HomeMy WebLinkAbout2025-30 - Victoria Place (GPA, Master Plan, and Tentative Tract Map)RESOLUTION NO. 2025-30
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
APPROVING A GENERAL PLAN AMENDMENT (PUPA-24-0001), MASTER PLAN
(PMAP-24-0002), AND TENTATIVE TRACT MAP NO. 19351 FOR THE DEVELOPMENT
OF 40 RESIDENTIAL CONDOMINIUM UNITS LOCATED AT 220, 222, 234, and 236
VICTORIA STREET ("VICTORIA PLACE")
THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA FINDS AND
DECLARES AS FOLLOWS:
WHEREAS, a General Plan Amendment, Rezone, Tentative Tract Map, and Master
Plan, was filed by Bundy -Finkel Architects, on behalf of WMC, LLC, requesting approval of
the following: General Plan Amendment, Rezone, Master Plan, and Tentative Tract Map
to facilitate the development of a 40-unit residential common interest development project
located at 220, 222, 234, and 236 Victoria Street;
WHEREAS, pursuant to Costa Mesa Municipal Code (CMMC) Section 13-83.63(a)
and City Council Policy 500-2, a project screening is required for all residential
development proposals within the RIOD, as well as for any privately -initiated General Plan
Amendment;
WHEREAS, a screening provides awareness of the application to the community
and gives the City Council an opportunity to offer comments on the merits and
appropriateness of the proposed development before the applicant submits the formal
planning application(s);
WHEREAS, a screening for General Plan Amendment (PSCR-24-0001) and RIOD
was conducted by the City Council August 6, 2024, pursuant to the requirements of the
CMMC Section 13-83.63(a) and City Council Policy 500-2,
WHEREAS, a General Plan Amendment is required to modify the Land Use Element's
maps, figures, text and tables to apply a RIOD zoning designation to the subject property,
as the site currently has a land use designation of General Commercial, which does not
allow residential development;
WHEREAS, General Plan Amendment (PGPA-24-0001), includes the following
revisions to the Land Use Element, and as depicted in further details in Exhibit A attached
hereto;
Resolution No. 2025-30 Page 1 of 55
1. Figure LU-3 — apply the RIOD designation to the project site, without
changing the underlying General Commercial land use designation
2. Figure LU-9 — amend text apply the RIOD designation to the project site
3. Table LU-16 — update the Newport Boulevard RIOD Density Column to 117
units and total combined units to 478 units and remove the Floor Area Ratio
section as FAR no longer applies to the RIOD
4. Figure LU-11: Residential Incentive Overlay: Newport Boulevard by
revising exhibits to show the RIOD designation to the project site and
revising allowable maximum residential units to 117 units and removing
commercial square footage
WHEREAS, based on the proposed General Plan Amendment, adoption of
Ordinance No. 25 for the Rezone is necessary to establish consistency between the
General Plan and Zoning Code;
WHEREAS, consistent with the General Plan Amendment, the Rezone will apply the
RIOD zoning designation to the subject project site, currently zoned C2 — General Business
District, to facilitate the residential development while maintaining the underlying commercial
zoning;
WHEREAS, the Master Plan (PMAP-24-0002) proposes a 40-unit residential
development and is consistent with and meets the objectives of the General Plan as
market -rate housing is encouraged and is compatible with the existing commercial and
residential uses nearby;
WHEREAS, the applicant proposes to deviate from the following development
standards: increased floor area ratio; reduced common use open space; increased
building height; reduce side setback; reduced rear setback; omit landscape parkways;
reduced parking; reduced garage space; and reduced parking space next to buildings;
WHEREAS, Tentative Tract Map No. 19351 is a request to subdivide the property
for future individual ownerships through the condominium subdivisions process;
WHEREAS, a duly -noticed public hearing was held by the Planning Commission on
June 9, 2025 with all persons having the opportunity to speak for and against the proposal;
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial
Study/Mitigated Negative Declaration (IS/MND) including the Mitigation Monitoring and
Resolution No. 2025-30 Page 2 of 55
Reporting Program was prepared in compliance with CEQA and the local environmental
review guidelines;
WHEREAS, on June 9, 2025, the Planning Commission recommended denial of
the proposed project with a 5-2 vote (Commissioner Dickson and Commissioner Andrade
voting no).
NOW, THEREFORE, based on the evidence in the record and the findings
contained in Exhibit B, and subject to the conditions of approval contained within Exhibit
C and Exhibit D1, and all the mitigation measures included in the Mitigation Monitoring and
Reporting Program contained within Exhibit D, the City Council hereby RESOLVES as
follows:
1. Approve General Plan Amendment PGPA-24-0001 to modify the Land Use
Element's maps, figures, text and tables to apply a RIOD zoning designation
to the subject property, as the site currently has a land use designation of
General Commercial, which does not allow residential development; and
2. Approve Master Plan PMAP-24-0002 for a 40-unit residential common
interest development; and
3. Approve Tentative Tract Map No. 19351 to subdivide the properties for
condominium purposes.
BE IT FURTHER RESOLVED that the City Council does hereby find and determine
that adoption of this Resolution is expressly predicated upon the activity as described in
the staff report for Mitigated Negative Declaration and Mitigation Monitoring and Reporting
Program, General Plan Amendment, Master Plan and Tentative Tract Map and upon
applicant's compliance with each and all of the conditions in Exhibit C, and compliance of
all applicable federal, state, and local laws. Any approval granted by this resolution shall
be subject to review, modification or revocation if there is a material change that occurs in
the operation, or if the applicant fails to comply with any of the conditions of approval.
BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase
or portion of this resolution, or the document in the record in support of this resolution, are
for any reason held to be invalid or unconstitutional by a decision of any court of competent
jurisdiction, such decision shall not affect the validity of the remaining provisions.
Resolution No. 2025-30 Page 3 of 55
PASSED AND ADOPTED this 15th day of July, 2025.
ATTEST:
�LKW&l G .e-
Brenda Green, bity Clerk
STATE OF CALIFORNIA )
COUNTY OF ORANGE )
CITY OF COSTA MESA )
ss
John Stephens, Mayor
APPROVED AS TO FORM:
Kimberly Hall Barlow, City Attorney
I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 2025-30 and was duly passed
and adopted by the City Council of the City of Costa Mesa at a regular meeting held on
the 15th day of July, 2025, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS: BULEY, GAMEROS, MARR, PETTIS, REYNOLDS,
CHAVEZ, AND STEPHENS.
NOES: COUNCIL MEMBERS: NONE.
ABSENT: COUNCIL MEMBERS: NONE.
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 16th day of July, 2025.
_by_gLj k
-&LAA-
Brenda Green, Ci
Clerk
Resolution No. 2025-30 Page 4 of 55
FYI-IIRIT
GENERAL PLAN AMENDMENT PGPA-24-0001
Amendment to Land Use Map (Figure LU-3)
Update Land Use Map by applying the Residential Incentive Overlay District designation
to the project site, without changing the underlying General Commercial land use
designation:
f
=— — -- — Residential Incentive Overlay (30 du/ac)
Resolution No. 2025-30 Page 5 of 55
Amendment to Overlays and Urban Plans (Figure LU-9)
Update Figure LU-9: Overlays and Urban Plans by applying the Residential Incentive
Overlay District designation to the project site, without changing the underlying zone:
---------- Residential Incentive Overlay (30 du/ac)
Resolution No. 2025-30 Page 6 of 55
Amendment to Residential Incentive Overlay (Table LU-16)
Update Table LU-16: Residential Incentive Overlay by updating the Newport Boulevard
Residential Incentive Overlay Density Column to 117 units and total combined units to
478 units and remove the Floor -Area Ratio (FAR) calculation as FAR no longer applies
to the RIOD:
30
Harbor Boulevard 184 1 361
Units I Newport Boulevard 1 237
Resolution No. 2025-30 Page 7 of 55
Amendment to Residential Incentive Overlay: Newport Boulevard (Figure LU-11)
Update Figure LU-11: Residential Incentive Overlay: Newport Boulevard by revising
exhibits to show the Residential Incentive Overlay designation to the project site and
revising allowable maximum residential units to 117 units and removing commercial
square footage.
Aerial
General Plan: Overlay
Una Use DesIgnsttom
Low Demty Rosfdental (B WAC)
K%d4;m Densty ResdW Ml (12 disc)
tigh Densey Resdw*W (20 dWsc)
Conr*QrCW,-FteLdWW 0 ?A d✓x)
Ne-rDp'hnod cap. -Ow
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Fsieg ids
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Baseline (2015)
Total Area ... .......................9.45 arces
Residential Units..................0
Commercial Square Feet.....43,208
Land Use Plan
Density.................................30 du/acre
Residential Units ................ 117 Max
Figure LU-11:
Residential
Incentive Overlay:
Newport Boulevard
Resolution No. 2025-30 Page 8 of 55
EXHIBIT B
FINnINr.S
A. General Plan Amendment (PGPA-24-0001)
According to Costa Mesa Municipal Code Section 13-29(g), there are no specific
findings required for a General Plan Amendment. Such amendments are considered
legislative actions and are subject to the discretion of the City Council. In this case,
the proposed General Plan Amendment seeks to modify the Land Use Element's
maps, figures, text, and tables to apply the Residential Incentive Overlay District
(RIOD) designation to the subject property. The underlying land use designation of
General Commercial would remain unchanged.
Below is staffs justification in support of the proposed general plan amendment:
The proposed project would contribute to the City meeting its City's 6thcycle
RHNA allocations.
Facts in Support: The City of Costa Mesa's 6th Cycle (2021-2029) Housing
Element identifies specific sites to meet the State -mandated Regional Housing
Needs Allocation (RHNA) of 11,760 units. The proposed project site is not among
these designated housing opportunity sites. Consequently, any residential units
approved on this site would contribute additional market -rate housing beyond the
City's assigned RHNA, as long as building permits are issued by the end of the
planning period in December 2029, thereby supporting the City's broader
housing objectives.
The project proposes 40 new ownership housing units, which would enhance
the balance between rental and ownership housing in the City. This aligns with
General Plan Policy LU-1.3, which encourages the development of owner -
occupied housing, such as single-family residences, condominiums, and
townhouses, to improve the rental -to -ownership ratio. By facilitating this
development through the RIOD, the City can promote homeownership
opportunities without altering the existing General Commercial land use
designation.
