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HomeMy WebLinkAbout00-09 - Approving Planning Application PA-00-02RESOLUTION NO. CSD - A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING PLANNING APPLICATION PA -00-02. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by Phillip Schwartze, authorized agent for Bre South Coast/Experian Information Solutions, with respect to real property located at 443 and 595 Anton Boulevard, requesting approval of a final Master Plan for three office buildings totaling approximately 350,000 square feet, and the addition of two parking structures, with a minor conditional use permit to modify the shared parking requirements in the PDC zone; and WHEREAS, a duly noticed public hearing was held by the Planning Commission on February 14, 2000; and 2000; WHEREAS, a public hearing was held by the City Council on February 22"d, NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record and the findings contained in Exhibit "A", and subject to conditions contained in Exhibit "B", the City Council hereby adopts the Negative Declaration and approves Planning Application PA -00-02 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 the activity described in the staff report for Planning Application PA -00-02, and upon applicant's compliance with each and all 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 recommendation for approval herein contained, shall be deemed null and void. PASSED AND ADOPTED this 22"d day of February, 2000. ATTEST: Deputy Ci Jerk of the City of Costa Mesa STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) 0 --� t 1Mayo'?�othg City of Costa Mesa APPROVED AS TO FORM CITY AT TORN ' 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. Op - 9 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 22nd day of February, 2000. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 23rd day of February, 2000. D)Lo� (-1 - Deputy Citylerk and ex -officio Clerk of the City Cou it of the City of Costa Mesa EXHIBIT "A" FINDINGS APPL. PA -00-02 A. The master plan meets the broader goals of the General Plan, North Costa Mesa .Specific Plan, and Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. This amendment includes the previously -approved 475,000 sq.ft. office entitlement as well as final approval of the fitst 350,000 sq.ft. of office. B. The information presented substantially complies with Costa Mesa Municipal Code section 13-29(8)(2) in that the approval of the proposed deviation from shared parking requirements will not be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Specifically, the applicant's shared parking study recognizes the unusual operating characteristics of the proposed health club, which is not accounted for in the City's shared parking study. Granting the minor conditional use permit will not allow a use, density or intensity which is not in accordance with the general plan designation and specific plan for the property. C. The Initial Study and Negative Declaration prepared for the original master plan approved under PA -98-77 is still applicable to the proposed project because a change of use is not proposed and the amount of building area is less than originally approved. D. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project's traffic impacts will be mitigated by the payment of traffic impact fees. . E. The proposed buildings are an excessive distance from the street necessitating fire apparatus access and provisions of on-site fire hydrants. F. The development will have a significant incremental impact on the level of fire protection services within the City. EXHIBIT "B" CONDITIONS OF APPROVAL APPL. PA -00-02 The applicant is reminded that all conditions of approval and code requirements of PA -98-77 still .apply (copy attached hereto). Additionally, the following changes apply to the amendments proposed under Planning Application PA -00-02: Ping. 1. The mechanical screens shall be designed to be of, the same materials and architecturally compatible with the buildings. 2. Landscape treatment along the entire Anton Boulevard setback shall be consistent. 3. Any parking structure greater than one level above grade shall be architecturally compatible with the other buildings in the project and shall incorporate landscape planters into the edge of the exterior walls, under the direction of Planning staff. 4. A vehicular turn -around area shall be designed and incorporated at the end of the main east -west vehicular access, in front of the eastern -most parking structure on the Metro Center site, under the direction of the Planning and Transportation Services staffs. 5. Should parking prove to be insufficient for future combination of uses at Metro Center (odd numbers of the 500 block of Anton Boulevard), additional parking shall be added to one or more of the parking structures under the direction of the Planning staff. Fire 6. Water mains and hydrants shall be installed to the standards of the Mesa Consolidated Water District and dedicated along with repair easements to that agency. 7. The applicant shall participate on a fair share basis in conjunction with other benefiting development in funding the cost, construction, and equipment for Metro Fire Station located on Sakioka Drive. Fees shall be paid prior to the issuance of building permits for each new building. 8. Final approval of Building 4, as indicated on the site plan, shall be processed by the Planning Division as a development review and shall not cause the total area of office buildings on the Experian campus to exceed 475,000 square feet unless the City Council approves a General Plan amendment to authorize additional floor area. The design of Building 4 shall be architecturally consistent with Buildings 1 through 3. 