HomeMy WebLinkAbout02-78 - Approving Planning Application PA-02-33 (Two Town Center)RESOLUTION NO. 02-78
RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA APPROVING PLANNING APPLICATION
PA -02-33, A FINAL MASTER PLAN FOR TWO TOWN
CENTER, AND ADOPTING THE MITIGATED NEGATIVE
DECLARATION FOR TWO TOWN CENTER.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS
FOLLOWS:
WHEREAS, Planning Application PA -02-33 was filed by David Armstrong of
Commonwealth, Partners, with respect to the real property located in the Two Town
Center subarea at 3201 Park Center Drive of South Coast Plaza Town Center;
WHEREAS, the applicant requests final master plan approval of an 18 -story,
approximately 400,000 square foot building in Two Town Center and a minimum
705 -space, five -level parking structure, and related demolition of existing structures
and relocation of surface parking;
WHEREAS, Planning Application PA -02-33 also includes an amendment to
South Coast Plaza Town Center (SCPTC) Preliminary Master Plan PA -00-38 and
variance from the Bristol Street setback requirement for the proposed parking
structure (20' -required, 0' -proposed);
WHEREAS, the applicant submitted a parking analysis for the Two Town
Center project area, that analyzed existing parking demand, applied appropriate
parking rates established in the South Coast Plaza Town Center's shared parking
analysis and concluded the additional parking demand associated with the proposed
project can be met by the proposed 5 -level parking structure;
WHEREAS, a mitigated negative declaration was prepared to identify any
environmental impacts from changes to the Two Town Center project previously
examined in Final Program EIR No. 1047, and the public review and comment period
was from August 28, 2002 to September 16, 2002; and
"WHEREAS, a duly noticed public hearing was held by the Planning
Commission on September 23, 2002, at the conclusion of which, Planning
Commission recommended that City Council approve said application;
WHEREAS, a duly noticed public hearing was held by City Council on October
21, 2002.
BE IT RESOLVED that, based on the evidence in the record and the findings
contained in Exhibit "A", subject to the conditions contained in Exhibit "B", and
subject to the mitigation measures contained in Exhibit "C", the City Council hereby
approves Planning Application PA -02-33 with respect to, the property described
above;
BE IT RESOLVED that the City Council hereby adopts the mitigated negative
declaration which indicates that the proposed project will not result in any potentially
significant impacts other than previously identified in Final Program EIR No. 1047;
BE IT RESOLVED that Table 2 and Figure 1 of the SCPTC Preliminary
Master Plan is hereby amended as shown in Exhibit "D"; and
BE IT FURTHER RESOLVED that the City Council does hereby find and
determine that adoption of this resolution is expressly predicated upon the activity as
described in the staff report for Planning Application PA -02-33 and upon applicant's
compliance with each and all of the conditions and mitigation measures contained in
Exhibits "B" and "C". Any approval granted by this resolution shall be subject to
review, modification or revocation if there is a material change that occurs in the
operation, or if the applicant fails to comply with any of the conditions of approval or
mitigation measures.
PASSED AND ADOPTED this 21St day of ctober, 2002.
Mayor of the City of Costa Mesa
ATTEST:
APPROVED AS TO FORM:
De*y City Clerk of the City of Costa Mesa (Pity Attorney
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, Julie Folcik, Deputy City Clerk and ex -officio Clerk of the City Council of the
City of Costa Mesa, hereby certifies that the above foregoing Resolution No.
o2 -7R was duly and regularly passed and adopted by said City Council at a
regular meeting thereof held on the 21St day of October, 2002, by the following roll
call vote:
AYES': Dixon, Monahan, Cowan, Steel
NOES: Robinson
ABSENT: None
IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of
the City of Costa Mesa this 22nd day of.October, 2002.
C�v Z --D i
t -6D
DeputLOiiy Clerk and ex -officio Clerk of the
City Council of the City of Costa Mesa
f'
0
EXHIBIT "A"
FINDINGS
APPL. PA -02-33
A. The information presented substantially complies with Costa Mesa Municipal Code
Section 13-29(g)(5)(a) in that the proposed Two Town Center Master Plan meets
the broader goals of the General Plan, the North Costa Mesa Specific Plan, and the
Zoning Code, by exhibiting excellence in design, site planning, integration of 5 -level
parking structure and 18 -story high rise office building in the existing Town Center
development, and protection of the integrity of the existing commercial and cultural
arts development in the South Coast Plaza Town Center.
