HomeMy WebLinkAbout94-55 - Approving PA -94-15 Auto Club ExpansionRESOLUTION NO. 94-55
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA, CALIFORNIA, APPROVING PLANNING
ACTION PA -94-15.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE
AS FOLLOWS:
WHEREAS, an application was filed by Hogle-Ireland, Inc., authorized agent for the
Automobile Club of Southern California along with co -applicant, C. J. Segerstrom & Sons, with
respect to real property located at 3333 Fairview Road and a 9.7 -acre site immediately to the
west, requesting a Final Development Plan for a 500,000 square foot expansion of the
Automobile Club facility (in two, 250,000 square foot phases), including two, 4 -story buildings
and a 4 -level parking structure, and a Conditional Use Permit for reduction of vehicle trips for
the project, located in the PDC (pending) zone; and
WHEREAS, a duly noticed public hearing was held by the Planning Commission on May
23, 1994; and
WHEREAS, by adoption of Planning Commission Resolution PC -94-45, the Planning
Commission recommended approval of PA -94-15 for the Final Development Plan with the
deletion of the Conditional Use Permit for the reduction of vehicle trips, to be replaced by the
provisions in Development Agreement DA -94-01; and
WHEREAS, the City Council held a duly noticed public hearing on June 6, 1994;
NOW, THEREFORE, BE IT 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", the City Council hereby APPROVES Planning Action PA -94-15 with respect to 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 operation of the business
or activity in the manner described in the staff report for Planning Action PA -94-15, and upon
applicant's compliance with each and all of the conditions contained in Exhibit "B".
Should any material change occur in the operation, or should the applicant fail to
comply with the conditions of approval, then this resolution, and any approvals herein
contained, shall be deemed null and void.
PASSED AND ADOPTED this 20th day of June, 1994.
Mayor of the City of Costa Mesa
ATTEST:
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Deputy City C k of the City of Costa Mesa
97
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of
the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 94-55 was
duly and regularly passed and adopted by the said City Council at a regular meeting thereof,
held on the 20th day of June, 1994.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City
of Costa Mesa this 21st day of June, 1994.
T.
Deputy Citj I Clerk and ex -officio Clerk of
the City Cobficil of the City of Costa Mesa
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EXHIBIT "A"
PLANNING STAFF INDINGS
A. The findings with respect to the environmental effects of the
project are in the document, "CEQA Statements of Findings,
Facts and Overriding Considerations for the Automobile Club of
Southern California Facility Expansion", attached to City
Council Resolution No. 94-� (General Plan Amendment).
B. The Final Development Plan satisfies all applicable develop-
ment standards of the Planned Development Commercial (PDC)
zone. The proposed project meets the intent and spirit of the
Planned Development Ordinance.
C. The Final Development Plan is consistent with the building
intensities approved under General Plan Amendment GP -94-01A.
D. The unique operating characteristics of the existing and
proposed expanded use as well as the applicant's current TDM
program provide the basis for lower vehicle trip rates.
Approval of the Conditional Use Permit to allow this reduction
in vehicle trip rates for purposes of fee calculation will
achieve the objectives of the traffic impact fee program
because it will be contingent upon traffic studies to be
conducted after occupancy of each phase of the project and
subsequent adjustments to applicable fees, if warranted by
study results.
E. The project has been reviewed for conformity with the
Congestion Management Program (CMP) requirements. The addi-
tional traffic generated by the project does impact the CMP
Highway System (CMPHS). Project approval incorporates
feasible mitigation measures (payment of traffic impact fees)
which will maintain LOS E (or the adopted LOS if worse than E)
on the impacted CMPHS.
Exhibit "A"
Resolution No. 94-55
Page 1 of 1
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EXHIBIT "B"
CONDITIONS OF APPROVAL
APPL. PA -94-15
Ping. 1.
All buildings shall have the finished first floor
elevated above the base flood elevation indicated on
the Flood Insurance Rate Map effective at the time
building permits are issued, or be floodproofed to this
height, unless the property is exempt or other measures
are approved by the Federal Emergency Management
Agency.
2.
All on-site turnaround areas shall be striped and
marked for no parking.
3.
Concrete wheel stops shall be installed 2' from the
front edge of open parking spaces in the parking
structure.
4.
