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HomeMy WebLinkAbout03-01 - Approving Planning Application PA-02-26RESOLUTION NO. 03-1 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA APPROVING PLANNING APPLICATION PA - 02 -26 THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Earl Mellott, authorized agent for Dr. Ken Millian, with respect to the real property located at 125 Mesa Drive, requesting approval of a master plan for construction of a 6,000 square foot addition to the existing Newport Harbor Animal Hospital with a minor conditional use permit to allow a reduction in required parking (46 spaces required; 39 proposed) and to allow compact parking spaces (a maximum of 10% allowed; 10% proposed); and WHEREAS, a duly noticed public hearing was held by the Planning Commission on December 9, 2002, and PA -02-26 was recommended for approval; and WHEREAS, a duly noticed public hearing was held by the City Council on January 6, 2002. NOW, THEREFORE, BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit "A", and subject to the conditions contained in Exhibit "B", the City Council hereby APPROVES PA -02=26 with respect to the property described above. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this resolution is expressly predicated upon the activity as described in the staff report for Planning Application PA -02-26 and upon applicant's compliance with each and all of the conditions contained in Exhibit "B". Should any material change occur in the operation, or should the applicant fail to comply with the Conditions of Approval, then this Resolution, and any recommendation for approval herein contained, shall be deemed null and void. PASSED AND ADOPTED this 6th day of January, 2003. ATTEST: Depu, City Clerk of the City of Costa Mesa STATE OF CALIFORNIA) COUNTY OF ORANGE ) ss CITY OF COSTA MESA) ayor of the City of Costa Mesa APPROVED AS TO FORM: Cid Attorney I, JULIE FOLCIK, 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. 03-1 was duly and regularly passed and adopted by the said City Council at a regular meeting thereof held on the 6th day of January, 2003, by the following roll call vote: AYES: Robinson, Steel, Cowan, Mansoor, Monahan NOES: None ABSENT: None IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of the City of Costa Mesa this 7t' day of January, 2003. uty City CI rk and ex -officio Clerk of the City Council of the City of Costa Mesa EXHIBIT "A" FINDINGS A. The master plan meets the broader goals of the General Plan and the Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. Specifically, The building addition is proposed to match the existing building in terms of materials and- architecture. The addition will be set back a sufficient distance from adjacent residential properties so as to be reasonably compatible and harmonious. An effort will be made to retain as many of the existing mature trees on the site as possible. B. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(e) because: • The proposed development and use is compatible and harmonious with uses both on-site as well as with those on surrounding properties. • Safety and compatibility 'of the design of the buildings, parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. • The proposed project complies with applicable performance standards prescribed in the Zoning Code. • The project is consistent with the General Plan. • The planning application is for a project -specific case .and does not establish a precedent for future development. C. The information presented complies with Costa Mesa Municipal Code section 13- 29(g)(2) in that the reduction in parking and the provision of 4 compact parking stalls will not be detrimental to the health, safety and general welfare of the public or other properties or improvements within the immediate vicinity. Specifically, veterinary services would not be considered the same as medical services for purposes of calculating parking demand. The net increase in the exam and treatment areas for the new building is offset by the elimination of these facilities in the existing building. Also, the parking reduction will also allow for greater preservation of existing on-site landscaping, retaining the rural character of the property. No parking shortages or congestion is anticipated as a result of this use. D. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and has been found to be exempt from CEQA. E. The project, as conditioned, is consistent with Chapter IX, Article 11, 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. EXHIBIT "B" CONDITIONS OF APPROVAL Ping. 1 . Street addresses shall be displayed on the freestanding sign or, if there is no freestanding sign, on the fascia or store front adjacent to the main entrance of the building, in a manner visible to the public street. Numerals shall be a minimum 12" in height with not less than %" stroke and shall contrast sharply with the background. Identification of individual units shall be provided adjacent to the unit entrances. Letters or numerals shall be 4" in height with not less than '/4" stroke and shall contrast sharply with the background. 2. The applicant shall contact the Planning Division to arrange Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 3. The conditions of approval and ordinance or code provisions of planning application PA -02-26 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 4. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts shall be permitted. 5. Show method of screening for all ground -mounted mechanical equipment (backflow prevention devices, Fire Department connections, electrical transformers, etc.). Ground -mounted electrical and mechanical equipment shall not be located in any landscaped setback visible from the street. 6. All new construction shall be architecturally compatible with regard to building materials, style, colors, etc. with the existing structure(s). Plans submitted for plan check shall indicate how this will be accomplished. 