B. The proposed project complies with Costa Mesa Municipal Code Section 13-29 (e)
because:
a. There is a compatible and harmonious relationship between the proposed
project and site development and the building and site developments and uses
that exist or have been approved for South Coast Plaza Town Center.
b. Safety and compatibility of the design of the buildings, parking areas,
landscaping, luminaries, and other site features including functional aspects of
the site development such as automobile and pedestrian circulation have been
considered.
c. The proposed project complies with applicable performance standards
prescribed in the Zoning Code.
d. The project is consistent with the City of Costa Mesa 2000 General Plan and
the North Costa Mesa Specific Plan.
e. The planning application is for a project -specific case and does not establish a
precedent for future development.
f. The cumulative effects of all planning applications have been considered.
C. The information presented substantially meets required conditions for variance
approval specified in Costa Mesa Municipal Code Section 13-29(g)(1) in that special
circumstances applicable to the property exist to justify granting of the variance
from the Bristol Street setback requirement (0' -proposed, 20' -required). Strict
application of development standards deprives the property of privileges enjoyed
by owners of other property in the vicinity under identical zoning classification.
Specifically, since the surroundings include the approximately 25 -foot wide
landscaped area between the western property line and Bristol Street, and the 1-
405 freeway off -ramp area, the immediate surroundings satisfies the intent of a
street setback for landscaping purposes for screening the prominence of the
parking structure. Granting the variance shall not constitute a grant of special
privileges inconsistent with the limitation upon other properties in the vicinity and
zone in which the property is situated.
D. The proposed project is consistent with the South Coast Plaza Town Center
Preliminary Master Plan.PA-00-38 as amended by adoption of this resolution.
E. The project, as conditioned, is consistent with Article 22 1/2, 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 the implementation of specified intersection improvements.
APPL. PA -02-33
F. Section 15168 of the California Environmental Quality Act (CEQA) Guidelines allows
a lead agency to use a previously -certified Final Program EIR for subsequent
activities. Since the proposed project will have effects that were not examined in
Final Program EIR No. 1047 for South Coast Plaza Town Center, Section 15168 (c)
(1) requires preparation of a new Initial Study leading to a Negative Declaration.
The proposed project is within the scope of Final Program EIR No. 1047 which
adequately describes significant environmental effects for the purposes of CEQA.
Since Final Program EIR No. 1047 provides the basis in the Initial Study/Negative
Declaration for determining whether the proposed project may have any significant
effects, it is incorporated into the Negative Declaration by reference. The
proposed project will not result in any potentially significant impacts other than
previously identified in Final Program EIR No. 1047.
The proposed project is within the scope of Final Program EIR #1047 for the
following reasons:
a. The proposed project will not allow a land use intensity and/or density that
would be inconsistent with the corresponding 2000 General Plan land use
designation. Therefore, the proposed project will not alter the impact analyses
contained in Final Program EIR #1047.
b. There have not been substantial changes with respect to the circumstances
under which the project will be undertaken that would require important
revisions to previous Final Program EIR #1047 due to the involvement of new
significant environmental impacts not covered in the Final Program EIR #1047.
c. Modifications to the proposed project subsequent to the approval of Final
Program EIR are within the scope described in the Program EIR, and there are
no substantial changes to the environmental analysis on the significant effects
of the, project, the severity of the significant effects, the feasibility of the
mitigation measures and alternatives.
d. New mitigation measures provided in the Negative Declaration relate to
consistency with applicable land use plans and policies involving the following:
(1) approval of a Final Master Plan, (2) an amendment to the South Coast
Plaza Preliminary Master Plan and (3) approval of a variance from the Bristol
Street setback requirement.
CONDITIONS OF APPROVAL
Ping. 1.
9
3.
4.
5.
6.
Eng. 7.
8.
Trans. 9.
'10.
11.
APPL. PA -02-33
EXHIBIT "B"
The project shall comply with applicable mitigation measures of Final
Program Environmental Impact Report #1047 (Mitigation Monitoring
Program attached for reference) and the Owner's obligations
specified in Development Agreement DA -00-04.