The Conditions of Approval and Ordinance or Code Provi-
sions of Planning Action PA -94-15 shall be blueprinted
on the face of the site plan.
5.
The applicant is reminded that inspections of the site
by the Project Planner, Engineering Division represen-
tative and Fire Protection Analyst will be required in
addition to the Building final inspections, prior to
the release of occupancy/utilities. These inspections
includes confirmation that the Mitigation Measures,
Conditions of Approval and Code Requirements have been
satisfied. The applicant is responsible for coordinat-
ing all inspections.
6.
Applicant shall comply with all mitigation measures of
EIR #1045 (copy attached).
7.
The approval of this Final Development Plan (PA -94-15)
includes approval to develop, construct, and occupy
buildings totaling up to five hundred thousand square
feet of gross floor area for office uses located within
the Office Building Envelope defined and depicted on
Exhibit C1 to this Final Development Plan. The
approval of this Final Development Plan also includes
the approval to develop, construct, and occupy a
parking structure with a capacity to park up to one
thousand, eight hundred forty (1,840) vehicles located
within the Parking Structure Envelope defined and
depicted on Exhibit C1 or Exhibit C2. (Exhibit C1
shall apply if a twenty [20] -foot setback is required
from the northerly property line, and Exhibit C2 shall
apply if a sixty [60] -foot setback applies.) The
office buildings shall not exceed four (4) stories or
the height limit established by the Office Building
Envelope. The parking structure shall not exceed four
(4) stories or the height limit established by the
Parking Structure Envelope. Permittee is approved to
construct the office buildings in two or more phases
Exhibit "B"
Resolution No. 94-55
Page 1 of 5
ADPL. PA -94-15
and at any location within the Office Building
Envelope. Permittee is approved to construct the
parking structure in two or more phases and at any
location within the Parking Structure Envelope.
Fire 8. Provide address numerals which conform to Fire Depart-
ment standards with respect to size (1211) and location.
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.
Ping. 1. All contractors and subcontractors must have valid
business licenses to do business in the City of Costa
Mesa. Final occupancy and utility releases will not be
granted, and final inspections will not be granted
until all such licenses have been obtained.
2. Proof of recordation of the final parcel map shall be
submitted prior to issuance of building permits for
construction of the parking structure at the corner of
South Coast Drive and Susan Street.
3. Parking stalls shall be double -striped in accordance
with City standards.
4. Installation of all utility meters shall be performed
in a manner so as to obscure said installation from
view from any place on or off the property. Said
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, and shall be installed in
accordance with standard plans and specifications of
the City of Costa Mesa.
5. Any mechanical equipment such as air-conditioning
compressors and duct work shall be screened from public
view.
6. Two (2) sets of detailed landscape/ irrigation plans per
the requirements set forth in Costa Mesa Municipal Code
Sections 13-263 through 13-266, shall be submitted for
review and approval by the Planning Division prior to
issuance of any building permits. The two approved
sets shall be attached to the two final building plan
sets. Drought resistant vegetation together with a
water conserving irrigation system shall be utilized.
Landscaping shall be installed in accordance with the
approved plan prior to release of utilities.
7. Trash enclosure(s) or other acceptable means of trash
disposal shall be provided. Design of trash enclo-
sure(s)
nclo-
sures) shall conform with City standards. Standard
drawings are available from the Planning Division.
8. Driveway ramp slope shall comply with the standards
contained in the City's Parking Ordinance.
Exhibit "B"
Resolution No. 94-55
Page 2 of 5
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102 r
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Bldg.
Eng.
ADPL. PA -94-15
9. All landscaped areas shall be separated from paved
vehicular areas by 6" high continuous Portland cement
concrete curbing.
10. Permits shall be obtained for all new signs.
11. All compact parking spaces shall be clearly marked
"compact" or "small car only".
12. In compliance with the City's Mitigation Monitoring
Program, the applicant shall submit a compliance report
to the Planning Division along with plans for plan
check, or prior to commencement of the project's
activity if no construction is involved, that lists
each mitigation measure and states when and how the
mitigation measures are to be met.
13. A maximum 6% reduction in required parking shall be
permitted as provided in Section 13-885 of the Munici-
pal Code. Plans showing the revised parking inventory
shall be approved by the Planning Division prior to
issuance of building permits.
