HomeMy WebLinkAbout14-24 - Master Plan PA-13-11 for Proposed Site at 125 E. Baker StreetRESOLUTION NO. 14-24
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA,
CALIFORNIA, GRANTING APPROVAL TO ADOPT MASTER PLAN PA -13-11 FOR
THE PROPOSED DEVELOPMENT OF A FIVE -STORY 240 -UNIT RESIDENTIAL
APARTMENT BUILDING (63 FEET OVERALL HEIGHT) THAT WRAPS AROUND A
SIX -STORY PARKING STRUCTURE (62.5 FEET OVERALL HEIGHT) WITH 457
PARKING SPACES IN THE STRUCTURE AND FOUR OUTDOOR ON -GRADE
PARKING SPACES WITH A DEVIATION FROM THE FOLLOWING ZONING CODE
DEVELOPMENT STANDARDS: FOR ON-SITE PARKING SPACES (538 PARKING
SPACES REQUIRED; 461 PARKING SPACES PROPOSED) AT 125 EAST BAKER
STREET
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, The proposed project is a five -story, 240 -unit apartment complex (63 -
foot maximum height proposed) at a density of 58 dwelling units (du's) per acre with a
six -story parking structure (62.5 -foot maximum height proposed) with 457 parking spaces
and four outdoor on -grade parking spaces, along with the following specific entitlements:
1. Final Environmental Impact Report (State Clearinghouse #2013081051).
Certification of the Final Environmental Impact Report (EIR) for the project.
2. General Plan Amendment GP -13-02. Change the land use designation of the 4.17 -
acre development site from Industrial Park to High Density Residential. In addition to
the change in land use designation, the general plan amendment also involves text
amendment(s) to the City's General Plan to reflect a site-specific density of 58 dwelling
units per acre, and a site-specific height of six stories.
3. Rezone R-13-02. A rezone (or change) of the zoning classification of the 4.17 -acre
development site from Commercial Limited (CL) to Planned Development Residential
— High Density (PDR -HD).
4. Zoning Code Amendment CO -13-02. A zoning ordinance to amend Costa Mesa
Municipal Code Title 13 for a site-specific density of 58 dwelling units per acre. The
site is proposed to be designated PDR -HD (Planned Development Residential -High
Density) in the City's Zoning Code. The designation allows up to 20 dwelling units per
acre, or 83 dwelling units maximum for the site. The proposed 240 -unit project would
Resolution No. 14-24 Page 1 of 4
require an amendment to Table 13-58 (Planned Development Standards) to allow a
site-specific density of 58 dwelling units per acre for this project.
5. Master Plan PA -13-11. A Master Plan application for the proposed development of
a five -story 240 -unit residential apartment building (63 feet overall height) that wraps
around a six -story parking structure (62.5 feet overall height) with 457 parking spaces
in the structure and four outdoor on -grade parking spaces with a deviation from: on-
site parking spaces (538 parking spaces required; 461 parking spaces proposed).
6. Development Agreement DA -14-02. A Development Agreement between the
applicant and the City of Costa Mesa to fund future public infrastructure improvements
in the area.
WHEREAS, A Master Plan application for the proposed development of a five -
story 240 -unit residential apartment building for the development of the project as
described above.
WHEREAS, a duly noticed public hearing was held by the Planning Commission
on February 24, 2014, and continued to March 24, 2014, with all persons having the
opportunity to speak and be heard for and against the proposal.
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the
Draft EIR was circulated from November 6, 2013 to December 20, 2013 for public review
and comment.
WHEREAS, the Planning Commission has reviewed all environmental documents
comprising the Final EIR and has found that the Final EIR considers all environmental
impacts of the proposed project and a reasonable range of alternatives, and the Final EIR
is complete, adequate, and fully complies with all requirements of CEQA, the CEQA
Guidelines, and the City of Costa Mesa Environmental Guidelines.
WHEREAS, the Federal Aviation Administration (FAA) issued a Determination of
No Hazard To Air Navigation on May 16, 2013, which established a maximum building
height of 111 feet above mean sea level (approximately 65 feet above ground level) for
the proposed project.
WHEREAS, the Airport Land Use Commission for Orange County (ALUC), at their
meeting of January 16, 2014, determined, on a 6-1 vote, that the proposed project was
Resolution No. 14-24 Page 2 of 4
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consistent with the Commission's Airport Environs Land Use Plan (AELUP) for John
Wayne Airport (JWA) and the AELUP for Heliports.
WHEREAS, the Planning Commission, on a 5-0 vote, recommended that City
Council certify the EIR; tentatively approve General Plan Amendment GP -13-02; approve
Zoning Code Amendment CO -13-02, Rezone R-13-02, and Master Plan PA -13-11 by
separate resolutions.
WHEREAS, a duly noticed public hearing was held by the City Council on April 15,
2014, and continued to May 6, 2014, with all persons having the opportunity to speak and
be heard for and against the proposal.
WHEREAS, with the exception of the Final EIR, Development Agreement DA -14-
02, Zoning Code Amendment CO -13-02, and Rezone R-13-02, Master Plan PA -13-11,
will be subject to the approval of the General Plan Amendment GP -13-02.
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit A and subject to the conditions of approval/mitigation measures
indicated in the Mitigation Monitoring Program contained within Exhibit B and Exhibit C,
respectively, THE CITY COUNCIL APPROVES PA -13-11 with respect to the property
described above.
J
ity of Costa Mesa
ATTEST:
&JAlA& Qr-e�
Brenda Green, Ci Clerk
D this 6T" day of May, 2014.
Resolution No. 14-24 Page 3 of 4
, `(Dity Attorney
1
1
STATE OF CALIFORNIA)
COUNTY OF ORANGE )ss
CITY OF COSTA MESA )
I, BRENDA GREEN, City Clerk and ex -officio Clerk of the City Council of the City
of Costa Mesa, hereby certify that the above Council Resolution No. 14-24 as considered
at a regular meeting of said City Council held on the 6th day of May, 2014, and thereafter
passed and adopted as a whole at the regular meeting of said City Council held on the
6th day of May, 2014, by the following roll call vote:
AYES: COUNCIL MEMBERS: Genis, Monahan, Mensinger, Righeimer
NOES: COUNCIL MEMBERS: Leece
ABSENT: COUNCIL MEMBERS: None
IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the
City of Costa Mesa this 7th day of May, 2014.
