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HomeMy WebLinkAbout28 - PH-1 - Attachment 8 - 11/3/2015ATTACHMENT 8 RESOLUTION NO. 15- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING MASTER PLAN PA -14-27 FOR THE PROPOSED DEVELOPMENT OF A FOUR-STORY 224 -UNIT RESIDENTIAL APARTMENT BUILDING (60 FEET OVERALL HEIGHT) WITH A FIVE -LEVEL PARKING STRUCTURE (50 FEET OVERALL HEIGHT) AND SITE-SPECIFIC DENSITY OF 54 DU/ACRE LOCATED AT 2277 HARBOR BOULEVARD THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Diamond Star Associates, Inc., on behalf of owner of real properties located at 2277 Harbor Boulevard, requesting approval of the following: 1. Initial Study/Mitigated Negative Declaration (ISMND) (State Clearinghouse #2015091026). Adoption of the Initial Study - Mitigated Negative Declaration (IS - MND) for the project. 2. General Plan Amendment GP -14-04. Change the land use designation from General Commercial to High Density Residential. Per the applicant's request, the proposed base density is 166 units (40 du/acre) with a development incentive for an additional 58 dwelling units to be justified by (a) Provision of 20 affordable units for moderate -income households and (b) Complete demolition of the Costa Mesa Motor Inn. Therefore, for the 4.15 -acre project site the General Plan Amendment would specify an overall site-specific density of 54 du/acre for the proposed 224 -unit apartment complex and a site-specific building height for the 5 -level parking structure. 3. Rezone R-14-04. A rezone to change the zoning classification from C1 (Local Business District) to PDR -HD (Planned Development Residential — High Density). 4. Zoning Code Amendment CO -14-02. A zoning ordinance to amend Costa Mesa Municipal Code Title 13 to make specific references to the parcel, where appropriate, including the site-specific height and density for the development site in the PDR -HD zone and any other related changes. The proposed 224 -unit project would require an amendment to Table 13 58 (Planned Development Standards) to allow a site-specific density of 54 dwelling units per acre for this project. 5. Planning Application PA -14-27. A Master Plan application for the 224 -unit apartment project; WHEREAS, a Master Plan application PA -14-27 is for a four-story, 224 -unit apartment complex (60 -foot maximum height proposed) at a density of 54 dwelling units (du's) per acre with a five -level parking structure (50 -foot maximum height proposed) with 503 parking spaces; WHEREAS, City Council approved the Initial Study/Mitigated Negative Declaration and adopted General Plan Amendment GP -14-04 by separate resolution to change the land use designation of the 4.15 -acre property at 2277 Harbor Boulevard from General Commercial to High Density Residential; WHEREAS, Rezone R-14-04 involves a change in the zoning district of real property located at 2277 Harbor Boulevard from C-1 (Local Business District) to PDR - HD (Planned Development Residential -High Density); WHEREAS, Zoning Code Amendment CO -14-02 will amend Costa Mesa Municipal Code Title 13 to make specific references to the parcel, where appropriate, including the site-specific height and density for the development site in the PDR -HD zone and any other related changes. The proposed 224 -unit project would require an amendment to Table 13 58 (Planned Development Standards) to allow a site-specific density of 54 dwelling units per acre for this project. WHEREAS, a duly noticed public hearing was held by the Planning Commission on October 12, 2015, with all persons having the opportunity to speak and be heard for and against the proposal. WHEREAS, a duly noticed public hearing was held by the City Council on November 3, 2015 with all persons provided an opportunity to speak for and against the proposed project; WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the Initial Study/Mitigated Negative Declaration (IS/MND) was circulated from September 11, 2015 to October 10, 2015 for public review and comment. WHEREAS, the City of Costa Mesa received written and verbal comments from the general public, government entities, and other interested parties during the public review period; WHEREAS, the Initial Study/Mitigated Negative Declaration (IS/MND) was prepared and identified potentially significant impacts related to air quality, hazards and hazardous materials, and noise; WHEREAS, the IS/MND identified appropriate measures that will mitigate the identified impacts to a level that is less than significant; WHEREAS the Planning Commission has reviewed the IS/MND and has found that the proposed residential project will not have a significant negative impact on the environment with the incorporation of the mitigation measures identified in the IS/MND; WHEREAS the City Council finds that proposed residential project will not have a significant negative impact on the environment with the incorporation of the mitigation measures identified in the IS/MND; WHEREAS, the Planning Commission, by a 5-0 vote, recommended that the City Council approve General Plan Amendment 14-04, Zoning Code Amendment CO - 14 -02, Rezone R-14-04, and Master Plan PA -14-27, by separate resolutions; BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of approval contained in Exhibit B, and all the mitigation measures indicated in the Mitigation Monitoring Program contained within Exhibit C, respectively, as well as with compliance of all applicable federal, state, and local laws, the CITY COUNCIL APPROVES PA -14-27 with respect to the property described above. ATTEST: PASSED AND ADOPTED this 3rd day of November, 2015. STEPHEN M. MESSINGER Mayor, City of Costa Mesa