7. Architectural elements shall be wrapped around to the side of building facades. 8. Demolition permits for existing structures shall be obtained and all work and inspections completed prior to final building inspections. Applicant is notified that written notice to the Air Quality Management District may be required ten (10) days prior to demolition. 9. Construction, grading, materials delivery, equipment operation or other noise -generating activity shall be limited to between the hours of 7 a.m. and 8 p.m., Monday through Friday, nor between the hours of 8 a.m. and 7 p.m., on Saturday, Sunday, and Federal holidays. Exceptions may be made for activities that will not generate noise audible from off-site, such as painting and other quiet interior work. 10. Truck routes in general should be steered away from adjacent residential areas. 11. If any archaeological objects are encountered during construction, the contractor shall stop work immediately and notify the City. 12. The applicant shall provide one additional space in the northerly parking row furthest from the street, subject to Planning Division approval. 13. Existing. mature vegetation shall be retained wherever possible. Should it be necessary to remove existing. vegetation, the applicant shall submit a written request and justification to the Planning Division. A report from a California licensed arborist may be required as part of the justification. Replacement trees shall be of a size consistent with trees to be removed, and shall be replaced on a 1 -to -1 basis. This condition shall be completed under the direction of the Planning Division. Eng. 14. Maintain the public right-of-way in a "wet down" condition to prevent excessive dust and remove any spillage from the public right-of-way by sweeping or sprinkling. Trans. 15. Construct northern commercial driveway approach at location specified on submitted site plan. Maintain minimum 2" feet from top of "X" dimension to projected property lines. Refer to City standard for Type II drive approach for details. 16. Relocate southerly drive approach to maintain 2 feet minimum 2 feet from top of "X" dimension to projected property lines. Refer to City standard for Type II drive approach for details. 17. Relocate water meter to accommodate new northern commercial drive approach. Maintain minimum 2 feet from top of "'X" dimension to relocated water meter. 18. Relocate "Do Not Pass" sign to accommodate new southern drive approach. 19. Maintain a minimum 20 -foot wide drive aisle adjacent to southerly property line. 20. Relocate freestanding sign adjacent to northern drive approach to conform with City Ground Sign Requirements for visibility. PD 21. A list of security recommendations has been provided by the Police Department for the applicant's consideration. Council 22. No dog obedience training shall be permitted. CODE REQUIREMENTS The following list of federal, state and local laws applicable to the project have been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 2. Approval of the planning application is valid for one (1) year and will expire at the end of that period unless building permits are obtained and business commences, or the applicant applies for and is granted an extension of time. 3. Development shall comply with all applicable requirements of Section 13-87 of the Costa Mesa Municipal Code relating to parking standards for parking stall size and striping. 4. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 5. All on-site utility services shall be installed underground. 6. Installation of all utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 7. Four (4) sets of detailed landscape and irrigation plans shall be required as part of the project plan check review and approval process. Three (3) sets shall be provided to the representative water agency and one (1) set shall be submitted to the Planning Division for review. Plans shall be approved by the water agency with two (2) approved sets forwarded by the applicant to the Planning Division for final approval prior to issuance of building permits. 8. Two (2) sets of landscape and irrigation plans, approved by both the water agency and the Planning Division, shall be attached. to two of the final building plan sets. 9. Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 as well as irrigation requirements set forth by the water -agency. Consult with the representative water agency Mesa Consolidated Water District, Ray Barela, for requirements. 10. Landscaping and irrigation shall be installed in accordance' with the approved plans prior to final inspection or occupancy clearance. 11 . All landscaped areas shall be separated from paved vehicular areas by 6" high continuous Portland Cement Concrete curbing. 12. Lighting shall comply with all requirements of Costa Mesa Municipal Code Section 13-93(d). Lighting shall be designed to provide adequate illumination of the campus and parking facilities (no dark spots) without creating spill-over light or glare onto adjacent properties. Shielding or other methods necessary to prevent light or glare spill-over shall be incorporated. 13. In compliance with the City's mitigation monitoring program, the applicant shall submit a compliance report to the Planning Division, prior to issuance of building permits, that lists each condition of approval, code requirement, special district requirement, and mitigation measure contained herein, and states when and how each item is to be complied with. Bldg. 14. Comply with the requirements of the Uriiform Building Code as to design and construction and CCR Title 24 pertaining to "Disabled Access Regulations". 15. Prior to or concurrent with submittal of plans for building plan check, the developer shall submit a Water Quality Management Plan (WQMP) that identifies the application and incorporation of those routine structural and non-structural Best Management Practices (BMP's) outlined in the Countywide National Pollution Discharge Elimination System (NPDES) Drainage Area Management Plan (DAMP), Appendix G. The WQMP shall detail implementation of BMP's not dependent on specific land uses, for review and approval by the Development Services Department. 