6rsrd� QYSL*V
BRENDA GREEN, tITY CLERK
Resolution No. 14-24 Page 4 of 4
EXHIBIT A
FINDINGS
A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e)
because:
Required Finding: A compatible and harmonious relationship exists between the
proposed use and existing buildings, site development, and uses that exist or have
been approved for the general neighborhoods.
Response: With implementation of the mitigation measures identified in the
EIR for the proposed project, all potentially significant environmental impacts
have been reduced to less than significant levels. With the implementation
of the recommended conditions of approval, the proposed project will be
compatible and harmonious with uses that exist within the general
neighborhood. The project features quality construction and materials. The
proposal provides on-site amenities comparable with quality residential
units. The parking study prepared for the project determined that the
proposed parking spaces are adequate to meet the demand for this project.
The Airport Land Use Commission for Orange County (ALUC) determined
that the proposed project was consistent with the Commission's Airport
Environs Land Use Plan (AELUP) for John Wayne Airport (JWA).
Required Finding: Safety and compatibility of the design of the parking areas,
landscaping, luminaries, and other site features including functional aspects of the
site development such as automobile and pedestrian circulation have been
considered.
Response: The parking study prepared for the project concludes that the
parking will be sufficient to accommodate the proposed mix of units within
this project. The mitigation measures in the EIR include provisions for a
traffic signal at Baker/Pullman intersection, street improvements at the Red
Hill/ Baker intersection, payment of traffic impact fees, and to provide
adequate sight distance for vehicles at all project drive approaches. The
project has been conditioned to comply with these mitigation measures; as a
result, the safety and compatibility of the project has been insured.
Required Finding: The use is consistent with the General Plan.
Response: The project proposes a General Plan amendment from
Industrial Park to High Density Residential and an associated General Plan
Text Amendment to reflect a site-specific density of 58 dwelling units per
acre and a site-specific height of six -stories. Subject to approval of the
proposed General Plan Amendment and Text Amendment the project is
consistent with the General Plan, as it pertains to overall project density and
height limits.
Required Finding: The cumulative effect of all the planning applications have
been considered.
Response: The cumulative effects of General Plan Amendment GP -13-02,
Zoning Code Amendment CO -13-02, Rezone R-13-02, and Master Plan PA -
13 -11 have all been considered for this project and no significant impacts
were identified.
B. Required Finding: The master plan meets the broader goals of the General Plan
and the Zoning Code by exhibiting excellence in design, site planning, and
integration of uses and structures and protection of the integrity of neighboring
development.
Response: The Master Plan application is for the proposed development of
a five -story 240 -unit residential apartment building (63 feet overall height)
that wraps around a six -story parking structure (62.5 feet overall height) with
457 parking spaces in the parking structure and four outdoor on -grade
parking spaces with a deviation from the following zoning code development
standards: on-site parking spaces (538 parking spaces required; 461
parking spaces proposed). With regard to the master plan, the following is
noted:
The project features quality construction and materials. The building design
and roof . elements are a modern style, i.e., characterized by simplified
square and rectangular building forms with a variety of flat planes,
projections, and recesses. The exterior consists of alternating stucco,
smooth fiber cement panels with exposed attachments, and wood siding
finishes. Additional accents include wood balcony rails and trellises, welded
wire mesh grid systems that support the growth of landscape vines, and
"caged rock" planters. The developer will also be required to contact the
City's Transportation Services Division and the California Department of
Transportation (Caltrans) to replace the chain link fence between the
westerly property line and the drainage channel v -ditch with a combination
wrought iron fence with pilaster supports or other fence/barrier acceptable to
both the City and Caltrans, and to landscape the area between the westerly
property line and the v -ditch consistent with the abutting on-site landscape.
The proposal provides on-site amenities comparable with quality residential
developments. The proposed resident amenities include a 5,400 square foot
clubhouse, business center, and state-of-the-art cardio gym. Beyond the
clubhouse is over 12,223 square feet of landscaped courtyard with a pool, spa
and related recreation areas. A separate more passive courtyard
encompasses 5,385 square feet of additional common open space. Stretching
along the western edge of the property is the 13,797 square foot "resident
back yard", including a dog park, basketball courts, landscaped walkways and
community gardens.
The parking study prepared for the proiect, rather than strict compliance with
the parking requirements in the Zoning Code, has been determined to
appropriately identify the parking demand for this proiect. A shared parking
analysis prepared for this project is a tool to identify peak parking demand for
this project. The parking study was prepared by Linscott, Law and Greenspan
Engineers (LLG) and is included in the Transportation/Traffic Section of the
EIR. The study concludes that the parking will be sufficient to accommodate
the proposed mix of units within this project.
The proiect has been designed to be compatible with the surrounding uses in
the area and future apartment tenants will be notified of the existing uses in
the vicinity of this project. The project has been designed as a self-contained
residential community with on-site amenities as discussed above. The building
reflects a modern architecture style that makes it visually compatible with the
architecture of the surrounding industrial area. A condition of approval has
been incorporated requiring future tenants to be notified that there are
surrounding industrial uses in the area, including but not limited to, operational
characteristics such as hours of operation, delivery schedules,
outdoor activities, noise, and odor generation that could be disturbing to
residents. Additionally, future tenants will be notified of their proximity to the
airport and the units will be designed with sound attenuation measures to
mitigate any noise impacts.
C. The project has been ' reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City's environmental
procedures. The Final EIR was prepared for this project pursuant to Article 7 - EIR
Process, of the CEQA Guidelines, although the proposed project could have a
significant effect on the environment, mitigation measures and conditions of
approval have been included, which avoid or substantially lessen the significant
environmental effects, as identified in the final EIR.
