HomeMy WebLinkAbout07-60 - Approving Planning Application PA-07-01 and Zoning App ZA-07-23RESOLUTION NO. 07-60
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, APPROVING
PLANNING APPLICATION PA -07-01 AND ZONING
APPLICATION ZA-07-23.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, an application was filed by Total Real Estate Development,
authorized agent for C. J. Segerstrom and Sons, with respect to the real property
located at 3200 Harbor Boulevard, requesting approval of a conditional use permit to
construct an approximately 20,470 square foot automotive dealership (Carmax Auto
Superstore) in conjunction with a variance from maximum building height (30 feet
allowed; 41 feet proposed), an. administrative adjustment for landscape setback
along a portion of the Gisler Avenue frontage (15 feet required; 10 feet proposed),
and a Planned Signing Program; and
WHEREAS, a duly noticed public hearing was conducted by the Planning
Commission on June 11, 2007; and PA -07-01 and ZA-07-23 was approved; and
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act
(CEQA), the CEQA Guidelines, and the City of Costa Mesa environmental
procedures, and an Initial Study/Mitigated Negative Declaration was prepared and
made available for public review from May 21, 2007, to June 10, 2007, and public
comments consisting of written and oral testimony on the Initial Study/Mitigated
Negative Declaration, and responses to the public comments, was reviewed and
considered by the Planning Commission during the public hearing on June 11, 2007;
and
WHEREAS, on June 18, 2007, Planning Commission's approval of PA -07-01
and ZA-07-23 was appealed. to City Council; and
WHEREAS, a duly noticed public hearing was held by the City Council on
July 3, 2007.
BE IT RESOLVED, according to the Initial Study/Negative Declaration, which
reflects the independent judgment of the City of Costa Mesa, the proposed project
would not have a significant effect on the environment. Additionally, the evidence in
the record as a whole indicates that the project will not or cumulatively have an
adverse effect on wildlife resources or habitat; and
BE IT FURTHER RESOLVED that, based on the evidence in the record
and the findings contained in Exhibit "A", and subject to the conditions contained in
Exhibit "B", as well as conformance with the Mitigation Measures and Mitigation
Monitoring Program contained in Exhibits "C" and "C-1", the City Council hereby
APPROVES and PA -07-01 and ZA-07-23 for the property described above.
BE IT FURTHER RESOLVED that the Costa Mesa 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 PA -07-01 and ZA-07-23 and upon
applicant's compliance with each and all of the conditions of approval contained in
Exhibit "B", as well the Mitigation Measures and Mitigation Monitoring Program
contained in Exhibits "C" and "C-1". Should any material change occur in the
operation, or should the applicant fail to comply with the Conditions of Approval, then
this Resolution, and any recommendation for approval herein contained, shall be
deemed null and void.
PASSED AND ADOPTED this 3rd day of July, 2007.
ATTEST:
lie Folcik, City Clerk
Allan R. Mansoor, Mayor
APPROVED AS TO FORM:
Ki berly 14all Barlow, City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY
CERTIFY that the above and foregoing is the original of Resolution No. 07-60 and
was duly passed and adopted by the City Council of the City of Costa Mesa at a
regular meeting held on the 3rd day of July, 2007, by the following roll call vote, to wit:
AYES:
COUNCIL MEMBERS:
MANSOOR, BEVER, FOLEY, LEECE
NOES:
COUNCIL MEMBERS:
NONE
ABSENT:
COUNCIL MEMBERS:
DIXON
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of
the City of Costa Mesa this 5th day of July, 2007.
C 12., �'- D '- -�- D
J IE FOLCIK, CITY CLERK
PA -07-01 /ZA-07-23
EXHIBIT "A"
FINDINGS
A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e)
because:
• A compatible and harmonious relationship exists between the proposed
buildings, site development, and uses, and existing buildings, site
development, and uses on surrounding properties.
• Safety and compatibility of the design of the buildings, parking areas,
landscaping, luminaries, and other site features including functional aspects
of the site development such as automobile and pedestrian circulation.
• The proposed project will comply with the performance standards as
prescribed in the Zoning Code.
The proposed use is consistent with the General Plan.