Street addresses shall be displayed on the freestanding sign or, if
there is no freestanding sign, on the fascia or store front adjacent to
the main entrance of the building, in a manner visible to the public
street and on the building face/wall/fence visible to the public alley, if
applicable. Numerals shall be a minimum 12" in height with not less
than W stroke and shall contrast sharply with the background.
Identification of individual units shall be provided adjacent to the unit
entrances. Letters or numerals shall be 4" in height with not less than
1/" stroke and shall contrast sharply with the background.
The conditions of approval and ordinance or code provisions of
Planning Application PA -02-33 shall be blueprinted on the face of the
site plan.
The applicant shall contact the Planning Division to arrange a
Planning Division inspection of the site prior to issuance of a final
certificate of occupancy. This inspection is to confirm that the
conditions of approval and code requirements have been satisfied.
Any new transformers, backflow preventers, and any other above-
ground utility improvements, shall be located outside of the required
street setback area and shall be screened from view, under the
direction of Planning staff.
The proposed 5 -level parking structure shall be screened with plant
materials at the south and west elevations and the rooftop level, or
enhanced with any other comprehensive and appropriate
beautification effort to the satisfaction of the Planning Division.
The applicant shall extend the existing right -turn lane to the new
driveway approach and shall dedicate a street and highway easement
behind the existing right-of-way line on Anton Boulevard at the
proposed driveway entrance.
The applicant shall have haul routes approved by the Engineering
Division prior to issuance of a building permit.
The applicant shall relocate the street light and traffic signal pull box to
accommodate the new driveway on Anton Boulevard.
The applicant shall close unused driveway approach(es) with full
height curb and gutter.
The applicant shall remove or relocate the parkway tree to
accommodate proposed extension of the right -turn pocket on Anton
Boulevard to the new entry.
12. The applicant shall close the median opening on Anton Boulevard to
prohibit left -turn access into and out of the expanded driveway.
13. The applicant shall remove or relocate. the parkway tree to
accommodate the proposed extension of the right -turn pocket on
Anton Boulevard to the new entry.
APPL. PA -02-33
14.
The applicant shall install appropriate striping on the proposed
driveway to allow for two entrance lanes into the project site to prevent
stacking of vehicles on Anton Boulevard.
15.
The applicant shall identify traffic flow, access control gates, and
parking alignment (if any) for the drive aisle located north of the
proposed courtyard.
16.
The applicant shall install stop signs for traffic exiting the new access
drive at the south end of Park Center Drive.
Police 17.
Prior to issuance of a building permit, the applicant shall cooperate
with the Police Chief regarding incorporation of proper design features
into building plans to increase safety, deter criminal activity, and
provide for emergency vehicle access, to the satisfaction of the Police
Chief or his designee. These features shall be based on suggestions
provided to the applicant by the Police Department.
18.
To encourage and facilitate pedestrian activity between the west and
east sides of Park Center Drive, the applicant, in conjunction with
Planning and Transportation Services staff, shall prepare a pedestrian
circulation study and make recommendations related to a mid -block
crossing, as needed. This plan shall be subject to review and
approval by the Planning Commission prior to building permit
issuance.
19.
With regards to the landscaped areas along Bristol Street and the
Interstate -405 off -ramp area, the applicant shall do the following:
a. Obtain an encroachment permit from the City of Costa Mesa to
maintain a landscaped area within the City's right-of-way along
the east side of Bristol Street, from Interstate -405 to Anton
Boulevard.
b. Enter into an agreement with the City of Costa Mesa which
shall require the applicant to assume the City's maintenance
responsibilities for the landscaped areas within the State of
California Department of Transportation (CALTRANS) right-of-
way, located on the south and west property lines of the Two
Town Center area.
Exhibit C
Mitigation Monitoring Program from
Final Program EIR No. 1047
South Cocrst Plaza Town Center BIR — Mitigation Monitoring Plan �
TABLE 1
SOUTH COAST PLAZA TOWN CENTER EIR
MITIGATION MONITORING PROGRAM
EIR Section
Mitigation Measures
Timing Of
Mitigation Measure
Responsible Party
Funding Source's _JK
5.1 Land Use and Related
Standard Conditions and Requirements
Planning Programs
The be
proposed project will 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
permit 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.
NOTE: * Indicates Applicable Conditions and Mitigation Measures for Two Town Center Project
H:/Client/0080/00800014/00800014.MMP.doc 3-2 Mitigation Monitoring Program
South Coast Plaza Town Center EIR - Mitigation Monitoring Plan -
EIR Section
Mitigation Measures `°: `.::..