D. Pursuant to CEQA Guidelines Section 15093(b), when a Lead Agency approves a
project that would result in significant, unavoidable impacts that are disclosed in
the Final EIR, the agency must state in writing its reasons for supporting the
approved action. This document, known as the Statement of Overriding
Considerations, must be supported by substantial information in the record, which
includes this Final EIR. However, as the proposed project does not result in
project -specific significant and unavoidable impacts and/or cumulative significant
and unavoidable impacts, a Statement of Overriding Considerations is not
required.
E. Mitigation measures from the EIR have been included as Exhibit C. If any of these
conditions are removed, the decision-making body must make a finding that the
project will not result in significant environmental impacts, that the conditions are
within the responsibility and jurisdiction of another public agency, or that specific
economic, social or other considerations make the mitigation measures infeasible.
F. 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 at all affected intersections
and by the payment of traffic impact fees.
G. The rear building of this development is at an excessive distance from the street,
but the plan does not lend itself to fire apparatus access or placement of an on-site
fire hydrant. Problems associated with the depth of buildings on the property can
be somewhat reduced by installation of a standpipe system and a residential
sprinkler system.
EXHIBIT B
CONDITIONS OF APPROVAL FOR PA -13-11
Ping. 1.
The approval of Master Plan PA -13-11 shall be contingent upon City Council's
final approval of General Plan Amendment GP -13-02, Rezone R-13-02, and
Zoning Code Amendment CO -13-02.
2.
Final Master Plan PA -13-11 shall comply with the conditions of approval, code
requirements, special district requirements, and mitigation measures of the EIR
for this project and as listed in the attached Mitigation Monitoring Program
(Exhibit C).
3.
Mitigation measures from the EIR for this project have been included as Exhibit
C. If any of these conditions are removed, the City Council must make a finding
that the project will not result in significant environmental impacts, that the
conditions are within the responsibility of another public agency, or that specific
economic, social, or other considerations make the mitigation measures
infeasible.
4.
The conditions of approval including Mitigation Measures incorporated by
reference in these 'Conditions of Approval as Exhibit C, code requirements, and
special district requirements of PA -13-11 shall be blueprinted on the face of the
site plan as part of the plan check submittal package
5.
A parking management plan shall be submitted to the Development Services
Director and the Transportation Services Manager prior to final occupancy of the
building. The parking management plan shall denote the following:
a. Method of allocation of assigned parking.
b. Location of visitor parking, including appropriate signage.
c. Location of security gates, if any, and how gates will be operated.
d. Location of employee parking.
e. Provide proof of a contract with a towing service to enforce the parking
regulations if parking problems arise.
6.
No modification(s) of the approved building elevations including, but not limited
to, changes that increase the building height, removal of building articulation, or
a change of the finish material(s), shall be made during construction without
prior Planning Division written approval. Failure to obtain prior Planning
Division approval of the modification could result in the requirement of the
applicant to (re)process the modification through a discretionary review process
such as a minor design review or a variance, or in the requirement to modify the
construction to reflect the approved plans.
7_
The subject property's ultimate finished grade level may not be filled/raised
unless necessary to provide proper drainage, and in no case shall it be raised in
excess of 30 inches above the finished grade of any abutting, property or as
would result in an overall 'building height in excess of 111 feet above mean sea
level as discussed in condition of approval number 8. 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.
8. Prior to issuance of Grading Permits the applicant shall demonstrate
compliance with the Federal Aviation Administration (FAA) Determination of No
Hazard To Air Navigation issues on May 16, 2013, which established a
maximum building height of 111 feet above mean sea level (approximately 65
feet above ground level) for the proposed project.
9. The developer shall contact the Planning Division to arrange a Planning
inspection of the site prior to the release of occupancy. This inspection is to
confirm that the Planning Division conditions of approval and code
requirements have been satisfied.
10. 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.
11. Prior to issuance of building permits, developer 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.
12. The project shall incorporate green building design and construction techniques
where feasible; CAL Green Code or higher as determined by applicant. The
applicant may contact the Building Safety Division at (714) 754-5273 for
additional information.
13. It is recommended that the project incorporate green building design and
construction techniques where feasible. The applicant may contact the Building
Safety Division at (714) 754-5273 for additional information. CAL Green Code
or higher as determined by applicant.
14. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts
are permitted. This condition relates to visually prominent features of scuppers
or downspouts that not only detract from the architecture but may be spilling
water from overhead without an integrated gutter system which would typically
channel the rainwater from the scupper/downspout to the ground. An
integrated downspout/gutter system which is painted to match the building
would comply with the condition. This condition shall be completed under the
direction of the Planning Division.
15. Permits shall be obtained for all signs according to the provisions of the Costa
Mesa Sign Ordinance. Freestanding signs shall be subject to review and
approval by the Planning Division/Development Services Director to ensure
compatibility in terms of size, height, and location with the proposed/existing
development, and existing freestanding signs in the vicinity.
16. There shall be no signage above the second floor of the building. Building wall
signage shall be limited to identification of the residential development.
17. Demolition permits for existing structures shall be obtained and all work and
inspections completed prior to final building inspections. Developer is notified
that written notice to the Air Quality Management District may be required ten (10)
days prior to demolition.
18. Developer shall contact the City's Transportation Services Division and the
California Department of Transportation (Caltrans) to replace the chain link
fence between the westerly property line and the drainage channel v-ditch with
a combination wrought iron fence with pilaster supports or other fence/barrier
acceptable to both the City and Caltrans, and landscape the area between the
westerly property line and the v -ditch consistent with the abutting on-site
landscape. The off-site fencing and landscape plan shall be submitted for
review and approval by the Planning Division. Issuance of certificate of
occupancy shall not be withheld pending the completion of this condition;
however, the applicant shall provide documentation of the progress and
estimated time of completion of the condition prior to the issuance of the
certificate of occupancy.
19. Developer shall submit a detailed Landscape Plan for the public and private open
spaces, for review and approval by the Development Services Department, prior
to any construction landscape improvements. The plan shall include all
decorative hardscape and _landscape improvements as shown on the conceptual
plans to provide visual relief for the project from the street. Final materials shall
be subject to approval by the Planning Division.