• The planning application is for a project -specific case and does not establish
a precedent for future development.
• The cumulative effect of all the planning applications have been considered.
B. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(2) with regard to the conditional use permit in that the proposed
development and use is substantially compatible with developments in the same
general area. Granting the conditional use permit will not be materially detrimental
to the health, safety, and general welfare of the public or otherwise injurious to
properties or improvements within the immediate neighborhood. Specifically, the
development complies with the intent of the Zoning Code, as conditioned, to ensure
compatibility with the surrounding neighborhood. Conditions of approval include no
test driving of vehicles on residential streets, restricting driveway access east of
College Avenue, and limiting allowed driveway access on Gisler Avenue to right
turns only. These and other issues have been incorporated into the conditions of
approval and mitigation measures for the project.
C. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(1) to justify the variance for increased building height because of
special circumstances applicable to the property. Specifically, a relatively small
portion of the roof exceeds the height requirement, and the majority of the
proposed building is under the maximum allowable height of 30 feet. Additionally,
the proximity of the site to the elevated 1-405 Freeway creates a special
circumstance where approval of the variance is justified, and the gabled roof
element provides architectural interest to the building as seen from Harbor
Boulevard and the 1-405 Freeway. Granting the variance will not constitute a grant
of special privileges inconsistent with the limitation upon other properties in the
vicinity under identical zoning classifications.
PA -07-01 /ZA-07-23
D. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(1) with regard to the administrative adjustment for reduced
landscape setback because the strict application of the development standard
deprives such property of privileges enjoyed by others in the vicinity under an
identical zoning classification. Specifically, the reduced setback is consistent with
other existing automotive dealerships in the City. Additionally, the subject site will
have the full 20 feet of landscaping along the Harbor Boulevard frontage required
per code and the total length of the reduced setback is only 260 feet of the
approximately 1,245 total feet of lot frontage along Gisler Avenue, or 21 percent.
Granting the administrative adjustment will not constitute a grant of special
privileges inconsistent with the limitation upon other properties in the vicinity under
identical zoning classifications.
E. The planned signing program substantially complies with Costa Mesa Municipal
Code Section 13-29(g)(8) because the proposed signage, as conditioned, is
consistent with the intent of the Sign Code and the General Plan. The signs
allowed under the planned signing program are consistent with similar signage
within the area, taking into account sign style and shape, materials, letter style,
colors, and illumination. The signs allowed under the planned signing program are
compatible with the buildings and developments they identify — taking into account
materials, colors, and design motif. Approval does not constitute a grant of special
privilege or allow substantially greater visibility than what the standard sign
provisions allow.
F. An initial study was prepared, pursuant to the California Environmental Quality Act.
Although the proposed project could have a significant effect on the environment,
according to the Initial Study and Mitigated Negative Declaration, which reflect the
independent judgment of the City of Costa Mesa, there will not be a significant effect
on the environment because mitigation measures have been added to the project.
G. The evidence presented in the record as a whole indicates that the project will not
individually or cumulatively have an adverse effect on wildlife resources or habitat.
H. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation
System Management, of Title 13 of the Costa Mesa Municipal Code in that the
development project's traffic impacts will be mitigated by the payment of traffic
impact fees.
EXHIBIT `.`B"
CONDITIONS OF APPROVAL
PA -07-01 /ZA-07-23
Ping. 1.
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.
2.
The conditional use permit herein approved shall be valid until
revoked. However, the conditional use permit shall expire at the
end of one (1) year unless a business license is obtained and/or
the business legally commences or the applicant applies for and is
granted an extension of time. The conditional use permit may be
referred to the Planning Commission for modification or revocation
at any time if the conditions of approval have not been complied
with, if the use is operated in violation of applicable laws or
ordinances or, if in the opinion of the Development Services
Director or his designee, any of the findings upon which the
approval was based are no longer applicable. Nothing in this
condition shall exempt the applicant from complying with any time
limits applied to any construction authorized by this application.
3.
Prior to issuance of building permits, 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.
4.
The project is subject to compliance with all applicable federal,
state, and local laws. A copy of the applicable Costa Mesa
Municipal Code requirements has been forwarded to the
applicant and, where applicable, the authorized agent, for
reference.
