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HomeMy WebLinkAbout01-09 - Adopting Preliminary Master Plan Amendment PA-00-38RESOLUTION NO. 01-9 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, ADOPTING PRELIMINARY MASTER PLAN AMENDMENT PA -00-38. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by South Coast Plaza, Orange County Performing Arts Center, and CommonWealth Partners with respect to the South Coast Plaza Town Center project located within the boundary created by Bristol Street, Sunflower Avenue, Avenue of the Arts, and the San Diego Freeway, requesting City Council approval of Preliminary Master Plan Amendment PA -00-38 in the North Costa Mesa Specific Plan area; and WHEREAS, the Planning Commission conducted duly noticed public hearings for PA -00-38 on September 25, 2000, October 9, 2000, October 23, 2000, and November 13, 2000, and the City Council conducted public hearings on December 4, 2000, January 15, 2001, and February 5, 2001; and WHEREAS, on August 14, 2000, September 25, 2000, October 9, 2000, October 23, 2000, and November 13, 2000, the Planning Commission also conducted public hearings on the Draft Program Environmental Impact Report No. 1047 prepared for the preliminary master plan. The Planning Commission found that Draft Program Environmental Impact Report No. 1047 and the comments and responses, and errata that collectively constitute Final Program Environmental Impact Report (EIR) No. 1047, have been reviewed and considered, and by adoption of Resolution PC -00-68, the Planning Commission recommended that the Final Program EIR be certified. Additionally, by adoption of Resolution PC -00-70, the Planning Commission recommended that mitigation measures be placed as conditions of approval on Preliminary Master Plan PA -00-38 that minimize anticipated impacts to a level of insignificance where possible, as identified in the Final Program EIR; and WHEREAS, the City Council conducted public hearings on December 4, 2000, January 15, 2001, and February 5, 2001, and found that Draft Program Environmental Impact Report No. 1047 and comments and responses, that collectively constitute Final Program Environmental Impact Report No. 1047, have been reviewed and considered, and, by separate resolution, the City Council certified Final Program EIR No. 1047; and WHEREAS, the environmental impact report for the project was processed in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; and WHEREAS, the City Council also considered and found that the benefits of the South Coast Plaza Town Center project outweigh the unavoidable adverse impact that remain after mitigation and, by separate resolution for General Plan Amendment GP - 00 -02 and Specific Plan Amendment SP -00-01, has adopted Statement of Facts and Findings and Overriding Considerations; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record, the findings contained in Exhibit "A", and subject to conditions contained in Exhibit "B", the City Council hereby approves Preliminary Master Plan Amendment PA -00-38, (Exhibit "D") with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council finds and determines that adoption of this resolution is expressly predicated upon the approval of General Plan Amendment GP -00-02 and Specific Plan Amendment SP -00-01, as well as the activity as described in the Staff Report for Preliminary Master Plan Amendment PA -00-38 and upon applicants' compliance with each and all conditions contained in Exhibit "B". Any approval granted by this resolution herein shall be subject to review, modification, or revocation if there is a material change that occurs in the operation, or if the applicants fail to comply with any of the conditions of approval. BE IT FINALLY RESOLVED that the Costa Mesa City Council hereby adopts the Mitigation Monitoring Program for Preliminary Master Plan PA -00-38 as set forth in Exhibit "C". PASSED AND ADOPTED this 5th day of February, 2001. W -AN -14016 1. Deputy Cit I lerl< of the City of Costa Mesa APPROVED AS TO FORM 7-/ Z-2. P�- CITY ATTORNEY 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. 01-9 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof, held on the 5" day of February, 2001. IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the City of Costa Mesa this 27"' day of March, 2001. Deputy City Jerk and ex -officio Clerk of the City Cou it of the City of Costa Mesa EXHIBIT "A" FINDINGS A. Final Program Environmental Impact Report (EIR) #1047 was prepared for the preliminary master plan, pursuant to the California Environmental Quality Act. Although the proposed project could have a significant effect on the environment, mitigation measures have been included as conditions of approval that reduce impacts as much as is feasible. B. Mitigation Measures from Final Program EIR #1047 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 not result in significant environmental impacts, that the condition(s) are within the responsibility and jurisdiction of another public agency, or that specific economic, social, or other considerations make the mitigation measures infeasible. C. The findings with respect to the environmental effects of the project are in the document, "CEQA Statements of Findings, Facts and Overriding Consideration for the South Coast Plaza Town Center project", attached to City Council Resolution 01-8 (General Plan and Specific Plan amendments). D. The preliminary master plan meets the broader goals of the 1990 General Plan, North Costa Mesa Specific Plan, as proposed to be amended, and Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures, and protection of the integrity of neighboring development. 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 XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project's traffic impacts will be mitigated by the payment of traffic impact fees and designated improvements to impacted intersections. G. The project has been reviewed for conformity with the Orange County Congestion Management Program (CMP) requirements and the additional traffic generated by the project does not cause the CMP highway system to exceed LOS "E". EXHIBIT "B" CONDITIONS OF APPROVAL 1. The project shall comply with the mitigation measures of Final Program Environmental Impact Report #1047 prepared for this project as listed below. 2. Within 18 months of the approval of the preliminary master plan, a Theater and Arts District (TAD) plan shall be submitted to the City. In the event that no plan has been submitted at such time, the City may initiate and adopt the TAD plan. The TAD plan shall be incorporated into the North Costa Mesa Specific Plan, and shall include such subjects as development guidelines and standards for lighting, public art, street furniture, signage, landscaping, pedestrian and vehicle circulation, pedestrian and vehicular streetscapes, and an implementation plan. Funding of thematic improvements in the public rights-of-way shall also be addressed. This plan shall also address the SCPTC parking structures in respect to hours of operation, public access, and fee restrictions for the general public visiting the SCPTC art venues. See also condition #8 below. 3. Entry and monument signs, display banners and other signs identifying the Theatre and Arts District shall conform to the regulations in the TAD Plan. The name of the Theatre and Arts District shall prominently include the name of the City. 4. Within each of the three SCPTC sub -areas, building square footages may be transferred within the respective subarea, provided that the total building square footage, floor area ratio, and trip budget for the affected subarea is not exceeded. 5. All new development approved in this preliminary master plan shall be subject to final master plan approval. The project applicant(s) may submit one final master plan for the entire South Coast Plaza Town Center, or the project applicant(s) may submit final master plans for individual buildings. 6. In conjunction with any final master plan approval, the project applicant(s) shall prepare and submit a view shed analysis for the building(s) for which final master plan approval is being requested. The analysis shall depict the proposed building elevations in relation to surrounding properties and uses. The analysis must receive approval by the City. 7. In conjunction with any final master plan approval for development adjacent to Town Center Drive, the project applicant(s) shall prepare and submit a detailed circulation and improvement plan for Town Center Drive. The improvement plan must receive approval by the City. 8. In conjunction with the first final master plan approval, the applicant(s) shall submit a parking study for the entire South Coast Plaza Town Center, and it must receive City approval. The study must demonstrate the provision of sufficient parking for each new project component. Consistent with the historical analysis of parking demand for the project area, the parking study shall examine the South Coast Plaza Town Center as a single project for calculating parking demand and determining February, 2001 1 sufficient parking availability. Specifically, parking need not be located on the same parcel as the building for which it is required; all parking facilities are to be available to tenants and visitors of all South Coast Plaza Town Center in accordance with the parking program established in ZE-81-207. Persons who are residents of the City of Costa Mesa attending a cultural arts venue during evenings (after 6 p.m.), or on weekends shall be provided a discount of fifty percent (50%) off the price for parking otherwise applicable to the general public. 