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. APPL. PA -00-02 Ping. 1. Parking requirements shall be satisfied for each individual property/project (Experian versus South Coast Metro Center). 2. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections and final occupancy will not be granted until all such licenses have been obtained. 3. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. 4. All work shall be conducted under -roof. Outdoor work or display is prohibited. 5. Outdoor storage, if permitted, shall comply with the provisions of Costa Mesa Municipal Code Section 13-44. 6. Parking stalls shall be double -striped in accordance with City standards. 7. Driveway ramp slope shall comply with the standards contained in the City's parking ordinance. 8. All compact parking spaces shall be clearly marked "compact" or "small car only". 9. All on-site utility services shall be installed underground. 10. Installation of all 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. 11. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 12. Four (4) sets of detailed landscape and irrigation plans shall be required as part of the project plan check review and approval process. Three (3) sets shall be provided to the representative water agency and one (1) set shall be submitted to the Planning Division for review. Plans shall be approved by the water agency with two (2) approved sets forwarded by the applicant to the Planning Division for final approval prior to issuance of building permits. 13. Two (2) sets of landscape and irrigation plans, approved by both the water agency and the Planning Division, shall be attached to two of the final building plan sets. 14. Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Section's 13-101 through 13-108 as well as irrigation requirements set forth by the water agency. Consult with the representative water agency Mesa Consolidated Water District, Ray Barela for requirements. 15. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. APPL. PA -00-02 1 6. All landscaped areas shall be separated from paved vehicular areas by 6" high continuous Portland Cement Concrete curbing. Trans. 17. Fulfill San Joaquin Hills Transportation Corridor Fee Ordinance requirement at the time of issuance of building permit by submitting the required fee to the Planning Division. For the proposed use, the corridor fee is estimated as $1 ,176,000.00. 18. Fulfill mitigation of off-site traffic impacts at the time of issuance 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 is calculated including credits for all existing uses. At the current rate per trip end, the traffic impact fee is estimated at $486,500.00. 19. Construct a traffic signal at the main entrance to the site on Anton Boulevard including interconnect cable to the adjacent existing westerly intersection of Sakioka Drive and planned easterly traffic signal at future freeway on-ramp. 20. Design of the signal shall accommodate a future fourth leg to serve the property across Anton Boulevard 21. Modify the median on Anton Boulevard to accommodate entering and exiting vehicle movements at the main entrance, including provisions for left turn storage for vehicles entering the site. 22. Provide an easement to the City for maintenance of traffic signal loop detectors in the private entry road. 23. Consult with Transportation Services Division for full details on signal design. 24. Comply with conditions of PA -98-77 and all mitigation measures identified in the traffic impact analysis report for the South Coast Metro Center expansion project. Fire 25. All hydrants shall be installed and operable prior to the initiation of combustible construction. 26. Water improvement plans shall be approved by the fire department. 27. Access consisting, of a minimum 20 foot wide roadway capable of supporting fire apparatus shall be maintained to all fire hydrants from the time that the hydrants are placed into service. Special consideration shall be given to maintaining the integrity of such roadways during periods of inclement weather. 28. Provide "blue dot" reflective markers for all on-site fire hydrants. Bldg. 29. Comply with the requirements of the Uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". 30. Construction, grading, materials delivery, equipment operation or other noise -generating activity shall not occur between the hours of 8 p.m. and 7 a.m., Monday through Friday, nor between the hours of 7 p.m. and 8 a.m., on Saturday, Sunday, and Federal holidays. Exceptions may be made for activities that will not generate noise APPL. PA -00-02 audible from off site, such as painting and other quiet interior work. Eng. 31. 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 and sprinkling. 32. Install underground storm water pollutants and sediment clarifier. Maintenance shall be the sole responsibility of the property owner. 33. A.D.A. compliance required for the entire property frontage. 34. Developer shall submit for approval, soils data and structurzl calculations for encasement of existing storm drain located under the proposed parking structure. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts 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. 2. Orange County Sanitation District fees, fixture fees, inspection fees, and sewer permit required prior to issuance of building permits. To receive credit for buildings to be demolished, call (714) 754-5307 for inspection. 