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HomeMy WebLinkAbout97-82 - Approving Planning Application PA-97-01ARESOLUTION NO. gr74P-- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING PLANNING APPLICATION PA -97-01A, THE AMENDED CONDITIONAL USE PERMIT AND MASTER PLAN FOR SOUTHERN CALIFORNIA COLLEGE. THE CITY COUNCIL OF THE CITY OF COSTA MESA, DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by the Owens Group, authorized agent for Southern California College, with respect to real property located at 2374 Newport Boulevard; 115 Santa Isabel Avenue; and 114 and 120 East Wilson Street, requesting approval of an amendment to a previously approved conditional use permit and master plan to retain an existing two-story building; delete a seminar facility and administration office; add one dorm/guest room (totaling 41); plus a minor conditional use permit for reciprocal driveway access, and a street and alley right-of-way abandonment; and WHEREAS, a duly noticed public hearing was held by the Planning Commission i on August 25, 1987; and WHEREAS, the City Council considered the application at a public meeting held on September 15, 1997; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record and findings contained in Exhibit "A", and subject to conditions of approval contained in Exhibit "B", the City Council hereby APPROVES Planning Application PA -97-01 A, the amended conditional use permit and master plan for the property described above. BE IT FURTHER RESOLVED that the City Council does hereby find and determine that approval of the amended conditional use permit and master plan is expressly predicated upon the activity as described in the staff report for Planning Application PA -97-01A, and upon applicant's compliance with each and all of the conditions contained in Exhibit "B". Should any material change occur in the operation, or should the applicant fail to comply with the conditions of approval, then this resolution and any approval herein contained, shall be deemed null and void. PASSED AND ADOPTED this 15th day of September, 1997. 1 Mayor of the City to Mesa ATTEST: I Deputy Ci Clerk of the City of Costa Mesa STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) /zlvvz OVED AS TO FORM y- (r- 17 CITY ATTORNEY I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. Q7 -8a.. was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on the 15th day of September, 1997. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 16th day of September, 1997. Deputy Citylerk and ex -officio Clerk of the City Cou it of the City of Costa Mesa EXHIBIT "A" PLANNING STAFF FINDINGS APPL. PA -97-01A A— The information presented substantially complies with Costa Mesa Municipal Code Section 13- 347 in that the proposed development is substantially compatible with developments in the same general area and consistent with the recommendations of the Newport Boulevard Specific Plan. Granting the amended conditional use permit will not be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Specifically, the proposed renovations to the former motel building and reuse as guest and student housing with administrative offices for Southern California College, is an improvement of the site and complements the efforts of the Newport Boulevard Specific Plan in prohibiting new motels and hotels in the area and encouraging those land uses with the potential to spark revitalization of the plan area. The density of the project is not inconsistent with the density of similar student housing developments in the city. B. The proposed right-of-way abandonments are in conformity with the 1990 General Plan and the Newport Boulevard Specific Plan. C. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the city environmental procedures, and has been found to be exempt. D. The project is exempt from Chapter IX, Article 11, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. EXHIBIT "B" CONDITIONS OF APPROVAL APPL. PA -97-01A Ping. 1. The conditional use permit herein approved shall be valid until revoked, but shall expire upon discontinuance of the activity authorized hereby for a period of 180 days or more. The conditional use permit may be referred to the Planning Commission for modification or revocation at any time if the conditions of approval have not been complied with, if the use is being operated in violation of applicable laws or ordinances, or if, in the opinion of the development services director or his designee, any of the findings upon which the approval was based are no longer applicable. 2. The conditions of approval and ordinance or code provisions of planning action PA-97-01/PA-97-01A shall be blueprinted on the face of the site plan. 3. A minimum of 91 parking spaces shall be provided for the development for all five buildings. 4. Private improvements, including installation of turn -around areas and other proposed improvements along the alley, may not be installed until alley has been legally vacated and title transferred to the applicant. Applicant shall submit a written request and pay the appropriate fees to vacate said alley. 