14. Comply with the requirements of the Uniform Building
Code as to design and construction, and CCR Title 24
pertaining to "Disabled Access Regulations".
15. An offsite plan shall be submitted to the Engineering
Division, and a grading plan shall be submitted to the
Building Division prior to issuance of building permits
for the project. Said plans shall note all sewer,
water and existing parkway improvements, plus the
limits of work on the site and hydrology calculations.
Both plans shall be prepared by a Civil Engineer or
Architect. A site access approval must be obtained
prior to Building or Engineering permits being issued
by City of Costa Mesa. Pay offsite plan check fee per
Section 13-54, C.M.M.C. An approved offsite plan shall
be required prior to Engineering/utility permits being
issued by the City of Costa Mesa.
16. A site access permit and deposit of $2,500 for street
sweeping will be required by the Engineering Division,
prior to the start of any on- or off-site work.
17. Maintain the public right-of-way in a "wet -down"
condition to the degree necessary to prevent excessive
dust. Periodically remove any spillage from the public
right -of- way by sweeping or sprinkling.
18. Construction haul routes must be approved by City of
Costa Mesa, Engineering Division, prior to approval of
the Site Access Permit.
19. Submit required cash deposit at time of obtaining
permits, to guarantee construction of offsite street
improvements. Cash deposit to be determined by City
Engineer.
20. Construct storm drain facilities as part of the Susan
Street extension, per the City of Costa Mesa Master
Drainage Plan.
21. Fulfill Drainage Ordinance fee requirements prior to
Exhibit "B"
Resolution No. 94-55
Page 3 of 5
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22.
23.
24.
Trans. 25.
Fire 26.
27.
28.
916JR
APDL. PA -94-15
approval of plans for improvement of the parcel at the
corner of South Coast Drive and Susan Street.
Private on-site drainage facilities and parkway
culverts or drains shall be maintained by the property
owner. Private lateral connections to City storm
drains will require a "Hold Harmless Agreement" prior
to issuance of permit.
Fulfill San Joaquin Hills Transportation Corridor Fee
Ordinance requirement at the time of issuance of
building permit to the Planning Division. At the
current rate of $2.80 per sq. ft. for the proposed use,
the corridor fee is estimated as $1,400,000 (one
million, four hundred thousand dollars).
Fulfill mitigation of off-site traffic impacts at the
time of issuance of building permit by submitting to
the Planning Division the required Traffic Impact Fee,
pursuant to the prevailing schedule of charges adopted
by the City Council per Ordinance No. 94 (Develop-
ment Agreement).
Submit development plan to the Transportation Services
Manager for review and approval of driveway approaches
and internal circulation prior to issuance of permits.
Any required hydrants shall be installed and operable
prior to the initiation of combustible construction.
Water improvement plans shall be approved by the Fire
Department.
Access consisting of a minimum 20 foot wide roadway
capable of supporting fire apparatus, shall be provided
and maintained for all fire hydrants at all times.
Special consideration shall be given to maintaining the
integrity of such roadways during periods of inclement
weather.
Provide fire extinguishers with a minimum rating of 2A
to be located within 75 feet of travel distance from
all areas. Extinguishers may be of a type rated
2A,10BC as these extinguishers are suitable for all
types of fires and are less expensive.
Provide an automatic fire sprinkler system according to
NFPA 13.
31. Any interior alterations will require appropriate
alteration of the automatic fire sprinkler system.
32. Provide "Blue Dot" reflective markers for all on-site
fire hydrants.
33. Flammable liquid permits and hazardous material
disclosure shall remain current and updated.
SPECIAL DISTRICT REQUIREMENTS
The requirements of the following special district are hereby
forwarded to the applicant:
Sani. 1. Developer will be required to construct sewers to serve
this project, at his own expense, meeting the approval
of the Costa Mesa Sanitary District.
Exhibit "B"
Resolution No. 94-55
Page 4 of 5
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104
APPL. PA -94-15
2. County Sanitation District fees, fixture fees, inspec-
tion fees, and sewer permits are required prior to
installation of any sewer. To receive credit for
buildings to be demolished, call (714) 754-5307 for
inspection.
3. Developer is required to submit a plan showing sewer
improvements to the District Engineer's Office - (714)
631-1731.