5.
* Construction activities shall not occur outside the hours of 7 a.m.
and 8 p.m., Monday through Friday, and 8 a.m. to 6 p.m. on
Saturdays. No construction shall occur on Sundays and federal
holidays. Exceptions may be made for activities that will not
generate noise audible from off-site, such as painting and other
quiet interior work.
6.
The use of any external public address system is prohibited. This
includes music, voice paging systems, telephone and other bells
or buzzers, and all other amplified or broadcast sound systems.
7.
The business shall be conducted, at all times, in a manner that will
allow the quiet enjoyment of the surrounding neighborhood. The
applicant and/or business owner shall institute whatever security
and operational measures are necessary to comply with this
requirement.
8.
No storage of vehicles in a wrecked or dismantled condition shall
be permitted.
PA -07-01 /ZA-07-23
9. Street setback landscape planters shall have approved turf
and/or ground cover on the street side front half of the planter
and shrubbery plantings and trees on the back half. The number
of trees and shrubs shall comply with Costa Mesa Municipal
Code Section 13-106 for required landscaping materials.
10. Depth of the landscape planter along the Harbor Boulevard/1-405
frontage shall be a minimum of 20 feet. Depth of the landscape
planter along the Gisler Avenue frontage between Harbor
Boulevard and the first driveway approach shall be a minimum of
10 feet.
11. Deleted.
12. The applicant shall contact the Planning Division to arrange a
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.
13. The subject property's ultimate finished grade level may not be
filled/raised unless necessary to provide proper drainage, and in
no case shall it be raised in excess of 30 inches above the
finished grade of any abutting property. If additional fill dirt is
needed to provide acceptable on-site stormwater 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 stormwater 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 be continuously maintained in working order. In
any case, development of subject property shall preserve or
improve the existing pattern of drainage on abutting properties.
14. The conditions of approval and ordinance or code provisions of
Planning Application PA -07-01 and ZA-07-23 shall be blueprinted
on the face of the site plan as part of the plan check submittal
package.
15. No exterior roof access ladders, roof drain scuppers, or roof
drain downspouts shall be permitted.
16. Show method of screening for all ground -mounted mechanical
equipment (backflow prevention devices, Fire Department
connections, electrical transformers, etc.). Ground -mounted
electrical and mechanical equipment shall not be located in any
landscaped setback visible from the street.
17. Cornices and other architectural elements shall be wrapped
around to the side and rear of building facades.
18. Demolition permits for existing structures shall be obtained and all
work and inspections completed prior to final building inspections.
Applicant is notified that written notice to the Air Quality
Eng
Trans.
PA -07-01 /ZA-07-23
Management District may be required ten. (10.) days prior. .to
demolition.
19. Vehicle deliveries and off-loading shall be limited to between the
hours of 9:00 a.m. to 5:00 p.m., Monday through Saturday.
Additionally, trucks shall be shut down so they are not idling during
off-loading of vehicles.
20. Project driveways shall be prohibited east of College Avenue.
21. Every effort shall be made to follow sustainable building practices
in the construction of the building and development of the project
site. Compliance and certification with the United States Green
Building Council's LEED program is highly encouraged.
22. As part of the Planned Signing Program approval, the 281
square foot illuminated wall sign on the south (Gisler Avenue)
elevation (shown as sign "C3") shall be eliminated from this
elevation, but may be relocated to the north (1-405) elevation.
The 62 square foot wall sign on the south (Gisler Avenue)
elevation (shown as sign "D") shall be non -illuminated.
Additionally, the developer is advised that alterations to the
freestanding freeway sign shall comply with all applicable
requirements of Code Sections 13-121 and 13-122 of the Costa
Mesa Municipal Code relating to nonconforming signs.
23. Parking lot lighting shall be shielded to minimize spillover and
direct views by the adjacent residences. Additionally, exterior
lighting shall be reduced 50% after the store closes to the public
and an additional 25% after employee operating hours. Light
levels shall not exceed 1 foot -candies on adjacent residential
properties.
24. Deleted.
25. * The project shall comply with the mitigation measures identified
in the Initial Study/Mitigated Negative Declaration prepared for
the project and attached to this resolution as "Exhibit C".