3. Developer shall submit a plan showing sewer improvements that meets with the District Engineer's approval to the Building Division as a part of the plans submitted for plan check. 4. All newly created parcels shall have separate sewer service meeting Costa Mesa Sanitary District requirements (949) 631-1731. 5. Developer is required to contact the Costa Mesa Sanitary District at (714) 754-5307 to arrange final sign -off prior to certificate of occupancy or utilities being released. 6. Any discharge in the sewer system other than from residential, hotel, motel, or restaurant developments may require the issuance of an Orange County Sanitation District Industrial Wastewater Discharge Permit. Call (714) 962-2411 for specific requirements. School 7. Pay applicable Newport Mesa Unified School District fees to the Building Division prior to issuance of building permits. Fish & 8 Applicant shall submit a check to the Planning Division for an Game environmental handling fee of $38.00 made payable to the county clerk -recorder within seven (7) days of project approval. Approval of this project will not be vested or final until the filing fee (required under section 711.4 of the Fish and Game Code) has been paid [PRC 21089(h)]. Original conditions of approval for PA -98-77 - 11 pages EXHIBIT "B" CONDITIONS OF APPROVAL Ping. 1.* The project shall comply with the mitigation measures of the Negative Declaration prepared for this project as listed in the attached document. 2. Prior to issuance of building permits, applicant shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 3. Street addresses shall be displayed on the freestanding sign or, if there is no freestanding sign, on the fascia or store front adjacent to the main entrance of the building, in a manner visible to the public street. Numerals shall be a minimum 12" in height with not less than 1/4" stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be 4" in height with not less than '/4 " stroke and shall contrast sharply with the background. 4. Except as necessary for drainage, existing grades at property lines shall be maintained. 5. The conditions of approval and ordinance or code provisions of planning application PA -98-77 and the mitigation measures of the Negative Declaration prepared for this project shall be blueprinted. on the face of the site plan. 6. The applicant shall contact the Planning Division to arrange for a "special requirements" inspection of the site prior to the release of occupancy. This inspection is to confirm that the conditions of approval and code ; equirements have been satisfied. 7. Uses in this project shall comply with the Federal Aviation Regulations FAR) Part 77 Notification procedure and shall not exceed the Imaginary Surfaces described in FAR Part 77 for John Wayne Airport; structures which rise above surrounding development (i.e., 10 -story hotel) or are located in close proximity to any of the various flight paths shall be .clearly marked or lighted according to FAA standards. Police 8. The attached list of security recommendations is provided by the Police Department for the applicant's consideration. Trans. 9. The parking control gate shown on the site plan for the westerly entrance shall be relocated to provide additional stacking capacity. The condition shall be completed under the direction of the Transportation Services Division. 10. Design the entrance on Anton Boulevard between Avenue of the Arts and Sakioka Drive to restrict vehicle movements to right turn in and out only. 11. Retain the existing bus turnout on the south side of Anton Boulevard, east of Sakioka Drive and reconstruct to serve as a right -turn lane to the proposed adjacent drive approach. 12. A traffic signal shall be designed and constructed at the easterly - most driveway serving the four office buildings. The signal shall be designed and constructed at the developer's jxpense and shall include interconnect cable to the adjacent existing and future planned traffic signals on Anton Boulevard. Developer shall also modify the median on Anton Boulevard at the new signalized entrance to include a left turn pocket. 13. Coordinate with the Orange County Transportation Authority for the location of the proposed easterly bus turnout. Dedicate all land required and construct the bus turnout to the Orange County Transportation Authority and City of Costa Mesa standards. These mitigation measures of the negative declaration have been included as conditions of approval. If any of these conditions are removed, the decision-making body must make a finding that the project will still not result in significant environmental impacts and that the negative declaration is still valid. 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. Proof of recordation of the final parcel map or lot line adjustment shall be submitted prior to issuance of building permits, if necessary to avoid conflict with existing property lines. 2. Prior to the release of the building permits for the northeasterly office building, the 25' deep easement along Anton Boulevard must either be reduced to. 20'. or abandoned, or the plans shall be modified to all structures outside of the easement area. 3. Provide a minimum 20' deep landscaped setback from the ultimate east and west property lines (adjacent to the freeway on- and off -ramps). 4. 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. 5. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. 6. Parking stalls shal! be double -striped in accordance with City standards. 