The proposed density at 22.6 du/acre is appropriate given the property's
location, site size, and design of the project
Facts in Support: Residential Common Interest Developments offer several
community benefits, including reduced traffic congestion and enhanced
walkability. By concentrating housing units within a compact area, such
developments can decrease reliance on automobiles, leading to fewer vehicle
trips compared to traditional low -density neighborhoods. The project includes
pedestrian pathways that provide access to nearby amenities and services,
Resolution No. 2025-30 Page 9 of 55
consistent with General Plan policies that encourage walkability and
connectivity.
The proposed project's density aligns with the existing residential character
along Victoria Street, where similar densities are present. Moreover, the
development incorporates design features that provide community -oriented
amenities such as a barbecue area, children's play area, flex -use space, and
proximity to an adjacent passive recreation area. These features contribute to
the City's objective of expanding homeownership opportunities and enhancing
community well-being. The project's intensity is consistent with the purpose and
intent of the RIOD and is designed to operate within the capacity of existing
public infrastructure.
B. The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(11) "Rezone Findings" because:
Finding: The proposed rezone is consistent with the Zoning Code and the
general plan and any applicable specific plan.
Facts in Support of Finding: The proposed rezone is consistent with the Zoning
Code, the General Plan, and applicable planning documents. Specifically, the
applicant is requesting to rezone the project site by applying the RIOD zoning
overlay over the existing C2 — General Business District zoning. This overlay
would implement the General Plan's Residential Incentive Overlay designation
and allow for the development of a residential common interest project pursuant
to the provisions of Article 12 (Residential Incentive Overlay District) of the Costa
Mesa Municipal Code (CMMC).
To facilitate this rezoning, a General Plan Amendment is also proposed to
formally apply the RIOD to the project site. This amendment would modify the
Land Use Element maps, figures, text, and tables to reflect the new overlay
designation while maintaining the underlying General Commercial land use
designation. Per Table LU-19: General Plan and Zoning Consistency of the
General Plan Land Use Element, the RIOD is considered consistent with the
General Commercial land use designation. Therefore, the proposed rezone and
General Plan Amendment align with the City's land use framework and are
necessary to support the proposed residential development.
C. The proposed project complies with Costa Mesa Municipal Code Section 13-
29(g)(13) — "Tentative Tract Map Findings" because:
Finding: The creation of the subdivision and related improvements is
consistent with the general plan, any applicable specific plan, and this Zone
Code. proposed rezone is consistent with this Zoning Code.
Resolution No. 2025-30 Page 10 of 55
Facts in Support of Finding: The creation of the subdivision aligns with the
General Plan by promoting residential development that meets the community's
housing needs. Additionally, the subdivision complies with the local Zoning Code
and State laws by conforming to established development regulations. Overall,
this project supports the City's vision for balanced development and ownership
housing.
Finding: The proposed use of the subdivision is compatible with the general
plan.
Facts in Support of Finding: The proposed development aligns with the General
Plan by addressing the critical need for housing options within the community.
Located near transportation routes and commercial and residential corridors, this
development promotes the City's goals of increasing residential density while
enhancing accessibility to essential services and transportation. Furthermore, the
project supports the General Plan's emphasis on creating inclusive
neighborhoods, thereby fostering a supportive environment for a mix of
populations and contributing to the overall well-being of the community.
Finding: The subject property is physically suitable to accommodate the
subdivision in terms of type, design and density of development, and will not
result in substantial environmental damage nor public health problems,
based on compliance with the Zoning Code and general plan, and
consideration of appropriate environmental information.
Facts in Support of Finding: The proposed development will be situated in an
urbanized area. The site meets the minimum lot size requirement and is a typical
shaped lot that can accommodate the buildings and necessary utilities. Grading
activities could potentially disturb limited areas of shallow soils impacted by past
boat storage and repair operations; however, contamination levels are below
regulatory thresholds for the site's current use. With implementation of Mitigation
Measure HAZ-1, requiring a Soil Management Plan during grading, the project
would not result in substantial environmental damage related to hazardous
materials. There are no wildlife habitat or bodies of water on the site or nearby,
further ensuring that the development will not result in substantial environmental
damage. This strategic location allows for the efficient use of already developed
land, minimizing the need for additional site disturbance and preserving green
spaces elsewhere in the community. By repurposing this underutilized area, the
project will provide much -needed ownership housing.
Finding: The design of the subdivision provides, to the extent feasible, for
future passive or natural heating and cooling opportunities in the subdivision,
as required by State Government Code section 66473.1
Facts in Support of Finding: The design of the proposed development
considers the orientation of the lot, aligning in a manner that maximizes solar
Resolution No. 2025-30 Page 11 of 55
exposure, ensuring natural passive heating during colder months. Additionally,
the layout incorporates an outdoor barbeque and children play area at the center
of the development and green spaces to promote natural airflow and cooling,
minimizing the need for artificial heating or air condition. This approach reflects
the principals outlined in State Government Code section 66473.1.
Finding: The division and development will not unreasonably interfere with the
free and complete exercise of the public entity and/or public utility rights -of -
way and/or easements within the tract.
Facts in Support of Finding: The proposed development has been designed to
ensure that all existing public entity and utility rights -of -way and easements within
the subdivision remain accessible and unobstructed. Coordination with utility
providers and the City will be maintained throughout the development process to
avoid any disruptions and ensure that essential services can continue to operate
efficiently.
Finding: The discharge of sewage from this land division into the public sewer
system will not violate the requirements of the State Regional Water Quality
Control Board pursuant to Division 7 (commencing with State Water
Code section 13000).
Facts in Support of Finding: The applicant has submitted a Preliminary Water
Quality Management Plan (PQWMB), which demonstrates that the project will
implement best management practices to effectively manage wastewater and
prevent any violations of water quality standards.
D. The proposed project complies with Costa Mesa Municipal Code Section 13-29(g)(5)
— "Master Plan Findings" because:
Finding: The master plan meets the broader goals of the General Plan, any
applicable specific plan, and the Zoning Code by exhibiting excellence in
design, site planning, integration of uses and structures and protection of the
integrity of neighboring development.
Facts in Support of Finding: The proposed development is consistent with the
broader goals of the General Plan by promoting housing opportunities, as
specified in General Plan Land Use Objective LU1-A, Land Use Policy LU-1.3,
Land Use Objective LU-2A, and Housing Element Policy HOU-3.2. Additionally,
the project design reflects architectural standards and site planning that maintains
the character and integrity of the surrounding residential and commercial areas.
By prioritizing amenity connectivity and experience, the development fosters a
sense of place while contributing to the overall livability of a highly urbanized
environment.
Resolution No. 2025-30 Page 12 of 55
Finding: Master plan findings for mixed -use development projects in the
mixed -use overlay district are identified in Chapter V, Article 11, mixed -use
overlay district.
Facts in Support of Finding: The proposed development a residential
development and not located within a mixed -use overlay district. Therefore, these
master plan findings do not apply.
Finding: As applicable to affordable multi -family housing developments, the
project complies with the maximum density standards allowed pursuant to the
general plan and provides affordable housing to low or very -low income
households, as defined by the California Department of Housing and
Community Development. The project includes long-term affordability
covenants in compliance with state law.
Facts in Support of Finding: The proposed development includes 40 residential
ownership units that are proposed to be sold at market rate. The project complies
with the maximum density standards allowed pursuant to the proposed RIOD. No
affordability covenants are proposed because the project is not required to
provide affordable housing in line with the City's inclusionary ordinance nor is the
project proposing affordable housing.
E. The proposed project complies with Title 13, Section 13-83.63(c) of the Costa Mesa
Municipal Code "Master Plan for Residential Incentive Overlay District Findings"
because:
Finding: The project is consistent with the General Plan and meets the purpose
and intent of the residential incentive overlay district.
Facts in Support of Finding: The proposed development is consistent with the
broader goals of the General Plan by promoting housing opportunities, as
specified in General Plan Land Use Objective LU1-A, Land Use Policy LU-1.3,
Land Use Objective LU-2A, and Housing Element Policy HOU-3.2. Additionally,
the project meets the purpose and intent of the RIOD as the project provides new
housing opportunities and the design reflects architectural standards and site
planning that maintains the character and integrity of the surrounding residential
and commercial areas. By prioritizing amenity connectivity and experience, the
development fosters a sense of place while contributing to the overall livability of
a highly urbanized environment.
Finding: The project includes adequate resident -serving amenities in the
common open space areas and/or private open space areas in areas including,
but not limited to, patios, balconies, roof terraces, walkways, and landscaped
areas.
Facts in Support of Finding: The project provides a mix of private and shared
open space amenities that support both individual and community needs. Each
Resolution No. 2025-30 Page 13 of 55
unit includes a private rear yard, a covered second -floor balcony directly
accessible from the living room, and an approximately 230-square-foot roof deck,
providing multiple outdoor living opportunities. These features are complemented
by common amenities such as a barbecue area, children's play area, and flex -
use space, which encourage community interaction and recreation. In addition,
the project's proximity to a proposed adjacent passive recreation area further
enhances the quality of life for residents and reflects strong site planning
consistent with this finding.
Finding: The project is consistent with the compatibility standards for
residential development in that it provides adequate protection for residents
from excessive noise, odors, vibration, light and glare, toxic emanations, and
air pollution.
Facts in Support of Finding: The project is consistent with residential
development standards and has been designed and conditioned to protect future
residents from potential environmental impacts such as noise, vibration, light,
glare, and air quality. The Mitigated Negative Declaration concludes that noise
impacts will be less than significant, as the project's trip generation is minimal and
would not noticeably affect existing traffic noise levels. Construction and
operational vibration impacts are also expected to be less than significant, and
the project has been conditioned to include a lighting plan and photometric study
to ensure light and glare are appropriately managed. Furthermore, the project's
operations are not anticipated to pose any health risks to nearby sensitive
receptors, confirming that it meets all applicable health standards for residential
use.
Finding: The proposed residences have adequate separation and screening
from adjacent commercial uses through site planning considerations,
structural features, landscaping, and perimeter walls.
