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HomeMy WebLinkAbout00-67 - Approving Planning Application PA-99-40R andTentative Tract Map T-15882RESOLUTION NO. 60-6 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING PLANNING APPLICATION PA -99-40R AND TENTATIVE TRACT MAP T-15882 THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Standard Pacific, authorized agent for Segerstrom Center, with respect to the real property located at 1645 Adams Avenue, requesting approval of a 69 -unit small -lot single-family project with an administrative adjustment to reduce the required setback along Adams Avenue and a tentative tract map to facilitate the project in the PDR -MD zone; and WHEREAS, the Planning Commission held a duly noticed public hearing on July 10, 2000; and WHEREAS, the Planning Commission recommended adoption of the Negative Declaration and approval of Planning Application PA -99-40R and Tentative Tract Map T-15882; and WHEREAS, duly noticed public hearings were held by the City Council on August 7 and 21, 2000. 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 ADOPTS the Negative Declaration and APPROVES Planning Application PA -99-40R and Tentative Tract Map T-15882 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 as described in the Agenda Report for Planning Application PA -99-40R and Tentative Tract Map T-15882, 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 recommendation for approval herein contained, shall be deemed null and void. PASSED AND ADOPTED this. 21St day of August, 2000. Ma ATTEST: Deputy City lerk of the City of Costa Mesa APPROVED AS TO FORM �� CITY ATTORKIARV 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. pd -!07 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on the 21 s` day of August, 2000. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of the City of Costa Mesa this 22"d day of August, 2000. Deputy CiClerk and ex -officio Clerk of the City C ncil of the City of Costa Mesa EXHIBIT "A" FINDINGS APPL. PA-99-40R/T-15882 A. The master plan meets the broader goals of the General Plan and the Zoning Code by exhibiting excellence in design, site :planning, integration of uses and structures and protection of the integrity of neighboring development. Specifically, the project provides additional homeownership opportunities and is situated next to a shopping center which will provide services for future residents. With the recommended pedestrian access (condition number one), the proposed project and adjacent shopping center will be mutually -supportive and will enhance the amenities available to the residents while potentially decreasing vehicular traffic on Mesa Verde Drive East. The project meets or exceeds all applicable standards for development in this zone. B. The proposed project complies with Costa Mesa -Municipal Code Section 13- 29(e) because: • The proposed development and use is compatible and harmonious with 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 have been considered. • The proposed project complies with applicable performance standards prescribed in the Zoning Code. - • The project 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 effects of all past and present planning applications have been considered for both the subject property and surrounding properties. C. The information presented substantially complies with section 13-29(g)(1) of the Costa Mesa Municipal Code in that special circumstances applicable to the property exist to justify granting of the administrative adjustment from street setback requirements along Adams Avenue. Strict application of the zoning ordinance would deprive the property owner of ,privileges enjoyed by owners of- other property in the vicinity under the identical zoning classification. Specifically, the applicant is being required to provide a bus bay turn out, required because of the site's location next to a heavily traveled street (Adams Avenue); this is an unusual circumstance for a residential project. The proposed setback reduction is for the landscaping only; the buildings still comply with required code setbacks. Granting the administrative adjustment will not allow a use, density, or intensity which is not in accordance with the APPL. PA-99-40R/T-15882 general plan designation and specific plan of the property. D. 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 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. E. 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. F. The project, as conditioned, is consistent with Chapter IX, Article 1 1, 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. G. The creation of 69 lots, five common lots, and six private streets, as well as related improvements is consistent with the City's General Plan and Zoning Ordinances. H. The proposed use of the lots is for 69, detached, small -lot single family homes, which is compatible with the objectives, policies, general land use, and programs specified in the General Plan. The subject property is physically suitable to accommodate Tentative Tract Map T-15882 in terms of type, design and density of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the City's Zoning Code and General Plan. J. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as required by Government Code Section 66473.1. K. The subdivision and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and/or public utility rights-of-way and/or easements within the tract. L. The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). EXHIBIT "B" CONDITIONS OF APPROVAL APPL. PA-99-40R/T-15882 Ping. 1. The tract map and site plan shall be modified to provide pedestrian access to the shopping center in the vicinity of lettered lot "B", under the direction of Planning staff. 