4. Property westerly of the flood control channel has not
been annexed to the Costa Mesa Sanitary district. If
sewer to this area is requested, then annexation will
be required prior to receiving sewer service.
Exhibit "B"
Resolution No. 94-55
Page 5 of 5
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As approved by City Council June 20, 1994
VII. INVENTORY OF MITIGATION MEASURES
A. LAND USE AND RELEVANT PLANNING
Land Use
No mitigation identified for the loss of agricultural land.
Relevant Planning
#1. The City shall identify in the next Housing Element update, other sites within its
boundaries to provide 245 housing units over 1990 General Plan levels to
mitigate the increased demand created by the project. The additional units shall
not result in intensification of residential densities at any location which is in
excess of those specified in the 1990 General Plan. The units may be provided
in areas designated for non-residential uses under the 1990 General Plan.
Airport Operations
No mitigation identified for the cumulative impact to airport operations.
B. AESTHETICS/SHADE AND SHADOWS
Aesthetics
#2. External lighting, including parking lot and parking structure lighting, shall be
stationary, directed away from adjacent properties and public rights-of-way, and
of an intensity compatible with the neighborhood.
#3. A densely landscaped buffer shall be placed within the setback between the north
side of the proposed parking structure and the adjacent vacant residential
property and along the west side of the parking structure, which is adjacent to
Susan Street. Landscaping shall be installed as part of Phase 1.
#4. Refuse areas, storage areas and mechanical equipment shall be screened in
accordance with the City of Costa Mesa's Planning, Zoning and Development
Codes, Section 13-237. The Planning Division, in its review, shall pay particular
attention to the screening of such areas and equipment. Any roof -top mechanical
equipment shall be minimized in height and area, and shall be located in such a
way as to minimize visual impacts to surrounding properties. Unless otherwise
approved by the Planning Division, rooftop mechanical equipment shall be located
at least five feet from the edge of the roof and screened from view from
surrounding properties.
Shade and Shadows
#5. The proposed Phase II parking structure shall be redesigned to be located at
least 60 feet away from the northern property boundary to reduce Shade and
Shadow impacts to the residential parcel adjacent to the north. This measure is
not necessary if this parcel to the north is redesignated to nonresidential uses.
V11-1 (WW NTOA)
Mitigation Measures
Resolution No. 94-55
Page 1 of 9
,10 6
C. POPULATION, HOUSING AND EMPLOYMENT
Population
Since there are no significant impacts identified, mitigation measures are not required.
Employment
Since there are no significant impacts identified, mitigation measures are not required
Housing
A
Refer to Mitigation Measure #1 in Section IV.A, LAND USE AND RELEVANT
PLANNING.
Job/Housing
Refer to Mitigation Measure #1 in Section IV.A, LAND USE AND RELEVANT
PLANNING.
D. TRANSPORTATION/CIRCULATION
Short -Range Mitigation
A. The Project Applicant shall participate in the implementation of Master Plan of
Highways improvements through the payment of development impact fees in
accordance with the City of Costa Mesa's Ordinance 93-11 and Resolution 93-43
as amended by Development Agreement DA -94-01. Specific intersection
improvements are as follows:
► Harbor Boulevard/Sunflower Avenue: Add northbound right -turn lane
► Fairview Road/Sunflower Avenue: Add eastbound right -turn lane
► Fairview Road/South Coast Drive: Convert second eastbound right -turn lane
to shared second eastbound through/second eastbound right -turn lane.
#7. Deleted
Long -Range Mitigation
#8. The Project Applicant shall participate in the implementation of the Master Plan
of Highways improvements through the payment of development impact fees in
accordance with the City of Costa Mesa's Ordinance 93-11 and Resolution 93-43
as amended by Development Agreement DA -94-01. The City of Costa Mesa will
contribute the project's fair share of the trip fee to the City of Santa Ana for
improvements within that City. Specific non -committed Master Plan improvements
are as follows:
VII -2 (INVENTOR)
Mitigation Measures
Resolution No. 94-55
Page 2 of 9
Costa Mesa
► Harbor Boulevard/Adams Avenue: Add eastbound right -turn lane
• Susan Street/South Coast Drive: Construct intersection - provide two
eastbound thru-lanes, two westbound thru-lanes, southbound left -turn lane,
southbound right -tum lane, shared second southbound left -turn lane/second
southbound right -turn lane and eastbound left -turn lane.