Facts in Support of Finding: The proposed development ensures appropriate
separation and screening from neighboring residential and commercial
properties. Adjacent land uses include office spaces, automotive services, and
multi -family residential units. To the west, Herb's Garage, an auto service center,
is situated behind block walls, providing a physical barrier. To the east, an
underutilized parking lot associated with an existing office building is also
screened by block walls. Landscaping is incorporated along all property setbacks,
enhancing the visual buffer and contributing to the aesthetic integration with
surrounding uses.
The proposed project complies with Title 13, Section 13-83.63(e) of the Costa Mesa
E. Municipal Code "Deviation from Residential Incentive Overlay District
Standards Findings" because:
Finding: Strict interpretation and application of the overlay district's
development standards would result in practical difficulty inconsistent with
Resolution No. 2025-30 Page 14 of 55
the purpose and intent of the General Plan, while the deviation to the regulation
allows for a development that better achieves the purposes and intent of the
General Plan.
Facts in Support of Finding: The proposed project meets the intent of the RIOD
by providing well -designed residential development that aligns with the goals of
the General Plan. While the project includes deviations for floor area ratio (1.43
FAR), building height, common use open space, landscape parkways, garage
dimensions, parking, and setbacks, these adjustments allow for efficient site
planning and enhanced residential amenities. The development includes roof
decks, private rear yards, and covered balconies for each unit, supporting
livability and quality of life. Although the project proposes 9,817 square feet of
common use open space —less than the RIOD's minimum requirement —it
includes amenities like a barbecue area, children's play space, flex -use space,
and proximity to a proposed adjacent passive recreation area, fulfilling the intent
of the standard.
The parking deviation still results in a reasonable parking ratio of 2.58 spaces per
unit, with garages and conveniently located open stalls. Reduced side and rear
setbacks allow for a more compact and efficient layout that maintains
compatibility with surrounding land uses. Though the garage dimensions and stall
widths are slightly below standard, the design distributes parking accessibly
throughout the site. Overall, the requested deviations facilitate the development
of a residential project on an underutilized infill site within an urbanized area,
consistent with Land Use Objectives LU1-A and LU-2A and Housing Element
Policy HOU-3.2, by offering high -quality, accessible housing within an urban
corridor.
Finding: The granting of a deviation results in a development which exhibits
excellence in design, site planning, integration of uses and structures and
compatibility standards for residential development.
Facts in Support of Finding: The proposed development includes a cohesive
architectural style, the use of high -quality materials, and a well -organized internal
circulation that supports both aesthetics and site functionality. The project
includes landscaping, rooftop decks, private rear yards, and second -floor
balconies for each unit, which provide outdoor space and amenities commonly
associated with residential development. The development also includes
community -oriented amenities such as a barbecue area, children's play zone, and
a flex -use space, promoting a vibrant and engaging environment. Despite
requesting deviations for building height, FAR, setbacks, open space, and
parking, the project remains compatible with surrounding land uses and maintains
an appropriate scale and massing consistent with nearby developments. The
proposed site layout efficiently uses the available land while preserving a strong
sense of community and contributing positively to neighborhood character.
Resolution No. 2025-30 Page 15 of 55
Finding: The granting of a deviation will not be detrimental to the public health,
safety, or welfare, or materially injurious to properties or improvements in the
vicinity.
Facts in Support of Finding: The requested deviations will not be detrimental to
public health, safety, or welfare, nor will they negatively impact surrounding
properties or improvements. The project has undergone thorough environmental
review through a Mitigated Negative Declaration, which determined that potential
impacts related to noise, air quality, traffic, and hazardous materials would be less
than significant with a few mitigation measures. The development includes
appropriate setbacks, enhanced landscaping, and on -site amenities that promote
a livable environment while maintaining compatibility with neighboring uses.
Additionally, a trip generation memo confirms that the existing street infrastructure
can accommodate the project without causing adverse traffic impacts. The overall
design supports safe and efficient circulation for vehicles and pedestrians and
aligns with City standards to ensure a well -integrated residential neighborhood.
F. California Environmental Quality Act
The project has been reviewed for compliance with the California Environmental Quality
Act (CEQA), the CEQA Guidelines, and the City's environmental procedures. AN
IS/MND was prepared for the proposed project, pursuant to CEQA. Although the
proposed project could have a significant impact on the environment, mitigation
measures have been included as conditions of approval that reduce impacts to less
than significant levels.
Mitigation measures from the IS/MND including Mitigation Monitoring and Reporting
Program have been included as Exhibit D. If any of these mitigation measures are
removed or substantially modified, the Planning Commission must make a
recommendation to City Council for their consideration of the removed or modified
mitigation measures. The City Council must then make a finding that the removed or
modified mitigation measures will not result in significant environmental impacts.
G. Transportation
The project site is subject to a traffic impact fee, pursuant to Chapter XII, Article 3
Transportation System Management, of Title 13 of the Costa Mesa Municipal Code.
Resolution No. 2025-30 Page 16 of 55
EXHIBIT C
RECOMMENDED CONDITIONS OF APPROVAL
Ping. 1.
Approval of the General Plan Amendment PGPA-24-0001, Rezone, Master
Plan, and Tentative Tract Map No. 19351 is valid for two (2) years from the
effective date of this approval and will expire at the end of that period unless
applicant establishes the use by one of the following actions: 1) a building
permit has been issued and construction has commenced, and a valid
building permit has been maintained by making satisfactory progress as
determined by the Building Official; 2) a certificate of occupancy has been
issued. A time extension can be requested no less than thirty (30) days
or more than sixty (60) days before the expiration date of the permit and
submitted with the appropriate fee for review to the Planning Division. The
Director of Development Services may extend the time for an approved
permit or approval to be exercised up to 180 days subject to specific
findings listed in Title 13, Section 13-29(k)(6). Only one request for an
extension of 180 days may be approved by the Director. Any subsequent
extension requests shall be considered by the original approval authority.
2.
Master Plan PMAP-24-0002, and Tentative Tract Map No. 19351 shall
comply with the conditions of approval, code requirements, special district
requirements, and mitigation measures of the IS/MND for this project.
Mitigation Measures from the IS/MND for this project have been included as
Exhibit D. If any of these conditions are removed or substantially modified,
the City Council must make a finding that the project will not result in
significant environmental impacts.
3.
The conditions of approval, including Mitigation Measures incorporated as
Exhibit D, code requirements, and special district requirements of Master
Plan PMAP-24-0002, and Tentative Tract Map No. 19351 shall be
blueprinted on the face of the site plan as part of the plan check submittal
package.
4.
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 including
Mitigation Measures and code requirements have been satisfied.
5.
If any section, division, sentence, clause, phrase or portion of this resolution
is for any reason held to be invalid or unconstitutional by a decision of any
court of competent jurisdiction, such decision shall not affect the validity of
the remaining provisions.
6.
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.
7.
The project is subject to compliance with all applicable Federal, State, and
local laws. A copy of the applicable Costa Mesa Municipal Code
Resolution No. 2025-30 Page 17 of 55
requirements has been forwarded to the Applicant and, where applicable,
the Authorized Agent, for reference.
9. Street addresses shall be visible from the public street and may be
displayed either on the front door, on the fascia adjacent to the main
entrance, or on another prominent location. When the property has alley
access, address numerals shall be displayed in a prominent location visible
from the alley. 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.
10. No modification(s) of the approved building elevations including, but not
limited to, change of architectural type, 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. 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 or a variance, or in
the requirement to modify the construction to reflect the approved plans.
11. The project shall be limited to the type of buildings as described in this staff
report and in the attached plans. Any change in the use, size, or design
shall require review by the Planning Division and may require an
amendment to the Master Plan.
12. The Master Plan 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 and may be referred to the Planning Commission and/or
City Council 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 it, in the opinion of the
Economic and Development Services Director or designee, any of the
findings upon which the approval was based are no longer applicable.
13. The applicant and future homeowners shall contract with a waste disposal
company that will provide full on -site trash, recyclable, and organics
collection. Access for disposal collection shall be provided along the
private street or as otherwise authorized. There shall be no storage of trash
bins or cans on public streets with the exception of temporary use of the
right-of-way for rolling containers or loading to large trash trucks. (SCA U-
1)
14. A "Notice to Buyers" shall disclose that the project is located within an area
designated as general commercial in the City of Costa Mesa General Plan
and is subject to existing and potential annoyances or inconveniences
associated with industrial land uses. The Notice shall disclose the existing
surrounding industrial land uses, including but not limited to, operational
characteristics such as hours of operation, delivery schedules, outdoor
activities, and noise and odor generation. In addition, the Notice shall state
that the existing land use characteristics are subject to change in the event
that new businesses move or existing businesses change ownership.
Resolution No. 2025-30 Page 18 of 55
15. The open, unassigned parking spaces shall be clearly marked as guest
parking spaces. Signage will be posted to indicate that these spaces are
available to all visitors.
16. All fencing onsite must be block walls. The applicant shall submit a detailed
block wall plan for review. The location and heights of block walls shall
comply with Code requirements, as well as any visibility standards for traffic
safety related to ingress and egress. The private, interior fences between
the homes shall be a minimum of six feet in height. (SCA AE-7) (SCA TRA-
2)
17. 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 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.
18. The applicant shall defend, indemnify, and hold harmless the City, its
elected and appointed officials, agents, officers and employees from any
claim, legal action, or proceeding (collectively referred to as "proceeding")
brought against the City, its elected and appointed officials, agents, officers
or employees arising out of, or which are in any way related to, the
applicant's project, or any approval granted by City related to the applicant's
project. 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. City shall have the right
to choose its own legal counsel to represent the City's interests, and
applicant shall indemnify City for all such costs incurred by City.
19. Prior to issuance of building permits, the applicant shall provide the
Conditions, Covenants, and Restrictions (CC&Rs) to the Development
Services Director and City Attorney's office for review. The CC&Rs must be
in a form and substance acceptable to, and shall be approved by the
Development Services Director and City Attorney's office.
A. The CC&Rs shall contain provisions requiring that the maintenance or
HOA homeowner's association (HOA) effectively manage parking and
contract with a towing service to enforce the parking regulations and shall
Resolution No. 2025-30 Page 19 of 55
contain restrictions prohibiting parking in the driveway and in front of garage
doors.
B. The CC&Rs shall also contain provisions related to use, preservation and
maintenance of the common drive aisle and open space areas in perpetuity
by the maintenance or homeowner's association.