26. Maintain the public right-of-way in a "wet down" condition to
prevent excessive dust and remove any spillage from the public
right-of-way by sweeping or sprinkling.
27. * This project may result in queues that extend beyond the
existing southbound left -turn storage. The City shall evaluate
this impact over a period of five (5) years from the issuance of
Certificate of Occupancy. If it was determined by the City of
Costa Mesa at any time during the five (5) year period that the
southbound queues at the Harbor Boulevard/Gisler Avenue
intersection extend beyond the available storage, then the
project applicant shall be responsible for all design and
construction costs for extending the left -turn storage up to the
intersection of the Harbor Boulevard and 1-405 southbound
offramp intersection.
28. All project driveways shall prohibit left turns eastbound onto Gisler
Avenue.
PA -07-01 /ZA-07-23
29. * The security gate at the first sales lot driveway shall be designed
for employee and emergency fire access only.
30. * Deleted.
31. * The east driveway shall be aligned along College Avenue to
become a four -legged intersection.
32. * The east driveway shall prohibit vehicles exiting the site to travel
eastbound along Gisler Avenue or southbound along College
Avenue.
33. * Deleted.
34. All deliveries shall be left turn movements into the site. No
commercial traffic is permitted on College Avenue or on Gisler
Avenue, east of College.
35. Test drives by prospective customers or Carmax employees shall
be conducted on arterial streets only. Test drives shall not be
conducted on College Avenue, Gisler Avenue (east of College), or
on any residential streets.
36. No parking of employee or customer cars shall be permitted
within the residential neighborhoods.
37. Loading and unloading of vehicles delivered to the site via
transport trucks shall not be conducted within public streets.
38. The applicant shall design and install medians on Gisler Avenue
at the project driveways to restrict vehicles from making left -
turns out of the site, as determined by the Transportation
Services Division.
City 39. The applicant shall construct a decorative block wall along the
Council Gisler Avenue frontage of the subject property, minimum 8 feet
in height, within the front landscape setback extending from the
second driveway approach east of Harbor Boulevard to the
easternmost property line. The wall shall incorporate vines and
enhanced landscaping visible from the street. Wall and
landscape materials shall be subject to approval by the Planning
Division.
40. Storage of vehicle inventory shall not be permitted on any public
streets.
*Deletion of any mitigation measures will require a finding by the decision-making body
that no significant environmental impacts will be created and the Mitigated Negative
Declaration is still valid.
EXHIBIT "C"
SUMMARY OF MITIGATION MEASURES
IS/MND FOR CARMAX
3200 HARBOR BOULEVARD — PA-07-01/ZA-07-23
Air Quality
AQ -1 The project site shall be watered three times per day during demolition activities to
reduce fugitive PM10 (dust) emissions.
Cultural Resources
CR -1 If during construction, archaeological resources are uncovered at the site, all work
within 50 meters (165 feet) of the find shall cease until a qualified professional
archaeologist can evaluate the find. The City of Costa Mesa Development Services
Department and a qualified archaeologist (approved by the City of Costa Mesa) shall
be immediately contacted by the project applicant, or designated representative
thereof. When contacted, the representative of the City and the archaeologist shall
immediately visit the site to determine the extent and significance of the resources
and to record, map, and catalogue artifacts as required by standard archaeological
practices.
CR -2 If during construction, paleontological resources are uncovered at the site, all work
within 50 meters (165 feet) of the find shall cease until a qualified professional
paleontologist can evaluate the find. The City of Costa Mesa Development Services
Department and a qualified paleontologist (approved by the City of Costa Mesa) shall
be immediately contacted by the project applicant, or designated representative
thereof. When contacted, the representative of the City and the paleontologist shall
immediately visit the site to determine the extent and significance of the resources
and to record, map, and catalogue artifacts as required by standard paleontological
practices.
CR -3 If human remains are unearthed during earthmoving activities, then earthmoving
activities shall cease immediately, and no further disturbance shall occur until the
City's coroner has made the necessary findings about the origin and disposition of
the remains pursuant to CEQA regulations. and the Public Resources Code Section
597.9.
