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HomeMy WebLinkAbout07-13 - Approving Final Master Plan PA-05-48 & Vesting Tentative Tract Map VT-17017RESOLUTION NO. 07-13 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING FINAL MASTER PLAN PA -05-48 AND VESTING TENTATIVE TRACT MAP VT -17017 FOR THE CALIFORNIAN AT TOWN CENTER AT 580 ANTON BOULEVARD IN A PDR -HD ZONE. THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVE AS FOLLOWS: WHEREAS, an application was filed by Fifield Companies requesting City Council approval of Final Master Plan PA-05-48/Vesting Tentative Tract Map VT -17017 for The Californian at Town Center in Area 5, The Lakes, of the North Costa Mesa Specific Plan; WHEREAS, The Californian at Town Center involves a Final Master Plan PA -05-48 and Vesting Tentative Tract Map VT -17017 for: (a) demolition of 21,349 sq.ft. of Lakes Pavilions Retail Center and (b) construction of a maximum of 250 residential high-rise units and 525 parking spaces within two 25 -story residential high-rises with additional 2,350 sq.ft. of ancillary retail; (c) subdivision of the property, including areas containing light boxes, for condominium purposes at 580 Anton Boulevard in a PDR -HD zone. The Final Master Plan PA -0548 is contained in Exhibit "D" of this resolution; WHEREAS, General Plan Amendment GP -06-02 and Zoning Code Amendment CO -06- 05 were required to allow high-rise residential development in the High Density Residential Land Use designation/PDR-HD zoning district and to specify exterior noise standards for certain outdoor common recreational amenity areas of a high-rise residential development. The proposed project conforms with the General Plan and Zoning Code, as recommended to be amended; WHEREAS, the final master plan established a high-rise residential development option that complies with the total number of residential units and non-residential building square footage identified for this sub -area in Area 5 of the North Costa Mesa Specific Plan, as recommended to be amended per SP -06-02; WHEREAS, the proposed project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental procedures, and Final Program EIR No. 1052 was prepared and available for public review from July 19, 2006 through September 1, 2006; WHEREAS, duly noticed public hearings were held by the Planning Commission on August 14, 2006 and September 11, 2006 and by the City Council on November 21, 2006 and January 16, 2007 to allow for public comment on the proposed project and Final Program EIR and with all persons having been given the opportunity to be heard both for and against the proposed project; WHEREAS, the City Council has reviewed all environmental documents comprising the Final Program EIR and has found that the Final Program EIR considers all environmental impacts of the proposed project and a reasonable range of alternatives, and the Final Program EIR is complete and adequate and fully complies with all requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; WHEREAS, Final Program EIR No. 1052 constitutes project -specific environmental analysis for The Californian at Town Center project, and no additional environmental review is required prior to construction of the high-rise residential towers; WHEREAS, the Federal Aviation Administration (FAA) issued a Determination of No Hazard on October 17, 2006, which established a maximum building height of 306 feet above mean sea level (271 to 273 feet above ground level) for the two proposed high-rise residential towers at 580 Anton Boulevard. WHEREAS, the Planning Commission recommended that City Council certify Final Program EIR No. 1052, approve General Plan Amendment GP -06-02, Zoning Code Amendment CO -06-05, and North Costa Mesa Specific Plan Amendment SP -06-02, by separate resolutions; 2 WHEREAS, the Planning Commission also recommended City Council approval of the Final Master Plan by Resolution No. PC -06-72; WHEREAS, pursuant to Public Utilities Code 21676, the City Council overruled the Orange County Airport Land Use Commission's Determination of Inconsistency by separate resolution. WHEREAS, the City Council considered and found that the benefits of the North Costa Mesa High Rise Residential project outweigh the unavoidable adverse impacts that remain after mitigation and, recommended Council adoption of General Plan Amendment GP -06-02, including Statements of Facts and Findings and Overriding Considerations, by separate resolution; WHEREAS, the City Council certified Final Program EIR No. 1052 by adoption of Resolution No. 06-93 on November 21, 2006; WHEREAS, the City Council approved Zoning Code amendment CO -06-05, and adopted North Costa Mesa Specific Plan Amendment SP -06-02 by separate resolution; NOW, THEREFORE, BE IT RESOLVED that based on the evidence in the record, the findings contained in Exhibit" A", and subject to conditions of approvals/mitigation measures indicated in the Mitigation Monitoring Program contained in Exhibits "B" and "C", the City Council hereby APPROVES Final Master Plan PA -0548 and Vesting Tentative Tract Map VT - 17017 (Exhibit "D") with respect to the property described above. This approval also includes a minor modification for a 4 -foot encroachment of balconies into the street setback along Anton Boulevard. BE IT FURTHER RESOLVED that the City Council also APPROVES a five foot reduction in the landscape easements along the north side of Anton Boulevard and east side of Avenue of the Arts within the project limits from 25 feet to 20 feet and allows specific structures and items to be located in the landscape easement, as described in conditions of approval for the proposed project included in Exhibit "B." Additionally, the City Council also APPROVES the 3 landscape easement on Anton Boulevard be reduced to 15 feet to accommodate an exterior staircase for the east tower; BE IT FURTHER RESOLVED that the City Council finds and determines that its recommendation for the approval of Final Master Plan PA-05-48/Vf-17017 is expressly predicated on the General Plan Amendment GP -06-02, Zoning Code Amendment CO -06-05, and Specific Plan Amendment SP -06-02 being final and effective, and upon applicants' compliance with each and all conditions of approvals/mitigation measures indicated in Exhibit 'B' and in the Mitigation Monitoring Program contained in Exhibit "C". PASSED AND ADOPTED this 16" day of January, 2007. ATTEST: r Juli olcik, CiN Clerk .