2. * Prior to the issuance of any grading permit, the project applicant shall provide written evidence to the Director of the Development Services Department that a qualified archaeologist and paleontologist have been retained, and shall be present at the pre - grading conference, establish procedures for archaeological and paleontological resource surveillance, and in cooperation with the project developer, establish procedures for temporarily halting or redirecting work to permit sampling, identification, and evaluation of the artifacts, as appropriate. If the resources are found to be significant, the monitor(s) shall determine appropriate actions, in cooperation with the project developer, for exploration and/or salvage. 3. The side and rear elevations of units visible from off-site (including Mesa Verde Shopping Center)shall have enhanced architectural details and window treatments per the direction of Planning staff. 4. Applicant shall provide proof of establishment of a homeowner's association prior to release of any utilities. 5. 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 6. 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. 7. The final map shall show easements or other provisions for the placement of centralized mail delivery units, if applicable. Specific locations for such units shall be to the satisfaction of the Planning Division, Engineering Division, and the U.S. Postal Service. 8. Street addresses shall be displayed on the front of the house adjacent to the main entrance or front door of each residence in a manner visible to the street. Street address numerals shall be a minimum 6 inches in height with not less than '/2 -inch stroke and shall contrast sharply with the background. 9. 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 APPL. PA-99-40R/T-15882 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 continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. 10. The applicant shall contact MediaOne of Costa Mesa at 200 Paularino Avenue, Costa Mesa, (549-3500) prior to issuance of building permits to arrange for pre -wiring for future cable communication service. 11. The conditions of approval and ordinance or code provisions of planning application PA-99-40R/T-15882 shall be blueprinted on the face of the site plan. 12. The applicant shall contact the Planning Division to arrange. for a "special requirements" 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. Street setback landscape planters along Adams Avenue and Mesa Verde Drive East, which are planned to be at least eight feet in depth, shall be mounded to a high point of at least 24 inches, with approved turf and/or ground cover on the street side front half of the planter and shrubbery plantings and trees on the back half. A mixture of 24 -inch box, 36 -inch box, and 48 -inch box trees shall be provided within the street setback Landscaping. 14. The applicant shall provide a decorative perimeter wall, as well as an enhanced landscaping/wall treatment at the corner of Adams Avenue and Mesa Verde Drive East, subject to the approval of the Planning Division. 15. If the project is constructed in phases, the perimeter wall, landscaping along the frontages, and irrigation shall be installed prior to the release of utilities for the first phase. 16. Applicant shall provide vines along the perimeter wall to discourage graffiti. 17. All backflow prevention devices, transformers, and other utility equipment shall be placed behind the 20 -foot setback line along Adams Avenue and Mesa Verde Drive East, and shall be screened from view in a manner approved by the Planning Division. 18. Block walls shall be provided on all interior residential lot lines. Block walls visible from private streets (such as for corner lots) shall be decorative block and setback from adjacent sidewalks to provide a landscape planter area. The width of the planter areas and type of landscaping shall be subject to approval by the Planning Division. Eng. 19. Maintain the public right-of-way in a "wet -down" condition to prevent excessive dust and promptly remove any spillage from the public right-of-way by sweeping or sprinkling. Police 20. A list of security recommendations has been provided by the Police Department for the applicant's consideration. Trans. 21. The height of any berms and selection of landscaping -material located within the 20 -foot setback area along Mesa Verde Drive East shall be jointly reviewed and approved by the Planning and Transportation Services Divisions to ensure adequate sight distance and visibility is maintained for traffic entering and exiting the main entrance area. 22. The applicant shall modify the existing raised median at Mesa Verde Drive East and Adams Avenue and provide restriping of the right hand turn lane at Mesa Verde Drive East and Adams Avenue under the direction of the Transportation Services Division. 23. The developer be directed to work in accordance with the City of Costa Mesa's plans and specifications under the oversight of the Public Services Director to install a landscaped median adjacent to the project on Mesa Verde Drive East. * 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. A minimum 20 -foot by 20 -foot clear interior dimension shall be provided for all garages. 2. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and final releases will not be granted until all such licenses have been obtained. 3. Approval of the planning application is valid for one (1) year and will expire at the end of the period unless building permits are obtained and construction commences, or the applicant applies for and is granted an extension of time. 4. Permits shall be obtained for all signs according to the provisions of the Costa Mesa Sign Ordinance. 5. Development shall comply with all requirements of Section 13-38 and Chapter V, Article 2, of Title 13 of the Costa Mesa Municipal Code relating to development standards for residential projects. 6. Approval of the tract map shall be for a period of 2 years. Within this time period, map shall be recorded unless applicant applies for and is granted an extension of time .by the Costa Mesa Planning Commission. 7. Pay park fee prior to submittal of the final tract map to City Council approval of tract map for recordation.' Applicable fee shall be that fee in effect at the time building permits are issued. 