Geology and Soils
GS -1 Prior to the issuance of grading permits, Terracon or another qualified engineering
geologist approved by the City of Costa Mesa shall review and approve all grading
plans and earthwork operation plans in relation to the Earthwork Considerations set
forth in the Geotechnical Engineering Report. The applicant shall provide verification
to the City of Costa Mesa that the recommendations in the Geotechnical Engineering
Report will be incorporated into the project design.
GS -2 Terracon or another qualified engineering geologist approved by the City of. Costa
Mesa shall be given 48-hour advance notice in order to provide testing and
observation during excavation, grading, foundation, and construction phases of the
project.
Hydrology and Water Quality
HW -1 Prior to the issuance of grading permits, the project applicant shall submit a Water
Quality Management Plan in accordance with the regulations of the Santa Ana
Regional Water Quality Board (SARWQCB) to the City of Costa Mesa and the
SARWQCB for review and approval.
Noise
N-1 Construction activities shall notoccur outside of the hours of 7 a.m. through 7 p.m.
Monday through Friday, and 8 a.m. through 6 p.m. on Saturdays. No construction
shall occur on Sundays or federal holidays. Exceptions may be made for activities
that will not generate noise audible from off-site, such as painting and other quiet
interior work.
N-2 Limit hours of operation of equipment which produce significant noise or levels
noticeably above general construction noise to between the hours of 10 a.m. and 4
p.m.
N-3 All construction equipment shall be muffled and shall be maintained in good working
order to reduce equipment related noise generation.
N-4 If heavy construction activities occur adjacent to noise sensitive land uses, then
temporary noise barriers shall be installed to protect those land uses during the
periods of loudest construction events.
N-5 All construction activities shall comply with applicable state and local construction
noise regulations.
Transportation/Traffic
TT -1 Harbor Boulevard/Gisler Avenue Intersection. This project may result in queues that
extend beyond the existing southbound left -turn storage. The City shall evaluate this
impact over a period of five (5) years from the issuance of Certificate of Occupancy.
If it was determined by the City of Costa Mesa at any time during the five (5) year
period that the southbound queues at the Harbor Boulevard/Gisler Avenue
intersection extend beyond the available storage, then the project applicant shall be
responsible fro all design and construction costs for extending the left -turn storage up
to the intersection of the Harbor Boulevard and 1-405 southbound offramp
intersection.
TT -2 City Trip fee Mitigation. Fulfill mitigation of off-site traffic impacts at the time of issuance
of Certificate of Occupancy by submitting to the Planning Division the required traffic
impact fee pursuant to the prevailing schedule of charges adopted by the City Council.
The traffic impact fee will be calculated based upon the submitted trafficstudy and will
include a credit for existing uses. The current rate per trip end is $181.00. Note: The
traffic impact fee will be recalculated at the time of issuance of Certificate of Occupancy
based upon any changes in the prevailing schedule of charges adopted by the City
Council and in effect at that time.
TT -3 All project driveways shall prohibit left turns eastbound onto Gisler Avenue.
TT -4 The security gate at the first sales lot driveway shall be designed for employee and
emergency fire access only.
TT -5 Deleted.
TT -6 The east driveway shall be aligned along College Avenue to become a. four -legged
intersection.
TT -7 The east driveway shall prohibit vehicles exiting the site to travel eastbound along
Gisler Avenue or southbound along College Avenue.
TT -8 Deleted.
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
Implementation
Agency
1. Monitoring Phase
2. Enforcement Agency
3. Monitoring Agency
Monitor
(Signature
Required)
Date of
Compliance
AQ.1: The project site shall be watered
Project Developer
1. Grading and Construction
three times per day during demolition
2. Building Safety Division
activities to reduce fugitive PM10 (dust)
emissions.
3. Building Safety Division
CR -1: If during construction,
Project Developer/
1. Grading and Construction
archaeological resources are uncovered
Consulting
2. Planning Division
at the site, all work within 50 meters (165
Archaeologist
3. Planning Division
feet) of the find shall cease until a
qualified professional archaeologist can
evaluate the find. The City of Costa Mesa
Development Services Department and a
qualified archaeologist (approved by the
City of Costa Mesa) shall be immediately
contacted by the project applicant, or
designated representative thereof. When
contacted, the representative of the City
and the archaeologist shall immediately
visit the site to determine the extent and
significance of the resources and to
record, map, and catalogue artifacts as
required by standard archaeological
practices.