& ,/, Allan R. Mansoor, Mayor APPROVED AS TO FORM: �4 A- /� Kimberly Hall Barlow, City Attorney 4 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) as CIN OF COSTA MESA ) I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 07-13 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 16" day of January, 2007, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: BEVER, DIXON, FOLEY, LEECE NOES: COUNCIL MEMBERS: MANSOOR ABSENT: COUNCIL MEMBERS: NONE IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 17th day of January, 2007. JUIJE FOLCIK, CITY CLERK (SEAL) EXHIBIT "A" FINDINGS A. Final Master Plan PA -05-48 meets the broader goals of the 2000 General Plan, as amended, North Costa Mesa Specific Plan, as amended, and Zoning Code, as amended, by exhibiting excellence in design, site planning, integration of uses and structures, and protection of the integrity of neighboring development. The proposed project would create a unique housing type and will be the first of this kind of housing type in Costa Mesa. The new buildings will feature world-class architecture designed by renowned architects, and the high-rise residential structure) will complement the cultural and entertainment arts center uses at South Coast Plaza Town Center. The proposed project would meet the housing needs of the high-income segments of the community at a level no greater than which can be supported by planned infrastructure improvements. B. The creation of the subdivision and related improvements is consistent with the General Plan, as amended per GP -06-02, North Costa Mesa Speck Plan, as amended per SP -06-02, and Zoning Code, as amended per CO -06-05. C. The proposed residential use of the subdivision is compatible with the General Plan. The approval of the subdivision will allow home ownership opportunities without impacting rental housing. This is consistent with the goals, objectives, and policies of the General Plan Land Use and Housing Element. D. The subject property is physically suitable to accommodate Vesting Tentative Tract Map VT -17017 in terms of type, design and density of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the City's Zoning Code and General Plan. E. The design of the subdivision provides, to the extent feasible, for future passive or natural heating and cooling opportunities in the subdivision, as required by Government Code Section 66473.1. F. The subdivision and development of the property will not unreasonably interfere with the free and complete exercise of the public entity and/or public utility rights- of-way and/or easements within the tract. G. The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). H. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA Guidelines, and the City's environmental PA-05d8IVT17017 procedures. Final Program Environmental Impact Report (EIR) #1052 was prepared for the final master plan, pursuant to the Califomia 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 to the fullest extent reasonable and practicable. I. Mitigation Measures from Final Program EIR #1052 have been included as conditions of approval. If any of these conditions are removed, the City Council must make a finding that the project will not result in significant environmental impacts, that the 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. J. 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 North Costa Mesa High Rise Residential Projects", attached to the City Council resolution for the General Plan Amendment GP -06-02. K. The evidence presented in the record as a whole indicates that the project will not individually or cumulatively have an adverse affect on wildlife resources or habitat. The project site consists of ornamental, non-native vegetation and does not contain, nor is it in proximity to, any sensitive habitat areas. L. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation System Management of Title 13 of the Municipal Code in that the development projects' traffic impacts will be mitigated at all affected intersections. M. 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". N. The proposed high-rise residential buildings as conditioned shall include the City of Costa Mesa's building and fire safety standards for high-rise residential development. O. The proposed high-rise residential structures have been submitted for review by the Federal Aviation Administration (FAA). The project shall be constructed in accordance with the FAA Determination of No Hazard issued on October 17, 2006, or most current FAA Determination of No Hazard. The FAA Determination of No Hazard issued on October 17, 2006 established a maximum building height of 306 feet above mean sea level (271 to 273 feet above ground level) for the two proposed high-rise residential towers at 580 Anton Boulevard. EXHIBIT "B" CONDITIONS OF APPROVAL PA-0648/VT17017 Ping. 1. The approval of Final Master Plan PA-05-48/Vr-17017 is contingent upon City Council's final approval of the General Plan Amendment GP - 06 -02, North Costa Mesa Speck Plan Amendment SP -06-02, and Zoning Code Amendment CO -06-05, and approval of Final Master Plan PA-0548/VT-17017 shall not become effective until all other discretionary approvals are final and become effective. 2. Final Master Plan PA-05-48A/T-17017 shall comply with the conditions of approval, code requirements, and mitigation measures of Final Program EIR No. 1052 for this project and as listed in the attached Mitigation Monitoring Program (Exhibit "C"). Additional conditions of approval are also included as part of the Mitigation Monitoring Program. 3. Mitigation Measures from Final Program EIR #1052 have been included as conditions of approval. If any of these conditions are removed, the City Council must make a finding that the project will not result in significant environmental impacts, that the 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. 4. The conditions of approval and code requirements for PA-05-48/VT- 17017 shall be blueprinted on the page following or containing the site plan. 5. Prior to issuance of building permits, the developer shall provide the Conditions, Covenants, and Restrictions (CC&Rs) to the Development Services Director and City Attorney's office for review. The CC&Rs must be in a form and substance acceptable to, and shall be approved by the Development Services Director and City Attorney's office. The CC&Rs shall contain provisions that effectively implement the following requirements: (1) require that the homeowner's association (HOA) effectively manage tenant and guest parking onsite and employ necessary measures (e.g. valet parking, mechanical lift parking, tandem parking, etc.) as needed. If onsite parking is not appropriately managed by the HOA, the Development Services Director shall require implementation of corrective measure(s) to address onsite parking problems in the future; (2) require that the HOA contract with a towing service to enforce the parking regulations; (3) require that the HOA prohibit any clothing, beach towels, banners, textiles, or any other items deemed as visual clutter to be hung from private balconies; (4) Any subsequent revisions to the CC&Rs related to these provisions must be reviewed and approved by the City Attorney's office and the Development Services Director before they become effective. 