9. "The California Scenario" sculpture garden shall be preserved and maintained substantially in accordance with its existing configurations and function (as depicted in Development Agreement DA -00-04), commencing immediately and continuing for the useful life of the existing office buildings adjacent to the garden. Any proposed changes to the sculpture garden shall require an amendment to the South Coast Plaza Town Center Master Plan, and the amendment shall require City Council review and approval. Prior to any final master plan approval for Two Town Center/Downey Savings, a declaration of land use restriction for the sculpture garden shall be submitted to the City of Costa Mesa the City's approval shall be obtained, and the land use restriction shall be recorded by the Orange County Clerk - Recorder. February, 2001 2 MITIGATION MEASURES Land Use Traffic 1. Prior to the issuance of a building permit located within the FAA Notice AREA for John Wayne Airport, the project applicant shall submit a Notice of Proposed Construction to the FAA. The ALUC will review the project for consistency with the Commission's AELUP. The project shall comply with the provisions and restrictions imposed by the FAA and the ALUC. This condition shall be included in the North Costa Mesa Specific Plan and the final project - specific master plans, and shall be verified by the Costa Mesa Planning Division. 2. The City of Costa Mesa will review the final master plans for development within the SCPTC project area for consistency with any adopted plans for the area. As the subsequent phases of the SCPTC project are submitted to the City of Costa Mesa, the project traffic study area intersections' performance shall be monitored against the City's Annual Development Phasing and Monitoring Program to determine when future improvements are required. The project applicants shall be required to fund all costs and/or implement intersection improvements to the following intersections in Costa Mesa: Bristol St./Sunflower Ave., Fairview Rd./South Coast Dr., Bristol St./Paularino Ave., Park Center Dr./Sunflower Ave. The following intersection improvements shall be completed pursuant to the indicated schedule: Intersection Recommended Improvement Schedule Bristol Street & Convert 3rd northbound through lane to Complete prior to Sunflower Avenue a shared through/right-turn lane issuance of first (provide 2NBL, 2 NBT, 1 shared Certificate of Occupancy NBT/NBR, and 1 NBR). in the South Coast Plaza Town Center area. Fairview Road & Convert 2"d eastbound through lane to Complete prior to South Coast Drive shared through/right-turn lane (provide issuance of first 1 EBL, 1 EBT, 1 shared EBT/EBR, and 1 Certificate of Occupancy EBR). in the South Coast Plaza Town Center area. Bristol Street & Add a second northbound left -turn lane; Complete prior to Paularino Avenue add a second westbound left -turn lane issuance of final instead of a second right -turn lane. Certificate of Occupancy in the South Coast Plaza Town Center area. Park Center Drive & Convert northbound through lane to a Complete prior to Sunflower Avenue shared left/through lane. Convert issuance of final southbound left -turn lane to a shared Certificate of Occupancy left/through lane and convert in the South Coast Plaza southbound through lane to a right -turn Town Center area. lane. Implement split phasing for north/south direction (provide 1 NBL, 1 shared NBL/NBT/NBR, 1 shared SBL/SBT, and 1 SBR). February, 2001 3 2. The project applicants shall pay their respective pro -rata share of the costs of the planned improvements, as identified in Final Program EIR #1047, at the intersections in the City of Santa Ana listed below. The terms for these payments, including payment calculation and timing, shall be determined by the Director of Development Services, in order to coordinate with the City of Santa Ana. The following intersection improvements are required: a. Main St./MacArthur Blvd. Provide right -turn overlap signal phasing for northbound and southbound right turns. b. Main St. and Sunflower Ave.: Convert 3`d southbound lane to a right turn lane with overlap phasing. c. Bristol St./Segerstrom Ave.: General Plan Improvements: Add a second left turn for each approach, 3`d and 4th eastbound through lanes, 3`d westbound through lane, and right -turn lanes for each approach. Non - General Plan Improvements: Add a 4th westbound through lane. d. Bristol St./MacArthur Blvd.: General Plan Improvements: Add right turn lanes for southbound, eastbound, and westbound approaches. Non -General Improvements: Add 4th eastbound and westbound through lanes, add right turn overlap for westbound right turn lanes. e. Flower St./MacArthur Blvd.: General Plan Improvements: None. Non - General Plan Improvements: Add northbound and westbound right turn lanes. f. SR -55 NB Ramps and MacArthur Blvd.: General Plan Improvements: None. Non -General Plan Improvements: Add 3`d northbound right turn lanes. 3. The project applicants shall participate in the implementation of Master Plan of Highways improvements through the payment of development impact fees. The payment of development impact fees shall be submitted to the City of Costa Mesa Planning Division for the mitigation of offsite traffic impacts based on the average daily trips generated by the development and payable at the time of issuance of certificates of occupancy. The required fee shall be paid pursuant to the prevailing schedule of charges adopted by the City Council in effect at the time of issuance of certificates of occupancy. 4. The project applicants shall be responsible for the payment of fees in accordance with the San Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to the Costa Mesa Planning Division prior to the issuance of building permits. 5. The project applicants shall comply with the Transportation Demand Management (TDM) requirements of the City of Costa Mesa TDM Ordinance (Costa Mesa Municipal Code S 13-880 through 13-888) through the provision of one or more improvements set forth in Costa Mesa Municipal Code S 13- 884. February, 2001 4 Air Quality 1. All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 402, the Nuisance Rule, and Rule 403, Fugitive Dust. Prior to the issuance of a grading permit where grading permit will occur on more than 50 acres at one time, the applicant shall submit a grading plan or grading contingency plan to the SCAQMD in accordance with Rule 403. All grading (regardless of size) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor will implement each of the following: a. Develop a project grading plan or contingency plan and submit the plan to the SCAQMD consistent with the provisions of Rule 403. (Note: only applicable where more than 50 acres are graded). b. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. C. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. d. Water excavated soil piles hourly or covers with temporary coverings. e. Water exposed surfaces at least twice a day under calm conditions. Water 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 sites. f. Wash mud -covered tires and under -carriages of trucks leaving construction sites. g. 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. h. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. Cease grading during periods when winds exceed 25 miles per hour. 2. To reduce emissions from project -related vehicle trips, the project applicant shall adhere to the City of Costa Mesa Municipal Code § 13-880 through 13- 888 (Transportation Demand Management) and the South Coast Air Quality February, 2001 5 Noise Management District Regulation XV to reduce vehicle traveled to the maximum extent feasible. The code includes measures such as: a. Preferential parking for carpool vehicles; b. Bicycle parking and shower facilities C. Information provided to employees on transportation alternatives; d. Rideshare vehicle loading areas; e. Vanpool vehicle accessibility; and; f. Bus stop improvements 3. To reduce emissions from the power plant providing electricity to the site, prior to the issuance of building permits, the project applicant shall demonstrate to the satisfaction of the City of Costa Mesa Building Safety Division that the project shall adhere to Title 24 of the California Code which requires new development to use energy efficient electrical and mechanical systems. 