Carmax Auto Superstore Mitigation Monitoring Program Page 1
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
Implementation
Agency .
1. Monitoring Phase
2. Enforcement Agency
3. Monitoring Agency
Monitor
(Signature
Required)
Date of
Compliance
CR -2: If during construction,
Project Developer/
1. Grading and Construction
paleontological resources are uncovered
Consulting
2. Planning Division
at the site, all work within 50 meters (165
feet) of the find shall cease until a
paleontologist
3. Planning Division
qualified professional paleontologist can
evaluate the find. The City of Costa Mesa
Development Services Department and a
qualified paleontologist (approved by the
City of Costa Mesa) shall be immediately
contacted by the project applicant, or
designated representative thereof. When
contacted, the representative of the City
and the paleontologist shall immediately
visit the site to determine the extent and
significance of the resources and to
record, map, and catalogue artifacts as
required by standard paleontological
practices.
CR -3: If human remains are unearthed
Project Developer/
1. Grading and Construction
during earthmoving activities, then
Coroner
2. Planning Division
earthmoving activities shall cease
immediately, and no further /disturbance
3. Planning Division
shall occur until the City's coroner has
made the necessary findings about the
origin and disposition of the remains
pursuant to CEQA regulations and the
Public Resources Code Section 597.9.
Carmax Auto Superstore Mitigation Monitoring Program Page 2
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
Implementation
Agency
1. Monitoring Phase
2. Enforcement Agency
3. Monitoring Agency
Monitor
(Signature
Required)
Date of
Compliance
GS -1: Prior to the issuance of grading
Project Developer
1. Preconstruction (prior to
permits, Terracon or another qualified
issuance of grading or
engineering geologist approved by the
construction permits)
City of Costa Mesa shall review and
2. Building Safety Division
approve all grading plans and earthwork
operation plans in relation to the
3. Building Safety Division
Earthwork Considerations set forth in the
Geotechnical Engineering Report. The
applicant shall provide verification to the
City of Costa Mesa that the
recommendations in the Geotechnical
Engineering Report will be incorporated
into the project design.
GS -2: Terracon or another qualified
Project Developer
1. Grading and Construction
engineering geologist approved by the
2. Building Safety Division
City of Costa Mesa shall be given 48-hour
advance notice in order to provide testing
3. Building Safety Division
and observation during excavation,
grading, foundation, and construction
phases of the project.
Carmax Auto Superstore Mitigation Monitoring Program Page 3
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
1. Monitoring Phase
Monitor
Date of
Implementation
2. Enforcement Agency
(Signature
Compliance
Agency
3. Monitoring Agency
Required)
HW -1: Prior to the issuance of grading
Project Developer
1. Preconstruction (prior to
permits, the project applicant shall submit
issuance of grading or
a Water Quality Management Plan in
construction permits)
accordance with the regulations of the
2. Building Safety Division
Santa Ana Regional Water Quality Board
(SARWQCB) to the City of Costa Mesa
3. Building Safety Division
and the SARWQCB for review and
approval.
N-1: Construction activities shall not
Project Developer
1. Grading and Construction
occur outside of the hours of 7 a.m.
2. Building Safety Division
through 7 p.m. Monday through Friday,
and 8 a.m. through 6 p.m. on Saturdays.
3. Building Safety Division
No construction shall occur on Sundays or
federal holidays. Exceptions may be
made for activities that will not generate
noise audible from off-site, such as
painting and other quiet interior work.
N-2: Limit hours of operation of
Project Developer
1. Grading and Construction
equipment which produce significant noise
2. Building Safety Division
or levels noticeably above general
3. Building Safety Division
construction noise to between the hours of
10 a.m. and 4 p.m.