C. The CC&Rs shall contain restrictions requiring residents to park vehicles
in the garage spaces provided for each unit. Storage of other items may
occur only to the extent that vehicles may still be parked within the required
garage spaces.
D. The CC&Rs shall contain a notice that all open parking spaces shall be
unassigned and available for visitors.
E. The CC&Rs shall be limited to the ground rules related to: architectural
control over future building modifications or additions, architectural design
and guidelines for the property, and engagement in alternative dispute
resolution before filing a lawsuit to resolve conflicts.
F. The CC&Rs shall contain provisions requiring that:
a. The two -car garages in the residential community are being used
for vehicle parking by the resident(s).
b. Each two -car garage shall maintain a minimum internal clear
dimension of 19 feet, six inches in width and 20 feet in depth, free of
obstructions such as storage items, utility equipment, appliances, or
other items that would prevent the accommodation of two vehicles.
c. The HOA shall have the authority to address repeated misuse of
garage space through established enforcement procedures,
including voluntary inspections when warranted.
Any subsequent revisions to the CC&Rs related to these provisions must
be reviewed and approved by the City Attorney's office and the
Development Services Director before they become effective.
20. Applicant shall provide proof of establishment of a homeowner's
association prior to release of any utilities prior to selling any of the units as
condominiums.
21. The applicant shall contact the current cable company prior to issuance of
building permits to arrange for pre -wiring for future cable communication
service.
22. All utilities servicing irrigation, project lighting and other commonly serving
improvements, shall be provided by (a) common meter(s) that is the shared
responsibility for all property owners in the development project. The
CC&Rs or other organizational documents shall include verbiage requiring
the common meters for the life of the development project.
23. The precise grading plan shall clearly show the lowest and highest point of
the development. The lowest point of the finished surface elevation of either
the ground, paving or sidewalk within the area between the building and the
Resolution No. 2025-30 Page 20 of 55
property line, or when the property line is more than five (5) feet from the
building, between the building and a line five (5) feet from the building.
Bldg. 24.
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. on Saturday. Noise -
generating construction activities shall be prohibited on Sunday and the
following federal holidays: New Year's Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day and Christmas Day. (SCA N0I-1) (SCA
AE-8)
25.
Prior to issuance of a building permit, the City's Building and Fire
Departments shall review the proposed development plans to determine
compliance with all building and safety and fire codes, and to ensure safety,
suitable occupancy and the necessary occupant ingress and egress.
26.
Comply with the requirements of the adopted California Residential Code,
California Building Code, California Electrical Code, California Mechanical
Code, California Plumbing Code, California Green Building Standards,
California Energy Code, and California Code of Regulations also known as
the California Building Standards Code, as amended by the City of Costa
Mesa at the time of plan submittal or permit issuance. Requirements for
accessibility to sites, facilities, buildings, and elements by individuals with
disability shall comply with Chapter 11A and 11 B of the California Building
Code.
27.
If soil contamination exists, then remediation plans shall be submitted to
both the Building Division and the County of Orange for review, approval
and issuing a permit. Building permit(s) shall not be issued until the soil is
certified as clean and usable by a Soil's Engineer. (MM HAZ-1)
28.
Maximum allowable area of new and additions shall be determined in
accordance with the applicable provisions of California Building Code.
29.
Maximum area of exterior wall openings shall be determined in accordance
with the applicable provisions of California Building Code.
30.
Construction/ improvements that encroach within Public Utility Easements
shall require written approvals from the utility companies associated with
that easement.
31.
The ground adjacent immediately to the foundation shall be sloped away
from the building at a slope of not less than 5% for a minimum distance of
10 feet measured perpendicular to the face of the wall CBC sec. 1804.3.
See also exception. ii- 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 devise a minimum of 12 inches plus 2
percent California Building Code sec. 1808.7.4
32.
All single family residential structures shall be future ready for electric water
heater, electric range, electric clothes washer, electric heat pump, energy
storage system (ESS), solar ready, and EV charger ready.
Eng. 33.
Comply with the requirements contained in the letter prepared by the City
Engineer (Exhibit D1)
Resolution No. 2025-30 Page 21 of 55
PRIOR TO ISSUANCE OF A DEMOLITION OR GRADING PERMIT
Ping. 1. Demolition permits for existing structure(s) shall be obtained and all work
and inspections completed prior to final building inspections. Applicant is
notified that written notice to the Air Quality Management District may be
required ten (10) days prior to demolition.
2. SCAQMD Rule 403 shall be adhered to and ensure the cleanup of
construction -related dirt on approach routes to the site. Rule 403 prohibits
the release of fugitive dust emissions from any active operation, open
storage pile, or disturbed surface area beyond the property line of the
emission sources. Particulate matter deposits on public roadways are also
prohibited.
3. All construction contractors shall comply with South Coast Air Quality
Management District (SCAQMD) regulations, including Rule 403, Fugitive
Dust. All grading (regardless of acreage) shall apply best available control
measures for fugitive dust in accordance with Rule 403. To ensure that the
project is in full compliance with applicable SCAQMD dust regulations and
that there is no nuisance impact off the site, the contractor would implement
each of the following:
® Moisten soil not more than 15 minutes prior to moving soil or
conduct whatever watering is necessary to prevent visible dust
emissions from exceeding 100 feet in any direction.
Apply chemical stabilizers to disturbed surface areas (completed
grading areas) within five days of completing grading or apply dust
suppressants or vegetation sufficient to maintain a stabilized
surface.
® Water excavated soil piles hourly or covered with temporary
coverings.
® Water exposed surfaces at least twice a day under calm
conditions. Water as often as needed on windy days when winds
are less than 25 miles per day or during very dry weather in order
to maintain a surface crust and prevent the release of visible
emissions from the construction site.
® Wash mud -covered tired and under -carriages of trucks leaving
construction sites.
® Provide for street sweeping, as needed, on adjacent roadways to
remove dirt dropped by construction vehicles or mud, which would
otherwise be carried off by trucks departing project sites.
® Securely cover loads with a tight fitting tarp on any truck leaving
the construction sites to dispose of debris.
® Cease grading during period when winds exceed 25 miles per
hour. (SCA HYD-1)
4. Adequate watering techniques shall be employed to partially mitigate the
impact of construction —generated dust particulates. Portions of the project
site that are undergoing earth moving operations shall be watered such that
Resolution No. 2025-30 Page 22 of 55
a crust will be formed on the ground surface and then watered again at the
end of the day. (SCA HYD-2)
5. Grading operations shall be suspended during first and second stage ozone
episodes or when winds exceed 25 mph. (SCA HYD-3)
6. 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 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 Transportation Services Manager. (SCA TRA-1)
7. Prior to Project commencement of construction, the Applicant or designee
shall submit a Construction Traffic Management Plan (TMP) for review and
approval by the City Traffic Engineer. The TMP shall include signage, lane
closures, flag persons, etc., and shall specify that one lane of travel in each
direction shall be maintained along City rights -of -way. Bicycle lanes,
pedestrian sidewalks, and bus stops shall remain open and accessible, to
the greatest extent feasible, during construction or shall be re-routed to
ensure continued connectivity while maintaining Americans with Disabilities
Act (ADA) accessibility. The TMP shall be incorporated into project
specifications for verification prior to final plan approval. (MM TRA-1)
8. Prior to issuance of a grading permit, the contractor shall retain a qualified
environmental professional with Phase II/Site Characterization experience,
to be approved by the City's Department of Public Works City Engineer, to
prepare a Soil Management Plan (SMP). The SMP shall be made available
to the contractor, construction workers, and the City Engineer for use during
grading/excavation activities. The SMP shall include guidelines for safety
measures and soil management in the event that soils are to be disturbed,
and for handling soil during any planned earthwork activities. The SMP shall
also include a decision framework and specific risk management measures
for managing soil, including any soil import/export activities, in a manner
protective of human health and consistent with applicable regulatory
requirements. During the grading phase, the qualified professional shall
conduct soil sampling and monitor soil conditions. In the event where
contaminated soil is discovered, the qualified professional shall take a
sample and coordinate laboratory testing to determine contamination levels
before the import, export, or re -use of the soil for residential purposes.
Should any soil samples identify contamination levels in exceedance of
existing Federal, State, and/or local human health screening levels for
residential uses, the soil shall be disposed off site by a licensed hazardous
waste hauler in accordance with applicable Federal, State, and local
regulations. (MM HAZ-1)
Resolution No. 2025-30 Page 23 of 55
9. Prior to issuance of a grading permit and any ground -disturbing activities,
the project applicant shall consult with a geologist or paleontologist to
confirm whether anticipated grading would occur at depths that could
encounter highly sensitive sediments for paleontological resources. If
confirmed that underlying sediments may have high sensitivity, construction
activity shall be monitored by a qualified paleontologist retained by the
project applicant and a written Project Monitoring Plan (PMP) shall be
submitted to the City of Costa Mesa's Director of Economic and
Development Services for review and approval. The monitoring plan shall
include monitor contact information, specific procedures for field
observation, diverting and grading to protect finds, and procedures to be
followed in the event of significant finds. The paleontologist shall have the
authority to halt construction during construction activity. Because the
project area is immediately underlain by Holocene sediments (low
sensitivity) and the depth of these sediments is unknown, spot-check
monitoring shall be conducted to identify potential fossils and the lithological
transition to Pleistocene sediments. If Pleistoceneaged sediments are
discovered at depth, monitoring shall transition to full-time as ground -
disturbing activities occur at or below this identified depth because these
Pleistocene units have been identified as having high sensitivity for
paleontological resources. (MM GEO-1)
10. In the event of any fossil discovery, regardless of depth or geologic
formation, construction work shall halt within a 50-foot radius of the find until
a qualified paleontologist retained by the project applicant can determine
its significance. Significant fossils shall be recovered, prepared to the point
of curation, identified by qualified experts, listed in a database to facilitate
analysis, and deposited in a designated paleontological curation facility in
accordance with the standards of the Society of Vertebrate Paleontology
(2010). The most likely repository is the Natural History Museum of Los
Angeles County (NHMLAC). The repository shall be identified, and a
curatorial arrangement shall be signed prior to the collection of the fossils.