7. Driveway ramp slope shall comply with the standards contained in the city's parking ordinance. S. All compact parking spaces shall be clearly marked "compact" or "small car only". 9. All on-site utility services shall be installed underground. 10. Installation of all 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. 11. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 12. Four (4) sets of detailed landscape and irrigation plans, prepared by a licensed landscape architect, shall be required as part of the project plan check review and approval process. Three (3) sets shall be provided to the representative water agency and one (1) set shall be submitted to the Planning Division for review. Plans shall be approved by the water agency with two (2) approved sets forwarded by the applicant to the Planning Division for final approval prior to issuance of building permits. 13. Two (2) sets of landscape and irrigation plans, approved by both the water agency and the Planning Division, shall be attached to two of the final building plan sets. 14. Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Sections 13-103 through 13-108 as well as irrigation requirements set forth by the water agency. Consult with the representative water agency Mesa Consolidated Water District, Ray Barela - (714) 631-1291 for requirements. 15. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 16. All landscaped areas shall be separated from paved vehicular areas by 6" high continuous Portland Cement Concrete curbing. 17. Trash enclosure or other acceptable means of trash disposal shall be provided. Design of trash enclosure shall conform with City standards. Standard drawings are available from the Planning Division. 18. 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, that lists each mitigation measure and states when and how the mitigation measures are to be met. 19. Construction, grading, materials delivery, equipment operation, or other noise generating activity shall not occur between the hours of 8 p.m. and 7 a.m. Monday through Friday, nor between the hours of 7 p.m. and 8 a.m. Saturday,' Sunday, and federal holidays. Exception may be made for activities that will not generate noise audible from off-site, such as painting and other quiet interior work. Comm. 20. Existing street trees to remain. Serv. Fire 21. Provide on-site fire hydrants. The number and location as well as water main sizing shall be determined by the Fire department on submittal for more detailed plans. 22. All hydrants shall be installed and operable prior to the initiation of combustible construction. 23. Water improvement plans shall be approved by the Fire Department. 24. Access consisting of a minimum 20 -foot wide roadway capable of supporting fire apparatus shall be maintained to all fire hydrants from the time that the hydrants are placed into service. Special consideration shall be given to maintaining the integrity of such roadways during periods of inclement weather. 25. Provide "Blue Dot" reflective markers for all on-site fire hydrants. Bldg. 26. Comply with the requirements of the Uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". Eng. 27. At the time of development submit for approval an off-site plan to the Engineering Division and grading plan to the Building Division that shows sewer, water, existing parkway improvements and the limits of work on the site, and hydrology calculations, both prepared by a civil engineer or architect. Construction access approval must be obtained prior to building or engineering permits being issued by the City of Costa Mesa. Pay offsite plan check fee to the Engineering Division. An approved offsite plan and fee shall be required prior to engineering/utility permits being issued by the City. 28. A construction access permit and deposit of $2,000.00 for street sweeping will be required by the Engineering Division prior to the start of any on- or off-site work. 29. Haul routes must be approved by the Engineering Division, prior to approval of the site access permit. Trans. 30. Submit required cash deposit or surety bond to guarantee construction of offsite street improvements at time of permit issuance per Costa Mesa Municipal Code Section 15-32, and as approved by city engineer. Cash deposit or surety bond amount to be determined by the City Engineer. 31. Obtain a permit from the Engineering Division at the time of development and then construct P.C.C. driveway approach 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. A.D.A. compliance is required for all driveways. 32. Obtain a permit from the Engineering Division, at the time of development and then construct wheelchair ramp on the corner of Anton Boulevard and Avenue of the Arts. 33. Dedicate a diagonal corner cut-off at the corner of Anton Boulevard and Avenue of the Arts, per City of Costa Mesa standard 414. 34. Construct storm drain facilities per City of Costa Mesa Master Drainage Plan. 35. Fulfill Drainage Ordinance Fee requirements prior to approval of approval or plans. 36. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the City of Costa Mesa; they shall be maintained by the owner or developer of the property. Private lateral connections to City storm drains will require a Hold Harmless Agreement prior to issuance of permit. 37. Path of travel on public sidewalk at Anton Boulevard shall be accessible per A.D.A. requirements. 38. Comply with the Transportation Demand Management requirements for new development projects specified in Title 13, Chapter IX, Article 12. 39. Fulfill San Joaquin Hills Transportation Corridor Fee Ordinance requirement at the time of issuance of building permit by submitting the required fee to the Planning Division. For the proposed use, the corridor fee is estimated as $2,153,320. 