► Fairview Road/Sunflower Avenue: Add southbound right -turn lane and
eastbound right -turn lane.
► Fairview Road/Baker Street: Add fourth southbound thru-lane, third westbound
thrudane and convert eastbound right -turn lane to shared third eastbound thru-
lane/eastbound right -turn lane.
Santa Ana
Susan Street/Sunflower Avenue: Install traffic signal and add second
eastbound thru-lane and second westbound thru-lane and construct south leg
of intersection: Provide southbound left -turn lane, southbound thru-lane,
northbound left -turn lane, northbound thru-lane, northbound right -turn lane and
westbound left -turn lane.
Fairview Road/MacArthur Boulevard: Add southbound right -turn lane,
eastbound right -turn lane and westbound right -turn lane.
#9. Deleted
#10. In addition to the required trip fees, the Project Applicant shall pay an equitable
share of the cost of construction of the portion of Susan Street adjacent to the
project and installation of a traffic signal at Susan Street/South Coast Drive at the
time of building permit issuance for Phase Il.
#11. The Project Applicant shall continue to comply with a Transportation Demand
Management (TDM) program consistent with the requirements of the City of Costa
Mesa TDM ordinance (Costa Mesa Municipal Code Section 13-880 through
13-888), by the provision of one or more improvements listed In CMMC section
13-884.
#12. In compliance with the intent of CMMC section 13-327(d), Transportation Demand
Management Program as modified by Development Agreement DA -94-01, the
applicant shall submit, within three years after occupancy of each phase, an
AQMD Regulation XV report or similar study to be review by the City's staff. The
report shall be prepared for the City at the expense of the property owner, to
show whether or not the vehicle trip reduction identified in the program has been
achieved and maintained.
E. AIR QUALITY
Short-term Air Quaiity Impacts - Construction
#13. In order to reduce fugitive dust emissions, the following measures shall be
implemented during project grading and/or construction to the satisfaction of the
VII -3 MENTON
Mitigation Measures
Resolution No. 94-55
Page 3 of 9
10'7
City Public Services Department and the Building Safety Division. These
measures are subject to periodic site inspections by City staff and the SCAQMD,
per Rule 403, as amended.
► The project shall comply with State, City, and UBC dust control regulations, so
as to prevent the soil from being eroded by wind, creating dust, or blowing
onto a public road or roads or other public or private property.
► SCAQMD Rule 403, as modified, shall be adhered to, ensuring that: 1)
construction -related dust does not extend beyond the property lines; 2) one or
more reasonably available control measures are utilized for each dust source;
and 3) PM10 levels from construction -generated fugitive dust do not exceed
50 micrograms per cubic meter.
► All exposed surfaces, dirt piles and unpaved roads (utilized by project
construction trucks) shall be watered, at least, two times a day if necessary.
All trucks hauling dirt, soil or other loose dirt material shall be covered.
1. All trucks shall maintain a minimum of two feet of freeboard.
► Any vegetative ground cover to be utilized onsite shall be planted as soon as
possible to reduce the amount of open space subject to wind erosion.
Irrigation shall be installed as soon as possible to maintain the ground cover.
► Grading activity shall be suspended when local winds exceed 25 miles per
hour.
#14. In order to reduce short-term daily NOx emissions associated with exhaust from
onsite construction equipment and offsite construction vehicles, construction
activity management techniques shall be employed by the project contractor as
recommended by the AQMD (i.e., reducing the number of pieces of equipment
used simultaneously, when possible). Compliance with this measure is subject
to periodic site inspections by City and SCAQMD staff.
Long-term Air Ouality Impacts - Operation
#15. To reduce emissions from project -related vehicle trips, the project applicant shall
adhere to City of Costa Mesa Municipal Code Sections 13-880 through 888
(Transportation Demand Management) and SCAQMD Regulation XV to reduce
vehicle miles travelled to the maximum extent feasible. The code includes
measures such as:
• Preferential parking for carpool vehicles;
• Bicycle parking and shower facilities;
• Information provided to employees on Transportation Alternatives;
• Rideshare vehicle loading areas;
• Vanpool vehicle accessibility; and
• Bus stop improvements.