5. The height of the proposed entry- walls at the three entrance to the development may not exceed 30 inches. 6. All proposed units located in building "A" shall only be rented to students of Southern California College or in conjunction with college activities or functions. Said units shall not be available to the general public. Any future conversion or use of units in buildings `B", "C", "D" or "E" as apartments, permanent residences or for any use not related to Southern California College shall comply with development standards, density limitations and procedural requirements for the PDR -MD zone. 7. Any walls or fences located Aithin the front setback and higher than 30 inches shall be setback 10 feet from the front property line except along East Wilson Street, the 6 ft. high wrought iron fence may remain 4 feet away from the property line. 8. Street addresses shall be displayed on the complex identification sign or, if there is no complex identification sign, on the building fascia adjacent to the main entrance or front door in a manner visible to the public street. Street address numerals shall be a minimum 6" in height with not less than '/z" 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 4" in height with not less than ''/." stroke and shall contrast sharply with the background. 9. A resident manager shall be required on the site and shall be responsible for maintaining the operation of the guest/housing units in conformance with the conditions of approval, code requirements. and other applicable ordinances. ADPL. PA-97-OIA 10. The roof material of Building A shall be upgraded from composit.on-type roof to tile roof on the east and south elevations, to match the proposed tile roof on the west elevations. The upgraded roof shall be completed within 36 months. 11. The maintenance equipment yard, currently shown on plans at the southeast corner of Building C, shall be relocated in front of Building D, directly south of the parking area in front of Building C. This yard facility shall be screened by material consistent with the buildings and softened with landscape shrubbery, under the direction of the Planning Division. Fire 12. Provide an automatic fire sprinkler system for building "C" according to NFPA 13D. 13. Building "C" is at an excessive distance from the street, but the plan does not lend itself to fire apparatus access or placement of an onsite fire hydrant. Problems associated with the depth of this building can be reduced by installation of a residential sprinkler system. 14. Lighting for the recreational areas (volleyball court, spa, etc.) shall be directed away from adjacent residential properties and shall automatically shut off by 10 p.m. 15. Hours of use for the recreational areas (volleyball court, spa, etc.) shall be limited to the hours between 8 a.m..to 10 p.m. 16. Property line walls shall be repaired or replaced as necessary under the direction of the Planning Division CODE REQUIREMENTS 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. Approval of the planing action is valid for one year and will expire at the end of that period unless building permits are obtained, or applicant applies for and is granted an extension of time. 3. Permits shall be obtained for all signs according to the provisions of the Costa Mesa sign ordinance. 4. Parking stalls shall be double striped in accordance with city standards. 5. 6. All compact spaces shall be clearly marked "compact" or "small car only". Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Sections 13-263 through 13-266 as well as irrigation requirements set forth by the water agency. Consult with Ray Barela, representative of the Mesa Consolidated Water District, at (714) 631-1291 for requirements 7. Two (2) sets of landscape and irrigation plans, approved by both the water agency 8. and the Planning Division, shall be attached to two of the final building plan sets. Landscaping and irrigation shall be installed in accordance with the approved plans APPL. PA -97-01A property. 18. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the city of Costa Mesa; they shall be maintained by the owner or developer of the property. 19. File a written request and pay the appropriate fees to vacate the alley east of Newport Boulevard, between Wilson Street and Santa Isabel Avenue. 20. Prepare the required legal descriptions and exhibits for vacation of the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 21. Obtain reciprocal access agreements with property owners adjacent to the alley east of Newport Boulevard benveen Wilson Street and Santa Isabel Avenue. 22. Provide for adequate drainage of existing properties adjacent to the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 23. Prior to issuance of building permits for properties in the PDR -MD zone, a lot line adjustment shall be recorded to combine all residentially -zoned parcels into a single parcel. prior to final inspection or occupancy clearance. 