40. Prior to issuance of building permits for any of the office buildings, dedicate all land (including full legal title) necessary to facilitate the Avenue of the Arts off -ramp improvements (including all land east of the centerline of the Avenue of the Arts south of Anton Boulevard). 41. Obtain a permit from the Engineering Division at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. SPECIAL DISTRICT REQUIREMENTS The requirement of the following special districts are hereby forwarded to the applicant: Sani. 1. 2. 3. 4. 5. Fish & 6. Game School 7. Developer will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. County Sanitation District fees, fixture fees, inspection fees, and sewer permit required prior to issuance of building permits. To receive credit for buildings to be demolished, call (714) 754-5307 for inspection. Developer shall submit a plan showing sewer improvements to the Costa Mesa Sanitary District engineer's office- (949) 631-1731 - prior to the issuance of building permits. All newly created parcels shall have separate sewer service meeting Costa Mesa Sanitary District requirements (949) 631-1731. Developer is required to contact the Costa Mesa Sanitary District at (714) 754-5307 to arrange final sign -off prior to certificate of occupancy being released. Applicant shall submit a check to the Planning Division for an environmental handling fee of $38.00 made payable to the county clerk -recorder within seven (7) days of project approval. Approval of this project will not be vested or final until the filing fee (required under section 711.4 of the Fish and Game Code) has been paid [PRC 21089(b)]. Applicant shall submit proof that applicable development fee has been paid to the Newport Mesa Unified School District (714 424-5002) prior to the issuance of building permits. MITIGATION MEASURES Water Quality 1 . A final hydrology study addressing the pre- and post- cor ,truction runoff rates and any potential impacts to the storm drain channel system shall be submitted to the Building and Engineering Divisions and appropriate County agencies prior to issuance of building or grading permits. Measures required to mitigate .any potential significant impacts shall be implemented. 2. Prior to or concurrent with submittal of plans for building plan check, applicant shall submit a Water Quality Management Plan (WQMP) that identifies the application and incorporation of those routine structural and non-structural Best Management Practices (BMPs) outlined in the Countywide National Pollution Discharge Elimination System (NPDES) Drainage Area Management Plan (DAMP), Appendix G. The WQMP shall detail implementation of BMPs not dependent on specir'ic land uses, for review and approval by the Development Services Department. 3. If it is determined by the geotechnical consultant that dewatering is necessary for construction, a s.tudy assessing the potential impacts associated with dewatering on adjacent areas shall be submitted to the City Building Official for approval during the plan check process. Applicant shall provide the City with a copy of the NPDES permit required by the .Regional Water Quality Control Board. 4. A local drainage connection permit shall be obtained from the County of Orange Regulation/Public Property Permit Division to allow connection with the existing County drainage facilities prior to occupancy. Permits shall also be obtained from the City's Engineering Division for connections to City drainage facilities. 5. Written authorization from the City of Costa Mesa Public Services Department to construct a parKing structure over the storm drain easement shall be submitted to the Building Division at the time of plan check ' for the structure. The letter shall include any special conditions that affect plan checking of the structure. Air Quality: Measures to Minimize Construction Activity Emissions 1 . Cut and fill quantities should be balanced on-site if feasible. 2. SCAQMD Rule 403 shall be adhered to, insuring the clean up 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 source. Particulate matter deposits on public roadways are also prohibited. 3. 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 a crust will be formed on the ground surface and then watered again at the end of the day. 4. Any vegetative ground cover to be utilized on-site shall be planted as soon as possible to reduce the disturbed area subject to wind erosion. Irrigation systems needed to water these plants shall be installed as soon as possible to maintain the ground cover and minimize wind erosion of the.soil. 5. Any construction access roads (other than temporary access roads) shall be paved as soon as possible and cleaned after each work day. The maximum vehicle speed limit on unpaved roads shall be 15 mph. 6. Grading operations shall be suspended during first and second stage ozone episodes or when winds exceed 25 mph. . 7. Construction personnel shall be informed of ride -sharing and transit opportunities. 8. Construction parking shall be configured to minimize traffic interference. 9. Construction operations affecting off-site roadways shall be scheduled for off-peak traffic hours and shall minimize obstruction of through -traffic lanes. Measures to Minimize Operational Emissions 1. The project should internalize trips and reduce dependency on the private automobile by providing non -motorized and public transportation facilities. 