APPROVED AS TO FORM: CITY CLERK OF THE CITY ATTORNEY CITY OF COSTA MESA STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above Council Resolution Number 15 as considered at a regular meeting of said City Council held on the 3rd day of November, 2015, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the 31d day of November, 2015, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of .'2015 EXHIBIT A FINniNC.S A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: Finding: A compatible and harmonious relationship exists between the proposed use and existing buildings, site development, and uses that exist or have been approved for the general neighborhoods. Facts in Support of Findings: With implementation of the mitigation measures identified in the IS/MND for the proposed project, all potentially significant environmental impacts have been reduced to less than significant levels. With the implementation of the recommended conditions of approval, the proposed project will be compatible and harmonious with uses that exist within the general neighborhood. The project features quality construction and materials. The proposal provides on-site amenities comparable with quality residential units. The proposed parking is adequate to meet the demand for this project. Finding: Safety and compatibility of the design of the parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. Facts in Support of Findings: The proposed on-site parking will be sufficient to accommodate the proposed mix of units within this project. The standard conditions indicate payment of traffic impact fees to mitigate project -generated traffic impacts. The project will provide adequate sight distance for vehicles at all project drive approaches. Prior to issuance of Building Permits, the project shall submit a Lighting Plan and Photometric Study. The project has been conditioned to comply with these conditions; as a result, the safety and compatibility of the project has been insured. Finding: The use is consistent with the General Plan. Facts in Support of Findings: The project proposes a rezone of the property to Planned Development Residential — High Density (PDR -HD) and a Zoning Code Text Amendment to the maximum density of 54 dwelling units per acre. Subject to approval of the proposed rezone and text amendment, the project complies with the City's Zoning Code as it pertains to building height, setbacks, open space, as well as on-site parking as it pertains to on-site parking spaces and overall project density. Finding: The cumulative effect of all the planning applications have been considered. Facts in Support of Findings: The cumulative effects of General Plan Amendment GP -14-04, Zoning Code Amendment CO -14-02, Rezone R-14- 04, and Master Plan PA -14-27 have all been considered for this project and no significant impacts were identified. B. The proposed project complies with Costa Mesa Municipal Code Section 13-29(g)(5) because: Finding: The Master Plan meets the broader goals of the General Plan and the Zoning Code by exhibiting excellence in design, site planning, and integration of uses and structures and protection of the integrity of neighboring development. Facts in Support of Findings: The Master Plan application is for the proposed development of a four-story 224 -unit residential apartment building (60 feet overall height) that wraps around a five -level parking structure (50 feet overall height) with 503 parking spaces in the parking structure with a deviation to allow a five -level parking structure (maximum 4 levels allowed). With regard to the master plan, the following is noted: The project features quality construction and materials. The building design and roof elements reflect a modern style, i.e., characterized by simplified square and rectangular building forms with a variety of flat planes, projections, and recesses. The exterior consists of alternating finishes, including white smooth stucco finish, limestone finish, metal finish, and clear glass windows. Additional accents will be provided along building elevations, and replacement of the existing block wall/razor wire fence will be provided with a decorative 6 - foot block wall along the west and south property lines. Landscaping throughout the proposed project will include drought tolerant landscape materials. The proposal ,provides on-site amenities comparable with duality residential developments. The proposed project is designed as a high-quality apartment development with multiple amenities. The proposed residential amenities include a two-story fitness center gym and recreation room, business center and computer library center, internet cafe, multi-purpose room with surround sound theater, and indoor/outdoor lounge and fireplace. Also provided will be four passive and active courtyards, including one with a pool and spa. A passive dry creek linear park is proposed along the 20 -foot wide setback running along the north and west property lines. The park will provide a variety of features, including a 4 -foot decomposed granite pathway for walking, benches along the pathway for sitting, exercise stations, and dog waste stations for dog -walkers. The Proposed project meets the parking requirements per the Zoning Code. The project proposes a new 5 -level parking structure for 503 covered parking spaces. The parking structure provides for subterranean parking for a portion of guest spaces, and includes privacy gates for added security. The 5 -level structure will be wrapped around on three sides (excluding south elevation) by the proposed apartment building, and a welded wire mesh grid system that supports the growth of landscape