1. The City of Costa Mesa has adopted a Noise Ordinance that excludes control of construction activities during the hours between 7 a.m. and 8 p.m. All noise generating construction activities within 500 feet of residential areas should be limited to these times. 2. The project applicant shall prepare a truck route plan for review and approval by the City of Costa Mesa Engineering Division prior to the approval of the construction. access permit. The truck route permit shall preclude truck routes through residential areas. 3. In addition to mitigation should be used during the (Building F) adjacent to combination of walls alorn movable barriers to be use jackhammers. measures #1 and #2, temporary noise barriers construction of the hotel portion of the project ie existing hotel. The barriers should be a the edge of the construction site as well as with more stationary sources of noise such as 4. All activities on the project site are required to comply with the City of Costa Mesa Noise Ordinance. Any potential noise -generating uses should be located away from residential areas, if possible. 5. Prior to the issuance of building permits for the proposed hotel (Building F), an acoustical study shall be prepared by a qualified acoustical consultant and submitted to the City. The study should predict the future ultimate noise levels impacting the building and calculate the outdoor -to -indoor noise reduction provided by the structure. Compliance with the 45 CNEL standard February, 2001 6 shall be demonstrated with any required building component upgrades. The required noise reduction is only slightly greater than what would be expected and the 45 CNEL standard is achievable. Geology and Soils 1. Compliance with Uniform Building Code provisions and standard subdivision engineering requirements, as specified in the city's conditions of approval, will satisfactory address the geotechnical issues described in the Program EIR. 2. All future development on the SCPTC site shall be designed to comply with all applicable geological and seismic safety requirements of the Uniform Building Code and mitigation as defined in the Public Resources Code Section 2693(c). Verification of such compliance will be confirmed during the city's plan review and building permit issuance processes. 3. Grading and foundation plans, including foundation loads, shall be reviewed by a registered soils engineer, and approved by the City of Costa Mesa Building Safety Division. 4. All grading and earthwork shall be performed under the observation of a registered geotechnical engineer in order to achieve proper sub -grade preparation, selection of satisfactory materials, and placement and compaction of all structural fill. 5. Prior to approval of each grading plan by the City of Costa Mesa, the property owner/developer shall submit a soils and geological report for the area to be graded, based on proposed grading and prepared by registered soils engineer and approved by the City of Costa Mesa Building Safety Division. 6. Prior to issuance of each building permit by the City of Costa Mesa, the property owner/developer shall submit for review and approval by the City of Costa Mesa Building Safety Division, a detailed foundation design information for the subject building(s), prepared by a registered civil engineer, based on recommendations by a geotechnical engineer. 7. Prior to issuance of each building permit by the City of Costa Mesa, the property owner/developer shall submit plans showing that the proposed structure has been analyzed by a registered civil engineer for earthquake loading and designed according to the most recent standards in the Uniform Building Code adopted by the City of Costa Mesa. 8. If a permit is required for discharge of perched groundwater encountered during excavation for site improvements, the applicant shall acquire such permit(s) from the applicable agency(ies) (e.g., Santa Ana Regional Water Quality Control Board, County Flood Control or County Sanitation District) and provide evidence of permit issuance to the Costa Mesa Building Safety Division prior to initiating any such discharge. February, 2001 7 Hydrology and Water Quality 1. Construction of structural BMPs as identified in the SWPPP, and required by the NPDES Stormwater Permit issued to the project site by the County of Orange/City of Costa Mesa to capture urban runoff contaminants from developed areas prior to discharge to onsite storm drain facilities. 2. Prior to issuance of a grading permit, the applicant shall obtain an NPDES Stormwater Permit from the County of Orange. Applicable BMP provisions shall be incorporated into the NPDES Permit. 3. Compliance with Uniform Building Code provisions and standard subdivision engineering requirements, as specified in the City's conditions of approval, will satisfactorily address the hydrology and drainage issues. Public Services, Utilities, and Energy Consumption 1. A water delivery system designed to provide adequate fire flows to the project site and maintain a roadway system to provide adequate access to and through the site are a part of the design of the project. 2. Concurrent with the issuance of building permits the applicant shall pay the North Costa Mesa Fire Fee in effect at that time, as applicable. 3. Each final master plan for the project site shall provide sufficient capacity for fire flows required by the Costa Mesa Fire Department. 4. Vehicular access to all fire hydrants must be provided and maintained throughout construction. 5. As final building plans are submitted to the City of Costa Mesa for review and approval, the Police Department shall review all plans for the purposes of ensuring that the proper design features are incorporated into the building plans to increase safety. 6. Environmental design considerations shall be incorporated into the development and maintenance of the proposed project to deter such criminal activity as burglary and robbery. 7. All buildings shall be well marked with names and addresses to enhance rapid response, rooftops shall be marked for building identification by police helicopter, and there shall be designated emergency vehicle parking areas close to buildings. 8. Prior to the initiation of grading, a construction security service shall be established at the construction site. Initially, the service shall ensure that no unauthorized entry is made into the construction area. For the duration of each phase of construction, the project applicant shall provide sufficient onsite February, 2001 8 security personnel on a 24-hour, seven days a week basis, to patrol all areas of construction and prohibit unauthorized entry. 9 Private on-site security is to be provided by the project applicants, as the project is developed and operational. 10. All onsite irrigation lines for recycled water would be identified so as to avoid connection with potable water lines. 11. Design requirements would be specified to the City for potable and recycled water -plumbing systems within proposed buildings. 12. Prior to the issuance of an Application Permit the Application Plan Check/Inspection Fee and Performance Guarantee Bond shall be paid by the applicants to the MCWD. 13. Prior to the approval of plans or the execution of a service agreement, a Development Impact Fee shall be collected by the MCWD from the applicants. Water conservation plans as required by the State of California shall be incorporated into building plans for the project. The measures to be implemented include, but are not limited to: a. Low -flow fittings, fixtures, and equipment, including low flush toilets and urinals (Health and Safety Code 17921.3) b. Use of self closing valves for drinking fountains and lavatory faucets in public facilities (Government Code Section 7800) C. Insulation of water pipes and water heating systems. (Title 24, California Administrative Code, Section 25352) d. Use of low flow sprinkler heads in irrigation systems (California Conservation in Landscaping Act, AB 325). a. All onsite wastewater sewer lines will be provided and ties to the existing sewer line system. 15. Prior to the issuance of building permits, a letter shall be obtained from the CMSD and the OCSD verifying that there is sufficient capacity in the receiving trunk lines to serve the proposed project. 16. Prior to the issuance of connection permits(s), the applicant shall pay all applicable fees. 17. In accordance with the requirements of AB 939, construction contractors shall reuse construction forms where practicable or applicable, attempt to balance soils on the site, minimize over cutting of lumber and polyvinyl chloride (PVC) piping where feasible, and reuse landscape containers to the extent feasible. February, 2001 9 18. Recycling bins for glass, metals, paper, wood, plastic, green waste, and cardboard shall be placed on the construction sits for use by construction workers. 19. In construction specifications and bid packages, require building materials made of recycled materials, to the extent feasible and economically practical. 