VII -4
Mitigation Measures
Resolution No. 94-55
Page 4 of 9
(INVENTOR)
109
#16. To reduce emissions from the power plant providing electricity to the site prior to
building permit issuance, the project shall demonstrate that onsite buildings will
adhere to Title 24 of the California Code which requires new development to use
energy efficient electrical and mechanical systems, to the satisfaction of the City
of Costa Mesa Building Officials.
Carbon Monoxide Roadway Analysis
No mitigation measures are required.
Consistency with Regional plans
Refer to Section IV.A, LAND USE AND RELEVANT PLANNING, and Section IV.C,
POPULATION, HOUSING AND EMPLOYMENT, for discussion and mitigation.
Short -Term Construction
#17. Prior to the issuance of any grading permits, the project proponents shall produce
evidence acceptable to the Development Services Director, such as notation on
the front sheet of the grading plans, that:
a. All construction vehicles or equipment, fixed or mobile, operated within 1,000
feet of a dwelling shall be equipped with properly operating and maintained
mufflers.
b. All operations shall comply with the City of Costa Mesa Noise Ordinance.
c. Stockpiling and/or vehicle staging areas shall be located as far as practicable
from dwellings.
Project Noise Impacts - Stationary Sources
#18. The project applicant shall submit detailed design plans for the proposed parking
structure, prior to building permit issuance. Said plans shall be accompanied by
an acoustical study prepared by a City -approved acoustical expert, to the
satisfaction of the Planning Division. The study shall demonstrate that all feasible
sound attenuation in compliance with the City's Noise Ordinance has been
incorporated into parking structure design, such as brushed driving surfaces
(textured), limited openings on the north and western sides, relocation to the
south of the parcel, and other appropriate measures. This mitigation will only be
necessary if the vacant land to the immediate north and west of the 9 -acre parcel
is zoned residential at the time of grading or building plan submittal.
G. PUBLIC SERVICES AND UTILITIES
Police Services
#19. For the duration of each phase of construction, the project applicant shall provide
sufficient onsite security personnel on a 24-hour, seven days a week basis to
VII -5 (INVENTOR)
Mitigation Measures
Resolution No. 94-55
Page 5 of 9
patrol all areas of construction. Evidence of compliance with this measure is
subject to periodic site inspections by City staff.
#20. Upon the occupancy of each project phase, the project applicant shall provide
security for the parking areas on the adjacent parcel. A letter report verifying the
increased security for each phase shall be submitted to the City upon occupancy
of each phase for review and approval.
Fire Services
No mitigation required because significant impacts to Fire Services would not occur.
Schools
The project is subject to standard conditions of approval and no additional mitigation is
required for schools.
Park and Recreation
No mitigation measures are required because significant impacts to Parks and
Recreation would not occur.
Electricity
No mitigation measures are required because significant impacts to Electrical Services
would not occur. Project would be required to conform with Title 24 of the California
Resources Code which is a standard condition of Project Approval. Please refer also to
Section IV.E, AIR QUALITY.
Gas
No mitigation measures are required because significant impacts to gas service would
not occur.
Telephone
No mitigation measures are required because significant impacts to telephone service
have not been identified.
Water
#21. The Automobile Club of Southern California shall be subject to the Mesa
Consolidated Water District's fee schedule which includes a Development Impact
Fee based on the estimated future water consumption.
#22. Prior to the issuance of building permits, the Automobile Club of Southern
California shall provide the MCWD with all construction drawings in order to allow
the District to review any impacts which may occur to Well No. 8 or any other
adjacent facilities.
VII -6 (INVENTOR)
Mitigation Measures
Resolution No. 94-55
Page 6 of 9
1
#23. Prior to the issuance of building permits, the developer shall demonstrate to the
MCWD and City's Planning Division, that the use of low water use fixtures,
plumbing fixtures and appliances are planned for the project as follows:
Interior:
► Supply line pressure: Reduce water pressure according to MCWD by means
of a pressure -reducing valve (exclusive of fire protection water).
► Drinking fountains: Equip drinking fountains with self-closing valves.
► Ultra-low flush toilets: Install 1.6 gallon per flush toilets in all new construction.
Exterior:
► Landscape with low water -consuming plants wherever feasible.
► Minimize use of lawn by limiting it to lawn -dependant uses.