20. Perimeter landscaping shall be planted with trees and vegetation. The landscape
plan shall be approved prior to issuance of building permits and shall contain
additional 24 -inch box trees above the minimum Code requirements to the
satisfaction of the Development Services Director. Compliance with this
requirement may include upgrading smaller sized trees to 24 -inch box trees or
providing additional 24 -inch box trees.
21. Existing mature trees shall be retained wherever possible. Should it be
necessary to remove existing trees, the applicant shall submit a written request
and justification to the Planning Division. A report from a California licensed
arborist may be required as part of the justification. Replacement trees shall be
of a size consistent with trees to be removed and may be required on a 1:1 basis,
unless otherwise approved by the Planning Division. This requirement shall be
completed under the direction' of the Planning Division.
22. Prior to issuance of grading permits, developer shall identify to the
Development Services Director a construction relations officer to act as a
community. liaison concerning on-site activity, including resolution of issues
related to dust generation from grading/paving activities.
23. Prior to issuance, of grading permits, developer shall submit for review and
approval a Construction Management Plan. This plan features methods to
minimize disruption to the neighboring uses to the fullest extent that is
reasonable and practicable. The plan shall include construction parking and
vehicle access and specifying staging areas and delivery and hauling truck
routes. The plan should mitigate disruption to businesses during construction.
The truck route plan shall preclude truck routes through residential areas and
major truck traffic during peak hours. The total truck trips to the site shall not
exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips
from the site) unless approved by the Development Services Director or
Transportation Services Manager.
24. Prior to issuance of building permits, the building plans shall demonstrate that
all units are equipped with a mechanical ventilation system that will properly
filter the indoor air. The ventilation system can be a component of the air
conditioning system with the distinction being that clean, ventilated air flow does
not necessarily need coolant.
25. Design, grading, and construction shall be performed in accordance with the
26
27.
29.
requirements of the California Building Code applicable at the time of grading
as well as the appropriate local grading regulations, and the recommendations
of the project geotechnical consultant as summarized in a final written report,
subject to review by the City of Costa Mesa Building official prior to issuance of
grading permits.
Developer shall defend, indemnify, and hold harmless the City, its elected and
appointed officials, agents, officers and employees from any claim, action, or
proceeding (collectively referred to as "proceeding") brought against the City, its
elected and appointed officials, agents, officers or employees arising out of (1)
City's approval of the project, including but not limited to any proceeding under
the California Environmental Quality Act. The indemnification shall include, but
not be limited to, damages, fees and/or costs awarded against the City, if any,
and cost of suit, attorney's fees, and other costs, liabilities and expenses
incurred. in. connection with such proceeding whether incurred by the applicant,
the City and/or the parties initiating or bringing such proceeding. This indemnity
provision shall include the applicant's obligation to indemnify the City for all the
City's costs, fees, and damages that the City incurs in enforcing the
indemnification provisions set forth in this section.
Prior to the issuance of building permits, the applicant shall submit a Lighting
Plan and Photometric Study for the approval of the City's Development
Services Department. The Lighting Plan shall demonstrate compliance with the
following:
• The mounting height of lights on light standards shall not exceed 18 feet
in any location on the project site unless approved by the Development
Services Director;
• The intensity and location of lights on buildings shall be limited to
minimize nighttime light and glare to residents and shall be subject to the
Development Services Director's approval;
All site lighting fixtures shall be provided with a flat glass lens.
Photometric calculations shall indicate the effect of the flat glass lens
fixture efficiency; and
• Lighting design and layout shall limit spill light to no more than 0.5 foot-
candle at the property line of the surrounding properties,. consistent with
the level of lighting that is determined necessary for safety and security
purposes on site.
• Light standards located at the top level of the parking structure shall be a
maximum of 20 feet in height, located and oriented in such a way as to
minimize light spillage onto surrounding properties.
A "Notice to Tenants" shall disclose the surrounding industrial uses in the area,
including but not limited to, operational characteristics such as hours of
operation, delivery schedules, outdoor activities, noise, and odor generation.
The Tenant Notice shall be reviewed/approved by the City Attorney's office and
Development Services Director prior to issuance of building permits and shall
be included as a reference document in the Tenants' Lease Agreement. The
Tenant's Notice shall serve as written notice of the existing noise environment
and any odor -generating uses within the vicinity of the project.
If the project is constructed in phases, perimeter fences/walls, landscaping
along the frontages, and irrigation shall be installed prior to completion of the
first phase.
30. The FAA No Hazard Determination shall be current and valid at the time of
issuance of building permits. Any required modifications to the building,
including, but not limited to, the building height or appurtenances required by the
No Hazard Determination shall be reflected in the building plans prior to building
permit issuance.
ALUC 31. Outdoor signage shall be provided informing the public of the presence of an
operating airport for all designated outdoor common or recreational areas. If
the proposed project should change significantly after the ALUC review, the
proposed project must return to ALUC for another consistency determination.
Eng. 32. 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.
CODE REQUIREMENTS FOR PA -13-11
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.
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.
2.
All noise -generating construction activities shall be limited to 7 a.m. to 7
p.m. Monday through Friday. and 9 a.m. to 6 p.m, Saturday. Noise -
generating construction activities shall be prohibited on Sunday and the
following Federal holidays: New Years Day, Memorial Day, Independence
Day, Labor Day, Thanksgiving Day and Christmas Day.
3.
Development shall comply with all requirements of Article 1, Chapter 5,
and Article 9, Chapter 5 of Title 13 of the Costa Mesa Municipal Code
relating to development standards for multi -family residential projects.
4.
If a tract map is proposed/recorded for this project, the Developer shall
pay a park impact fee or dedicate parkland to meet the demands of the
proposed development. The current park impact fee is calculated at
$13,829.00 per new multi -family dwelling unit.
5.