20. As a part of the ongoing operations of the SCPTC project, the following measures shall be integrated into project design: a. Source reduction, source separation and recycling measures shall focus on paper goods, yard waste, plastic, wood waste, and glass; b. "Buy -recycled" policies, such as price preferences for recycled products; source reduction policies; in-house recycling; drop-off sites; employee education; customer education; and, manufacturing design modification to promote source reduction or recycling. 21. Prior to the recordation of the Final Master Plans, the applicant shall provide to the City of Costa Mesa, a letter from Southern California Edison Company and Southern California Gas Company indicating the ability to provide service to the project. 22. The applicant shall comply with the guidelines provided by the Southern California Edison Company with respect to easement restrictions, construction guidelines, and potential amendments of right-of-way in any existing Southern California Edison easements on the project site. 23. Prior to the issuance of each building permit, the building owner/developer shall submit plans showing that each structure will comply with the State Energy Efficiency Standards for nonresidential buildings (Title 24, Part 6, Article 2, California Code of Regulations). 24. The project incorporates the following design features related to aesthetics and visual resources: a. The proposed SCPTC project will incorporate signage, landscaping, and exterior lighting that comply with applicable city requirements. b. The size, height, building materials, and orientation of structures associated with the SCPTC project will conform to City requirements. February, 2001 10 EXHIBIT "C" MITIGATION MONITORING PROGRAM FOR FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT # 1047 SOUTH COAST PLAZA TOWN CENTER SCH: 2000041100 Lead Agency. City of Costa Mesa Development Services Department 77 Fair Drive Costa Mesa, California 92668-1200 (714) 754-5610 Contact: R. Michael Robinson, AICP, Planning and Redevelopment Manager Prepared by: Michael Brandman Associates 15901 Red Hill Avenue, Suite 200 Tustin, California 92780 (714) 258-8100 Contact: Jason M. Brandman, Senior Project Manager JANUARY 19, 2001 South Coast Plaza Town Center EIR — Mitigation Monitoring Plan TABLE OF CONTENTS Section Paye 1 INTRODUCTION.......................................................................................................1-1 2 PROJECT MANAGEMENT....................................................................................... 2-1 2.1 Responsibilities........................................................................................................ 2-1 2.2 General Procedures.................................................................................................. 2-1 3 MITIGATION MONITORING MATRIX.................................................................. 3-1 LIST OF TABLES Table Page 1 Mitigation Monitoring Program........................................................................................ 3-2 H:/Client/0080/00800014/00800014.MMP.doc 1/19/01 i Table of Contents South Coast Plaza Town Center EIR — Mitigation Monitoring Plan SECTION 1 INTRODUCTION Section 21081.6 to the State of California Public Resources Code requires a Lead or Responsible Agency that approves or carries out a project where an environmental impact report (EIR) has identified significant environmental effects to adopt a "reporting or monitoring program for adopted or required changes to mitigate or avoid significant environmental effects." The City of Costa Mesa, Development Services Department (DSD) is the Lead Agency for the South Coast Plaza Town Center (SCPTC) EIR and, therefore, is responsible for implementation of the mitigation monitoring program. Final EIR No. 1047 has been prepared for the SCPTC project which addressed the potential environmental impacts and, where appropriate, recommended measures to mitigate these impacts. As such, a mitigation measure reporting and monitoring program is required for the EIR to ensure that all relevant mitigation measures that have been adopted are implemented. Section 2 describes the roles of responsible parties in implementing and monitoring the adopted mitigation measures, and generally describes the program procedures. Table 1 in Section 3 includes the list of mitigation measures and identifies the timing of the implementation or verification of each measure, the method of verification, and the party responsible for verifying that the measure is complete. The City and/or project applicant are responsible for the implementation of each measure, and the City representative is responsible for verifying that the measure has been satisfactorily completed, and/or written evidence submitted to the City, which verifies that the measure has been satisfactorily completed. H:/Cliend0080/00800014/00800014.MMP.doc 1-1 Introduction South Coast Plaza Town Center EIR — Mitigation Monitoring Plan SECTION 2 PROJECT MANAGEMENT 2.1 RESPONSIBILITIES The mitigation monitoring plan (NIIvII') for the SCPTC project will be in place through construction of the project or until all mitigation measures are implemented. The DSD of the City of Costa Mesa is the Lead Agency for the project. If required, the City will be responsible for designating another agency, such as the Regional Water Quality Control Board, to take responsibility for implementation of the MMP, or portions of the MMP, if and when appropriate. The primary City of Costa Mesa personnel responsible for verifying compliance with the mitigation measures listed within Section 3, is the DSD including having the primary role of coordinating the compliance verifications of all other parties. These parties, or designated assignees, are responsible for ensuring that the mitigation measures are completed, and are vested with the authority to act accordingly. 2.2 GENERAL PROCEDURES The Planning and Redevelopment Manager, DSD, or designated assignee, will be responsible for the overall management of the MMP. Assignments of responsibility are included in Section 3. The above -noted designated "monitor" shall oversee elements of the MMP and review compliance through the use of procedures developed by the Planning and Redevelopment Manager, DSD. The designated monitor shall ensure compliance with the adopted mitigation measure and ensure proper action is taken on each measure. If it is found that an adopted mitigation measure is not being properly implemented, the Planning and Redevelopment Manager, DSD shall require corrective actions to ensure adequate implementation. H:/C1ient/0080/00800014/00800014.MMP.doc 2-1 Project Management South Coast Plaza Town Center EIR — Mitigation Monitoring Plan SECTION 3 MITIGATION MONITORING MATRIX A matrix of mitigation measures is provided in Table 1. Column one identifies the section of the EIR in which the mitigation measure is found. Column two lists the number and specific text of the mitigation measure. Column three lists the timing of the mitigation measure. Column four lists the party responsible for monitoring and verifying that the measure has been satisfactorily completed while column five lists the funding source of the measure. The City position level listed in column four (Responsible Party would generally be the individual responsible for approving the mitigation measure. However, there would be circumstances that require a higher level of approval within the agency. H:/C1ient/0080/00800014/00800014.MMP.doc 3-1 Mitigation Monitoring South Coast Plaza Town Center EIR — Mitigation Monitoring Plan TABLE 1 SOUTH COAST PLAZA TOWN CENTER EIR MITIGATION MONITORING PROGRAM EIR Section MitigatxofiMeasures Tinning of .'Mitigation Measure Responsible Party ' ;Iundung Sources " 5.1 Land Use and Related Standard Conditions and Requirements Planning Programs The proposed project will be subject to all Final Master Plan review Costa Mesa Development Planning application of the applicable conditions and regulations Conditions of Approval Services Department fees set forth in the North Costa Mesa Specific Plan, the City of Costa Mesa zoning ordinance, and all requirements and enactments of federal, state, county, city and other governmental entities with jurisdiction. All such requirements and enactments of these agencies will become conditions of project implementation. 1-1 Prior to the issuance of a building Prior to issuance of building Project applicant Project applicant pennit located within the FAA Notice permits AREA for John Wayne Airport, the project applicant shall submit a Notice of Proposed Construction to the FAA. The ALUC will review the project for consistency with the Commission's AELUP. The project shall comply with the provisions and restrictions imposed by the FAA and the ALUC. This condition shall be included in the North Costa Mesa Specific Plan and the final project -specific master plans, and shall be verified by the Costa Mesa Planning Division. 