Carmax Auto Superstore Mitigation Monitoring Program Page 4
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
1. Monitoring Phase
Monitor
Date of
Implementation
2. Enforcement Agency
(Signature
Compliance
Agency
3. Monitoring Agency
Required)
N-3: All construction equipment shall be
Project Developer
1. Grading and Construction
muffled and shall be maintained in good
2. Building Safety Division
working order to reduce equipment related
3. Building Safety Division
noise generation.
N-4: If heavy construction activities occur
Project Developer
1. Grading and Construction
adjacent to noise sensitive land uses, then
2. Building Safety Division
temporary noise barriers shall be installed
to protect those land uses during the
3. Building Safety Division
periods of loudest construction events.
N-5: All construction activities shall
Project Developer
1. Grading and Construction
comply with applicable state and local
2. Building Safety Division
construction noise regulations.
3. Building Safety Division
Carmax Auto Superstore Mitigation Monitoring Program Page 5
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
Implementation
Agency
1. Monitoring Phase
2. Enforcement Agency
3. Monitoring Agency
Monitor
(Signature
Required)
Date of
Compliance
TT -1: Harbor Boulevard/Gisler Avenue
Project Developer/
1. Five (5) years from the issuance
Intersection. This project may result in
Transportation
of Certificate of Occupancy
queues that extend beyond the existing
Services Division
2 Transportation Services
southbound left -turn storage. The City
Division
shall evaluate this impact over a period of
five (5) years from the issuance of
3. Transportation Services
Certificate of Occupancy. If it was
Division
determined by the City of Costa Mesa at
any time during the five (5) year period
that the southbound queues at the Harbor
Boulevard/Gisler Avenue intersection
extend beyond the available storage, then
the project applicant shall be responsible
fro all design and construction costs for
extending the left -turn storage up to the
intersection of the Harbor Boulevard and
1-405 southbound offramp intersection.
Carmax Auto Superstore Mitigation Monitoring Program Page 6
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
Implementation
Agency
1. Monitoring Phase
2. Enforcement Agency
3. Monitoring Agency
Monitor
(Signature
Required)
Date of
Compliance
TT -2: City Trip fee Mitigation. Fulfill
Project Developer
1. Prior to the issuance of
mitigation of off-site traffic impacts at the
Certificate of Occupancy
time of issuance of Certificate of
2. Transportation Services
Occupancy by submitting to the Planning
Division
Division the required traffic impact fee
pursuant to the prevailing schedule of
3. Transportation Services
charges adopted by the City Council. The
Division
traffic impact fee will be calculated based
upon the submitted traffic study and will
include a credit for existing uses. The
current rate per trip end is $181.00. Note:
The traffic impact fee will be recalculated at
the time of issuance of Certificate of
Occupancy based upon any changes in the
prevailing schedule of charges adopted by
the City Council and in effect at that time.
TT -3: All project driveways shall prohibit
Project Developer
1. Preconstruction (prior to
left turns eastbound onto Gisler Avenue.
issuance of grading or
construction permits)
2. Transportation Services
Division
3. Transportation Services
Division
Carmax Auto Superstore Mitigation Monitoring Program Page 7
Exhibit "C-1"
CARMAX AUTO SUPERSTORE
MITIGATION MONITORING PROGRAM
Mitigation Measure
Responsible
1. Monitoring Phase
Monitor
Date of
Implementation
2. Enforcement Agency
(Signature
Compliance
Agency
3. Monitoring Agency
Required)
TT -4: The security gate at the first sales lot
Project Developer
1. Preconstruction (prior to
driveway shall be designed for employee
issuance of grading or
and emergency fire access only.
construction permits)
2. Transportation Services
Division
3. Transportation Services
Division
TT -5: Deleted.
TT -6: The east driveway shall be aligned
Project Developer
1. Preconstruction (prior to
along College Avenue to become a four-
issuance of grading or
legged intersection.
construction permits)
2. Transportation Services
Division
3. Transportation Services
Division
TT -7: The east driveway shall prohibit
Project Developer
1. Preconstruction (prior to
vehicles exiting the site to travel
issuance of grading or
eastbound along Gisler Avenue or
construction permits)
southbound along College Avenue.
2. Transportation Services
Division
3. Transportation Services
Division
TT -8: Deleted.
Carmax Auto Superstore Mitigation Monitoring Program Page 8