Street address shall be visible from the public street and shall be
displayed on the complex identification sign. If there is no complex
identification sign, the street address may be displayed on the fascia
adjacent to the main entrance or on another prominent location. Street
address numerals shall be a minimum six (6) inches in height with not
less than one -half-inch stroke .and shall contrast sharply with the
background. Identification of individual units shall be provided adjacent
to the unit entrances. Letters or numerals shall be four (4) inches in
height with not less than one -fourth -inch stroke and shall contrast
sharply with the background.
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 new on-site utility services shall be installed underground.
9. Installation of all new utility meters shall be performed in a manner so as
to obscure the installation from view from any place on or off the
property. The installation shall be in a manner acceptable to the public
utility and shall be in the form of a vault, wall cabinet, or wall box under
the direction of the Planning Division.
10. Any mechanical equipment such as air-conditioning equipment and duct
work shall be screened from view in a manner approved by the Planning
Division.
11. The project shall be subject to the submission. of legal instruments
setting forth a plan or manner of permanent care and maintenance of all
common open space and other facilities provided in the final
development plan.
12. All landscaped areas shall be separated from paved vehicular areas by 6 -
inch high continuous Portland Cement Concrete curbing.
13. The parking structure shall be landscaped per the provisions of Costa
Mesa Municipal Code Section 13-105(4) - Parking Structure Landscape
Requirements.
14. Two (2) sets of detailed landscape and irrigation plans, which meet the
requirements set forth in Costa Mesa Municipal Code Sections 13-101
through 13-108, shall be required as part of the project plan check review
and approval process. Plans shall be forwarded to the Planning Division
for final approval prior to issuance of building permits.
15. Landscaping and irrigation shall be installed in accordance with the
..-approved plans prior to final inspection or occupancy clearance.
16.
Two (2) sets of landscape and irrigation plans, approved by the
Planning Division, shall be attached to two of the final building plan sets.
17.
Trash enclosure(s) or other acceptable means of trash disposal shall be
provided. Design of trash enclosure(s) shall conform to City standards.
Standard drawings are available from the Planning Division.
18.
If present and/or projected exterior noise exceeds 60 CNEL, California
Noise Insulation Standards, Title 25, California Code of Regulations
require a maximum interior noise level of 45 CNEL for residential
structures. If required interior noise levels are achieved by requiring that
windows be unopenable or closed, the design for the structure must also
specify the means that will be employed to provide ventilation and cooling
if necessary, to provide a habitable interior environment.
19.
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.
Bldg. 20.
Comply with the requirements of the 2013 California Building Code, 2013
California Residential Code, California Electrical Code, California
Mechanical Code, California Plumbing Code, California Green Building
Standards Code and 2013 California Energy Code (or the applicable
adopted California Building Code, California Residential Code, California
Electrical Code, California Mechanical Code, California Plumbing Code,
California Green Building Standards and California Energy Code at the
time of plan submittal or permit issuance) and California Code of
Regulations also known as the California Building Standards Code, as
amended by the City of Costa Mesa.
21.
This project shall comply with the in-Building Public Safety Radio System
Coverage per Section 5-130 to 5-137 of the Costa Mesa Municipal Code.
At plan check submittal 6 copies of an in-building Public Safety Radio
System Coverage report (Radio System Report) shall be submitted to the
Building and Safety Division. The Radio System Report shall be certified
by an FCC licensed radio technician as provided by the property
owner/applicant. The technician is required by Section 5-133 to conduct
initial tests and shall be employed by the owner, the engineer or architect
of record, or agent of the owner, but not by the contractor or any other
person responsible for the work.
22.
The ground immediately adjacent to the foundation shall be sloped away
from the building at a slope of not less than 5% for a minimum of 10 feet
measured perpendicular to the face of the wall. CBC 1803.3., unless
otherwise approved by the City Engineer and allowed by the soils
engineer.
23.
Projections, including eaves, shall be one-hour fire resistive construction,
heavy timber or of noncombustible material if they project into a 5-foot
setback area from the property line. They may project a maximum of 12
inches beyond the 3-foot setback. CRC Tables R302.1(1) and R302.1(2).
24.
Submit a soils report for this project. Soils report recommendation shall
.
be blueprinted on both the architectural and grading plans.
25.
Show compliance with Chapter 11A and 11B of the 2013 California
Building Code.
26.
On graded sites the top of exterior foundation shall extend above the
elevation of the street gutter at point of discharge or the inlet of an
approved discharge device a minimum of 12 inches plus 2 percent. 2010
California Residential Code Section R403.1.7.3. 2013 California Building
Code CBC 1808.7, unless otherwise approved by the City Engineer.
27.
Submit grading plans, an erosion control plan, and a hydrology study.
28.
Prior to or concurrent with the submittal of `plans for plan check, the
applicant shall prepare and submit documentation for compliance with the
State Water Resources Control Board (SWRCB) Water Quality Order 99-
08-DWQ; National Pollutant Discharge Elimination System (NPDES)
Permit No. CAS000002 for Storm Water Discharges Associated with
Construction Activity (General Permit); the California Regional Water
Quality Control Board (RWQCB) Santa Ana Region Order No. R8-2002-
0010 and NPDES Permit No. CAS618030; and, the City of Costa Mesa
Ordinance No. 97-20 for compliance with NPDES Permit for the City of
Costa Mesa. Such documentation shall include a Water Quality
Management Plan (WQMP) identifying and detailing the implementation
of the applicable Best Management Practices (BMPs).
Eng. 29.
For demolition, grading, or building permits involving projects with a
valuation of $10,000 or more, the contractor shall use a City-permitted
hauler(s) to haul any debris or solid waste from the job site (refer to
Section 8-83(h), Regulations, of Title 8 of the Costa Mesa Municipal
Code). Use of a City -permitted hauler for such projects is the
responsibility of the designated contractor. Non-compliance is subject to
an administrative penalty as follows: $1,000 or 3% of the total project
value, whichever is greater.
30.
At the time of development submit for approval an Offsite 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 registered Civil
Engineer or Architect. Cross lot drainage shall not occur. 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 per Section 13-231 of the C.C.M.M.C. and an approved Offsite Plan
shall be required prior to Engineering Permits being issued by the City of
Costa Mesa.