1-2 The City of Costa Mesa will review the Final Master Plan review Costa Mesa Development Planning application final master plans for development Services Department fees within the SCPTC project area for consistency with any adopted plans for the area. H:/Client/0080/00800014/00800014.MMP.doc 3-2 Mitigation Monitoring Program South Coast Plaza Town Center EIR - Mitigation Monitoring Plan EIR Section' Mitigation Nteasuire$ �_ Timing Of Mite on Measure Responsible Party Funding Sources 5.2 Transportation and Project Design Features Circulation These are circulation features or Final Master Plan review - Costa Mesa Public Services Planning application improvements that are included as part of verification during final Department fees the proposed project, and are included in project design the traffic impact analysis prior to mitigation. The only design feature that falls into this category is the proposed street vacation of a portion of Town Center Drive between Park Center Drive and Avenue of the Arts (with related amendment to the City's Master Plan of Highways). Standard Conditions and Requirements The long-range general plan improvements Final Master Plan review Costa Mesa Public Services Project applicant within the City of Costa Mesa which are Conditions of Approval Department assumed in the background conditions will be funded mostly by an areawide circulation system funding mechanism such as the City Traffic Impact Fee Program or special benefit district fees. The proposed South Coast Town Center project will be responsible for the payment of fees to the City of Costa Mesa as set forth below. • The project applicants shall participate in the implementation of Master Plan of Highways improvements through the payment of development impact fees. The payment of development impact fees shall be submitted to the City of Costa Mesa Planning Division for the mitigation of offsite traffic impacts based on the average daily trips generated by the development and payable at the time of issuance of certificates of issuance. The required fee shall be paid pursuant to the prevailing schedule of char es ado ted by the Ci H:/C1ient/0080/00800014/00800014.MMP.doc 3-3 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section- Timing Of Mitigation Measure Responsible Party Funding- ,Sources Council in effect at the time of issuance of certificates of occupancy. • The project applicants shall be responsible for the payment of fees in accordance with the San Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to the Costa Mesa Planning Division prior to the issuance of building permits. • The project applicants shall comply with the Transportation Demand Management (TDM) requirements of the City of Costa Mesa TDM Ordinance (Costa Mesa Municipal Code S 13-880 through 13-888) through the provision of one or more improvements set forth in Costa Mesa Municipal Code S 13-884. Mitigation Measures 2-1 As the subsequent phases of the SCPTC Final Master Plan review Costa Mesa Public Services Planning application project are submitted to the City of Department fees Costa Mesa, the project traffic study area intersections' performance shall be monitored against the City's Annual Development Phasing and Monitoring Report to determine when future improvements are required. 2-2a The project applicants shall be required to fund all costs associated with implementation of intersection improvements to the following intersections: Bristol/ Sunflower, Fairview/ South Coast, Bristol/ Paularino, and Park Center/ Sunflower. H:/Cliend0080/00800014/00800014.MMP.doc 3-4 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan ,,EMSection Mi£igati6h, Measures .-: Timing Of : Miti atimiMeasurre Responsible Party Futidirig Sources The following intersection improvements shall be completed pursuant to the indicated schedule: • Bristol/Sunflower: Convert 3rd Final master plan review Costa Mesa Public Services Project applicant northbound through lane to a shared Condition of approval- Department and project through/right turn lane (provide 2NBL, complete prior to issuance applicant 2 NBT, 1 shared NBT/NBR, and 1 of first certificate of NBR)_ occupancy in the South Coast Plaza Town Center area. • Fairview/South Coast: Convert 2nd Final master plan review Costa Mesa Public Services Project applicant eastbound through lane to a shared Condition of approval- Department and project through/right turn lane (provide 1 complete prior to issuance applicant EBL, 1 EBT, 1 shared EBT/EBR, and of first certificate of 1 EBR). occupancy in the South Coast Plaza Town Center area. • Bristol/Paularino: Add a second Final master plan review Costa Mesa Public Services Project applicant northbound left -turn lane. Add a Condition of approval- Department and project second westbound left -turn lane instead complete prior to issuance applicant of the second right -turn lane. of final certificate of occupancy in the South Coast Plaza Town Center area. • Park Center/Sunflower: Convert Final master plan review Costa Mesa Public Services Project applicant northbound through lane to a shared Condition of approval- Department and project left-turn/through lane. Convert complete prior to issuance applicant southbound left -turn lane to a shared of final certificate of left-turn/through lane and convert occupancy. southbound through lane to a right -turn lane. Implement split phasing in the north/south direction. (provide 1 NBL, 1 shared NBL/NBT/NBR, 1 shared SBL/SBT, and 1 SBR). H:/Client/0080/00800014/00800014.MMP.doc 3-5 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Secticin Mitigati©n 11%Ieasues ' Tuning Of Miti" ation Measure Responsible Party Funding Sources 2-2bThe project applicants shall pay their To be determined by the Costa Mesa Development Project applicant respective pro -rata share of the costs of City of Costa Mesa Director Services and Public the planned improvements, as identified of Development Services. Services Departments, City in Final Program EIR ##1047, at the of Santa Ana, and project following intersections in the City of applicant Santa Ana listed below. The terms for these payments, including payment calculation and timing, shall be determined by the Director of Development Services, in order to coordinate with the City of Santa Ana. • Main/MacArthur: Provide right -turn overlap signal phasing for northbound and southbound right turns. • Main and Sunflower: Convert 3rd southbound lane to a right turn lane with overlap phasing. • Bristol/Segerstrom: General Plan Improvements: Add a second left turn for each approach, Yd and 4th eastbound through lanes, 32d westbound through lane, and right -turn lanes for each approach. Non -General Plan Improvements: Add a 4th westbound through lane. • Bristol/MacArthur. General Plan Improvements: Add right turn lanes for southbound, eastbound, and westbound approaches. Non -General Improvements: Add 4th eastbound and westbound through lanes, add right turn overlap for westbound right turn lanes. • Flower/MacArthur: General Plan Im rovements: None. Non -General H:/Ctienr/0080/00800014/00800014.MMP.doc 3-6 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section tires Timing Of Responsible Party Ftinding Sources Mitigation Measure ` Plan Improvements: Add northbound and westbound right turn lanes. • SR -55 NB Ramps and MacArthur. General Plan Improvements: None. Non -General Plan Improvements: Add 3rd northbound right turn lanes. 5.3 Air Quality Standard Conditions and Requirements All construction contractors shall comply Final Master Plan review Costa Mesa Development Project applicant with South Coast Air Quality Management Conditions of Approval Services Department District (SCAQMD) regulations, including Rule 402, the Nuisance Rule, and Rule 403, Fugitive Dust. Prior to the issuance of a grading permit where grading permit will occur on more than 50 acres at one time, the applicant shall submit a grading plan or grading contingency plan to the SCAQMD in accordance with Rule 403. All grading (regardless of size) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in fall compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor will implement each of the following: a. Develop a project grading plan or contingency plan and submit the plan to the SCAQMD consistent with the provisions of Rule 403. (Note: only applicable where more than 50 acres are graded). b. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necess2a to 2revent visible dust H:/C1ient/0080/00800014/00800014.MMP.doc 3-7 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIA Section Mitigation 1Vliires Timing Of Mitigation Measure Responsible Party Funding Sources emissions from exceeding 100 feet in any direction. c. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. d. Water excavated soil piles hourly or cover with temporary coverings. e. Water exposed surfaces at least twice a day under calm conditions. Water 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 sites. f. Wash mud -covered tires and under -carriages of trucks leaving construction sites. g. 