vines, and woven metal wire cloth will be used for screening the 5 -level parking structure. The project has been designed to be compatible with the surrounding uses in the area and future apartment tenants will be notified of the existing uses in the vicinity of this project. The project has been designed as a self-contained residential community with on-site amenities as discussed above. The architectural style of the building, with its clean modern lines, glass, wood and metal accents, is visually compatible with the architecture of the surrounding commercial area. The proposed development incentive is justified by the inclusion of twenty affordable housing units for moderate -income households, the demolition of the existing structures, and the construction of 224 units of housing. According to the applicant, the density increase from a base density of 40 dwelling units/acre to 54 dwelling units/acre will make it financially feasible for the owner to redevelop the site. The development incentive is necessary to enable physical construction of the 224 -unit apartment project, which will replace an aging, 236 -unit motel that includes non -conforming long-term residential uses within a commercial zone. In addition to demolishing the existing structures and replacing them with a modern, high-quality apartment project, the property owner is designating 20 moderate -income household units that will provide livable market -rate and affordable units that will accommodate long term residency. The proposed project provides a public benefit by Leplacing a non-conformin use that has served as a long-time nuisance property with a modem. high- quality residential apartment_ building including a portion reserved for affordable housing. The proposed project replaces an aging 236 -unit motel that includes non -conforming long-term residential uses within a commercial zone. Over the past _ years, the motel has generated calls for Police and Fire Service between 20 and 20_, resulting in a disproportionate amount of city resources dedicated to resolving public safety issues at this single property. The proposed project replaces the functionally obsolete building with 224 apartment units, including 20 units of dedicated affordable housing for moderate income households, which will provide the City with new, amenity -rich housing stock to satisfy the significant market demand. C. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City's environmental procedures. An Initial Study/Mitigated Negative Declaration was prepared for the proposed project, pursuant to the California Environmental Quality Act. Although the proposed project could have a significant effect on the environment, mitigation measures have been included as conditions of approval that reduce impacts to the fullest extent reasonable and practicable. D. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project's traffic impacts will be mitigated by the payment of traffic impact fees. E. The rear building of this development is at an excessive distance from the street, but the plan does not lend itself to fire apparatus access or placement of an on-site fire hydrant. Problems associated with the depth of buildings on the property can be somewhat reduced by installation of a standpipe system and a residential sprinkler system. EXHIBIT B CONDITIONS OF APPROVAL FOR PA -14-27 Ping. 1. The approval of Master Plan PA -14-27 shall be contingent upon City Council's final approval of General Plan Amendment GP -14-04, Rezone R-14-04, and Zoning Code Amendment CO -14-02. 2. Final Master Plan PA -14-27 shall comply with the conditions of approval, code requirements, special district requirements, and mitigation measures of the IS/MND for this project and as listed in the attached Mitigation Monitoring Program (Exhibit C). 3. Mitigation measures from the IS/MND for this project have been included as Exhibit C. If any of these conditions are removed, the City Council must make a finding that the project will not result in significant environmental impacts, that the conditions are within the responsibility of another public agency, or that specific economic, social, or other considerations make the mitigation measures infeasible. 4. The conditions of approval including Mitigation Measures incorporated by reference in these Conditions of Approval as Exhibit C, code requirements, and special district requirements of PA -14-27 shall be blueprinted on the face of the site plan as part of the plan check submittal package 5. A parking management plan shall be submitted to the Development Services Director and the Transportation Services Manager prior to final occupancy of the building. The parking management plan shall denote the following: a. Method of allocation of assigned parking. b. Location of visitor parking, including appropriate signage. c. Location of security gates, if any, and how gates will be operated. d. Location of employee parking. e. Provide proof of a contract with a towing service to enforce the parking regulations if parking problems arise. & No modification(s) of the approved building elevations including, but not limited to, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. This includes use of exterior finish materials, as shown Sheet A3.00 of Attachment 12. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process such as a minor design review or a variance, or in the requirement to modify the construction to reflect the approved plans. 7. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional fill dirt is needed to provide acceptable on- site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 8. The developer shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy. This inspection is to confirm that the Planning Division conditions of approval and code requirements have been satisfied. 9. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 10. Prior to issuance of building permits, developer shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 11. The project shall incorporate green building design and construction techniques where feasible; CAL Green Code or higher as determined by applicant. The applicant may contact the Building Safety Division at (714) 754-5273 for additional information. 12. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts are permitted. This condition relates to visually prominent features of scuppers or downspouts that not only detract from the architecture but may be spilling water from overhead without an integrated gutter system which would typically channel the rainwater from the scupper/downspout to the ground. An integrated downspout/gutter system which is painted to match the building would comply with the condition. This condition shall be completed under the direction of the Planning Division. 13. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. Freestanding signs shall be subject to review and approval by the Planning Division/Development Services Director to ensure compatibility in terms of size, height, and location with the proposed/existing development, and existing freestanding signs in the vicinity. 14. All proposed signage must conform to residential sign regulations per Zoning Code. 15. Demolition permits for existing structures shall be obtained and all work and inspections completed prior to final building inspections. Developer is notified that written notice to the Air Quality Management District may be required ten (10) days prior to demolition. 16. Prior to final inspection, the applicant shall demolish existing block wall with razor fencing along the south and west property lines, as well as any existing wall/fencing along the neighboring commercial property abutting the northeasterly portion of the development lot, and replace with a 6 -foot high decorative block wall under the direction of Planning staff. Metal -- 9V t' fencing is permitted along north and east perimeter of development lot that abuts the existing bike trail and Harbor Boulevard only. 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 and/or provide adequate privacy screening by trees and landscaping. 17. Developer shall submit a detailed Landscape Plan for the public and private open spaces, for review and approval by the Development Services Department, prior to any construction landscape improvements. The plan shall include all decorative hardscape and landscape improvements as shown on the conceptual plans to provide visual relief for the project from the street. Final materials shall be subject to approval by the Planning Division. 18. Perimeter landscaping shall be planted with trees and vegetation. The landscape plan shall be approved prior to issuance of building permits and shall contain additional 24 -inch box trees above the minimum Code requirements to the satisfaction of the Development Services Director. Compliance with this requirement may include upgrading smaller sized trees to 24 -inch box trees or providing additional 24 -inch box trees. Existing mature trees shall be retained wherever possible. Should it be necessary to remove existing trees, the applicant shall submit a written request and justification to the Planning Division. A report from a California licensed arborist may be required as part of the justification. Replacement trees shall be of a size consistent with trees to be removed and may be required on a 1:1 basis, unless otherwise approved by the Planning Division. This requirement shall be completed under the direction of the Planning Division. 19. Prior to issuance of first certificate of occupancy for the first unit, an Affordable Housing Agreement for the twenty affordable units for moderate -income households shall be finalized, executed, and recorded against the property. The Affordable Housing Agreement shall be in form and substance as approved by the City Attorney's office to specifically address the terms, conditions, and covenants on the affordable housing units. 20. Prior to issuance of grading permits, developer shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities. 21. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to the neighboring uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to businesses during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or PC WIA 23 Pte! 25 26, 27 Parks/ 28. Pkwys Transportation Services Manager. Prior to issuance of building permits, the building plans shall demonstrate that all units are equipped with a mechanical ventilation system that will properly filter the indoor air. The ventilation system can be a component of the air conditioning system with the distinction being that clean, ventilated air flow does not necessarily need coolant. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading as well as the appropriate local grading regulations, and the recommendations of the project geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Building official prior to issuance of grading permits. Developer shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of (1) City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. A "Notice to Tenants" shall disclose the surrounding commercial uses in the area, including but not limited to, the existing communication towers adjacent to the development lot, and operational characteristics, such as hours of operation, delivery schedules, outdoor activities, noise, and odor generation of neighboring businesses. The Tenant Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to issuance of building permits and shall be included as a reference document in the Tenants' Lease Agreement. The Tenant's Notice shall serve as written notice of the existing communication towers, noise environment and any odor -generating uses within the vicinity of the project. If the project is constructed in phases, perimeter fences/walls, landscaping along the frontages, and irrigation shall be installed prior to completion of the first phase. The applicant shall implement the Long -Term Occupant Relocation Assistance Plan, as described in the October 12, 2015 communication (attached as Exhibit 131), prior to issuance of building permit. An action report, indicating the relocation of long-term occupants, shall be submitted and approved to the satisfaction of the Development Services Director Provide street tree for Harbor Blvd including Crape myrtle, Lagerstroemia fauriei, (color to be determined by applicant) in a varietals including Muskogee, Tuscarora or Natchez Street is jacaranda mimosifolia. As alternate Queen Palms would be allowed. Eng. 29. Maintain the public right-of-way in a "wet -down" condition to prevent excessive dust and promptly remove any spillage from the public right-of- way by sweeping or sprinkling. 30. Protect wrought iron fence and landscaping on the north side of the property within the City's bike trail. 31. A "Hold Harmless Agreement" to tie to the City storm drain system will be required prior to obtaining a permit from the City of Costa Mesa, Engineering Division. 32. Submit a request to the City of Costa Mesa Public Services Department to vacate the 12 foot alley on the north side of the property and maintain utility easements. 33. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct a 6 -foot P.C.C. sidewalk per City of Costa Mesa Standards adjacent to the property line as shown on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk. The parkway between the curb and sidewalk shall be landscaped per City of Costa Mesa Public Services direction. CODE REQUIREMENTS FOR PA -14-27 The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 2. All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise - generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Years Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Development shall comply with all requirements of Article 1, Chapter 5, and Article 9, Chapter 5 of Title 13 of the Costa Mesa Municipal Code relating to development standards for multi -family residential projects. 4. Developer shall pay any applicable park impact fee or dedicate parkland to meet the demands of the proposed development. As of November 30, 2015, the new park impact fee is calculated at $5,000 per new multi- family dwelling unit. 5. Street address shall be visible from the public street and shall be displayed on the complex identification sign. If there is no complex identification sign, the street address may be displayed on the fascia adjacent to the main entrance or on another prominent location. Street address numerals shall be a minimum six (6) inches in height with not less than one -half-inch stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be four (4) inches in height with not less than one -fourth -inch stroke and shall contrast sharply with the background. 6. Parking stalls shall be double -striped in accordance with City standards. 7. Driveway ramp slope shall comply with the standards contained in the City's parking ordinance. 8. All new on-site utility services shall be installed underground. 9. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 10. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 11. The project shall be subject to the submission of legal instruments setting forth a plan or manner of permanent care and maintenance of all common open space and other facilities provided in the final development plan. 12. All landscaped areas shall be separated from paved vehicular areas by 6 - inch high continuous Portland Cement Concrete curbing. 13. The parking structure shall be landscaped per the provisions of Costa Mesa Municipal Code Section 13-105(4) - Parking Structure Landscape Requirements. 14. Two (2) sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City's Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. The two (2) sets of landscape and irrigation plans shall be attached to two of the final building plan sets. 15. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 16. Trash enclosure(s) or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform to City standards. Standard drawings are available from the Planning Division. 17. If present and/or projected exterior noise exceeds 60 CNEL, California Noise Insulation Standards, Title 25, California Code of Regulations require a maximum interior noise level of 45 CNEL for residential structures. If required interior noise levels are achieved by requiring that windows be unopenable or closed, the design for the structure must also specify the means that will be employed to provide ventilation and cooling if necessary, to provide a habitable interior environment. 18. In compliance with the City's mitigation monitoring program, the applicant shall submit a compliance report to the Planning Division along with plans — �\,p — for plan check or prior to commencement of the project's activity if no construction is involved, that lists each mitigation measure and states _�J when and how the mitigation measures are to be met. Bldg. 19. Comply with the requirements of the 2013 California Building Code, 2013 California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards Code and 2013 California Energy Code (or the applicable adopted California Building Code, California Residential Code, California Electrical Code, California Mechanical Code, California Plumbing Code, California Green Building Standards and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. 