9. All landscaped areas shall be separated from paved vehicular areas by 6" high continuous Portland Cement Concrete curbing. 10. Trash enclosure(s) or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform with city standards. Standard drawings are available from the Planning Division. Eng. 11. At the time of development submit for approval an off-site 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 civil engineer or architect. Site access approval must be obtained prior to building or engineering permits being issued by the city of Costa Mesa. Pay off-site plan check fee to the Engineering Division. An approved off-site plan and fee shall be required prior to engineering/utility permits being issued by the city. 12. A site access permit and deposit of $500.00 for street sweeping will be required by the Engineering Division prior to the start of any on- or off-site work. 13. Maintain the public right-of-way in a "wet -down" condition to the degree necessary to prevent excessive dust and periodically remove any spillage from the public right-of-way by sweeping or sprinkling. 14. Haul routes must be approved by the Engineering Division, prior to approval of the site access permit. 15. Submit required cash deposit or surety bond to guarantee construction of offsite street improvements at time of permit per Costa Mesa Municipal Code Section 15- 32, and as approved by city engineer. Cash deposit or surety bond amount to be determined by the city engineer. 16. Obtain a permit from the 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 applicant's expense. 17 Submit legal description of the new area of dedication, plat of new dedication area, both prepared by a civil engineer, and Title Report Update of subject property. 18. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the city of Costa Mesa; they shall be maintained by the owner or developer of the property. 19. File a written request and pay the appropriate fees to vacate the alley east of Newport Boulevard, between Wilson Street and Santa Isabel Avenue. 20. Prepare the required legal descriptions and exhibits for vacation of the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 21. Obtain reciprocal access agreements with property owners adjacent to the alley east of Newport Boulevard benveen Wilson Street and Santa Isabel Avenue. 22. Provide for adequate drainage of existing properties adjacent to the alley east of Newport Boulevard between Wilson Street and Santa Isabel Avenue. 23. Prior to issuance of building permits for properties in the PDR -MD zone, a lot line adjustment shall be recorded to combine all residentially -zoned parcels into a single parcel. Bldg. 24. 25. 26. 27. 28. Fire 29. 30. Trans. 31. 32. 33. APPL. PA -97-01A Comply with the requirements of the Uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations", A separate permit for each building is required. Comply with all State accessibility requirements. Spa/pool equipment shall be 4 feet minimum from all property lines, 4 feet from attic vents and 4 feet from doors and windows. Mechanical equipment adjacent to building "C" shall comply with City's noise requirement. Provide fire extinguishers with a minimum rating of 2A to be located with 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, IOBC as these extinguishers are suitable for all types of fires and are less expensive. Applicant shall work with the Fire Prevention Division on the emergency equipment access and gating area between the property at 2374 Newport Boulevard and the rear portion of the project at 114 East Wilson Street in this regard. Plans submitted for plan check shall be reviewed by Fire Prevention. Revise development plan to provide adequate turning radius of at least 15 feet inside and 26 feet outside for each parking space aisle or corner. Dedicate land as required to provide a vehicle turnaround area or provide an easement for vehicle turnaround area in the parking lot to the south of Building B. Reserve from the abandonment of Santa Isabel Avenue, a 10 ft. by 10 ft. alley corner cutoff for the southeast corner of Santa Isabel Avenue and the alley. SPECIAL REQUIREMENTS The requirements of the following special district are hereby forwarded to the applicant: Sani. L Applicant shall pay all applicable sanitary district fixture fee charges. For information call (714) 754-5307. 2. Developer will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. 3. County Sanitation District fees, fixture fees, inspection fees, and sewer permit required prior to installation of sewer. To receive credit for buildings to be demolished, call (714) 754-5307 for inspection. 4. Developer shall submit a plan showing sewer improvements to the District Engineer's Office- (714) 631-1731. 5. Developer shall contact the Costa Mesa Sanitary District at (714) 754-5307 for trash collection requirements or exemptions for this project. 6. Developer is required to contact the Costa Mesa Sanitary District at (714) 754-5307 to arrange final sign -off prior to certificate of occupancy or utilities being released.