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. h. Securely cover loads with a tight fitting tn on an truck leEml H:/Client/0080/00800014/00800014.MMP.doc 3-8 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Sectiom Mitigation leaures Timing Of Miti&ionMeasure Responsible Party . Funding Sources the construction sites to dispose of debris. i. Cease grading during periods when winds exceed 25 miles per hour. To reduce emissions from project -related Final Master Plan review Costa Mesa Development Project applicant vehicle trips, the project applicant shall Conditions of Approval Services Department adhere to the City of Costa Mesa Municipal Code §13-880 through 13-888 (Transportation Demand Management) and the South Coast Air Quality Management District Regulation XV to reduce vehicle traveled to the maximum extent feasible. The code includes measures such as: • Preferential parking for carpool vehicles; • Bicycle parking and shower facilities; • Information provided to employees on transportation alternatives; • Rideshare vehicle loading areas; • Vanpool vehicle accessibility; and • Bus stop improvements. To reduce emissions from the power plant Final Master Plan review Costa Mesa Development Project applicant providing electricity to the site, prior to the Conditions of Approval Services Department issuance of building permits, the project applicant shall demonstrate to the satisfaction of the City of Costa Mesa Building Safety Division that the project shall adhere to Title 24 of the California Code which requires new development to use energy efficient electrical and mechanical ff,sIems. H:/Client/0080/00800014/00800014.MMP.doc 3-9 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section Mitigatiori;lYIeaiu"e Timing Of Responsible Party Funding Soltrces ,. ...:.. Mitigation -Measure 5.4 Noise Standard Conditions and Requirements Short -Term Impacts • Local Control of Construction Hours - Final Master Plan review Costa Mesa Development Project application The most effective method of Conditions of Approval Services Department fees controlling construction noise is through local control of construction hours. The City of Costa Mesa has adopted a Noise Ordinance that excludes control of construction activities during the hours between 7 a.m. and 8 p.m. All noise generating construction activities within 500' of residential areas should be limited to these hours. • Truck Routes - Truck routes in general should be steered away from residential areas. In addition to the above measures, temporary noise barriers should be used Final Master Plan review Costa Mesa Development Project applicant during the construction of the hotel portion Conditions of Approval for Services Department of the project adjacent to the existing hotel. Building F The barriers should be a combination of walls along the edge of the construction site as well as movable barriers to be used with more stationary sources of noise such as jackhammers. Long -Term Off -Site Impacts 4-1 All activities on the project site will be required to conform with the noise Final Master Plan review Costa Mesa Development Project applicant ordinance. Any potentially noise Conditions of Approval Services Department generating uses should be located away from residential areas if possible. H:/Client/0080/00800014/00800014.MMP.doc 3-10 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section,.. Mitigatiph.mi sures Timing Of Responsible Party Funding Sources ation Measure Mitigation Measures 4-2 Prior to the issuance of building permits Final Master Plan review Costa Mesa Development Project applicant for the new hotel (Building F) an Conditions of Approval for Services Department and acoustical study shall be prepared by a Building F project applicant qualified acoustical consultant and submitted to the City. The study should predict the future ultimate noise levels impacting the building and calculate the outdoor -to -indoor noise reduction provided by the structure. Compliance with the 45 CNEL standard shall be demonstrated with any required building component upgrades. The required noise reduction is only slightly greater than what would be expected and the 45 CNEL standard is achievable. 5.5 Geology and Soils Standard Conditions and Requirements Compliance with Uniform Building Code Final Master Plan review Costa Mesa Development Project application provisions and standard subdivision Conditions of Approval Services Department fees engineering requirements, as specified in the city's conditions of approval, will satisfactorily address the geotechnical issues described in this section of the EIR. Mitigation Measures 5-1 All future development on the SCPTC Final Master Plan Costa Mesa Development Building plan check site shall be designed to comply with all review/Prior to building Services Department and permit fees applicable geological and seismic safety permit issuance requirements of the Uniform Building Code and mitigation as defined in the Public Resources Code Section 2693(c). Verification of such compliance will be confirmed during the city's plan review and building permit issuance processes. HIClient/0080/00800014/00800014.MMP.doc 3-11 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan Section MitigahanlVIeas es Timing Of Mitrk ation Measure Responsible Party Furlding,Sources 5-2 Grading and foundation plans, Prior to grading permit Costa Mesa Development Building plan check including foundation loads, shall be issuance Services Department and permit fees reviewed by a registered soils engineer, and approved by the City of Costa Mesa Building Safety Division. 5-3 All grading and earthwork shall be Prior to grading permit Project applicant Project applicant performed under the observation of a issuance registered geotechnical engineer in order to achieve proper sub -grade preparation, selection of satisfactory materials, and placement and compaction of all structural fill. 5-4 Prior to approval of each grading plan Prior to grading permit Project applicant Project applicant by the City of Costa Mesa, the property issuance owner/developer shall submit a soils and geological report for the area to be graded, based on proposed grading and prepared by registered soils engineer and approved by the City of Costa Mesa Building Safety Division. 5-5 Prior to issuance of each building Prior to building permit Project applicant Project applicant permit by the City of Costa Mesa, the issuance property owner/developer shall submit for review and approval by the City of Costa Mesa Building Safety Division, a detailed foundation design information for the subject building(s), prepared by a registered civil engineer, based on recommendations by a geotechnical engineer. 5-6 Prior to issuance of each building Prior to building permit Project applicant Project applicant permit by the City of Costa Mesa, the issuance property owner/developer shall submit plans showing that the proposed structure has been analyzed by a registered civil engineer for earthquake H:/Client/0080/00800014/00800014.MMP.doc 3-12 Mitigation Monitoring Program South Coast Plaza Town Center EIR - Mitigation Monitoring Plan EIR Section Mitigation 1Vesurs - Timing Of Responsible; Party Funding Sources F Mitigation Measure loading and designed according to the most recent standards in the Uniform Building Code adopted by the City of Costa Mesa. 5-7 If a permit is required for discharge of Prior to discharge of Regional Water Quality Project applicant perched groundwater encountered perched groundwater Control Board and project during excavation for site applicant improvements, the applicant shall acquire such permit(s) from the applicable agency(ies) (e.g., Santa Ana Regional Water Quality Control Board, County Flood Control or County Sanitation District) and provide evidence of permit issuance to the Costa Mesa Building Safety Division rior to initiating any such discharge. 