6. A pair(s) of tandem parking stalls of the development shall be assigned exclusively to the occupant(s) of a single unit and not be shared between occupants of different units. Developer shall indicate on the final parking management plan how the tandem parking shall be assigned. The parking management plan shall be approved prior to issuance of building permits. The number of parking stalls and configuration may be adjusted pursuant to the review and approval of the Development Services Director, provided that tenant parking is within the range of 1.5 to 2.0 spaces per unit and guest parking is provided at a minimum of 0.5 parking spaces per unit for the first 50 units and 0.25 parking spaces for each unit above 50, as stipulated. 7. The light boxes/monument display cases proposed in the 20 -foot landscape easement along Avenue of the Arts and Anton Boulevard shall contain artwork, sculptures, or other exhibits of artistic significance. Additionally, displays may include items related to Theater and Arts District events such as playbills, event posters, and publicity materials. The light boxes shall expressly not serve as commercial business signage, and the specific location of the light boxes shall be subject to the approval of the Development Services Director prior to issuance of a building permit. 8. The FAA No Hazard Determination shall be current and valid at the time of issuance of a building permit. Any required modifications to the building, including but not limited to, the building height or appurtenances, required by the No Hazard Determination shall be reflected in the building plans prior to building permit issuance. 9. If approved, the final map submitted to City Council shall be revised to show a reduction of the landscape easement along the north side of Anton Boulevard within the project limits from 25 feet to 15-20 feet. This landscape easement shall be reduced to 20 feet along Anton Boulevard and also down to 15 feet around the area of exterior staircase of the east tower. The final map shall also show a reduction to the landscape easement along the east side of Avenue of the Arts within the project limits from 25 feet to 20 feet. The site plan submitted for building plan check shall show the reductions, if approved. 10. Prior to approval of the final map, developer shall submit a site plan showing the location of a meandering 13 -foot wide sidewalk/bike trail, where possible, along the east side of Avenue of the Arts and north side of Anton Boulevard for the approval of the Transportation Services Manager. The following items may be located within the landscape easement subject to the approval of the Transportation Services Manager and Development Services Director: light boxes (lighted sculptures/monument display cases), concrete walkways and steps, metal handrails, water features, landscape/area lighting, accessible concrete ramp, 18" to 24" raised planters, site furnishings (tables and chairs), tree wells with metal grates, east tower exterior staircase, and any other similar minor structures. PA-05d5NT17017 11. The approximately 2,350 square feet of walk-up retail shall consist of retail businesses with the primary purpose of supporting pedestrians and the on-site residential community rather than drive-by customers. Permitted walk-up retail uses include, but are not limited to, periodical stand/kiosk, cafL&, sandwich shop, juice bar, wireless internet caf6, neighborhood drycleaner, or other similar uses as deemed appropriate by the Development Services Director. Prior to issuance of a certificate of occupancy, developer shall provide a matrix of permitted walk-up retail uses to be approved by the Development Services Director. 12. Prior to issuance of a building permit, on-site designated parking spaces for employees of the ancillary retail uses shall be provided to the satisfaction of the Development Services Director. No on-site parking spaces shall be reserved for customers. 13. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to residential communities through specified measures, such as construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. 14. Developer shall submit a signed and completed Maintenance Agreement to the satisfaction of the Development Services Director and City Attorney's office requiring the developer to be 100% responsible for maintenance of the landscape easement and parkway area along Avenue of the Arts and Anton Boulevard within the project boundaries. 15. The final map shall show easements or other provisions for the placement of centralized mail delivery units, if applicable. Specific locations for such units shall be to the satisfaction of the Planning Division, Engineering Division, and the US Postal Service. 16. Prior to issuance of building permits, developer shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 17. The range of primary street addresses shall be displayed on a complex identification sign visible from the street. Street address numerals shall be a minimum 12 inches in height with not less than 3/4 -inch stroke and shall contrast sharply with the background. 18. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc, shall be blueprinted on the site plan and on all floor plans in the working drawings. 19. The subject property's ultimate finished grade level may not be filled/raised in excess of 30" above the finished grade of any abutting property. If additional fill dirt is needed to provide acceptable onsite storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official and City Engineer prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm PA-0548NT17017 water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of the subject property shall preserve or improve the existing pattern of drainage on abutting properties. 