(MM GEO-2)
11. Prior to issuance of grading permits, the City of Costa Mesa shall ensure a
qualified archaeologist who meets the Secretary of the Interior's Standards
for professional archaeology has been retained for the project and shall be
on -call during all demolition and grading/excavation. The qualified
archaeologist shall ensure the following measures are followed for the
project:
® Prior to any ground disturbance, the qualified archaeologist, or their
designee, shall provide worker environmental awareness protection
training to construction personnel regarding regulatory requirements
for the protection of cultural (prehistoric and historic) resources. As
part of this training, construction personnel shall be briefed on proper
procedures to follow should resources of a potentially cultural nature
be discovered during construction. Workers shall be provided
Resolution No. 2025-30 Page 24 of 55
contact information and protocols to follow in the event that
inadvertent discoveries are made. The training can be in the form of
a video or PowerPoint presentation. Printed literature (handouts)
can accompany the training and can also be given to new workers
and contractors to avoid the necessity of continuous training over
the course of the project.
® Prior to any ground disturbance, the applicant shall submit a written
Project Monitoring Plan (PMP) to the City of Costa Mesa's Director
of Economic and Development Services for review and approval.
The monitoring plan shall include monitor contact information
(including the qualified archeologist and the Native American
Monitor per Mitigation Measure TCR-1), specific procedures for field
observation, diverting and grading to protect finds, and procedures
to be followed in the event of significant finds.
® In the event resources of a potentially Native American nature are
discovered during any stage of project construction, all construction
work within 50 feet (15 meters) of the discovered tribal cultural
resource ("TCR") shall cease and the Kizh Monitor shall assess the
discovery. Construction activities outside the buffer zone may
continue during the Kizh Monitor's assessment.
o Non -Native American (Non-TCR) Discoveries: If warranted
based on the qualified archaeologist's evaluation of the
archaeological (but non-TCR) discovery, the archaeologist
shall collect the resource and prepare a test -level report
describing the results of the investigation. The test -level
report shall evaluate the site including discussing the
significance (depth, nature, condition, and extent of the
resource), identifying final Cultural Mitigation Measures, if
any, that the City of Costa Mesa's Director of Economic and
Development Services shall verify are incorporated into future
construction plans, and providing cost estimates.
o Conjoined Archaeological and Native American (TCR)
Discoveries: If, following consultation with the Kizh Monitor, it
is determined that a historic or prehistoric discovery includes
Native American materials or resources, then the Kizh
Monitor shall determine the appropriate treatment of the
discovered TCR(s) consistent with Mitigation Measure TCR-
1. The Kizh Monitor shall prepare a TCR discovery report,
which may include descriptions and evaluations of the area
and conditions at the site of the discovery (i.e., depth, nature,
condition, and extent of the resources), as well as a
discussion of the significance to the Kizh Nation.
Resolution No. 2025-30 Page 25 of 55
o The requirements of Section 15064.5 of the CEQA Guidelines
shall be followed. Construction work within the buffer area
surrounding a TCR discovery shall resume only after the Kizh
Monitor has (1) appropriately inventoried and documented
the resource and any surrounding material of significance to
the Kizh Nation, and (2) completed the appropriate treatment
of the resource consistent with Mitigation Measure TCR-1.
(MM CUL-1)
12. Prior to issuance of any grading permits, the Applicant shall formally retain
a Native American monitor from the Native American tribe that is culturally
and ancestrally affiliated with the Project location: the Gabrieleno Band of
Mission Indians — Kizh Nation. The Applicant shall allow 45 days from initial
contact with the first preference tribe (Kizh Nation) to enter into a contract
for monitoring services. If the Applicant can demonstrate they were unable
to secure an agreement with the first preference tribe, or if the contracted
tribe fails to fulfill its obligation under the contract terms, then the Applicant
may retain an alternative qualified tribal monitor approved by the City. The
City approved Monitor (the "Monitor"), shall monitor all "ground -disturbing"
Project activities, (I.e., both on -site and any off -site locations that are
included in the project description/definition and/or required in connection
with the project, such as public improvement work), which includes but is
not limited to: demolition, grubbing/clearing, rough grading, precise
grading, mass grading, trenching, excavation, boring, auguring, and weed
abatement on previously disturbed and undisturbed ground (collectively
"ground disturbing activities"). A copy of the executed contract shall be
submitted to the Costa Mesa Economic and Development Services
Department prior to the issuance of any permit necessary to commence
ground disturbing activities.
The Monitor shall prepare daily monitoring logs that include descriptions of
the relevant ground disturbing activities, locations of such activities,
observed soil types, and the presence or absence of tribal cultural related
materials. Should tribal cultural -related resources be discovered, monitor
logs shall identify and describe such resources, including but not limited to,
Native American cultural and historical artifacts, as well as any discovered
Native American (ancestral) human remains and burial goods. Copies of
monitor logs shall be provided to the City of Costa Mesa and maintained as
confidential. In the event resources are discovered during any phase of
ground disturbing activities, and it is determined by the Monitor, in
consultation with the City, to be Native American in origin, then all
construction activity within fifty (50) feet (15 meters) of the find shall cease
until the Monitor can assess the find. Work shall be allowed to continue
outside of the buffer zone. The Monitor shall determine the appropriate
treatment of the discovered resource that is consistent with the tribe's
cultural practices, including reinternment on site in an appropriate area
Resolution No. 2025-30 Page 26 of 55
determined by the tribe in consultation with the City and the applicant, or
retention of the discovered resource for educational purposes. Construction
work within the buffer area surrounding a TCR discovery shall resume only
after the Monitor has (1) appropriately inventoried and documented the
resource and any surrounding material of significance to the Kizh Nation,
and (2) completed the appropriate treatment of the resource.
Monitoring for tribal cultural resources ("TCR") shall conclude upon the
City's receipt of written confirmation from the Monitor that ground disturbing
activities with potential impacts to discovered and/or undiscovered TCRs
are complete. (MM TCR-1)
13. 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. (SCA GEO-1)
Bldg. 14. Prior to the Building Division (AQMD) issuing a demolition permit contact
South Coast Air Quality Management District located at: 21865 Copley Dr.
Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 Or Visit their web site
http://www.costamesaca.gov/modules/showdocument.aspx?documentid=
23381 The Building Div. will not issue a demolition permit until an
Identification no. is provided by AQMD.
15. Prior to the issuance of grading permits, submit a precise grading plan, an
erosion control plan and a hydrology study. A precise grading plan shall not
be required if any of the following are met: (1) An excavation which does
not exceed 50 CY on any one site and which is less than 2 ft in vertical
depth, or which does not create a cut slope greater than 1 '/2:1 (excluding
foundation area); (2) A fill less than 1 foot in depth placed on natural grade
with a slope flatter than 5:1, which does not exceed 50 CY on any one lot
and does not obstruct a drainage course; and (3) A fill less than 3 ft in depth,
not intended to support structures, which does not exceed 50 CY on any
one lot and does not obstruct a drainage course. Prior to issuing the
Building permit, the rough grading certificate shall be submitted to the
Building Division.
16. Prior to the issuance of grading permits, submit a soils report for this project.
Soil's Report recommendations shall be blueprinted on both the
architectural and the precise grading plans.
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. Permits shall be obtained for all signs according to the provisions of the
Costa Mesa Sign Ordinance.
Resolution No. 2025-30 Page 27 of 55
Bldg. 2. Comply with the requirements of the adopted California Building Code,
California Electrical Code, California Mechanical Code, California Plumbing
Code, California Green Building Standards, California Energy Code, and
California Code of Regulations also known as the California Building
Standards Code, as amended by the City of Costa Mesa at the time of plan
submittal or permit issuance. Requirements for accessibility to sites,
facilities, buildings and elements by individuals with disability shall comply
with chapter 11 B of the California Building Code. A change of occupancy
shall require compliance with the Disabled access requirements of chapter
11 B of the California Building Code.
3. Plans shall be prepared under the supervision of a registered California
Architect or Engineer. Plan shall be stamped and signed by the registered
California Architect or Engineer.
Fire 4. Comply with the requirements of the 2022 California Fire Code, including
the reference standards, as adopted and amended by Costa Mesa Fire &
Rescue.
Bus. 5. All contractors and subcontractors must have valid business licenses to do
Lic. 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.
PRIOR TO ISSUANCE OF A BUILDING PERMIT
Ping. 1.
Prior to issuance of building permits, the applicant shall contact the US
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.
2.
The conditions of approval and ordinance or code provisions of the Master
Plan shall be blueprinted on the face of the site plan as part of the plan
check submittal package.
Ping. 3.
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, 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.
4.
Two (2) sets of landscape and irrigation plans, approved by the Planning
Division, shall be attached to two of the final building plan sets.
5.
Subject to exceptions to allow for ADA paths of travel or other specific
purposes identified by the applicant's landscape architect, all landscaped
areas shall be separated from paved vehicular areas by 6" high continuous
Portland Cement Concrete curbing.
6.
The landscaping of this project shall comply with the City's landscaping
requirements and any applicable guidelines (i.e. Water Efficient Landscape
Guidelines). The final landscape plan shall meet tree count, tree selection,
shrub count, groundcover and turf requirements per the City's Zoning Code.
(SCA AE-2)
Resolution No. 2025-30 Page 28 of 55
7. Prior to issuance of building permits, a final landscape plan indicating the
landscape palette and the design/material of paved areas shall be
submitted for review and approval by the Planning Division. The driveway
entrances shall also be enhanced with pervious pavers, colored concrete,
or other treatment to the satisfaction of the Development Services Director.
(SCA AE-3)
8. Enhanced landscaping is required within the front setback under the
direction of Planning Staff. (SCA AE-4)
9. Prior to the issuance of a building permit, the applicant shall install
permanent physical barriers such as bollards, guardrails, fences, or raised
curbs and concrete wheel stops at the front edge of all parking spaces
adjacent to sidewalks and common use open space. Concrete wheel stops
shall be installed 2'-0" from the front edge of open parking spaces, or where
applicable, landscape planters shall be increased 2'-0" to allow curbing to
serve as a wheel stop. These barriers shall be designed and placed to
prevent vehicle overhang from encroaching into the project walkways,
public sidewalk areas, and common use open areas, and shall comply with
all accessibility standards. The design, materials, and placement shall be
subject to review of the City Engineer and Planning Division to ensure
compatibility with the residential development and surrounding streetscape.