8. Proof of recordation of the tract map shall be submitted prior to issuance of building permits. Per the provisions of the State's Subdivision Map Act, the model homes shall be excepted from this request. 9. Minimum garage door widths shall.be 16 feet. 10. All garages shall be provided with automatic garage door openers. 11. Included in the required CC&Rs shall be a provision that will permit the installation of solar heating system's, subject to applicable zoning district requirements, the Uniform Building Code, and associated ordinances, and reasonable architectural review by the project's architectural review committee 12. The CC&Rs shall include a provision as to use and maintenance of all guest parking spaces, driveways and common open space. 13. CC&Rs and articles of incorporation and bylaws for the homeowners association shall be reviewed and approved by both the Planning. Division and the Department of Real Estate (DRE) prior to recordation. (DRE review not required' for projects containing four or fewer units.) CC&Rs shall include provisions as required in Costa Mesa municipal Code Section 13-41, as well as applicable conditions of approval and code requirements. The applicant shall provide the Planning Division proof of review andapproval of the CC&Rs by the DRE prior to recordation. A copy of the recorded CC&Rs shall be submitted to the Planning Division prior to the release of utilities for the units. 14. All on-site utility services shall be installed underground. 15. 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 vault, wall cabinet, or wall box under the direction of the Planning Division. 16. Five (5) 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 two (2) 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. 17. 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. 18. 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 (949) 631-1291. 19. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 20. 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. 21. Construction, grading, materials -delivery, equipment operation or other noise -generating activity shall be limited to between the hours of 7 a.m. and 8 p.m., Monday through Friday, and between the hours of 8 a.m. and 7 p.m. on Saturday, Sunday_ 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. 22. * * The developer shall construct a minimum 6 -foot high noise barrier along the exterior project boundary with the exception of lots 18 and 19, where the wall shall be a minimum 6.5 feet in height. These minimum heights shall be measured from the highest on-site grade. The weight of the barrier shall be at least 3.5 pounds per square foot of face area and have no decorative cutouts or line -of -site openings between the shielded areas and the roadways. 23. * * The developer shall construct units one through 41 with the following features to ensure sufficient, attenuation of noise levels to the interior: • Mechanical ventilation systems that shall supply two air changes per hour for each habitable room, with a minimum of 15 cubic feet per minute of outside air per occupant. • The fresh air inlet shall be of sound attenuating construction and shall consist of a minimum of ten feet of straight or curved duct or six feet plus one sharp 90 degree bend. • Attic fans facing Adams Avenue or Mesa Verde Drive East shall be constructed with an acoustical baffle. Bldg. 24. Comply with the requirements of the uniform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". 25. * * 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 specific land uses, for review and .approval by the Development Services Department. 26. * * The project applicant shall require the contractor to comply with the SCAQMD's regulations during construction, including Rule 402 which specifies that there be no dust impacts offsite sufficient to cause a nuisance, and SCAQMD Rule 403, which restricts visible emissions from construction. Specific. measures to reduce fugitive dust shall include the following: a. Moisten soil prior to grading. b. Water exposed surfaces at least twice - a day under calm conditions and as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. c. Treat any area that will be exposed for extended periods with a soil conditioner to stabilize soil or temporarily plant with vegetation. d. Wash mud-covered tires and under-carriages of trucks leaving construction sites. t e. Provide for street sweeping,. as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. f. Securely cover loads of dirt with a tight fitting tarp on any truck leaving the construction sites to dispose of excavated soil. g. Cease grading during periods when winds exceed 25 miles per hour. h. Provide for permanent sealing of all graded areas, as applicable, at the earliest practicable time after soil disturbance. Parks 27. Street trees along the landscape frontage shall meet with the Pkwys approval of the Parks and Parkways 'Division. Street trees shall be Platanus acerifolia "Bloodgood" on Mesa Verde Drive East and Pyrus calleryana "Aristocrat" on Adams Avenue, 15-gallon minimum size, spaced at 30 feet on center. Eng. 28. 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 of architect. Construction access approval must be obtained prior to building or engineering permits being issued by the City of Costa Mesa. Pay off-site plan check fee to the Engineering Division. An approved off-site plan and fee shall be required prior to engineering/utility permits being issued by the City. 29. 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. 30. Haul routes must be approved by the Engineering Division, prior to approval of the site access permit. 31. Submit required cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per Costa Mesa Municipal Code Section 15-32, and as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 32. Obtain a permit from the Engineering Division, at the time of development, and then construct P.C.C. commercial sidewalk along Adams Avenue, per City of Costa Mesa standards as shown on the off-site plan, including four (4) feet clear around obstructions in the sidewalk. 