31.
Pay Offsite Plan Check fee per Section 13-231 of the C.C.M.M.C. and an
approved Offsite Plan shall be required prior to Engineering Permits being
issued by the Cit of Costa Mesa.
32.
Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then construct P.C.C. sidewalk per City of Costa
Mesa Standards as shown on the Offsite Plan, including four (4) feet clear
around obstructions in the sidewalk.
33.
Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then construct P.C.C. driveway approaches per
City of Costa Mesa Standards as shown on the Offsite Plan. Location and
dimensions are subject to the approval of the Transportation Services
Manager. ADA compliance required for all new driveway approaches.
34.
Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then remove any existing driveways and/or curb
depressions that will not be used and replace with full height curb and
sidewalk.
35.
Obtain a permit from the City of Costa Mesa, Engineering Division, at the
time of development and then construct a wheelchair ramp on the corner
of Baker Street and Pullman Street.
36.
Fulfill City of Costa Mesa Drainage'Ordinance No. 06-19 requirements
prior to approval of plans.
37.
Applicant is informed that Baker and Pullman Streets will be under a "NO
OPEN CUT" moratorium. Open cutting the street pavement during the
moratorium period shall require special resurfacing requirements.
38.
The storm runoff study shall show existing and proposed facilities draining
directly to the flood control channel adjacent to the property.
Trans. 39.
Fulfill mitigation of off-site traffic impacts at the time of issuance of
certificate of occupancy by submitting to the Transportation 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 $165,253.00. NOTE: The Traffic Impact Fee
will be recalculated at the time of issuance of certificate of occupancy
based upon any changes in the prevailing schedule of charges adopted
by the City Council and in effect at that time.
40. Fulfill San Joaquin Hills Transportation Corridor Fee Ordinance
requirement at the time of issuance of building permit by submitting the
required fee to the Transportation Division. For the proposed use, the
corridor fee is estimated as $2,216.00 per dwelling unit. NOTE: This fee
is subject to revision and possible increase effective July 1 of each year.
41. Submit detailed plans for parking structure providing dimensions for all
parking spaces and aisle widths per City Standards.
42. Identify width of all drive aisles including the circle entryway approaching
the gated entry to the parking structure.
43. Provide a minimum of 40 feet total overall width at entry/exit for turn
around.
44. Close unused drive approaches with full height curb and gutter per City
Standards.
45. Construct sidewalk on Baker Street and Pullman Street per the revised
plans and per City Standards and relocate any conflicting utilities, subject
to final approval by Public Services.
46: Construct commercial type drive approach for FIRE LANES on Baker
Street and Pullman Street, construct as 3 -inch high curb.
47. Construct Type II drive approach at locations submitted on site plan.
Comply with minimum clearance requirements from any vertical
obstructions.
48. For the traffic study, revise Figure 9-A (Stopping Sight Distance Analysis)
for southbound Pullman Street to show a merging point closer to the main
entrance.
49. Developer shall be fully responsible for the design and installation of a
traffic signal at the intersection of Baker Street and Pullman Street.
Fire 50. Provide Class I Wet Standpipes in all stairs.
51. Provide 2 -hour fire -rated stair enclosures.
52. Provide electronic supervision of all unit smoke detectors.
53. Provide Fire Alarm System per CFC, 2010.
54. Provide Automatic Fire Sprinkler System per NFPA 13.
55. Provide Fire Department Connection at direction of Fire Department.
Parks/ 56. Designated street tree for Baker Street is jacaranda mimosifolia.
Pkwys Designated street tree for Pullman Avenue is pinus pinea.
SPECIAL DISTRICT REQUIREMENTS FOR PA -13-11
The requirements of the following special districts are hereby forwarded to the applicant:
Sani 1. It is recommended that the developer contact the Costa Mesa Sanitary
District at (949) 645-8400 to obtain Sanitary District requirements.
AQMD 2. Applicant shall contact the Air Quality Management District (800) 288-
7664 for potential additional conditions of development or for additional
permits required by the district.
School 3. Pay applicable Newport Mesa Unified School District fees to the Building
Division prior is issuance of building permits.
State 4. 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.
Water 5. Customer shall contact the Mesa Water District — Engineering Desk and
submit an application and plans for project review. Customer must obtain
a letter of approval and a letter of project completion from Mesa Water
District.
JWA 6. Proposed construction penetrates the 100:1. imaginary surface
extending a horizontal distance of 20,000 feet from the nearest point of
the nearest runway of John Wayne Airport. Prior to issuance of building
permits, applicant shall submit a Notice of Proposed Construction to the
FAA. Written proof from the FAA of their approval of the proposed
construction and applicant's compliance with all FAA requirements shall
be provided to the Planning Division prior to the release of building
permits.
EXHIBIT C
MITIGATION MONITORING PROGRAM
i i.-# mmgarion monnonng ana Keporting rrogram Matrix
February 2014
AIR QUALITY
MM4.2-1 The Applicant shall require by contract specifications that construction equipment
engines be maintained in good condition and in proper tune per manufacturer's specification
for the duration of construction. Contract specifications shall be included in project
construction documents, which shall be reviewed by the City of Costa Mesa prior to issuance
of a grading permit.
Construction document
specifications
Prior to issuance
of building permit;
during construction
City Planning;
SCAQMD
MM4.2-2 The Applicant shall require by contract specifications that construction operations
Construction document
Prior to issuance
City Planning;
rely on the electricity infrastructure surrounding the construction site rather than electrical
specifications
of building permit;
SCAQMD
generators powered by internal combustion engines. Contract specifications shall be included
during construction
in project construction documents, which shall be reviewed by the City of Costa Mesa prior to
issuance of a grading permit.
MIVI4.2-3 As required by South Coast Air Quality Management District Rule 403—Fugitive
Construction document
Prior to issuance
City Planning;
Dust, all construction activities that are capable of generating fugitive dust are required to
specifications
of building permit;
SCAQMD
implement dust control measures during each phase of project development to reduce the
during construction
amount of particulate matter entrained in the ambient air. These measures include the
following:
■ Application of soil stabilizers to inactive construction areas
■ Quick replacement of ground cover in disturbed areas. If disturbed graded areas remain
inactive for greater than 4 days, nontoxic soil stabilizers shall be applied.