10. The material for the driveways along Victoria Place shall be permeable
decorative interlocking pavers.
11. The applicant shall provide for a bicycle rack on the property, based on
locational approval from Planning and Transportation Services, to allow for
parking credit of one standard parking space. A greater amount of bicycle
racks and bicycle lockers can be provided upon approval of the Planning
Division.
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.
(SCA AE-5)
13. Prior to the issuance of Building Permits, the Applicant shall submit a
Lighting Plan and Photometric Study for the approval of the City's Economic
and Development Services Department. The Lighting Plan shall
demonstrate compliance with the following: (a) Lighting design and layout
shall limit spill light to no more than 0.5-foot candle at the property line of
the surrounding neighbors, consistent with the level of lighting that is
deemed necessary for safety and security purposes on site. (b) Glare
shields may be required for select light standards. (SCA AE-9)
Resolution No. 2025-30 Page 29 of 55
14. The applicant shall work with any utility agencies' right-of-way areas and/or
easements related to any overhead power lines, and receive clearance
prior to issuance of building permits.
15. Trash facilities shall be screened from view, and designed and located
appropriately to minimize potential noise and odor impacts to residential
areas either within the garages or within the side year areas (behind
fences).
16. All on -site utility services shall be installed underground or on the roof (e.g.,
satellite dishes), in which case such utility services shall be obscured from
view.
17. On -site lighting shall be provided in all parking areas, vehicular access
ways, and along major walkways. The lighting shall be directed onto
driveways and walkways within the project and away from dwelling units
and adjacent properties to minimize light and glare impacts and shall be of
a type approved by the Development Services Director. (SCA AE-10)
18. The parking area and pedestrian paths shall be equipped with lighting of
sufficient power to illuminate and make easily discernable the appearance
and conduct of all persons on or about the site.
19. Transformers, backflow preventers, and any other approved above- ground
utility improvement shall be located outside of the required street setback
area. If that is not possible due to requirements imposed by the utility
companies and/or space limitations, the above -ground utilities shall be
screened from view with landscape materials subject to review by Planning
staff and the utility company standards.
20. 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.
21. Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
22. Prior to building permit issuance, the applicant shall submit a
comprehensive utilities plan that shows utility design, undergrounding and
required dedications/easements. The plan will be reviewed by both the
City's Building Division and Public Works Department.
23. Prior to issuance of building permits, the Developer shall pay a park impact
fee or dedicate parkland to meet the demands of the proposed
development.
24. All new and existing construction shall be architecturally compatible with
regard to building materials, style, colors, etc. with the existing structure(s).
Plans submitted for plan check shall indicate how this will be accomplished.
(SCA A-1)
25. Prior to issuance of building permits, the applicant shall revise the building
elevations and/or architectural elevations to reorient the front facing facade
toward Victoria Place so to not appear as a sidewall. Final architectural
Resolution No. 2025-30 Page 30 of 55
treatment and design shall be subject to review and approval by the
Planning Division.
Play 26. Stationary play equipment shall be located on turf, sand, or other treated
Areas surface to the satisfaction of the Director of Economic & Development.
27. Prior to building permit issuance, the applicant shall submit a final
playground plan for review and approval, which includes detailed
playground specifications of manufactured play equipment. The playground
plan shall depict safety fall zones, safety surfacing materials and
construction specifications, manufacturer and model numbers of equipment
and equipment deck heights. On a project -specific basis, the Director of
Economic & Development or designee shall require that the playground
plan adequately serve the anticipated number of users and their activities.
Fire 28. Prior to issuance of a building permit, the applicant shall submit and have
approved by the Fire Department an Emergency Access Plan, which
identifies and locates all Knox Boxes, Knox key switches, and Click2Enter
radio access control receivers. Said plan shall be incorporated into the plan
set for building permits.
Trans 29. The applicant shall submit a Traffic Impact Fee to the Transportation
Division prior to issuance of building permits to fulfill mitigation of off -site
traffic impacts. The fee is required in an amount determined by the
Transportation Division pursuant to the prevailing schedule of charges
adopted by the City Council. The fee is calculated based on the average
daily trip generation rate of 86 trip ends for the proposed project and
includes a credit for any previously existing use. At the current rate, the
estimated Traffic Impact Fee is $20,315.75. NOTE: The fee will be
recalculated at the time of issuance of building permits and based upon any
changes in the prevailing schedule of charges adopted by the City Council
and in effect at that time.
Bldg 30. Comply with the requirements of the latest edition of the California Building
Code, California Residential Code, California Electrical Code, California
Mechanical Code , California Plumbing Code , California Green Building
Standards Code and 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) and California Code of Regulations also known as the California
Building Standards Code, as amended by the City of Costa Mesa.
PRIOR TO FINAL INSPECTION/OCCUPANCY
Ping. 1. The applicant shall contact the Planning Division to arrange Planning
inspection of the site prior to the release of occupancy/utilities. This
inspection is to confirm that the conditions of approval and code
requirements have been satisfied.
2. Prior to final inspection or Certificate of Occupancy (C of O) the applicant
shall provide a scaled and dimensioned digital site plan(s) for the project
site, on either a CD or thumb drive, to the Planning Division. All site plans
Resolution No. 2025-30 Page 31 of 55
shall include an accurate and precise drawing of all building footprints and
property line locations for the entire project site. All buildings shall be
annotated with its corresponding address and suites if applicable.
3.
Landscaping and irrigation shall be installed in accordance with the
approved plans prior to final inspection or occupancy clearance. Only
canopy trees shall be planted within the development and public right-of-
way; palm trees shall not be used.
4.
Prior to final building inspection, a bicycle rack shall be installed in a location
such that it is functional, accessible and visible to the user. The placement
must ensure that parked bicycle do not interfere with vehicle circulation or
encroach upon an ADA-compliant walkway or sidewalk, maintaining clear
and unobstructed pedestrian access.
5.
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.
6.
Prior to issuance of a Certificate of Occupancy (C of O), the applicant shall
provide a detailed plan to the Public Works Department and Planning
Division showing a physical protection separating the Victoria Place vehicle
aisle and the adjacent sidewalk and landscape peninsula.
Play 7.
Prior to occupancy, the applicant shall submit a letter stating that the play
Areas
equipment installation has been inspected by a person authorized by the
manufacturer, that the equipment has been installed per manufacturer's
specifications, and that it complies with the minimum playground safety
regulations adopted by the State of California.
Trans 8.
Prior to final inspection or Certificate of Occupancy (C of O) the applicant
shall submit a detailed plan to the Transportation Division for review and
approval to design and construct a buffered class II bike lane with green
bicycle markings. The bike lane shall be a minimum of five feet from the
north curb face, and a two -foot buffer is to be placed between the bike lane
and the westbound travel lane.
9.
All parking spaces shall conform with the City of Costa Mesa Parking
Design Standards unless otherwise approved.
TENTATIVE TRACT MAP
Ping. 1. The Final Tract Map shall be recorded with the County of Orange prior to
the issuance of any precise grading or building permits for the proposed
development. However, demolition and rough grading permits may be
issued prior to recordation of the Final Tract Map.
Eng. 2. Comply with the conditions of approval in the letter prepared by the City
Engineer (Exhibit D1).
SPECIAL DISTRICT REQUIREMENTS
AQMD 1. Prior to the Building Division (AQMD) issuing a demolition permit, contact
South Coast Air Quality Management District located at:
Resolution No. 2025-30 Page 32 of 55
Sani. 2
Water 3
School 4
CDFA 5
21865 Copley Dr
Diamond Bar, CA 91765-4178
Tel: 909-396-2000
OR
Visit their web site:
http://www.costamesaca.gov/modules/showdocument.aspx?documentid=
23381
The Building Division will not issue a demolition permit until an identification
number is provided by AQMD.
It is recommended that the developer contact the Costa Mesa Sanitary
District at (949) 645-8400 for current district requirements.
Applicant is reminded that additional conditions of development may be
imposed by Mesa Consolidated Water District (949) 631-1200 and/or other
serving utilities. Subject to approval by the board of directors, Mesa
Consolidated Water District may require payment of a developer impact fee
prior to installation of water service or construction of required master plan
facilities.
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.
Pay applicable Newport Mesa Unified School District fees to the Building
Division prior to issuance of building permits.
Comply with the requirements of the California Department of Food and
Agriculture (CDFA) to determine if red imported fire ants exist on the
property prior to any soil movement or excavation. Call CDFA at 1-888-
4FIREANT for information.
Resolution No. 2025-30 Page 33 of 55
EXHIBIT D
MITIGATION MONITORING AND REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency
completes an environmental document which includes measures to mitigate or avoid
significant environmental effects, the public agency must adopt a reporting or monitoring
plan. This requirement ensures that environmental impacts found to be potentially significant
will be mitigated. The reporting or monitoring plan must be designed to ensure compliance
during project implementation (Public Resources Code Section 21081.6).
In compliance with Public Resources Code Section 21081.6, a Mitigation Monitoring and
Reporting Program (MMRP) has been prepared for the Victoria Place Project (Project); refer
to Table 1, Mitigation Monitoring and Reporting Checklist. This MMRP is intended to provide
verification that the implementation of all mitigation measures identified in the Draft IS/MND
are monitored and reported. Monitoring will include: 1) verification that each mitigation
measure has been implemented; 2) recordation of the actions taken to implement each
mitigation; and 3) retention of all such records in the project file.
This MMRP delineates responsibilities for monitoring the project. Pursuant to CEQA
Guidelines Section 15097(a), however, the City of Costa Mesa ultimately remains
responsible for ensuring that implementation of the mitigation measures occurs in
accordance with the mitigation program. Monitoring procedures will vary according to the
type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring
procedures took place and that mitigation measures were implemented.
Reporting consists of establishing a record that a mitigation measure is being implemented,
and generally involves the following steps:
The City distributes reporting forms to the appropriate entities for verification of
compliance.
® Departments/agencies with reporting responsibilities will review the Draft IS/MND,
which provides general background information on the reasons for the adopted
mitigation measures.
® Periodic meetings may be held during project implementation to report on compliance
of mitigation measures.