20. Street trees in the landscape parkway shall be selected from Appendix D of the Streetscape and Median Development Standards and appropriately sized and spaced (e.g. 15 -gallon size planted at 30' on centers), or as determined by the Development Services Director once the determination of parkway size is made. The final landscape concept plan shall indicate the design and material of these areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 21. Prior to submission of a final landscape plan, developer shall seek approval from the Parks and Recreation Commission for the removal of any trees within the public right-of-way. Commission will require that the City be compensated for the loss of street trees in the public right-of-way pursuant to a 3 -to -1 tree replacement ratio, as described in Condition No. 22. Any conditions imposed by the Parks and Recreation Commission shall be identified on the final landscape plan. The developer is advised that the approval process may take up to three months; therefore, it is advised to identify any affected trees and make a timely application to the Parks and Recreation Commission to avoid possible delays. 22. Replacement trees shall be of a size consistent with trees to be removed, and shall be replaced on a 3 -to -1 basis. This condition shall be completed under the direction of the Planning Division. 23. Prior to submission of a final landscape plan, developer shall ensure that the landscape palette is coordinated with the proposed landscaping for the Avenue of the Arts traffic circle. 24. There shall be no signage on the high-rise residential towers located above the second floor of the buildings. Building wall signage shall be limited to identification of the residential development or walk-up retail businesses. 25. The developer shall contact the current cable service provider prior to issuance of building permits to arrange for pre -wiring for future cable communication service. 26. The developer shall contact the Planning Division to arrange for an inspection of the site prior to the final inspections. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 27. Nighttime lighting shall be minimized to provide adequate security and creative illumination of building, sculptures, fountains, artworks, and light boxes/monument display cases to the satisfaction of the Development Services Director. Any lighting under the control of the developer shall 37A. For a period of five years from the issuance date of the final certificate of occupancy for the project, the Developer shall annually monitor the project's traffic generation in a method approved by the be directed in such a manner so as to not unreasonably interfere with the quiet enjoyment of nearby residences. 28. High-rise residential structures shall use low reflective glass and building materials to minimize daytime glare to the fullest extent possible. 29. Developer shall submit any minor amendments to the Final Master Plan to the Development Services Director for review and approval prior to submission of working plans/drawings for plan check. In addition to the minor amendments described in Section 13-28 (g) (3) of the Municipal Code, architectural design revisions or elimination of the rooftop canopy structures are considered minor amendments. Developer shall submit complete plans for different floor plan models. 30. Show method of screening for all ground -mounted equipment (backflow prevention devices, Fire Department connections, electrical transformers, etc.). With the exception of back-flow prevention devices, ground -mounted equipment shall not be located in any landscaped setback visible from the street and shall be screened from view, under the direction of Planning Staff. Eng. 31. Developer shall maintain the public right-of-way in a "wet -down" condition to prevent excessive dust and promptly remove any spillage from the public right-of-way by sweeping or sprinkling. 32. Developer shall comply with any conditions of approval as indicated in the City Engineer's letter (attached). Trans. 33. Developer shall construct wide flare or radius curb drive approaches at locations identified on site plan. Developer shall comply with minimum clearance requirements from property lines and any vertical obstructions. 34. Developer shall design new entry drive on Anton Boulevard to include on-site median and curb flares to denote right turns in and out only, and Developer shall also include provisions within the driveway median for a pedestrian crosswalk. 35. Developer shall relocate/remove affected utilities and parkway trees on Anton Boulevard and Avenue of the Arts to accommodate new driveway approach. 36. Prior to issuance of building permits for the parking structure, developer shall submit a final parking management plan denoting (1) method of allocation of assigned parking; (2) location of visitor parking including appropriate signage; (3) location of security gates and how these gates will be operated; (4) Location of employee parking. 37. Developer shall incorporate any recommendations made by the Transportation Services Manager that may address design of underground parking area to enhance internal traffic circulation between Anton Boulevard and Avenue of the Arts. 37A. For a period of five years from the issuance date of the final certificate of occupancy for the project, the Developer shall annually monitor the project's traffic generation in a method approved by the PA-05d81V7170117 Transportation Services Division and provide the results to the Transportation Services Manager for approval. The cost of the annual monitoring shall be borne by the Developer, and not by the Homeowner's Association. If at the conclusion of the five-year period, the Transportation Services Manager determines that the project's average daily trip generation exceeds the amount of traffic estimated in Final Environmental Impact Report Number 1052, the developer shall pay additional trip fees based on the project's actual average daily trip generation. City of Costa Mesa trip fees effective on January 17, 2007 shall apply to the project. Fire 38. Developer shall comply with the City of Costa Mesa's Building and Fire Safety Standards for High -Rise Residential Development to the satisfaction of the Building Official and Fire Chief. These standards are contained in a publication issued by the City, previously provided to the developer. Contact the Planning Division at (714-754-5278) for additional copies of this publication. Police 39. Developer shall work with the Police Department in implementing security recommendations to the maximum extent feasible. For example, developer shall provide 24-hour on-site private security for the proposed project, install an on-site video surveillance system that will be monitored by on-site security personnel, and install a controlled access system for all pedestrian and automobile access. A list of security recommendations is provided to the developer. PA-0548NT17017 The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. All applicable federal, state, and local laws which are applicable to the project shall be complied with, regardless of whether they are identified herein. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. Approval of the final master plan and vesting tentative tract shall be for a period of two years. Within this time period, the final map shall be recorded unless applicant applies for and is granted an extension of time for the final master plan and vesting tentative tract map by the Planning Commission. The final master plan shall expire within one year of the final map recordation, unless the applicant applies for and is granted an extension of time for the final master plan. 2. Proof of recordation of the final tract map shall be submitted prior to issuance of building permits. 3. Developer shall remit park fees in the amount of $7,829.00 per multi- family unit prior to issuance of building permits. 4. Driveway ramp slopes shall comply with the standards contained in the City's parking ordinance. 5. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. (Roof -mounted equipment enclosed in the mechanical penthouse is permitted as part of the approval of the final master plan.) 6. Trash enclosure(s) or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform with City standards. Standard drawings are available from the Planning Division. 7. Included in the required CC&Rs shall be a provision that will permit the installation of solar heating systems, subject to applicable zoning district requirements, the Uniform Building Code, and associated ordinances, and reasonable architectural review by the homeowner's association. 8. The CC&Rs shall include a provision as to use and maintenance of all guest parking spaces, driveways, landscape easements, and common open space areas. 9. CC&Rs and articles of incorporation and bylaws for the homeowners' association shall be reviewed and approved by both the Planning Division and Department of Real Estate prior to recordation. CC&Rs shall include provisions as required in Municipal Code Section 13-41, as well as applicable conditions of approval and code requirements. The developer shall provide the Planning Division with proof of review and approval of the CC&Rs by the DRE prior to recordation. A copy of the recorded CC&Rs shall be submitted to the Planning Division prior to the release of utilities for the units. 10. All contractors and subcontractors must have valid business licenses PA -05.48N717017 to do business in the City of Costa Mesa. Final inspections, final occupancy and final releases will not be granted until all such licenses have been obtained. 11. Development shall comply with all requirements of the North Costa Mesa Specific Plan relating to development standards, maximum building square footage, height, etc. for residential high-rise projects. 12. All on-site utility services shall be installed underground. 13. Installation of all utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation vault, wall cabinet, or wall box under the direction of the Planning Division. 14. Prior to the issuance of grading permits, the developer shall submit a Lighting Plan for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights shall not exceed 25 feet in any location on the project site; • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency; • Lighting design and layout shall limit spill light to no more than 0.5 foot-candle at the curb line of the surrounding neighbors, consistent with the level of lighting that is determined necessary for safety and security purposes on site. 15. Five (5) sets of detailed landscape and irrigation plans shall be required as part of the project plan check review and approval process. Three (3) sets shall be provided to the representative water agency and two (2) set shall be submitted to the Planning Division for review. Plans shall be approved by the water agency with two (2) approved sets forwarded by the applicant to the Planning Division for final approval prior to issuance of building permits. 16. 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. 17. Landscape and irrigation plans shall meet the requirements set forth in Costa Mesa Municipal Code Sections 13-103 through 13-108 as well as irrigation requirements set forth by the water agency. Consult with the representative water agency. Mesa Consolidated Water District, Ray Barela (949) 631-1291. 18. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 19. Construction equipment, vehicles, or work between the hours of 7:00 a.m. and 8:00 p.m., provided that all required permits for such construction, repair, or remodeling have been obtained from the appropriate City Departments. Bldg. 20. Comply with the requirements of the California Code of Regulations, PA-05451VT17017 Title 24, also known as the California Building Standards Code, as amended by the City of Costa Mesa. 21. Prior to issuance of grading permit, developer shall submit soils report, grading, and drainage plans, and final Water Quality Management Plan for this project. 22. 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. 23. The project applicant shall require the contractor to comply with the SCAQMD's regulations during construction, including Rule 402 which specifies that there be no dust impacts offsite sufficient to cause a nuisance, and SCAQMD Rule 403, which restricts visible emissions from construction. Specific measures to reduce fugitive dust shall include the following: a. Moisten soil prior to grading. b. Water exposed surfaces at least twice a day under calm conditions and as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. c. Treat any area that will be exposed for extended periods with a soil conditioner to stabilize soil or temporarily plant with vegetation. d. Wash mud -covered tires and under -carriages of trucks leaving construction sites. e. Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. f. Securely cover loads of dirt with a tight fitting tarp on any truck leaving the construction sites to dispose of excavated soil. g. Cease grading during periods when winds exceed 25 miles per hour. h. Provide for permanent sealing of all graded areas, as applicable, at the earliest practicable time after soil disturbance. A screen shall be provided at a reasonable height to ensure construction dust and debris are contained as much as possible to prevent impacts from construction on neighboring properties. PA-05-481VT17017 24. The proposed project shall comply with Title 24 of the California Cade of Regulations established by the Energy Commission regarding energy conservation standards. The project applicant shall incorporate the following in building plans: • Solar or low emission water heaters shall be used with combined space/water heater units. • Double paned glass or window treatment for energy conservation shall be used in all exterior windows. Eng. 25. Comply with the requirements contained within the letter prepared by the City Engineer. (Copy attached.) Trans. 