■ Watering of exposed surfaces two times daily .
■ Watering of all unpaved haul roads two times daily
■ Covering all stock piles with tarp
■ Reduction of vehicle speed on unpaved roads
■ Post signs on site limiting traffic to 15 miles per hour or less
■ Sweep streets adjacent to the project site at the end of the day if visible soil material is
carried over to adjacent roads
■ Cover or have water applied to the exposed surface of all trucks hauling dirt, sand, soil,
or other loose materials prior to leaving the site to prevent dust from impacting the
surrounding areas
■ Install wheel washers where vehicles enter and exit unpaved roads onto paved roads to
wash off trucks and any equipment leaving the site each trip
r
125 East Baker Street Apartment Project EIR 11-2 City of Costa Mesa
SCH No. 2013081051 Red Oak Investments, LLC
Final EIR
February 2014
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 11.4 Mitigation Monitoring and Reporting Program Matrix
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HYDROLOGYMATER QUALITY
MM 4.4-1 The project applicant shall finalize the drainage plan and prepare a project Water
Finalize drainage plan,
.,�
'1)4 \..�.1.
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Comme nts
MM4.2-4 The Applicant shall require by contract specifications that construction -related
Construction document
Prior to issuance
City Planning;
Department of
equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be
specifications
of building permit;
SCAQMD
Public Works
turned off when not in use for more than 5 minutes. Diesel -fueled commercial motor vehicles
final drainage plan and WQMP. Prior to issuance of building permits, the City shall ensure the
during construction
with gross vehicular weight ratings of greater than 10,000 pounds shall be turned off when
components of the drainage plan and WQMP BMPs have been installed.
not in use for more than 5 minutes. Contract specifications shall be included in the proposed
project construction documents, which shall be approved by the City of Costa Mesa.
MM4.2-5 The Applicant shall require by contract specifications that the architectural coating
Construction document
Prior to issuance
City Planning;
(paint and primer) products used have a VOC rating of 190 grams per liter or less, for all
specifications
of building permit;
SCAQMD
exterior and interior nonresidential land use architectural coating. As per SCAQMD
during construction
regulations, architectural coating for residential land -uses shall not exceed 50 g/liter interior or
100 g/liter exterior. Contract specifications. shall be included in the proposed project
construction documents, which shall be approved by the City of Costa Mesa.
MM4.2-6 Install a sealed HVAC system in conjunction with MERVE 13 or higher rated filters
Installation of a sealed
Prior to issuance
City Planning;
for all residential development within the project site. The sealed air system will be designed
HVAC system in
of building permit;
SCAQMD
so that all ambient air introduced into the interior living space would be filtered through
conjunction with MERVE 13
during constriction
MERVE 13 or higher rated filters to remove DPM and other particulate matter. The MERVE
or higher rated filters for all
13 or higher rated filter is designed to remove approximately 74 percent of particulates of 3
residential development
microns or larger in size from the ambient air that is introduced to the system (NAFA 1999),
within the project site
As a conservative estimate of reductions, it is assumed that the residents are indoors up to
78 percent of the time (USDOL 2010). Therefore, a reduction of 58.75 percent of particulate
matter is anticipated with respect to this measure.
MM4.2-7 Install all HVAC system air intakes as far from SR 55 as possible. This will further
Installation of HVAC
Prior to issuance
City Planning;
reduce risk for all interior spaces to the risk where the HVAC air intake is placed,
systems as from SR 55 as
of building permit;
SCAQMD
possible
during construction
HYDROLOGYMATER QUALITY
MM 4.4-1 The project applicant shall finalize the drainage plan and prepare a project Water
Finalize drainage plan,
Prior to issuance
County of
Quality Management Plan (WQMP) conforming to Orange County DAMP requirements. The
Prepare a project WQMP
of building permit;
Orange, City of
plans shall be prepared by a Licensed Civil Engineer or Environmental Engineer and shall be
conforming to Orange
during construction
Costa Mesa
submitted to the City of Costa Mesa Department of Public Works for review and approval.
County DAMP requirements
Department of
The City shall not issue a grading permit for the project until it has reviewed and approved the
Public Works
final drainage plan and WQMP. Prior to issuance of building permits, the City shall ensure the
components of the drainage plan and WQMP BMPs have been installed.
City of Costa Mesa 11-3 125 East Baker Street Apartment Project EIR
Red Oak Investments, LLC SCH No. 2013081051
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 11.4 Mitigation Monitoring and Reporting Program Matrix
Final EIR
February 2014
LANo.u5H1t'LANNING
MM4.5-1 The applicant for the proposed project shall provide a written statement to each Post Notice of Airport in Prior to issuance City of Costa
residential unit and resident, notifying them of potential annoyances associated with aircraft Vicinity within residential of occupancy Mesa Planning
overflight and proximity to airport operations, including the following, with final form and development area permit Department
content to be reviewed and approved by the Economic and Development Services Director
and City Attorney:
"NOTICE OF AIRPORT IN VICINITY:
This property is presently located in the vicinity of an airport, within what is known as an
airport influence area. For that reason, the property may be subject to some of the
annoyances or inconveniences associated with proximity to airport operations (for
example, noise, vibration, or odors). Individual sensitivities to those annoyances, if any,
are associated with the property before your purchase and determine whether they are
acceptable to you.