® Responsible parties provide the City of Costa Mesa with verification that monitoring
has been conducted and ensure, as applicable, that mitigation measures have been
implemented. Monitoring compliance may be documented through existing review
and approval programs such as field inspection reports and plan review.
The City of Costa Mesa prepares a reporting form periodically during the construction
phase and an annual report summarizing all project mitigation monitoring efforts.
Resolution No. 2025-30 Page 34 of 55
• Appropriate mitigation measures will be included in construction documents and/or
conditions of permits/approvals, as indicated.
Minor changes to the MMRP, if required, would be made in accordance with CEQA and
would be permitted after further review and approval by the City of Costa Mesa. Such
changes could include reassignment of monitoring and reporting responsibilities, plan
redesign to make any appropriate improvements, and/or modification, substitution, or
deletion of mitigation measures subject to conditions described in CEQA Guidelines Section
15162.
Resolution No. 2025-30 Page 35 of 55
Table 1
Mitigation Monitoring and Reporting Checklist
Mitigation
Mitigation Measure
Implementation
Timing
Monitoring
Taming
VERIFICATION OF
COMPLIANCE
Number
Responsibility
Responsibility
Initials
Date
Remarks
4.5 CULTURAL
RESOURCES
Prior to issuance of grading
Project
Prior to
City of Costa
Prior to
permits, the City of Costa
Applicant;
Issuance
Mesa
Issuance
Mesa shall ensure a qualified
Construction
of Grading
Development
of Grading
archaeologist who meets the
Contractor;
Permit;
Services
Permit,
Qualified
Prior to
Director
Prior to
Secretary of the Interior's
Archaeologist;
and
and
Standards for professional
Native American
During
During
archaeology has been
Monitor
Ground
Ground
retained for the project and
Disturbing
Disturbing
shall be on -call during all
Activities
Activities
demolition and
CUL-1
grading/excavation. The
qualified archaeologist shall
ensure the following
measures are followed for the
project:
• Prior to any ground
disturbance, the
qualified
archaeologist, or their
designee, shall provide
worker environmental
Resolution No. 2025-30 Page 36 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Tinning
VERIFICATION OF
COMPLIANCE
Initials
®ate
Remarks
awareness protection
training to construction
personnel regarding
regulatory
requirements for the
protection of cultural
(prehistoric and
historic) resources. As
part of this training,
construction personnel
shall be briefed on
proper procedures to
follow should
resources of a
potentially cultural
nature be discovered
during construction.
Workers shall be
provided contact
information and
protocols to follow in
the event that
inadvertent
discoveries are made.
The training can be in
the form of a video or
Resolution No. 2025-30 Page 37 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
PowerPoint
presentation. Printed
literature (handouts)
can accompany the
training and can also
be given to new
workers and
contractors to avoid
the necessity of
continuous training
over the course of the
project.
• Prior to any ground
disturbance, the
applicant shall submit
a written Project
Monitoring Plan (PMP)
to the City of Costa
Mesa's Director of
Economic and
Development Services
for review and
approval. The
monitoring plan shall
include monitor
contact information
Resolution No. 2025-30 Page 38 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Taming
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
(including the qualified
archeologist and the
Native American
Monitor per Mitigation
Measure TCR-1),
specific procedures for
field observation,
diverting and grading
to protect finds, and
procedures to be
followed in the event of
significant finds.
® In the event resources
of a potentially Native
American nature are
discovered during any
stage of project
construction, all
construction work
within 50 feet (15
meters) of the
discovered tribal
cultural resource
(°TCR") shall cease
and the Kizh Monitor
shall assess the
Resolution No. 2025-30 Page 39 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
discovery.
Construction activities
outside the buffer zone
may continue during
the Kizh Monitor's
assessment.
o Non -Native
American (Non-
TCR) Discoveries:
If warranted based
on the qualified
archaeologist's
evaluation of the
archaeological (but
non-TCR)
discovery, the
archaeologist shall
collect the resource
and prepare a test -
level report
describing the
results of the
investigation. The
test -level report
shall evaluate the
site including
Resolution No. 2025-30 Page 40 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
discussing the
significance (depth,
nature, condition,
and extent of the
resource),
identifying final
Cultural Mitigation
Measures, if any,
that the City of
Costa Mesa's
Director of
Economic and
Development
Services shall
verify are
incorporated into
future construction
plans, and
providing cost
estimates.
o Conjoined
Archaeological and
Native American
(TCR) Discoveries:
If, following
consultation with
Resolution No. 2025-30 Page 41 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Turning
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
®ate
Remarks
the Kizh Monitor, it
is determined that a
historic or
prehistoric
discovery includes
Native American
materials or
resources, then the
Kizh Monitor shall
determine the
appropriate
treatment of the
discovered TCR(s)
consistent with
Mitigation Measure
TCR-1. The Kizh
Monitor shall
prepare a TCR
discovery report,
which may include
descriptions and
evaluations of the
area and conditions
at the site of the
discovery (i.e.,
depth, nature,
Resolution No. 2025-30 Page 42 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Taming
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
condition, and
extent of the
resources), as well
as a discussion of
the significance to
the Kizh Nation.
o The requirements
of Section 15064.5
of the CEQA
Guidelines shall be
followed.
Construction work
within the buffer
area surrounding a
TCR discovery
shall resume only
after the Kizh
Monitor has (1)
appropriately
inventoried and
documented the
resource and any
surrounding
material of
significance to the
Kizh Nation, and
Resolution No. 2025-30 Page 43 of 55
Mitigation
Mitigation Measure
Implementation
Taming
Monitoring
Timing
VERIFICATION OF
COMPLIANCE
Number
Responsibility
Responsibility
Initials
Date
Remarks
(2) completed the
appropriate
treatment of the
resource consistent
with Mitigation
Measure TCR-1.
4.7 GEOLOGY
AND SOILS
Prior to issuance of a grading
Project
Prior to
City of Costa
Prior to
permit and any ground-
Applicant;
Issuance
Mesa
Issuance
disturbing activities, the project
Construction
of Grading
Development
of Grading
applicant shall consult with a
Contractor;
Permit;
Services
Permit;
geologist or paleontologist to
Qualified
Prior to
Director
Prior to
confirm whether anticipated
Geologist;
and
and
grading would occur at depths
Qualified
During
During
that could encounter highly
Paleontological
Ground
Ground
sensitive sediments for
Monitor
Disturbing
Disturbing
paleontological resources. If
Activities
Activities
GEO-1
confirmed that underlying
sediments may have high
sensitivity, construction activity
shall be monitored by a
qualified paleontologist
retained by the project
applicant and a written Project
Monitoring Plan (PMP) shall
be submitted to the City of
Costa Mesa's Director of
Economic and Development
Services for review and
Resolution No. 2025-30 Page 44 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibiifthy
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
approval. The monitoring plan
shall include monitor contact
information, specific
procedures for field
observation, diverting and
grading to protect finds, and
procedures to be followed in
the event of significant finds.
The paleontologist shall have
the authority to halt
construction during
construction activity. Because
the project area is immediately
underlain by Holocene
sediments (low sensitivity) and
the depth of these sediments
is unknown, spot-check
monitoring shall be conducted
to identify potential fossils and
the lithological transition to
Pleistocene sediments. If
Pleistocene -aged sediments
are discovered at depth,
monitoring shall transition to
full-time as ground -disturbing
activities occur at or below this
identified depth because these
Pleistocene units have been
identified as having high
Resolution No. 2025-30 Page 45 of 55
Mitigation
Implementation
Monitoring
VERIFICATION OF
Number
Mitigation Measure
Responsibility
Timing
Responsibility
Timing
COMPLIANCE
Initials
Date
Remarks
sensitivity for paleontological
resources.
In the event of any fossil
Construction
During
City of Costa
During
discovery, regardless of depth
Contractor;
Ground
Mesa
Ground
or geologic formation,
Qualified
Disturbing
Development
Disturbing
construction work shall halt
Paleontological
Activities
Services
Activities
within a 50-foot radius of the
Monitor
Director
find until a qualified
paleontologist retained by the
project applicant can
determine its significance.
Significant fossils shall be
recovered, prepared to the
point of curation, identified by
qualified experts, listed in a
GEO-2
database to facilitate analysis,
and deposited in a designated
paleontological curation facility
in accordance with the
standards of the Society of
Vertebrate Paleontology
(2010). The most likely
repository is the Natural
History Museum of Los
Angeles County (NHMLAC).
The repository shall be
identified, and a curatorial
arrangement shall be signed
prior to the collection of the
fossils.
Resolution No. 2025-30 Page 46 of 55
Mitigation
Implementation
Monitoring
VERIFICATION OF
Number
Mitigation Measure
Responsibility
Timing
Responsibility
Timing
COMPLIANCE
Initials
Date
Remarks
4.9 HAZARDS AND HAZARDOUS MATERIALS
Project
Prior to
Qualified
Prior to
Prior to issuance of a grading
Applicant;
Issuance
Environmental
Issuance
permit, the contractor shall
Construction
of Grading
Professional;
of Grading
retain a qualified
Contractor;
Permit;
City of Costa
Permit;
environmental professional
Qualified
Prior to
Mesa Public
Prior to
with Phase II/Site
Environmental
and
Services
and
Characterization experience,
Professional
During
Director
During
to be approved by the City's
with Phase
Ground
Ground
Department of Public Works
II/Site
Disturbing
Disturbing
City Engineer, to prepare a
Characterization
Activities
Activities
Soil Management Plan
Experience
(SMP). The SMP shall be
made available to the
contractor, construction
HAZ-1
workers, and the City
Engineer for use during
grading/excavation activities.
The SMP shall include
guidelines for safety
measures and soil
management in the event that
soils are to be disturbed, and
for handling soil during any
planned earthwork activities.
The SMP shall also include a
decision framework and
specific risk management
measures for managing soil,
including any soil
Resolution No. 2025-30 Page 47 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
import/export activities, in a
manner protective of human
health and consistent with
applicable regulatory
requirements. If required by
regulatory requirements, the
preparation and
implementation of a cleanup
plan such as the RAW shall
be deemed necessary.