26. Prior to issuance of building permits, developer shall remit required San Joaquin Hills Transportation Corridor Fee currently estimated at $1,795 per dwelling unit, less $3.93 per square foot for demolition of existing structures. The amount of this fee is not subject to vesting and shall be subject to revision and possible increase effective July 1" of each year. 27. Prior to issuance of building permit, developer shall fulfill mitigation of off-site traffic impacts to the Planning Division. The Traffic Impact fee is currently estimated at $53,214. Developer shall contact the Transportation Services Division for a final estimate prior to issuance of building permits.* 28. Developer shall provide a 25 -foot minimum distance from the far side of the proposed drive aisle for all parking spaces to provide adequate space for turning movements. Developer shall comply with the City's Parking Design Standards. 29. Developer shall comply with Master Plan of Bikeways by construction of joint use sidewalk/bike trail on Anton Boulevard and Avenue of the Arts. The sidewalk/bike trail shall be located away from the curb to overlap within the parkway and landscape and pedestrian easement area, or as otherwise deemed acceptable by the Transportation Services Manager. 30. Developer shall show all designated visitor parking spaces on parking plan. A 35' by 10' turnaround area shall be provided within the visitor parking area to allow forward motion of vehicles to exit when parking area is fully occupied. Fire 31. Water mains shall be of adequate size to deliver 1,000 gallons per minute simultaneously from the closest hydrant(s) to any and all points of the development with a minimum residual pressure of 20 psi. 32. Access consisting of a minimum 20 -foot wide roadway capable of supporting fire apparatus shall be maintained to all fire hydrants from the time that the hydrants are placed into service. Special consideration shall be given to maintaining the integrity of such roadways during periods of inclement weather. 33. Developer shall install approved smoke detectors and fire sprinkler systems in each residence in accordance with the Uniform Fire Code. Developer shall provide an automatic fire sprinkler system according to NFPA 13. 34. Provide "blue dot" reflective markers on all on-site fire hydrants. The requirements of the following special districts are hereby forwarded to the applicant: Sani 1. Developer shall contact the Costa Mesa Sanitary District at (949) 645- 8400 for current district requirements. AQMD 2. Applicant shall contact the Air Quality Management District (800) 288- 7664 for potential additional conditions of development or for additional permits required by the district. School 3. Pay applicable Newport Mesa Unified School District fees to the Building Division prior to issuance of building permits. State 4. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. EXHIBIT "C" Mitigation Monitoring Program North Costa Mesa High -Rise Residential Projects Mitigation Monitoring and Reporting Program City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92628 JV pKWEWBER 2>D©6 Mitigation Monitoring and Reporting Program North Costa Mesa High -Rise Residential Projects The North Costa Mesa High -Rise Residential Project generally involves demolition of existing structures, modification of unbuilt entitlements, and/or substitution of unbuilt entitlements for the construction of new high-rise residential structures collectively totaling 1,269 dwelling units with commercial/retail uses. Structures are proposed ranging from 280 to 315 feet above ground level. The project area includes five sites in an area north of the I-405 Freeway and generally bound by Sunflower Avenue to the north, Bristol Street to the west, Sakioka Drive to the east, and the I-405 Freeway to the south. The California Environmental Quality Act (CEQA) requires that all public agencies establish monitoring and/or reporting procedures for mitigation measures (MMs) adopted as conditions of approval in order to mitigate or avoid significant project impacts. Specifically, Section 21081.6(a)(1) states: The public agency shall adopt a reporting or monitoring program for the changes made to the project or conditions of project approval, adopted in order to mitigate or avoid significant effects on the environment. The reporting or monitoring program shall be designed to ensure compliance during project implementation. CEQA Guidelines §15097 provides clarification of mitigation monitoring and reporting requirements and guidance to local lead agencies on implementing strategies. The reporting or monitoring program must be designed to ensure compliance during project implementation. The following Mitigation Monitoring and Reporting Program includes mitigation measures and conditions of approval from the Final Program Environmental Impact Report (PEIR) No. 1052 (SCH No. 2006011077) adopted by the Planting Commission on September 11, 2006 and by the City Council on . An Initial Study/Notioe of Preparation for the proposed project was prepared in January 2006. Mitigation measures have been incorporated by reference into the PEIR from the following previously approved documents: • City of Costa Mesa General Plan Environmental Impact Report, SCH No. 2000031120, January 2002 • South Coast Plaza Town Center Environmental Impact Report No. 1047, SCH No. 2000041100, March 2001 Mitigation measures have been drafted to meet the requirements of Public Resources Code §21081.6 as fully enforceable monitoring programs. The Mitigation Monitoring and Reporting Program defines the following for each mitigation measure: 1. A time for performance. In each case, a time for performance of the mitigation measure, in review of evidence that mitigation has taken place, is provided The performance points selected are designed to ensure that impact -related components of project implementation do not proceed without establishing that the mitigation is implemented or assured. 