POSTING OF NOTICE OF DISCLOSURE IN EACH RESIDENTIAL UNIT
Prior to offering the first residential unit for purchase, lease, or rent, the property owner or
developer, shall post a copy of the Notice of Disclosure in every unit in a conspicuous
location. Also, a copy of the Notice of Disclosure shall be included in all materials
distributed for the project, including but not limited to: the prospectus, informational
literature, and residential lease and rental agreements,"
MM4.6-1 Prior to issuance of a certificate of occupancy, the applicant shall prepare an
acoustical analysis ensuring that interior noise levels due to exterior noise sources will be at -
or below 45 dBA CNEL in all units. One or a combination of the following measures will be
incorporated as necessary to ensure interior noise will be at or below 45 dBA CNEL:
a. Limit opening and penetrations on portions of buildings impacted by noise.
b. Apply noise insulation to walls, roofs, doors, windows, and other penetrations.
c. Install dual -paned windows. For some units, it may be necessary for the windows to be
able to remain closed to ensure that interior noise levels meet the interior standard of 45
dBA CNEL. Consequently, a ventilation or air conditioning system would be required for
these units to provide a habitable interior environment with the windows closed.
NOISE
Prepare acoustical analysis Prior to issuance City of Costa
of building permit Mesa Planning
Department
125 East Baker Street Apartment Project EIR
SCH No. 2013081051 11-4 City of Costa Mesa
Red Oak Investments, LLC
Final EIR
February 2014
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 11.4 Mitigation Monitoring and Reporting Program Matrix
MM4.6-2 For construction activities within 200 feet of existing commercial or industrial
businesses, the construction contractor shall implement the following measures during
Construction document Prior to issuance City of Costa`
construction:
specifications of building permit Mesa Planning
a. The construction contractor shall provide written notification to all commercial and
Department
industrial tenants at least three weeks prior to the start of construction activities within
200 feet of the receptor informing them of the estimated start date and duration of
daytime vibration -generating construction activities.
b. Stationary sources, such as temporary generators, shall be located as far from off-site
receptors as possible.
c. Trucks shall be prohibited from idling along streets serving the construction site.
TRANSPORTATION/TRAFFIC
MM4.9-1 Pullman Street/Baker Street Intersection. Prior to issuance of a certificate of
occupancy for the proposed project, the project applicant shall install a traffic signal and
Install traffic signal and Prior to issuance City of Costa
associated signing modifications and pavement legends at the Pullman Street/Baker Street
associated signing of occupancy Mesa Public
modifications and pavement permit Works
intersection. Intersection design will incorporate the existing driveway that provides access to
the 150 Baker Street property per the City of Costa Mesa Design Guidelines California
legends at the Pullman De artment
p
and
Manual on Uniform Traffic Control Devices. The applicant will install signal interconnect
StreetlBaker Street
intersection
between Pullman Street/Baker Street traffic signal and existing traffic signals at the Baker
Street/Red Hill Avenue and Baker Street/SR 55 NB Ramps intersections. In conjunction with
signalization, the project applicant will restripe Baker Street to provide a dedicated eastbound
and westbound left -tum lane, and a dedicated eastbound right -turn lane. Crosswalks and
ADA compliant ramps will be installed as required by the City.
MM4.9-2 Red Hill Avenue/Baker Street Intersection. Prior to issuance of a certificate of Implement planned Prior to issuance City of Costa
occupancy for the proposed project, the project applicant will implement the planned improvements
improvements at this intersection as identified in the current City of Costa Mesa General
Plan, except the project applicant will provide a dedicated southbound
at of occupancy Mesa Public
intersection as identified in permit Works
right -turn lane, with
overlap phasing, in lieu of the planned third southbound shared through/right-turn lane. The
the current City of Costa De artment
Mesa General Plan, except p
applicant will modify the existing traffic signal accordingly to current City of Costa Mesa
Standards and Design Guidelines,
the project applicant will
provide a dedicated
southbound right -turn lane,
with overlap phasing, in lieu.
of the planned third
southbound shared
through/right-tum lane
City of Costa Mesa
Red Oak Investments, LLC 11-5 125 East Baker Street Apartment Project EIR
SCH No. 2013081051
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 11.4 Mitigation Monitoring and Reporting Program Matrix
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February 2014
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MM4.9-3 Traffic Impact Fees. Prior to issuance of a certificate of occupancy for the proposed
Prior to issuance
City
Project applicant will pay
project, the project applicant will pay the City's required traffic impact fee, based on the
the City's required traffic
of occupancy
of Costa
Mesa Planning
project's net increase in trips. The precise fee required will be determined upon issuance of
impact fee, based on the
permit
Department
project building permits.
project's net increase in
trips
MM4.9-4 To ensure adequate sight distance is provided at the project driveways, the project
Project driveways and
Prior to issuance
City of Costa
driveways and landscaping and/or hardscape on north side of these driveways will be.
landscaping and/or
of occupancy
Mesa Public
designed such that a driver's clear line of sight is not obstructed and does not threaten
hardscape on north side of
permit
Works
vehicular or pedestrian safety, as determined by the City Traffic Engineer. The minimum
these driveways will be
stopping sight distance will be 300 feet. The following design recommendations will be
designed such that a
Department
implemented:-
driver's clear line of sight is
■ Install stop signs and stop bars at the proposed project driveways on Pullman Street.
not obstructed and does not
Install all appropriate striping, signage and/or pavement legends per City of Costa Mesa
threaten vehicular or
standards/requirements.
pedestrian safety, as
■ All plants and shrubs within the limited use area (see Figure 4.9-3 [Line of Sight
determined by the City
Analysis]) will be of the type that will grow no higher than 30 inches above the curb or a
Traffic Engineer
have a canopy no lower than 72 inches above curb.
■ The maximum tree size and minimum tree spacing in the limited use area will be limited
to 24 -inch caliper tree trunks (maximum size at maturity) spaced at 40 feet on center.
i Subject to review and approval by the City Traffic Engineer, on -street
prohibit parking on
Pullman Street between project driveways and on the north side of the primary project
driveway, and restripe Pullman Street to include a dedicated southbound right -tum lane
at the primary project driveway with minimum storage of 100 feet be provided. Curbside
r
parking will be restricted for a minimum of 200 feet north of the primary driveway. Parking
will be restricted via installation of red curb and appropriate parking restriction signs.
125 East Baker Street Apartment Project EIR
SCH No. 2013081051 11'6 City of Costa Mesa
Red Oak Investments, LLC