Timing Of
Mitigation Measure
Responsible Party
Ponding 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
initigation. 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 charges ado ted by the Ci
H:/Cliend0080/00800014/00800014.MMP.doc 3-3 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
Timing Of
Miti ation Measure
Responsible -Party ; :°- _
`•>.Fgnding;Soi%tces
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 I -fills
Transportation Corridor Fee
i
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
513-994.
f
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:/Client/0080/00800014/00800014.MMP.doc 3-4 Mitigation Monitgring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation.Measiire§ ..:
Timing Of
Mrti ation Measure .
Responsible Party
Funding Sources
The following intersection improvements
shall be completed pursuant to the indicated
schedule:
• Bristol/Sunflower: Convert 31d
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
i
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 -tum 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-tum/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:/CIient/0080/00800014/00800014.MMP.doc 3-5 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
!Mitigation Measures :
Timing Of
Mid anon McA8ure
Responsible;Party .: <.::.
�: Firidirig5ources
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 Yd
southbound lane to a right turn lane
with overlap phasing.
• Bristol/Segerstrom: General Plan
Improvements: Add a second left tum
for each approach, Yd and 4th
eastbound through lanes, 3rd 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
E
for southbound, eastbound, and
westbound approaches. Non -General
Improvements: Add 41h eastbound and
westbound through lanes, add right
turn overlap for westbound right turn
lanes.
• Flower/MacArthur: General Plan
Improvements: None. Non -General
H:/CIient/0080/00800014/00800014.MM P.doc 3-6 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section::Mitigation;Wasures
:.
Timing Of
Res orisible PartyFuridiri
. Sburca
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
Yd 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 applybest 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
necess to prevent visible dust
H:/C1ient/0080/00800014/00800014.MMRdoc 3-7 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Timing Of
Mitigation Measure '
Responsible Party' ' '
`_j.'•,7Fitritling Source§
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 t2M ori any truck leaving
}l;/Client/0080/00800014/00800014.MMP.doc 3-8 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
g Of
�Miti2�altio-nlMeasure
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 Mdsa
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
stems.
H:/ClienV0080/00800014/00800014.MMP.doc 3-9 Mitigation Monitoring Prograin
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
Timing Of
Responsible Party
- Funding Sources '
Miti ation 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
jackhanuners.
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.
HICIient/0080/00800014/00800014.MMP.doc 3-10 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
Timing Of
Responsible.Party
; Furiduig.,Soiirces
1Vliti at i6n Measure
Mitigation Measures
-
NA
4-2 Prior to the issuance of building per s
Final Master Plan review
Costa Mesa Development
Project applicant
for the new hotel (Building an
Conditions of Approval for
Services Department and
acoustical study shall be prepa by a
Building F
project applicant
qualified acoustical consu nt and
submitted to the City. The udy should
predict the future ultim a noise levels
impacting the buildin d calculate the
outdoor -to -indoor noise reduction
provided by the cture. Compliance
with the 45 L standard shall be
demonstrat with any required
building mponent upgrades. The
require noise reduction is only slightly
grea than what would be expected
the 45 CNEL standard is
a hievable.
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-
hecksite
siteshall be designed to comply with all
review/Prior to building
Services Department
and permit fees
applicable geological and seismic safety
permit issuance
f
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.
H:/Client/0080/00800014/00800014.MMP.doc 3-11 Mitigation Monitoring Program ,
South Coast Plaza Town Centel- EIR — Mitigation Monitoring Plan
EIR Sectiori
_Mitigation Measures
;:......
Timing Of
Mitr ati6n Measure
;:. Responsible Party ..' .
- .
"FtindingSources: ..
: 4....
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
f
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 earth lake
H:/ClienV0080/00800014/00800014.MMP.doc 3-12 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mit
Plan
EIR Section
MifigationM6asut`es ' '
Timing Of.
ReSporisilile Pairhy .
' :undirig Sbiu'ces `=
Measure
loading and designed according to the
-Mitigation
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 pennit(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.
5.6 Hydrology and Water
Project Design Features
Quality
The project incorporates the following
design features hydrology,
Final Master Plan review —
Costa Mesa Development
Planning application
related to 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 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.