2. A responsible party for implementing the reunited mitigation is identified. In each case, unless otherwise indicated (as in Mitigation Measures G-2 and T-1), the Developer is generally the Responsible Party for implementing the mitigation. The City will monitor the performance and implementation of the mitigation measures. To guarantee that the mitigation measure will not be inadvertently overlooked the supervising public official is the official who grants the permit or authorization called for in the performance. I Definition of mitigation. In each case (except where a mitigation measure, such as a geotechnical report, is a well-known procedure or term of art), the mitigation measure contains the criteria for mitigation, either in the form of adherence to certain adopted regulations or identification of the steps to be taken in mitigation. Matrix Orientation The following matrix lists all mitigation measures and conditions of approval from the Final PEIR referenced above. The matrix also identifies the applicable permit, the required timing, and responsible parties for both implementation and monitoring. E E 0 U D L a ;Q S < a� s�saa s a s �� is �a is o€ a�aq�aa oa o0 w and 9 8 0� j is a w s^�i o o m � r6 m- `o m c a gNr��i A9' E. yam} 3_ �a o �Ao aq zg� Vin„ m$ Eu%'m Sirgm a„N C w@@E E Ma o �S ff _y 70 'gm cn� EAm �N .E 3mg5 so -v =mp.9 A �E2au�+�q H 2 da��h aAE �E d Q U y £Z r Q V • Conditions of Approval I Mitigation Measures _ Timing Responsible Party Date Completed Mitigation Measures AO -1 Prior to cammenoemenl ol construction activilies. project applicants shall MenMy to the Cil, a construction rior to canmenement of T-�slrucfion Developer relations officer to act as a cormunity liaison concerning on-site activity, including resolution of issues related to acinaties dust generation frwn cifacringlipaving actiAties.(Siles 1-5) AQ -2 Prior to issuance of building permits, the project applicant shall ensure Nat the plans minimize ROG emissions. Prior to ¢wane et Developer Budding pe rnits for the project shag specify and require the use of pre�coaled bulc ing.malerials, use ol all high building permits pressure -low volume (HPLV) paint applicators with 50% efficiency. and use oflovrer volatility paint not exceeding 100 gruns of ROG per Him. Sles 15) AO -3 Wring construction and grading advilies, the protect appliicard shall canp"th measures set forth in the Stam During all conWction Developer Water Pollution Prevention Plan (SWPPP) to ensure that aiNane dust is ked to a minimum. (Sites 1.51 phases Conditions of Appmal I Mitigation Measures Timing ResponsibleParty Date Com leted Aviation Conditions of Approval • Prior to final master plan approval, the applicant shall submit to t% City of Costa Mesa, a Federal Aviation Prior to final Master Plan Developer Administration (FAA) Determination of No Hazard to air navigation. 0 the FAA requires conditions for the finding of no approval hazard to air navigation, such as installation at roofaop obstruction lighting, said conditions shall be placed as conditions of approval on the final master plan. Sites 15 • In the event a proposed high-rise building is determined to be a hazard to air navigation by the FAA, the building Prior to issuance of Developer design shall be appropriately modified 0% to issuance of building permits so that an FAA Defemination at No Hazard bulling permits to air navigation can be obtained. Sited • The FAA No Hazard Determination shall be valid at the tone of building permit issuance for the high-dce structure. The Prior to issuance of Developer City shall expressly prohibit issuance of any building permitfor a slmcture in the absence of a scent and valid FAA building permits No Hazard Datemination. Sites 1-6 • As established by the final FAA No Hazard Determination (ss described below) and In conjunction with the preliminary Prior to final Master Plan Canal master Mans for Sties 1, 2,4,5 and final master plan for Site 3, the maximum building height(s) for the proposed high- approval rise residential building(s) are as follows: • Segersmom Tum Caller (Site i): FAA No Hazard Determination was issued on October 31, 21106, which established a maximum building height of 308 feet above mean sea level (271 to 275 feet above ground level) for two proposed high-rise buildings at 3400 and 3420 Bristol Sheet. • Orange County Museum of Art (Site 2): FAA No Hazard Determination was issued on October 18, 2006, which established a maximum building height of 3D6 feet above mean sea level (272 to 275 feet above ground level) for the high-rise museum Wilding at 605 Town Center Drive. • The Californian at Tam Center (Site 3): FAA No Hazazard Daerninalioowas issued on October 17, 2006, which established a maximum Wiling height of 306 feel above mean sea level (271 to 273 feet above ground level) fa the two proposed high-rise residential towers at 580 Anton Boulevard. • Symphony Towers (Bite 4): FAA No Hazard Determination was issued an October 31, 2006, which established a maximum Wing height of306 feet above mean sea level (approx. 274 feet above ground level) and 206 feet above mean sea level (approx. 173 feet above ground level) for specified areas of the project site at 585 Amon Boulevard. • Pacific Ads Plaza (Site 5): FAA No Hazard Determination was issued on October 30, 2006, which established a maximum building height of 320 feet above mean an level (287 fast above ground level) forge proposed high- rise residential Wilding at 675 Ancon Boulevard. In the final master plan discretionary review process, the applicant may seek additional Wilding height pursuant to the North Costa Mesa Specific Plan (e.g. maximum 31g AGE. for South Coast Plaza Tuan Center, maximum 280' AGL far The Californian at Tam Center, and maximum 306' AGL for Symphony Towers) provided that the applicant has obtained from the Federal Aviation Adminisirefnn s Dean inatlon of No Hazard for the revised Wilding height. The FAA No Hazard Determination shall be obtained prior to the City's final action on the final master plan. Amendments M the Costa Mesa 20D0 General Plan and North Costa Mesa Specific Plan are not necessary to accommodate addtional Wilding height as specified in the North Costa Mesa Specific Plan. In addition, Final EIR Number 1052 (SCH No. 2006011 077) has examined the maximum building heights as defined in the Nath Colla Mesa Specific Plan and conducted thalmsi ficant impacts will occur. • As pad of the master plan approval, the applicant shall submit a concurrence with any FAA No Hazard Delmont so Priato approval of Developer fora boh' h -rise building at a buildin hei ht at or below the maximum building heal as established inthe Imin MasterPlan North Costa Mesa Speck Plan. The applicant's continence with the FAA No Hazard Determination will expressly not affect altar, ordiminish any rights conferred upon the applicants by the following Development Agreements: • Segerstrodi Tam Center (Site 1): Development Agreement DA -08-02. • Orange County Museum of Ad (She 2): Development Agreement DA -00-03. • Symphony Towers (Sim 4): South Coast Metro Center Development Agreement DA-W(I. • Pacific Ads Plaza (She 5): Development Agreement DA -08-04. • The Developer