separate Cover)
8. Comments on IS/ND
Distribution: Director of Economic & Development Services/Deputy CEO
Assistant Development Services Director
Senior Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
File (2)
Pinnacle Residential
20 Enterprise, Suite 320
Aliso Viejo, CA 92656
First Church of Christ Scientist
2880 Mesa Verde Drive East
Costa Mesa, CA 92626
PLANNING COMM/SS/ON
SUPPLEMENTAL MEMO _
MEETING DATE: JUNE 22, 2015 ITEM NUMBER
SUBJECT: REZONE R-14-05, PLANNING APPLICATION PA -14-48, AND TENTATIVE
TRACT MAP T-17824 FOR A 10 -UNIT DETACHED SINGLE-FAMILY
RESIDENTIAL DEVELOPMENT AT 2880 MESA VERDE DRIVE EAST
DATE: JUNE 19, 2015
FROM: MEL LEE, SENIOR PLANNER
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.lee@costamesaca.gov
Attached to this memo is a revised Engineering letter (Exhibit 131 of the draft Planning
Commission resolution) reflecting the proposed 10 -unit single family residential
development. The letter attached to the staff report was for the original 13 -unit version
of the project.
Attachment: Revised Engineering Conditions Letter
Distribution: Director of Economic & Development/Deputy CEO
Assistant Development Services Director
Senior Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
File (2)
Pinnacle Residential
20 Enterprise, Suite 320
Aliso Viejo, CA 92656
First Church of Christ Scientist
2880 Mesa Verde Drive East
Costa Mesa, CA 92626
June 18, 2015
CITY OF COSTA MESA
P.O BOX 1200 • 77 FAIR DRIVE • CALIFORNIA 92628-1200
FROM THE DEPARTMENT OF PUBLIC SERVICES/ENGINEERING DIVISION
Costa Mesa Planning Commission
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
SUBJECT: Tentative Tract No. 17824
LOCATION: 2880 Mesa Verde Drive East
Dear Commissioners:
Tentative Tract Map No. 17824 as furnished by the Planning Division for review by the Public
Services Department consists of subdividing one parcel into ten numbered lots and one lettered
lot. Tentative Tract Map No. 17824 meets with the approval of the Public Services Department,
subject to the following conditions:
1. The Tract shall be developed in full compliance with the State Map Act and the City of Costa
Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council
and/or Planning Commission. The attention of the Subdivider and his engineer is directed to
Section 13-208 through 13-261 inclusive, of the Municipal Code.
2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa
Mesa Engineering and Building Divisions pursuant to Ordinance 97-11.
3. Two copies of the Final Tract Map shall be submitted to the Engineering Division for checking.
Map check fee shall be paid per C.C.M.M.C. Section 13-231.
4. A current copy of the title search shall be submitted to the Engineering Division with the first
submittal of the Final Tract Map.
5. Dedicate an ingress/egress easement to the City for emergency and public security vehicles
purposes only. Maintenance of easement shall be the sole responsibility of a Homeowners
Association formed to conform to Section 13-41 (e) of the C.C.M.M.C.
6. Vehicular and pedestrian access rights to Mesa Verde Drive East and Andros Street shall be
released and relinquished to the City of Costa Mesa except at approved access locations.
7. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development
and then remove any existing driveways and/or curb depressions that will not be used and
replace with full height curb and sidewalk.
8. Applicant/Developer is hereby advised that no removal of trees from the public right-of-way
will be permitted without specific approval from the Parks and Recreation Commission and
compliance with mitigation measures as determined by the Commission to relocate the trees
and/or to compensate the City for the loss Df trees from the public right-of-way. Conditions of
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Planning Commission 2015
the Commission must be incorporated onto the plans prior to plan approval. The approval
process may take up to three months, therefore, the applicant/developer is advised to identify
all trees affected by the proposed project and make timely application to the Parks and
Recreation Commission to avoid possible delays.
9. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement
Plans that show Sewer and Water Improvements, prepared by a Civil Engineer.
10. The Subdivider shall submit a cash deposit of $730 for street sweeping at time of issuance of
a Construction Access permit. Full amount of deposit shall be maintained on a monthly basis
prior to and during construction until completion of project.
11. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of
Final Tract Map
12. The Subdivider's engineers shall furnish the Engineering Division a storm runoff study
showing existing and proposed facilities and the method of draining this area and tributary
areas without exceeding the capacity of any street or drainage facility on-site or off-site. This
study to be furnished with the first submittal of the Final Tract Map. Cross lot drainage shall
not occur.
13. Ownership and maintenance of the private on-site drainage facilities and parkway culverts
and other common areas shall be transferred by the owner to the Homeowner Association to
be formed pursuant to C.C.M. M.C. Section 13-41 (e) and said association shall indemnify and
hold harmless the City for any liability arising out of or in any way associated with the
connection of the private drainage system with the City's drainage system and shall execute
and deliver to the City the standard (indemnity) Hold Harmless Agreement required for such
conditions prior to issuance of permits.
14. Sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949)
631-1731 for information.
15. Water system improvements shall meet the approval of Mesa Consolidated Water District;
call (949) 631-1200 for information.
16. Dedicate easements as needed for public utilities.
17. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie
the boundary of the map into the Horizontal Control System established by the County
Surveyor in a manner described in Subarticle 12, Section 7-9-337 of the Orange County
Subdivision Code.
18. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall submit
to the County Surveyor a digital -graphics file of said map in a manner described in Subarticle
12, Section 7-9-337 of the Orange County Subdivision Code.
19. Survey monuments shall be preserved and referenced before construction and replaced after
construction, pursuant to Section 8771 of the Business and Profession Code.
20. The elevations shown on all plans shall be on Orange County benchmark datum.
21. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to
guarantee monumentation. Deposit amount to be determined by the City Engineer.
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Planning Commission 2015
22. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a
Digital Graphic File, reproducible mylar of the recorded Tract Map, and approved off-site plan
and nine copies of the recorded Tract Map.
5iicerely,
a iba Fazeli, P.
City Engineer
(Engr. 2015/Planning Commission Tract 17824)
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