5.6 Hydrology and Water Project Design Features Quality The project incorporates the following Final Master Plan review — Costa Mesa Development Planning application design features related to hydrology, flood verification during final Services Department fees hazard, and water quality: project design • Construction of structural BMPs as identified in the SWPPP, and required by the NPDES Stonnwater Permit issued to the project site by the County of Orange/City of Costa Mesa to capture urban runoff contaminants from developed areas prior to discharge to onsite stone drain facilities. Standard Conditions and Requirements Compliance with Uniform Building Code provisions and standard subdivision engineering requirements, as specified in the city's conditions of approval, will satisfactorily address the hydrology and drainage issues described in this section of H:/C1ient/0080/00800014/00800014.MMP.doc 3-13 Mitigation Monitoring Program South Coast Plaza Town Center EIR - Mitigation Monitoring Plan EIR Section ' Mitigation -Measures Timing Of Responsible Party Funding Sources Mid ation Measure the EIR. Mitigation Measures 6-1 Prior to issuance of a grading permit, Prior to issuance of grading Regional Water Quality Project applicant the applicant shall obtain an NPDES permit Control Board and project Stormwater Permit from the County of applicant Orange. Applicable BMP provisions shall be incorporated into the NPDES Permit 5.8 Public Services, Utilities, 5.8.2 Fire and Emergency Medical and Energy Services Consumption Project Design Features A water delivery system designed to provide Final Master Plan review - Costa Mesa Development Planning application adequate fire flows to the project site and verification during final Services Department fees maintain a roadway system to provide project design adequate access to and through the site are a part of the design of the project. Standard Conditions And Requirements • Concurrent with the issuance of Final Master Plan review Costa Mesa Development Planning application building permits the applicants shall pay Conditions of Approval Services Department fees the North Costa Mesa Fire Fee in effect at that time, as applicable. • Each final master plan for the project Final Master Plan review Costa Mesa Fire Planning application site shall provide sufficient capacity for Conditions of Approval Department fees fire flows required by the Costa Mesa fire Department. • Vehicular access to all fire hydrants Final Master Plan review Costa Mesa Fire Planning application must be provided and maintained Conditions of Approval Department fees throughout construction. H:/Client/0080/00800014/00800014.MMP.doc 3-14 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section Mil igation Measii es . - < < TiiningOf, Mid ation Measure Responsible Party Funding Sources 5.8.3 Police Services Standard Conditions and Requirements • As final building plans are submitted to Final Master Plan review Costa Mesa Police Project application the City of Costa Mesa for review and Conditions of Approval Department fees approval, the Police Department shall review all plans for the purposes of ensuring that the proper design features are incorporated into the building plans to increase safety. • Environmental design considerations Final Master Plan review Costa Mesa Police Project application shall be incorporated into the Conditions of Approval Department fees development and maintenance of the proposed project to deter such criminal activity as burglary and robbery. • All buildings shall be well marked with Final Master Plan review Costa Mesa Police Project application names and addresses to enhance rapid Conditions of Approval Department fees response, rooftops shall be marked for building identification by police helicopter, and there shall be designated emergency vehicle parking areas close to buildings. Mitigation Measures 8-1 Prior to the initiation of grading, a Prior to issuance of grading Project applicant Project application construction security service shall be permit fees established at the construction site. Initially, the service shall ensure that no unauthorized entry is made into the construction area. For the duration of each phase of construction, the project applicant shall provide sufficient onsite security personnel on a 24-hour, seven days a week basis, to patrol all areas of construction and prohibit unauthorized entry. H:/C1ient/0080/00800014/00800014.MMP.doc 3-15 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section ': Mit gation`1Vt sr tes , . ' ... Ti nin ;Of Mitigation, Measure Responsible Party Fiiridi� g Sources 8-2 Private on-site security is to be provided Final Master Plan review Project applicant Project applicant by the project applicants as the project Conditions of Approval. is developed and operational. 5.8.4 Solid Waste Project Design Features Although no significant impacts to solid Final Master Plan review - Costa Mesa Development Project application waste disposal are anticipated as a. part of verification during final Services Department fees the project, the following project design project design features are recommended to minimize waste disposal and assist the City of Costa Mesa in compliance with AB 939: 1. In accordance with the requirements of AB 939, construction contractors shall reuse construction forms where practicable or applicable, attempt to balance soils on the site, minimize over cutting of lumber and polyvinyl chloride (PVC) piping where feasible, and reuse landscape containers to the extent feasible. 2. Recycling bins for glass, metals, paper, wood, plastic, green waste, and cardboard shall be placed on the construction sites for use by construction workers. 3. In construction specifications and bid packages, require building materials made of recycled materials, to the extent feasible and economically practical. 4. As a part of the ongoing operations of the SCPTC project, the followin H:/Clienr/0080/00800014/00800014.MMP.doc 3-16 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section Mitigation Measures - < Timing Of Miti ation Measure Responsible Party Funding.Souirces measures shall be integrated into project design: • Source reduction, source separation and recycling measures shall focus on paper goods, yard waste, plastic, wood waste, and glass; • "Buy -recycled" policies, such as price references for recycled products; • Source reduction policies; • In-house recycling; • Drop-off sites; • Employee education; • Customer education; and, • Manufacturing design modification to promote source reduction or recycling. 5.8.5 Wastewater Project Design Features • All onsite wastewater sewer lines will be Final Master Plan review - Costa Mesa Development Project application provided and ties to the existing sewer verification during final Services Department fees line system. project design Standard Conditions and Requirements • Prior to the issuance of building Final Master Plan review Costa Mesa Sanitary Project applicant permits, a letter shall be obtained from Conditions of Approval District, Orange County the CMSD and the OCSD verifying Sanitation District and that there is sufficient capacity in the project applicant receiving trunk lines to serve the H:/C1ient/0080/00800014/00800014.MMP.doc 3-17 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR:Secton - MitgationMeasy s. Timing Of Mid ation Measure Responsible Party Funding Sources proposed project. • Prior to the issuance of connection Final Master Plan review Costa Mesa Sanitation Project applicant pennits(s), the applicant shall pay all Conditions of Approval District, Orange County applicable fees. Sanitation District and project applicant 5.8.6 Water Project Design Features • All onsite irrigation lines for recycled Final Master Plan review - Costa Mesa Development Project application water would be identified so as to avoid verification during final Services Department fees connection with potable water lines. project design • Design requirements would be specified Final Master Plan review - Costa Mesa Development Project application to the City for potable and recycled verification during final Services Department fees water plumbing systems within Project design proposed buildings. Standard Conditions and Requirements • Prior to the issuance of an Application Final Master Plan review Mesa Consolidated Water Project applicant Permit the Application Plan Conditions of Approval District and project Check/Inspection Fee and applicant Performance Guarantee Bond shall be paid by the applicant to the MCWD. • Prior to the approval of plans or the Final Master Plan review Mesa Consolidated Water Project applicant execution of a service agreement, a Conditions of Approval District and project Development Impact Fee shall be applicant collected by the MCWD from the applicant. • Water conservation plans as required by Final Master Plan review Mesa Consolidated Water Project applicant the State of California shall be Conditions of Approval District and project incorporated into building plans for the applicant project. The measures to be implemented include, but are not limited to: H:/CIient/0080/00800014/00800014.MMP.doc 3-18 Mitigation Monitoring Program South Coast Plaza Town Center EIR — Mitigation Monitoring Plan EIR Section MitigAdo; Measur s . .:` Timing Of Mitigation Measure Responsible Party ]Funding Sources ;.. - Low -flow fittings, fixtures, and equipment, including low flush toilets and urinals (Health and Safety Code 17921.3) Use of self closing valves for drinking fountains and lavatory faucets in public facilities (Government Code Section 7800) - Insulation of water pipes and water heating systems. (Title 24, California Administrative Code, Section 25352) - Use of low flow sprinkler heads in irrigation systems (California Conservation in Landscaping Act, AB 325). 