16. The project applicant shall require the contractor to comply with the SCAQMD's regulations during construction, including'Rule 402 which specifies that there be no dust impacts offsite sufficient to cause a nuisance, and SCAQMD Rule 403, which restricts visible emissions from construction. Specific measures to reduce fugitive dust shall include the following: • Moisten soil prior to grading. • Water exposed surfaces at least twice a day under calm conditions and as often as needed on windy days when winds are less than 25 miles per hour or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. • Treat any area that will be exposed for extended periods with a soil conditioner to stabilize soil or temporarily plant with vegetation. • Wash mud -covered tires and under -carriages of trucks before leaving construction site. • Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud that would otherwise be carried off by trucks departing project sites. • Cease grading during periods when winds exceed 25 miles per hour. • Provide for permanent sealing of all graded areas, as applicable, at the earliest practicable time after soil disturbance. • Maintain the public right-of-way in a "wet -down" condition to prevent excessive dust and promptly remove any spillage from the public right-of-way by sweeping and sprinkling. The project applicant shall require the contractor to: • Maintain construction equipment in peak operating condition so as to reduce operation emissions. • Use low -sulfur diesel fuel in all equipment. • Use electric equipment whenever practicable. • Shut off engines when not in use. Eng. 17. At the time of development submit for approval an off-site plan to the Engineering Division and grading plan to the Building Division that shows sewer, water, existing parkway improvements and the limits of work on the site, prepared by a civil engineer or architect. Construction access approval must be obtained prior to building or engineering permits being issued by the City of Costa Mesa. Pay off-site plan check fee to the Engineering Division. An approved off-site plan and fee shall be required prior to engineering/utility permits being issued by the City. 18. A construction access permit and deposit of $500 for street sweeping will be required by the Engineering Division prior to the start of any on- or off-site work. 19. Haul routes must be approved by the Engineering Division, prior to approval of the construction access permit. 20. Submit required cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per Costa Mesa Municipal Code Section 15-32, and as approved by City Engineer. Cash deposit or surety bond amount to be determined by the City Engineer. 21. Obtain a permit from the Engineering Division, at the time of development and then modify construct four (4) feet clear sidewalk flares per City of Costa Mesa standards around obstructions in the sidewalk on Vanguard Way. 22. Obtain a permit from the Engineering Division, at the time of -development and then construct P.C.C. commercial sidewalk per City of Costa Mesa standards as shown on the offsite plan,. including four (4) feet clear around obstructions in the sidewalk. 23. Obtain a permit from the Engineering Division at the time of development and then construct P.C.C. driveway approach per SPECIAL DISTRICT REQUIREMENTS The requirement of the following special districts are hereby forwarded to the applicant: Sani. 1 . AQMD 4. State 5. Orange County Sanitation District fees, fixture fees, inspection fees, and sewer permit required prior to issuance of building permits. To receive credit for buildings to be demolished, call (714) 754-5307 for inspection. Applicant shall contact the Air Quality Management District (800) 288- 7664 for potential additional conditions of development or for additional permits required by the district. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. City of Costa Mesa standards as shown on the offsite plan. Location and dimensions are subject to the approval of the Transportation Services Manager. A.D.A. compliance is required for all driveway approaches. 24. Obtain a permit from the Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. 25. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the City of Costa Mesa; they shall be maintained by the owner or developer of the property. Trans. 26. Fulfill mitigation of off-site traffic impacts at the time of issuance of occupancy by submitting to the Planning Division the required traffic impact fee pursuant to the prevailing schedule of charges adopted by the City Council. The traffic impact fee is calculated including credits for all existing uses. At the current rate per trip end, the traffic impact fee is estimated at $21,700. Fire 27. Medical gas system shall comply with NFPA standards. Parks/ 28. Applicant is advised that removal of existing trees within the Pkwys. public right-of-way shall not be permitted without approval from the Parks and Recreation Commission, and compliance with any applicable requirements or conditions as determined by the Parks and Recreation Commission. If any existing trees within the public right-of-way are proposed to be removed, approval by the Parks and Recreation Commission shall be required prior to the issuance of any permits. SPECIAL DISTRICT REQUIREMENTS The requirement of the following special districts are hereby forwarded to the applicant: Sani. 1 . AQMD 4. State 5. Orange County Sanitation District fees, fixture fees, inspection fees, and sewer permit required prior to issuance of building permits. To receive credit for buildings to be demolished, call (714) 754-5307 for inspection. Applicant shall contact the Air Quality Management District (800) 288- 7664 for potential additional conditions of development or for additional permits required by the district. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information.