20. This project shall comply with the in -Building Public Safety Radio System Coverage per Section 5-130 to 5-137 of the Costa Mesa Municipal Code. At plan check submittal 6 copies of an in -building Public Safety Radio System Coverage report (Radio System Report) shall be submitted to the Building and Safety Division. The Radio System Report shall be certified by an FCC licensed radio technician as provided by the property owner/applicant. The technician is required by Section 5-133 to conduct initial tests and shall be employed by the owner, the engineer or architect of record, or agent of the owner, but not by the contractor or any other person responsible for the work. 21. The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of not less than 5% for a minimum of 10 feet measured perpendicular to the face of the wall. CBC 1803.3., unless otherwise approved by the City Engineer and allowed by the soils engineer. 22. Projections, including eaves, shall be one-hour fire resistive construction, heavy timber or of noncombustible material if they project into a 5 -foot setback area from the property line. They may project a maximum of 12 inches beyond the 3 -foot setback. CRC Tables R302.1(1) and R302.1(2). 23. Submit a soils report for this project. Soil's Report recommendations shall be blueprinted on both the architectural and the precise grading plans. If applicable to this project the soil's report shall address how the new slop shall be maintained to avoid any future failure. 24. Show compliance with Chapter 11A and 11B of the 2013 California Building Code. 25. On graded sites the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge device a minimum of 12 inches plus 2 percent. 2010 California Residential Code Section R403.1.7.3. 2013 California Building Code CBC 1808.7, unless otherwise approved by the City Engineer. 26. Submit a precise grading plans, an erosion control plan and a hydrology study. 27. Prior to or concurrent with the submittal of plans for plan check, the applicant shall prepare and submit documentation for compliance with the State Water Resources Control Board (SWRCB) Water Quality Order 99- 08-DWQ; National Pollutant Discharge Elimination System (NPDES) _�J Permit No. CAS000002 for Storm Water Discharges Associated with Construction Activity (General Permit); the California Regional Water Quality Control Board (RWQCB) Santa Ana Region Order No. R8-2002- 0010 and NPDES Permit No. CAS618030; and, the City of Costa Mesa Ordinance No. 97-20 for compliance with NPDES Permit for the City of Costa Mesa. Such documentation shall include a Water Quality Management Plan (WQMP) identifying and detailing the implementation of the applicable Best Management Practices (BMPs). Eng. 28. For demolition, grading, or building permits involving projects with a valuation of $10,000 or more, the contractor shall use a City -permitted hauler(s) to haul any debris or solid waste from the job site (refer to Section 8-83(h), Regulations, of Title 8 of the Costa Mesa Municipal Code). Use of a City -permitted hauler for such projects is the responsibility of the designated contractor. Non-compliance is subject to an administrative penalty as follows: $1,000 or 3% of the total project value, whichever is greater. 29. At the time of development submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the Cit of Costa Mesa. 30. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. ADA compliance required for all new driveway approaches. 31. 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 at applicants expense. 32. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of plans. 33. The storm runoff study shall show existing and proposed facilities draining directly to the flood control channel adjacent to the property. 34. Obtain an encroachment permit from the Engineering Division for any work in the City public right-of-way. Pay required permit fee & cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per section 15-31 & 15-32, C.C.M.M.C. as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. In order to comply with the 2003 Drainage Area Management Plan (DAMP), the proposed Project shall prepare a Water Quality Management Plan conforming to the Current National Pollution Discharge Elimination System (NPDES) and the Model WQMP, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and Trans Fire approval. a) A WQMP (Priority or Non -Priority) shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. b) Location of BMPs shall not be within the public right-of-way. 35. Fulfill mitigation of off-site traffic impacts at the time of issuance of Certificate of Occupancy by submitting to the Transportation Division the required Traffic Impact Fee pursuant to the prevailing schedule of charges adopted by the City Council. The Traffic Impact Fee is calculated based upon the average daily trip generation 232 net trip ends for the proposed project and includes a credit for any previously existing use. At the current rate the Traffic Impact Fee is estimated at: $41,992.00. NOTE: The Traffic Impact Fee will be recalculated at the time of issuance of Certificate of Occupancy based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. 