33. Obtain a permit from the Engineering Division, at the time of development, and then construct vehicular and pedestrian entry per City of Costa Mesa standards as shown on the off-site plan. Location and dimensions are subject to the approval of the Transportation Services Manager. 34. 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. 35. Obtain a permit from the Engineering Division, at the time of development, and then reconstruct wheelchair ramps on the corner of Adams Avenue and Mesa Verde Drive East. 36. Dedicate all land within 42 feet from the centerline of Mesa Verde Drive East, and dedicate all land within 60 feet (or as necessary) from the centerline of Adams Avenue for construction of a bus turnout per OCTA standards. 37. Dedicate a diagonal corner cut-off at the corner of Adams Avenue and Mesa Verde Drive East per City of Costa Mesa Standard No. 214. 38. Submit legal description for the new area of dedication, plat of new dedication area, both prepared by a civil engineer, and title report update of subject property. 39.. Submit nine copies and one duplicate mylar of the recorded map and the signed plans to Engineering Division, prior to occupancy. 40. Construct storm drain facilities as per City of Costa Mesa Master Drainage Plan. 41. Fulfill drainage ordinance fee requirements prior to approval of final map. 42. Ownership of the on-site drainage facilities and parkway culverts or drains and other common areas (i.e., lots A, B, C, D, E, and F) shall be transferred by the owner to the homeowners association to be formed pursuant to Costa Mesa Municipal Code section 3-62 and said association shall be responsible for all maintenance of such property. The association hall indemnify and hold harmless the City for any liability arising out of or in any way connected with the connection of the private drainage system with the City's drainage system and shall execute and deliver to the City the standard indemnity agreement required for such connections. 43. The applicant is advised that Mesa Verde Drive East and Golf Course Drive are currently under a "no open cut" moratorium. Open cutting of the street pavement will only be approved with special resurfacing requirements. 44. Remove abandoned monitoring wells located within the public right- of-way. 45. Comply with all requirements contained within the letter prepared by the Assistant City Engineer, dated July 3, 2000. 46. All sump conditions are required to have emergency overflow storm design. Trans. 47. Furnish and install H.P.S.V. street lights on marbelite poles on Mesa Verde Drive East and Adams Avenue per City standards. Contact Southern California Edison and meet their underground service requirements. 48. Construct a bus turnout on the south side of Adams Avenue in the vicinity of the present bus stop _ aast of Mesa Verde Drive East including installation of electrical service from the adjacent traffic signal for electrification of the bus shelter. Comply with OCTA bus turnout standards, including an 8 -foot sidewalk in compliance with ADA accessibility requirements. 49. Dedicate all vehicular access rights from Adams Avenue to the City of Costa Mesa. 50. * * 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 includes a credit for all existing uses. At the current rate per trip end, the Traffic Impact Fee is estimated as $93,535.00. 51. For the segment of Mesa Verde Drive East between Adams Avenue 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. County sanitation district fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (714) 754-5307. 3. Developer shall submit a plan showing sewer improvements to the district engineer's office — (714) 631-1731. and the new entrance: • Construct a 5 -foot wide sidewalk and a 5 -foot wide off-street, one-way bicycle trail on Mesa Verde Drive East. The sidewalk in this segment shall - be placed adjacent to the curb. The bicycle trail shall be separated from the sidewalk and be designed to meander within the 20 -foot setback area beyond the public right- of-way. • The developer shall provide an easement for public pedestrian and bicycle use to encompass the meandering bicycle trail within the setback area. Maintenance of the bicycle trail including all signs and markings will be the responsibility of the City. • A maintenance agreement shall be executed by the developer obligating the homeowner's association to maintain all landscaping within the 10 -foot public parkway. 52. For the segment of Mesa Verde Drive East between the new entrance and the easterly property line: • Construct a 10 -foot wide sidewalk adjacent to the curb. Fire 53. All hydrants required shall be installed and operable prior to the initiation of combustible construction. 54. Water improvement plans shall be approved by the Fire Department. 55. 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. 56. Provide approved smoke detectors to be installed in accordance with the 1997 Edition of the Uniform Fire Code. 57. Provide "blue dot" reflective markers for all on-site fire hydrants. 58. Proof of recordation of an easement for the fire access shall be provided prior to the release of building permits. * * These code requirements are also included as a condition of approval. 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. County sanitation district fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (714) 754-5307. 3. Developer shall submit a plan showing sewer improvements to the district engineer's office — (714) 631-1731. 4. All newly created parcels shall have separate sewer service meeting Costa Mesa Sanitary District requirements (714) 631-731. 5. The 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. School 6. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. Fish & 7. 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(b)]. State 8. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist- on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information.