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:/Clien00080/00800014/00800014.MMP.doc 3-13 Mitigation Monitoring Program
South Coast Plaza Tomi Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
Timing Of
`Responsible Party
Fundii9g
Mitiatibn 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
Storniwater 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 constructian.
H:/Cliend0080/00800014/00800014.MMP.doc 3-14 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
`,iYliEiigatioriher uses
`
Timing.Of _
Mitigation Measure
Respoiisible.Party
Puriditig Sours 5 ;
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 bepermit
fees
established at the construction site.
f
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.
xacuewoo8otoo800014/00800014.MM11.doe 3-15 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Measures
g
Tinting Of
g
Mitigation Measure
Res orisible Pa
p Party
F.undirigSoii%ces:;
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
.x.
Project Design Features
Although no significant impacts to solid
Final Master Plan review -
Costa Mesa Development
Project application
waste disposal ' are anticipated as a pact 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.
t
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 following
H:/Cliend0080/00800014/00800014.MMP.doc 3-16 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigation Meastires
Timing Of ..
Mitigation Measure
Responsible Party
Funding Soiit'ces :;:
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 Requireinents
• 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 Distiict and
that there is sufficient capacity in the
project applicant
receiving trunk lines to serve the
H:/C1ient/0080/00800014/00800014.MM Hoc 3-17 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
'Mitigation Measures.":
Timing Of
Mitigation Measure.
Responsible Party
=Funding S646*6'
proposed project.
-
• Prior to the issuance of connection
Final Master Plan review
Costa Mesa Sanitation
Project applicant
permits(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
t
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:/C1ient/0080/00800014/00800014.MMRdoe 3-18 Mitigation Monitoring Program
South Coast Plaza Town Center EIR — Mitigation Monitoring Plan
EIR Section
Mitigatioh 1VI(easures .
Timing.Of : ,.
Miti ation Measure
Responsible Party
' -FUridifi - Solit
- 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:/C1ient/0080/00800014/00800014.MMP.doe 3-19 Mitigation Monitoring Program
South Coast Plaza Town Center EIR - Mitigation Monitoring Plan
EIR Section
Mi>ioi:lVfeasiires ='+E >:.:p
Timing Of .
g
Res" orlsiblePa'°
P3',
Ft�iidin" �Soufci~s s>
g
Miti anon 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 cacti
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.
14 Client/0080/00800014/00800014.MMP.doc 3-20 Mitigation Monitoring Program
Exhibit D
Amendments to SCPTC Preliminary Master Plan
4-7-777767" z az--7777777777 i,a x xma..:e'" .._. 4 7-77-77-7774-77, 77 7-71
'Ire '�5i.:��((
:?M1: i `t XtS `f.JS. 'kW..tt .�X'h' i�., ?
t: y%`.��/,`1w.5iliRRr�' Y �,r 4? C)htt. `E�W�"!AC{:.()'.:'7i'�'rNe�..�Y
�• �N yy.-GS fill i)i'ai.4�T..:3 �
�(' -; )i i
4 :�Y.iy F 'K12 Z7 W i= r �Y, Yf1'+^'(W^:`^..,,e n..: ! ,y.� t:�'V�F
,a'�,'e? .J'.j fYly. k��r((k'��-.;�5'���1`.`.. l��rv��.d:.e9 �b ,q�S...
j1'�:4}i Y':�':':.lt^a •1s':X: 1`fd�.?,V S%-..dd.•{4. ltjl'Sj .Cw'M
:x1{.rx'�.�..li/. ).,i+..ahyA�.'', iYYi�M '! �. .]. ..+�.i
K§!n !�i..'•,f.,Y.}'^R 4..511....v 4 nS�.Jtl�i.
S,«�j z....'s�: tP3 �.k':z'y{fa.1Y!tY•::i;::.,.'�•:t\^A.4t,r.'::.i.°'.r,...?y,.y�.Y
y.,�Jy Joh �S'`�i t4")1C>S.i ,.r`M!.:N..
'Y�%�'„,} ! Sll�'.�^'�`'m�...
4.. >�" WM: t^l; 4 ft1 F'XA..z<. $ ,Ji l+Y y2 <. .«4 .,..... \��t[ i. L;
,.1�: ��$.� 44
rti Y'a .A,3 :�ff. `{, i..�� [\('f y�"`1 .'vY "^��,(.t,^,.