36. Developer will be fully responsible for the design and implementation (construction) of median modifications along Harbor Boulevard to restrict left -turn in and out of the project site. The modification shall include the construction of a raised median diverter. The median modifications will include addition and removal of landscaping where applicable. 37. Developer will be fully responsible for the design and construction of median modification at the intersection of Harbor Boulevard/Harbor Center to provide a U-turn lane in the northbound direction. 38. Developer will be fully responsible for the design and construction of signal modification at the intersection of Harbor Boulevard/Harbor Center to accommodate the U-turn phase. 39. Submit a fully dimensioned parking structure plan. Plan must include parking stall dimensions and aisle widths per City Parking Standards. All ramps must comply with the City Ramp Slope Standards. A preliminary parking structure plan must be reviewed by Transportation Services PRIOR to building plan check submittal. 40. Close unused drive approaches with full height curb and gutter per City Standards. 41. Construct commercial driveway approach(es) at location(s) specified on submitted site plan off Harbor Blvd. 42. Provide Emergency responder radio coverage complying with In - Building Public Radio System, CMMC and 510, California Fire Code, 2013. Show location of radio system control panel. 43. Project construction shall comply with Chapter 33, California Fire Code, 2013. 44. Provide minimum 12 -inch (Building) and 4 -inch (Unit) address. Addresses shall contrast with their background. Show building address on plan. 45. Provide Class I Wet Standpipes in all stairs. 46. Provide 2 -hour fire -rated stair enclosures. 47. Provide Fire Alarm System per CFC, 2010. 48, Provide Automatic Fire Sprinkler System per NFPA 13 — t1— 49. Provide on-site Fire Hydrants and Access per approved Fire Master Plan. 50. Provide one (1) Public Fire Hydrant and Fire Department Connection located between drive along Harbor Boulevard at direction of Fire Department. SPECIAL DISTRICT REQUIREMENTS FOR PA -14-27 The requirements of the following special districts are hereby forwarded to the applicant: Sani 1. It is recommended that the developer contact the Costa Mesa Sanitary District at (949) 645-8400 to obtain Sanitary District requirements. AQMD 2. Applicant shall contact the Air Quality Management District (800) 288- 7664 for potential additional conditions of development or for additional permits required by the district. School 3. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. State 4. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Water 5. Customer shall contact the Mesa Water District — Engineering Desk and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of project completion from Mesa Water District. iib EXHIBIT B1 Costa Mesa Motor Inn 2270 Harbor Boulevard, Costa Mesa Long-term Occupant Relocation Assistance Plan October 12, 2015 Upon approval of the 'apartment project" by Costa Mesa City Council, the Property Owner has one year O which to commence construction of the new apartments, or seek a one year extension for a total of two years. As of this Relocation Assistance Plan date, the Property Owner intends to close the Motel on Monday, August 1,2016, and construction would commence thereafter. However, on June 1, 2016, the Owner will provide a sixty (60) day advance "Notice of Motel Closure/Lease Termination" to all Long-term Occupants and provide the following relocation assistance: Definition of Terms: 7 Long-term Occupants - all motel guests who are current in paying rent and occupying rooms for thirty (30) or more consecutive days on the date the "Notice of Motel Closure/Lease Termination" is issued. Short-term Occupants - all motel guests occupying rooms for less than thirty (30) consecutive days on the day the "Notice of Motel Closure/Lease Termination" is issued. Property Owner- Miracle Mile Properties Notice of Motel Closure/Lease Termination- legally required written notice delivered to "Long-term Occupants" by the property owner sixty (60) days in advance of the Motel Closure date. Delivery of the notice may occur in person or be placed inside the Motel room. Motel- Costa Mesa Motor Inn Long-term Room Occupants Cash Relocation Assistance: Long-term room occupant's cash relocation assistance for rooms vacated on the closure date of August 1, 2016, would range from $4,000 to $5,500 per Motel room. All Long-term Room Occupants vacating their premises and handing over their keys on the Closure Date of August 1, 2016 will be refunded all rent monies paid for their rooms (not including amenities) in the last 90 days plus an additional $1,500. All long term room occupants remaining after the closure date of August 1, 2016, but vacating the premises and handing over their keys by August 31, 2016, will forfeit the additional $1500 in relocation assistance, but will be refunded all rent monies paid for their rooms (not amenities) in the last 90 days minus the rent for each day past August 1, 2016. All long term room occupants remaining after August 31, 2016 will forfeit all relocation assistance and be subject to normal eviction process. 