► Group plants of similar water use to reduce over irrigation of low -water -using
plants.
► Use mulch extensively in all landscaped areas. Mulch applied on top of soil
will improve the water -holding capacity of the soil by reducing evaporation and
soil compaction.
• Preserve and protect existing trees and shrubs. Established plants are often
adapted to low -water -using conditions and their use saves water needed to
establish replacement vegetation.
► Install efficient irrigation systems which minimize runoff and evaporation and
maximize the water which will reach the plant roots. Drip irrigation, soil
moisture sensors, and automatic irrigation systems are a few methods to
consider in increasing irrigation efficiency and may be feasible for the project.
• Use pervious paving material whenever feasible to reduce surface water runoff.
► Install separate domestic and irrigation water meters for future monitoring
needs of the MCWD.
Sewer
#24. Prior to issuance of building permits, the Applicant shall submit a Request for
Annexation to the Costa Mesa Sanitary District for any portion of the subject
property as deemed necessary by the District.
Solid Waste
#25. The project shall be subject to the provisions of AB 939 as administered by the
City of Costa Mesa.
H. GEOLOGY, SEISMICITY, SOILS AND GROUNDWATER
Geology
#26. Grading and foundation plans, including foundation loads, shall be reviewed by
a registered Soils Engineer and approved by the City Building and Safety
Division.
VII -7
Mitigation Measures
Resolution No. 94-55
Page 7 of 9
(INVENTOR)
112
#27. All grading and earthwork shall be performed under the observation of a
registered Geotechnical Engineer in order to achieve proper sub -grade
preparation, selection of satisfactory materials, and placement and compaction of
all structural fill.
Seismicity
Refer to Mitigation Measure #27.
Soils
Refer to Mitigation Measure #27.
Groundwater
Refer to Mitigation Measure #27.
I. HYDROLOGY AND DRAINAGE
Drainage
#28. The project applicant shall be required to complete a detailed hydrological
analysis prior to issuance of building permits for the final design to determine the
size and location of drainage facilities. Based on those analyses, storm drain
facilities shall be designed to minimize both volume and velocity of surface runoff
and shall be indicated on the site plan and submitted to the City Engineer for
review and approval prior to issuance of grading permits.
#29. Prior to grading permit issuance, the project applicant shall coordinate with the
Army Corp of Engineers (ACOE) to obtain all necessary permits required for
improvements to the Greenville -Banning Channel. All ACOE permits must be
received and evidence of compliance demonstrated to the City prior to issuance
of grading permits.
#29A. Prior to issuance of grading permits or alterations to the adjacent flood control
channel, the applicant shall comply with the applicable provisions of Fish and
Game Code Section 1603.
Flooding
#30. Prior to grading permit issuance, the project applicant shall submit to the Orange
County Flood Control District the proposed channel improvement plans for review
and approval. Evidence of District approval shall be demonstrated to the City
prior to issuance of grading permits.
#31. All onsite structures must be elevated to the 100 -year base flood elevation or
floodproofed. The Final Site Plan shall indicate this requirement for approval by
the City Building Safety Division prior to issuance of grading permits. An
elevation certificate required by FEMA shall be completed and submitted to the
Building Division prior to occupancy.
V11-8 (INVENTOR)
Mitigation Measures
Resolution No. 94-55
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1
Water Quality
#32. Prior to the issuance of grading permits, the applicant shall develop a Stormwater
Pollution Prevention Plan (SWPPP), which emphasizes structural and non-
structural Best Management Practices (BMPs), in compliance with NPDES
Program requirements. BMPs shall be implemented by the project applicant to
the satisfaction of the State Water Resources Control Board and NPDES Program
requirements in order to protect the receiving waters from degradation.
#33. Prior to the issuance of grading permits, the project applicant shall file a Notice
of Intent (NOI) with the State Water Resources Control Board (SWRCB), as
required by the General Construction Activity Storm Water Permit adopted on
August 20, 1992.
#34. In order to prevent exposed soils from erosion during periods of heavy rainfall, the
project applicant shall be required to meet standard erosion control measures, as
deemed necessary by the City Engineering and Building Safety Divisions.
Compliance with this measure is subject to periodic site inspection by City staff.
VII -9 (MENTOR)
Mitigation Measures
Resolution No. 94-55
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