5.8.7 Energy Resources Standard Conditions and Requirements • Prior to the recordation of the Final Final Master Plan review Southern California Project applicant Master Plans, the applicant shall Conditions of Approval Edison, Southern provide to the City of Costa Mesa, a California Gas Company letter from Southern California Edison and project applicant Company and Southern California Gas Company indicating the ability to provide service to the project. • The applicant shall comply with the Final Master Plan review Southern California Project applicant guidelines provided by the Southern Conditions of Approval Edison and project California Edison Company with applicant respect to easement restrictions, construction guidelines, and potential amendments of right-of-way in any existing Southern California Edison H:/Client/0080/00800014/00800014.MMP.doc 3-19 Mitigation Monitoring Program South Coast Plaza Town Center EIR - Mitigation Monitoring Plan EIR Section:: , Mitario.lVicasu>"es . ,- Timing -Of Responsible Party Funding Sources Mitigation Measure easements on the project site. • Prior to the issuance of each building Final Master Plan review Southern California Project applicant permit, the building owner/developer Conditions of Approval Edison and project shall submit plans showing that each applicant structure will comply with the State Energy Efficiency Standards for nonresidential buildings (Title 24, Part 6, Article 2, California Code of Regulations). 5.9 Aesthetics Project Design Features The project incorporates the following design feAtures related to aesthetics and visual resources: • The proposed SCPTC project will Final Master Plan review — Costa Mesa Development Project applicant incorporate signage, landscaping, and verification during final Services Department exterior lighting that comply with project design applicable city requirements. • The size, height, building materials, and Final Master Plan review — Costa Mesa Development Project applicant orientation of structures associated with verification during final Services Department the SCPTC project will comply with project design City requirements. Standard Conditions and Requirements The SCPTC project will be required to Final Master Plan review Costa Mesa Development Project applicant comply with Uniform Building Code Conditions of Approval Services Department provisions, standard subdivision engineering requirements, and applicable provisions of the Costa Mesa General Plan and North Costa Mesa Specific Plan as specified in the city's conditions of approval. H:/Client/0080/00800014/00800014.MMP.doc 3-20 Mitigation Monitoring Program EXHIBIT "D" SOUTH COAST PLAZA TOWN CENTER PRELIMINARY MASTER PLAN PA -00-38 The South Coast Plaza Town Center (SCPTC)is divided into three sub -areas; each sub -area is under separate ownership. Provided in Table 1 is a statistical summary of the maximum floor area ratio, building square footage, and trip budgets for each sub -area, as well as the overall floor area ratio established in the 1990 General Plan and North Costa Mesa Specific Plan (as amended pursuant to GP -00-02 and SP -00-01) Table 2 and Figure 1 provide further detail of the anticipated development within each- of the three sub -areas. Precise building uses, locations, and square footages will be determined in conjunction with final master plan approvals for the SCPTC. To facilitate flexibility within a subarea, building square footages may be transferred, provided that the total building square footage, floor area ratio, and trip budget for the affected subarea is not exceeded as delineated in Table 1. Transfers between any of the sub -areas are not permitted. Table 3 provides a more detailed summary of building square footages, floor area ratio, and trip budget within each subarea. Future development in SCPTC is subject to final master plan approval. Subsequent final master plans will be reviewed for consistency with the City of Costa Mesa General Plan and North Costa Mesa Specific Plan. The provisions of the Town Center (TC) zoning district are also applicable. January 17, 2001 1 t . ... ...... v 'tlAFbEA =f1MUM UM$`f L331NG A I11f 1AOL� r { t, a z h t& 1 1- TWO TOWN 1.55* 1,227,978 2,133 2,150 CENTER/DOWNEY SAVINGS 2- ORANGE COUNTY 1.67 815,285 246 984 PERFORMING ARTS/SOUTH COAST REPERTORY THEATER 3- SEGERSTROM 1.98 2,118,550 2,764 3,453 TOWN CENTER TOTAL SCPTC 1.7711 4,161,813 5,143 6,587 * Note: Maximum floor area ratio calculation includes land dedicated or reserved for right-of-way for new Avenue of the Arts off -ramp and associated flood control improvements. Table 2 and Figure 1 provide further detail of the anticipated development within each- of the three sub -areas. Precise building uses, locations, and square footages will be determined in conjunction with final master plan approvals for the SCPTC. To facilitate flexibility within a subarea, building square footages may be transferred, provided that the total building square footage, floor area ratio, and trip budget for the affected subarea is not exceeded as delineated in Table 1. Transfers between any of the sub -areas are not permitted. Table 3 provides a more detailed summary of building square footages, floor area ratio, and trip budget within each subarea. Future development in SCPTC is subject to final master plan approval. Subsequent final master plans will be reviewed for consistency with the City of Costa Mesa General Plan and North Costa Mesa Specific Plan. The provisions of the Town Center (TC) zoning district are also applicable. January 17, 2001 1 Table 2 STATISTICAL SUMMARY OF SCPTC COMPONENTS Overall Net Previously Increase Unbuilt Slated for New (Unentitled Buildin Land Use Entitlements Demolition Construction Uses) He`r ht/Story_ A. Segerstrom 0 (84,025 sq. ft.) 339,025 sq. ft. 255,000 sq. ft. 315 ft./21 Office (office) B. OCPAC 65,000 sq. ft. 0 65,000 sq. ft. 0 160 ft./3 Expansion (1,000 seats) (1,000 seats) C. SCR Theater 0 0 32,500 sq. ft. 32,500 sq. ft. 160 ft./2 (140 seats) D. Symphony 0 0 301,145 sq. ft. 301,145 sq. ft. 130 ft./5 Hall (2,500 seats) (2,500 seats) E. Art Museum/ 0 0 140,000 sq. ft. 140,000 sq. ft. 80 ft./4 Academy F. Hotel/ 186,000 sq. ft. (15,300 sq. ft.) 186,000 sq. ft. 0 210 ft./12 Restaurant (186 room hotel) (restaurant) (186 room hotel)/ 15,300 sq. ft. (restaurant) G. Two Town 0 0 300 spaces 300 spaces 60 ft./4 Center Parking Structure #1 H. Two Town 0 0 100,000 sq. ft. 100,000 sq. ft. 150 ft./10 Center Office Building I. Two Town 0 (19,200 sq. ft.) 756 spaces 756 spaces 75 ft./5 Center (theater) Note: 19,200 sq. Parking ft. of theater to be Structure #2 recreated as office- Building J. J. Two Town 0 (28,700 sq. ft.) 328,700 sq. ft. 280,800 sq. ft. 175 ft./11 Center (restaurant) Office/Retail/ Restaurant K. South Coast 0 (12,000 sq. ft.) 12,000 sq. ft. 0 40 ft./2 Plaza Cinema (theater) (theater) TOTAL: 251,000 sq. ft. (159,225 sq. ft.) 1,519,670 sq. ft. 1,109,445 sq. ft. Sq. ft. = square feet "Overall net increase" equals "new construction" minus "previously unbuilt entitlements" and/or "slated for demolition." Source: City of Costa Mesa, January 2001 January 17, 2001 I 0 .. c. • 005, 01 Parking Structure Imperial Bank Building --Segerstrom Town ►♦♦♦♦♦��� ►.iii WestinCenter Open Space11M Parking Coast Plaza .J I The California 0Scenario L • r • Town Center _.- ►♦•♦•�forlhe Arts Segerstrorn Town uemer N6NS ¢jam 2so ,2s � 0 2sz Lr i SCALE IN FEET lfidurl sr2ndm2a .1su)carrr s SCPTC Project Components 00800014.712000 SOUTH COAST PLAZA TOWN CENTER E1R TOWN CENTER FAR / TRIPS SUMMARY BY REGION Data Section rev. 1/22/01 Trips Entitled But To Be To Be New Total at _ Proposed G.P. Region Use Existing Not Built Demolished Recreated Proposed Buildout FAR 1526 1996 2133 Two Town Center / Downey 47 466 246 984 2366 3073 Restaurant 37,045 3453 -28,700 28,700 37,045 6,587 Office 790,933 19,200 380,800 1,190, 933 Retail 0 Theater 19,200 -19,200 0 Hotel 0 Total 847,178 0 -47,900 47,900 380,800 1,227,978 1.55 OCPAC/SCA Restaurant 0 Office 0 Art Academy/Museum 140,000 140,000 Theater 276,640 65,000 333,645 675,285 Hotel 0 Total 276,640 65,000 0 0 473,645 815,285 1.67 SegerstromTown Center Restaurant 43,090 -15,300 15,300 43,090 Office 1,267,815 -84,025 84,025 255,000 1,522,815 Retail 5,145 5,145 Theater 31,500 -12,000 12,000 31,500 Hotel 330,000 186,000 516,000 Total 1,677,550 186,000 -111,325 111,325 255,000 2,118, 550 1.98 Grand Total 1.77 2,801,368 251,000 -159,225 159,225 1,109,445 4,161,813 Data Section rev. 1/22/01 Two Town / Downey area: 793,926 s.f. (18.23 acres; excludes Flood Control District ROW of 1.26 acres; includes ROW for Ave. of the Arts off -ramp) OCPAC / SCA area: 486,989 s.f. (11.18 acres; includes vacated Town Center Dr. ROW of .52 acres) Segerstrom Town Center area: 1,071,311 s.f. (24.59 acres; excludes Flood Control Parcel of 1.26 acres and all T.C. & Pk. Ctr. Dr. ROW) Total 2,352,226 s.f. (54.0 acres) Trips Current G.P. _ Proposed G.P. A.M. P.M. A.M. P.M. 1526 1996 2133 2150 47 466 246 984 2366 3073 2764 3453 3,939 5,535 5,143 6,587 Two Town / Downey area: 793,926 s.f. (18.23 acres; excludes Flood Control District ROW of 1.26 acres; includes ROW for Ave. of the Arts off -ramp) OCPAC / SCA area: 486,989 s.f. (11.18 acres; includes vacated Town Center Dr. ROW of .52 acres) Segerstrom Town Center area: 1,071,311 s.f. (24.59 acres; excludes Flood Control Parcel of 1.26 acres and all T.C. & Pk. Ctr. Dr. ROW) Total 2,352,226 s.f. (54.0 acres)