�f�'�'" LG.:;!t. �.. ��',F. ��f) l yi . lr..
1�! .: T.ib
.�tl i,.! i. kI f. Y1 ;1� .d�, li�rrtt`t �5 � t
`f'p� �; k
v .k� .
rxl M SLC fY Y:Y Y� "S: kj LQ.�i ii 1•a+ ;
' � �k!�,t '� t�„ 5,w•
.Y./�L`u5�
S.'t�: .`4Y 'S 4;t -�r :'.'�.�3�.A���.
�vm ,rv�, tr 7�. „jt
t��•
'Z i.. X �., !t Pl 3,S i 4 -:.: Cf i:.
rtv c r ;1F >, - it.
r
i � s•,f•s�' tn?:.� tr �.,
�},
7 �o � S ��,`" nt 4
t
's
.. .,:
ypii'�`$ys `t4.9. Vii. �,R .�� 3 <. t!�l� truN� 4:} i
,�._� M„;:�,,� �,,�_.� ����,�:,;b�rr.�,,.!�.:;:.�S,TQ►T,1ST[CAL�SUhIIMARY�,Q.���t:SCPTAC,rCOMP,ONENTuS{,iP�,�!���:.��>?�`��4,����`�r:,�,w�:.:.,�+};>„f;��};�<
d-�!"
,a
S i...SY+.. t F Rin
5, .. ,
?�N: x'�' t
sgr]i
I. ''eV,ix�=ixN.`a�V1'%.i� �C” -yr,Jt9
,Pig �u�.. k<{.:."tea
�+�, r�3 f.i+3' AU
00—
n ESP
rf,.� !
t"r
is a, yCb s.`s' �v
..,�_ >SfJ 'G
§!! i' a
e ,�..$„3'Lsv s 7 �'. ¢
s',rri?y: .,➢'.i'4f ns,^yv _ V, ;fsi v D
4•t
w� x�. - `Si3.,.. 1ttm ".`;„:C
ueraltllefiv
r .,.rn .. ry . 4dT1! Lr s
i
v1"` („��4 arR .tt�arh
4.?xP!,`L'C5
t'v.�'r'�''i'
k{\ x• i1. A,`>
eer,AJY j.>\t mYS-,..w i YeL'iip
`fs5�i.4x'1 r'". 1.
wy,,tnJy,,
514'Pevto�uslYS
.:l.�n
.,k•a.,`{ye"�?f ,''1
�.,sk ,l..H 'N �k 'Yn
"n' rr'`.yy'��r;
t�,7 %,�y.d.vlf'ity�... t' i .r}i vl
, iC ii C:w R.''*i: {.2aFsi``i Y
qa
M."
v'�f'�ncreaQ�;.f'c
r:ev4v'�"r' ".I .NS r-) `75:. '....{
e ;ro„r 1 $t<•,!i4^r,x^.,+�_ .....0
Xff'Z�+:+i �f'+:e..! (yt4`", v'3•'
.. 'L 'Fyr-..�as;r' :i'
�t�,�R' ,� r:
. S4' .,1.F
;Buddmx
7 's-> 'T ✓VeG'„ri'i..:.2
C�andUserwtEnfit#cements
5r !,..!�y kaX„�;'•'^Sd: WtL!u'XiirY.i
ated for �:
' a�, },” .t�:.rs
Deroliion�.,
( �r. e
i}5'�'� tl''��, :!n`
Construc,,ion,,,xUs�s�r
.,rr(Unent�tle
... n ?!YYh1a/K 'r. -i { 4::`
t8 it .
f,S'r"�:tvi i`.ic«`�`�, t(
He�ghf.S`tor=;
E
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.
55 ft./3
(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
(entire structure)
Min. 705 parking
Min. 705 parking
60 ft./4
Center
spaces
spaces
Parking
Structure #1
H.
Two Town
0
0
400,000 sq. ft.
380,800 sq. ft.
272.5 ft./18
Center Office
(Note: 19,200
Building
sq.ft. of theater to
be recreated as
Two Town
Center Office
Building)
(.
Edwards
0
(19,200 sq.ft.)
0
0
40 ft./2
Cinema
Building
J.
Two Town
0
0
0
0
40 ft./2
Center
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.
(130,525 sq. ft.)
1,490,970 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 2002 l
FIGURE 2