During the grading phase, the
qualified professional shall
conduct soil sampling and
monitor soil conditions. In the
event where contaminated soil
is discovered, the qualified
professional shall take a
sample and coordinate
laboratory testing to determine
contamination levels before
the import, export, or re -use of
the soil for residential
purposes. Should any soil
samples identify
contamination levels in
exceedance of existing
Federal, State, and/or local
human health screening levels
for residential uses, the soil
Resolution No. 2025-30 Page 48 of 55
Mitigation
Implementation
Monitoring
VERIFICATION OF
Number
Mitigation Measure
Responsibility
Timing
Responsibility
Timing
COMPLIANCE
Initials
Date
Remarks
Shall be disposed off -site by a
licensed hazardous waste
hauler in accordance with
applicable Federal, State, and
local regulations.
4.17 TRANSPORTATION
Prior to Project
Project
Prior to
City of Costa
Prior to
commencement of
Applicant; City
and
Mesa Public
and
construction, the Applicant or
Traffic Engineer
During
Services
During
designee shall submit a
Ground
Director; City
Ground
Construction Traffic
Disturbing
Traffic
Disturbing
Management Plan (TMP) for
Activities
Engineer
Activities
review and approval by the
City Traffic Engineer. The TMP
shall include signage, lane
closures, flag persons, etc.,
and shall specify that one lane
TRA-1
of travel in each direction shall
be maintained along City
rights -of -way. Bicycle lanes,
pedestrian sidewalks, and bus
stops shall remain open and
accessible, to the greatest
extent feasible, during
construction or shall be re-
routed to ensure continued
connectivity while maintaining
Americans with Disabilities Act
(ADA) accessibility. The TMP
shall be incorporated into
Resolution No. 2025-30 Page 49 of 55
Mitigation
Implementation
Monitoring
VERIFICATION OF
Number
Mitigation Measure
Responsibility
Timing
Responsibility
Timing
COMPLIANCE
Initials
Date
Remarks
project specifications for
verification prior to final plan
approval.
4.18 TRIBAL CULTURAL RESOURCES
Prior to issuance of any
Native American
Prior to
Costa Mesa
Prior to
grading permits, the Applicant
Monitor
Issuance
Development
Issuance
shall formally retain a Native
of Grading
Services
of Grading
American monitor from the
Permit;
Director
Permit;
Native American tribe that is
During
Ground
Prior to
and
culturally and ancestrally
Disturbing
During
affiliated with the Project
Activities
Ground
location: the Gabrieleno Band
Disturbing
of Mission Indians — Kizh
Activities
Nation. The Applicant shall
allow 45 days from initial
TCR-1
contact with the first
preference tribe (Kizh Nation)
to enter into a contract for
monitoring services. If the
Applicant can demonstrate
they were unable to secure an
agreement with the first
preference tribe, or if the
contracted tribe fails to fulfill
its obligation under the
contract terms, then the
Applicant may retain an
Resolution No. 2025-30 Page 50 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
alternative qualified tribal
monitor approved by the City.
The City approved Monitor
(the "Monitor"), shall monitor
all "ground -disturbing" Project
activities, (i.e., both on -site
and any off -site locations that
are included in the project
description/definition and/or
required in connection with
the project, such as public
improvement work), which
includes but is not limited to:
demolition, grubbing/clearing,
rough grading, precise
grading, mass grading,
trenching, excavation, boring,
auguring, and weed
abatement on previously
disturbed and undisturbed
ground (collectively "ground
disturbing activities"). A copy
of the executed contract shall
be submitted to the Costa
Mesa Economic and
Development Services
Resolution No. 2025-30 Page 51 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Taming
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
Department prior to the
issuance of any permit
necessary to commence
ground -disturbing activities.
The Monitor shall prepare
daily monitoring logs that
include descriptions of the
relevant ground disturbing
activities, locations of such
activities, observed soil types,
and the presence or absence
of tribal cultural -related
materials. Should tribal
cultural -related resources be
discovered, monitor logs shall
identify and describe such
resources, including but not
limited to, Native American
cultural and historical
artifacts, as well as any
discovered Native American
(ancestral) human remains
and burial goods. Copies of
monitor logs shall be provided
to the City of Costa Mesa and
Resolution No. 2025-30 Page 52 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Taming
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
maintained as confidential. In
the event resources are
discovered during any phase
of ground disturbing activities,
and it is determined by the
Monitor, in consultation with
the City, to be Native
American in origin, then all
construction activity within
fifty (50) feet (15 meters) of
the find shall cease until the
Monitor can assess the find.
Work shall be allowed to
continue outside of the buffer
zone. The Monitor shall
determine the appropriate
treatment of the discovered
resource that is consistent
with the tribe's cultural
practices, including
reinternment on site in an
appropriate area determined
by the tribe in consultation
with the City and the
applicant, or retention of the
discovered resource for
Resolution No. 2025-30 Page 53 of 55
Mitigation
Number
Mitigation Measure
Implementation
Responsibility
Timing
Monitoring
Responsibility
Timing
VERIFICATION OF
COMPLIANCE
Initials
Date
Remarks
educational purposes.
Construction work within the
buffer area surrounding a
TCR discovery shall resume
only after the Monitor has (1)
appropriately inventoried and
documented the resource and
any surrounding material of
significance to the Kizh
Nation, and (2) completed the
appropriate treatment of the
resource.
Monitoring for tribal cultural
resources ("TCR") shall
conclude upon the City's
receipt of written confirmation
from the Monitor that ground
disturbing activities with
potential impacts to
discovered and/or
undiscovered TCRs are
complete.
Resolution No. 2025-30 Page 54 of 55
EXHIBIT D1
Public Works Conditions
Provided Under Separate Cover with June 9, 2025 Planning Commission Packet
Resolution No. 2025-30 Page 55 of 55
CITY OF COSTA MESA
CALIFORNIA 92628-1200 P.O. BOX 1200
PUBLIC WORKS DEPARTMENT — ENGINEERING DIVISION
April 22, 2025
Costa Mesa Planning Commission
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
SUBJECT: Tentative Tract No. 19351
LOCATION: 220 Victoria Street
Dear Commissioners:
Tentative Tract Map No. 19351 as furnished by the Planning Division for review by the Public Works
Department consists of subdividing two lots into one numbered lot for condominium purposes.
Tentative Tract Map No. 19351 meets with the approval of the Public Works Department, subject to
the following conditions:
1. The Tract shall be developed in full compliance with the State of California Subdivision 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. Copy 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 Victoria Street shall be released and relinquished to the
City of Costa Mesa except at approved access locations.
7. Dedicate easements as needed for public utilities.
8. 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.
9. 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.
77 FAIR DRIVE
PHONE: (714) 7S4-S33S FAX: (714) 754-5028 www.costamesaca.gov
Planning Commission 2025
10. Survey monuments shall be preserved and referenced before construction and replaced after
construction, pursuant to Section 8771 of the Business and Profession Code.
11. The elevations shown on all plans shall be based on the County of Orange Benchmark Datum.
12. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to guarantee
monumentation. The deposit amount shall be determined by the City Engineer.
13. Submit required cash deposit or surety bond to guarantee construction of off -site street
improvements at time of permit per Section 15-32, C.C.M.M.C. and as approved by City Engineer.
Amount to be based on construction cost estimate prepared by Engineer and approved by City
Engineer. The Subdivider and City shall enter into an agreement for the installation of the offsite
improvements as provided in Section 66462 of the California Subdivision Map Act.
14. 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, an approved Offsite Plan and nine
copies of the recorded Tract Map.
15. Submit for approval to the City of Costa Mesa preliminary plans that shows the undergrounding of
utility poles along the project's frontage, including any poles across the street which are only
servicing the existing property and that will not be utilized to the extent practical or feasible.
16. Submit for approval to the City of Costa Mesa final design plans approved for construction that
shows all proposed above and/or underground utilities within the public right-of-way required for
the construction of this project. Any proposed facilities within the public right-of-way shall be
approved by the City Engineer including but not limited to water, power, gas or telecommunication
services.
17. Construct a common area for passive recreation purposes in front of the project as shown on
the preliminary landscape plan. The maintenance of this area shall be responsibility of
the homeowner association. All improvements in the public right-of-way associated with the
passive recreation area shall be subject to the approval of the City Engineer.
18. Obtain an Encroachment 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.
19. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of
development and then reconstruct P.C.C. sidewalk per City of Costa Mesa Standards as shown
on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk.
20. Obtain an Encroachment 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.
21. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement and
Storm Drain Plans, that show Sewer and Water Improvements, prepared by a Civil Engineer
registered in the State of California.
22. Construct a catch basin within the public right-of-way and connect to the City storm drain system.
23. Prior to the issuance of the certificate of occupancy, the two existing 8" diameter storm drains
downstream of the project site on Victoria Place shall be replaced with 18" diameter reinforced
concrete pipes. This improvement shall be completed to the satisfaction of the City Engineer and
prior to slurry sealing the roadway.
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Planning Commission 2025
24. Fulfill City of Costa Mesa Drainage Ordinance No. 06-19 requirements prior to approval of Final
Tract Map
25. The Subdivider's engineers shall furnish the Engineering Division a hydrology/hydraulics study to
the City of Costa Mesa 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.
26. In order to comply with the latest Drainage Area Management Plan (DAMP), the proposed Project
shall prepare a Water Quality Management Plan (WQMP) conforming to the Current National
Pollution Discharge Elimination System (NPDES) and the Model WQMP, prepared by a Licensed
Civil Engineer, which shall be submitted to the City of Costa Mesa Engineering Divisions for review
and approval.
• A WQMP (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.
• Location of BMPs shall not be within the public right-of-way.
27. Ownership and maintenance of the private on -site drainage facilities, BMPs, parkway culverts and
other common areas shall be transferred by the owner to the Homeowner Association to be formed
pursuant to the C.C.M.M.C. Section 13-41 (e) and said association shall indemnify and hold
harmless the City of Costa Mesa 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 of Costa Mesa the standard (indemnity) Hold Harmless Agreement required for
such conditions prior to issuance of permits.
28. All sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949)
631-1731 for information.
29. All water system improvements shall meet the approval of Mesa Water District; call (949) 631-
1200 for information.
30. Obtain approval for the planting and species of trees in the public right-of-way from the City
Arborist.
31. Restore the roadway surface by slurry sealing along the project's frontage to the satisfaction of
the City Engineer.
Sincerely,
A?—
Seung Yang, YPE.
City Engineer
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