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O OD u a1 a s •—v= ra - v O0 ,0 v Q M s E a c E a• CU a v L v ° no E L c C v> 6 v v i 6 v 'Q v t E .z a v L «, C WWU +'++ v v L v 7a L L v L C ° � O o L �, C L m E L a1 O OC N N •3 aJ •O �, •� O CU u > }= 3 -0°J a a a o L O L E a— a p E v E p L E ^ m p j 0 c° s° m O 3 N ra *•' ,Ln O tCa ,Ln Q L X E 'i L v p. v v v aJ C ` X •L ` L L N v-0 O Y �_ m O Y-0 O O E C L00 0 c 3 E -0U 3= m O C rO r`O = v T aJ of 00 •= p aJ C O v m L y c O o 'C c W +� > o E Ln m CL > cLn v u a- > u aXi u O +J s ro v c = L y 0 E c" Q ° �' o +-' 'J 0 C aj aJ O N u Z V1 V, L ++ 'C -O a) r0 v C m Y L C r0 O` O m+- O 0 O Q E E U L 3 a Lo_ o M -0 a aj OD L vi Op U (O CO Q O u p N L J= v o 0 3 v v o 3 E ° E N o E "' -0 v (u E O o Ln +- O c c v O c v u L a1 '> C .O 0 � C .O 0 aJ o m L u a o> 0 u a Y a` E u° ac) �' rn U a rn v o N M 00 00 00 � Q � u u u H v1 rn _ 06 � (A Ln � � \ / E / CL / \ j k / E e / E 0 u \ \ \ � \ \ \ a CL0 � q % E E � _ § u f E CL 0 \ \ E / \ / \ G c CL m \-0 !3 ° E _ ' ) / I � 2 � ¢ } ° E � / \ / / � � 5 2 0 7 \ M § / aj}ƒ CL / 3 / CL// / § § ƒ \ \ CL 2 3 0 0 \ \ & k 2 � \ / a { / 2 n c ■ £ m = u E ] _ \ § � $ f f W CL E / \ o 2 2 0 m { i 2 _ •\ / vi 7 J � � IMS k t c � r- \ E § CL 2 % G ) { L 0 a q / � a \ E / § ! ° m 7 0ai - CL CT ( Ul 00 LU ) f z ) = Ln/ § ra \ @ / » ) 2 a 2 O E / 7 ƒ \ / 0 : ° V & \ ai E / \ 0 Z o 7 ƒ & $ £ ) § } } / CL d M \ 7 7= o j 0 . § � / -0 a ® z E W u = 2 /\ 2 o _ = u 0 \ i / / / / \Ln ® A @ E CL m ® L # =a < � \ / C C7 = 2 \ \ \ \ ) § ° � ® _ ) d 2 u / \ 2 /// W a.{ / ) °\ ƒ S -0 C / CL 0 / \ 0 2 - r- -0 e e , = < < W k -161- C C C a) al Ov Y W •- v 3 m .o 00 c U Mc W > v -a io aj L L v C41 }' n CL n C O CL m a o CL o C L u C O NaJ0 va) L O Y L W w = m O O 4- V; vi > i O C ` Y a O a1 O (9 C Y U E ° «� O m u v O .v) v c ar X Y O •� aJ O u 0 o 'a n. c a u OOa 0 C > Oo _C -0 aj am aj O O 0 C m CL u O O W C C L a — O a c c — O O w -0 •Y 0'aj u Y a m u v U Y O v C L Y c C u L u l) W C YO C m 'a ,O u L v a1 O > ` 00 LU C v Y a, IC C 3 O u ,C L co CL ° 3 E CL M u •� C ar 'r a H c vii C t6 Y .0 c v .Q c u u O L U co al O a1 v > W ar t u u .o C t T v CL 0 CL a1 L 7 0 L to 7 O i L c O co u O O 7 u CL c O u c a, O C. C m a u u U O aj L O T O .F E ca T c a) Y O 0_ Ul aJ OD �v c 00 c m 0 aj u a, _u 3 o_ O C Y fU CU Y � E c = 3 v V) c ar 0O O L c m ^ Q) w E o vi o n a' o CL C O O'L C al o O CL a)E c T w Q `o E O a) `! 3aj o 0 o u c a� O O C ' Y 0 Z U N > u ca y C Y C O aj >, '^ U C L E.0 E c o v Lm O c O L .— -0 O cu L C C C C) -0 Y aj E v t o 3 ? fV V1 w OA C L c � E° E " M w (Ui:c v a C E S o E LL _ u C m C m m Y c O Lci U oo '^ T L LU > L O u O u 3 "6 Y Y O Y00O a1 O w O •- C L 0 L ca u Q L O CJ C Q a X61 s — u L - C UD 0 N O. a) m > w 0 Z J ;� C C O _] 7 .v ~ 7 `� O. u O n 7 Q m c E m N CL c a. 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C m a u u U O aj L O T O .F E ca T c a) Y O 0_ Ul aJ OD �v c 00 c m 0 aj u a, _u 3 o_ I oz— a L Ql — aJ +, c m u, 3 a 0 - u a a n7 •� ry a o v v v o a 'a — .o E a a N O U - R7 a > in a (r'1 O u aJ E > Ln ,� o o Q O _v LL, O` CoLn v �_ Ea C c —�°� m n E o > o c X aj 4! nD L CiYi, s CL' E u R7 Vii a ai a) o a �; ° L a a co u c a aJ U L Y > `J •C -O av - c c a a 0 a CL a, CS O p m L n Y E fD E Y `1 aj 'Y Y aj V, a) C ` '7 c caj m In 3 0 uj w u Ln a a 0 0 Ln cu O o v m N LA c c 0 L C15 LE a E a u ° O C }' - 7 CL C o W a � O .Y L Y ca _E C aJ R7 f L V •� ai ` > a Y C L1 L i v12 L `O 1 E �v > E f° c c li ° 3 a co v v ` _ C (a aJ N u Y Ou L }' ut -O c L i Q•, L v O O vOi u m N +- F �O a= _° v O u a v 3 T E o u U '� C w L N f0 al O E w C i u 3 7 ma E 4- > a O Y a i i C E � O 0 (U LJ LJ O v R7 S f9 Y 'X ut a � L a1 CID C u C � 0 L rt7 ut a Ln Ln o f 5 a «� E �; ° 'a v o a c O u O vY 00 O m i - fl ° u cu CL c c a v a m° a z RS un a E 'X O Y T a n NLn v u O a a c 16 u �_ V, (A L O E a O Y a' Ln a Rs a u C o E a Cl u Y E �, a y �, °v= E L a a- c a) a >• m `J M a -0O E OD Rs C L Z + ,_ E o a Y a Lnv p u! ` 7 > D C9 u OCD y E L a a L O L cu +ua a 'L' � ca N CJ C L L Y C O E u OD '� O 1 N w ° E a N i rl cu Y t in W 7 U C cu a) E a 0 c -0 O L Q > E 0 O -o a in a E aJ R L 2 Y _ -0 C aJ (C9 E v1 ut N 7 R3 ut E > C Y R7 C O C C CL 4 R ? E c a; — a ° 0 ° Ln o m _ °- ',C fD 3 V, V, C O _c RS a L al > m x 7 'D•+Y+ 00 U ate! a a O aJ > aJ a1 v Z E 'C •5 L E R u ° c �+ a > a a a a v> c �, w. O a u a •a CL oD v a a a a v ° a C a cr ° E W '° o o N o o E �' a u °U oan E c o �0 0 o a o 0 0 p C °; a E E° m L a L L a L -0 a a a fa °a 4- C `c Ln a Ul� Y a a E L to a t c` v 0 .Ln 'A m 5" u L V, L V, ` V, s F•' S3 R7 a j s° c R7 F+ E v ° u u a u v1 u _ a L L m v a a E fca °u Y cy C Y 5 O O O O O O C 3 a °; Nw a u `O a a 00 a a c }' 3 • • a • ° v o O a s t a a a a 1 c-0 0 f1 w C1 Ln L Wal I— > -C }-c iL- LX L H L H ut Q m a CO — u LA w N 00 m H LA vi N Vu1 Vu1 Vu1 CA VV1 I oz— u u v 0 0 ° v ° «J °A V aT ro oo o_ aj a `J aJ a c *' a E CL o E oo c mo a, > v a o w m o v o Q) E aJ > CL aJ w E a) aJ Z o - L t`a p H cC 0a v CL +� 0 3 : O 'A j '� v u u a - u aJ O a ar aJ m O CL ° 0 o u aJ o (0 U N m T 4-• ° c L +' Ln _0 aJ > O. L O +0+ u c 3 S u w > 0 •5 O 6m - > aJa, c a v a c ° ar v °1 (U a +_ m o_ u E N O N a o N 0 0 0 u aJ ` al L C L a+ o 0 � 0 L CLo a) m+. •S m a v a v a vw ° m' v v E CL > v o ro ELU c ° 3 «J c w ° aJ 3 (0 `,� Q L u L t0 �' o m u E U a �+ o aJ CL '— a) (U X w - u > C O aJ +_, N 0 O L'n o m N O. C E c °c° CL ,� u M v U c y o Ul f6 M al L 0vi mC O L 41 aJ Q O a.+ O` Y '^ u CL U C- u CL m `� ` aJ c 0 of m a C•- T U> O c p n O o ° y Q ^ aJ T m s a a c° a, a°J E aJ U p is aJ *a a00 ~ j '= > vii c c s V; Ul +� y O > ° '+� ° 'a v m m CL U uL O_ aj Q. aJ Q In aj .E u _o c O '^ NCL aJ on a p 0 oo a av N c v c aJ c u m ° 3 0 v N •E ar u O u -0 +-' U 0 ° U v 3 L ++ 0 4j m a Ln 18 E ° v a, o v '� ° u a 0 u o u v c CL u0 v cua te a u° to °° _ E + a w a o o c ° .E o s u c 'a a 'E v c 0 'U v y Y ca c OU E Q 0 - E 6 m L <C c w ,� O Q in cr �+ m CU o 0 v a a; Ul v, a, o 00 c �_ E Ln c o` u Q n° ° +� a` -0 a � u v t m 3 ? m 3° . ` QJ W ++ L T �' v1 — u ++ o y rCa T vI O c O '0 • O v u u c C CL ra ¢ a CL u c CL o_ d c CL > O. '^ a o 0 u r aJ L d ca, a`) a s O v1 +' f° � c o CL N � N M u, c v v v a v vt F- vi vVi D H H H H VI N Tl-