2. The vehicular circulation system on-site should be supplemented with a user friendly walking, bicycling and transit environment. Amenities could include landscaping, enhanced paving materials, benches, trash receptacles, street lights, bus shelters and turn -outs, fountains, newspaper racks, drinking fountains, etc. 3. The project will reduce vehicle miles traveled and internalize trips by offering retail uses, a restaurant, a hotel, and a health club in the vicinity of existing office towers, where employees currently make off-site trips for meals, exercise opportunities and shopping. 4. Building construction shall comply with the energy use guidelines in Title 24 of the California Administrative Code. Geology 1. All seismic design requirements outlined by the State of California and the latest Uniform Building Code adopted by the City of Costa Mesa shall be implemented to mitigate ground shaking potential according to plans approved by the Building Division. 2. Geotechnical studies shall be completed on the project site to investigate subsurface conditions and, if necessary, implement appropriate ground stabilization and building/foundation design. These studies, to be submitted to the City Building Division, shall investigate subsurface conditions, including groundwater levels, firmness of soils, and expansiveness of soils at locations of proposed structures. 3. A licensed geotechnical firm shall inspect the site during grading to detect unknown faults. Additional mitigation measures may need to be implemented to address specific building designs as they pertain to constraints from unknown faults. Noise 1. Noise impacts shall be evaluated on a building -by -building basis. Detailed noise studies prepared by a qualified acoustic consultant shall be submitted prior to issuance of any grading or building permits by the City to ensure that the project complies with the Costa Mesa General Plan interior noise standards for non-residential development. Building setbacks, noise barriers, and other noise attenuation techniques shall be considered and employed where appropriate in conjunction.. with specific development proposals. 2. Construction of moderately noise sensitive land uses such as hotel rooms will only be allowed if it is demonstrated with a noise study that the interior noise environment will be mitigated to meet the California Noise Insulation Standards. 3. Truck access, parking area and parking garage design, refuse collection area design, and commercial air conditioning refrigeration units shall be carefully evaluated at more detailed levels of planning to ensure that they minimize the potential for acoustic impacts to adjacent development. Archeological/Historical/Paleontological Resources 1. Archeological and paleontological monitoring plans shall be submitted to the Planning Division prior to issuance of grading permits. An Orange County certified archeologist and paleontologist shall monitor grading activities throughout the site. Final reports shall be submitted to the Planning Division and the UCLA Clearinghouse prior to issuance of Certificates of Occupancy. Fire Protection 1. The applicant shall participate on a fair share basis in conjunction with other benefiting development in funding the cost, construction and equipment for Metro Fire Station located on Sakioka Drive. Fees shall be paid prior to the issuance of building permits for each new building. Schools 1. Prior to issuance of building permits, applicant shall submit proof that the applicable development fee has been paid to the Newport Mesa Unified School District (714) 424-7530. Electricity and Natural Gas 1 . The developer shall work with the electric and gas companies in developing an energy efficient plan in excess of Title 24 requirements for the proposed project. This plan shall be 'reviewed and approved by the Development Services Department prior to issuance of build -ng permits. Water 1. The developer shall be subject to Mesa Consolidated Water District's development impact fee. 2. Prior to issuance of building permits, the developer shall demonstrate to MCWD and the Costa Mesa Planning Division that the project will incorporate low water use fixtures (interior and exterior) and landscaping and irrigation systems. Reclaimed water shall be used for landscaping and irrigation purposes if deemed feasible by MCWD. Sewer 1. The developer shall contact the Orange County Sanitation District and,the Costa Mesa Sanitary District for fee and permit requirements. Flow monitoring may be required. Solid Waste Disposal 1. A recycling area shall be provided for each phase of development. Space shall be allocated for collecting and loading recyclable materials. These areas shall have the ability to accommodate receptacles and shall be convenient for those who deposit as well as collect and load recyclable materials. Recycling areas shall not interfere with vehicular or pedestrian access. When feasible, recycling. areas should be adjacent to or incorporated into trash collection areas. Applicant shall obtain approval of this recycling area plan from the Public Services Department. Transp ortation/Circulation 1. Prior to issuance of Certificates of Occupancy, applicant shall submi, to the Planning Division, the required Traffic Impact Fee pursuant to the prevailing schedule of charges adopted by the City Council. At the current rate per trip end, the Traffic Impact Fee is estimated at $1,355,475.00. Airport Operations 1. Prior to approval of the project's development plan, the project shall be determined by the Airport Land Use Commission to be consistent with the AELUP. Applicant shall comply with any safety recommendations.