shall work with John Wayne Airport and City staff on a'Grant ofAvigation Easement'for a specified Pdor to issuance of Developer area of the subject property that penetrates the Imaginary horizontal surface of John Wayne Airport above elevation building permits 296 feet AMSL(NAVD 88). The developer shall grand this Avigafion Easement to the County of OrangelJohn Wayne Airport to permit the unencumbered and unrestricted fiightof aircraft to or from John Wayne Ainpod. Recorda8anolthe Avigation Easement shall occur prior to Issuance of any building permit that penetrates the imaginary haizontal surface ofJWA. Sites lb • Due to the project's proximily to John Wayne AlrpoiL the Developer shall ensure thalany prospective resident be Prior to sale of units Developer notified of the presence of aircraft overflight M the form of a buyels notice, as follows: 'Notice of Airport In Vicinity: The Development Services Director shall review/approm the buyer's notice for form and substance prim to issuance of a building permit. This property is presently located in the vicinity of an airport, within what is knovm as an airport influence area. For that reason, the properly may be subject to some of the annoyances or inconveniences associated wkhproximitytoainpodoperagm(forexample: nolse,vlbratlomoroclors).Individualsensitivetothomannoyances can vary from person to person. You may wish to consider what airyod annoyances, fl any, are associated with the pmperty before you axnplete your purchase and determine whether they are acceptable to you.' This notice shall be prominently displayed in the sales office for the oondanlnium development. and atopy shall be provided to all buyers. Sties 1-6 I Conditions of Approval l Mitigation Measures Timing Responsible Pa Dale Com feted j Mitigation Measures No mitt anion measures are required. Geology and Soils Conditions of Approval Where studies indicate that buildings may be subject to substantial damage during earthquakes, the struclum shall During building plan Developer be designed aM/m relroftled for seismic mandate in compliance with all relevant recommendations for seismic preparation design and seismic safety in the most recent editions of the Uniform Building Code and The California Building Code. (Sites 1-5 Mitigation Measures G1 Prior to the issuance of a grading permit, the project developers shall prepare a site spec final geotechnical Prior to issuance of Developer investigation, including an evaluation, analysis, and mitigation recommendations for the issues Wangled in the grading permit NMG Geotechnical Investigation Report, including appropriate dust control measures aM waterproof building designs with hydrostatic pressure resistive properties and a site specific probabgislic seismic hazard analysis for ground moficn. All recommendations shall be incorporated into the final grading plan for the project. (Sites 1-5 G-2 Dmmggrading operations, special handling of on4le sails shall be required due to high moisture condom of the During grading operations Developer soils. The City of Costa Mesa shag monitor the grading contractor to ensure stabirization of the sells during grading and excavation aclivities, as recommended by the NMG geolachnical invesligalion. (Sites 15 GJ Prior to the issuance of building pemils, the project developers shag ensure That pae foundations or other Prior to issuance of Developer- eveloperappropriate appropriatedesign be incorporated into the project design to mitigate potential settlement hazards and building permits liquefaction beneath the proposed structures. (Sites 1-5) G3—6nor"ei.ssuaxe of bmldin armils, the g p project developer shag submitproject design to ensure Thal any Pole b issuance of Developer proposed subterranean proctor of the structures are waterproofed and designed and installed to resist budding pamxTs hydrostatic pressures associated with the shallow groundwalertable in the area. Sites 1-5) G-5 Prior to the initiation of project grading, the project developers shall ensure that ail existing unifies will be Prior to grading Developer relocated, abandoned and removed, rerouted, or protected in coordination with the projed developer and affected unity companies. Sites 1-5 G5 Prior to the issuance of grading permits, the project developers shall ensure that provisions set forth in the FM21 Prior to issuance of Developer Gedechnbal Investigation Report regarding dust control measures during site preparation, grading, and gradpermels construction are incorporated into the Real construction specifications for the pLoject site. (Sites 1-5 Hazards and Hazardous Materials Conditions of Approval No standard conditions of approval were identified. Mitigation Measures Prior to Master Plan Developer HH -1 Prior to the approval of the Master Plan, the project proponents for all development sites shag prepare and approval submit a Phase I ESA to the City of Costa Mesa for review, The Phase I ESA shall delertNne the historical and current presence of hazardous materials on the site and identify the mechanism and/or remediation for any site contarnmalion.Siles 1, 2,4) 11 -2 Prior to the issuance of demofition/greding permits, the project proponents shall fully comply with the Phar to issuance of Developer recommendations of the Phase I report and shall consul) and comply with the California Department of Toxin t damohlion/grading permits Substances Control (DTSC) guidelines for oversight (Sites 1-5) Conditions of Approval l Mitigation Measures Timing Responsible Party Date Co— m HH -3 Prior to the issuance of building permits for any site requiring immolation oiation of soils or groundwater, as specified by Prior no issuance of Developer the Phase I ESA, or DTSC as a wnmiolnaled site, the developer shall submit a'lelter of case closure from the building permits Orange County Health Care Agency and/or the California Department of Toxic Substances Control (DTSC) planning division indicating that the project developer completed remediation requirements for that silo. (Sites 1- HHA Prior to the issuance of demolition permits, the project proponent shall ensure that any buildings built before Prior to issuance of Developer 1981 are sampled as a pad of an asbestos survey in compliance with the Nafional Envisions Standards for demolition permits Hazardous Ab Pollutants (NESHAP). If asbestos is found in the building, asbestos-related work including demolition, involving 100 square feet amore of asbestos containing materials shall be performed by a licensed asbestos abatement contractor under the supervision of a cerified asbestos consultant Asbestos shag be removed and disposed of in comilance with applicable stale laws. Sites 1 and 5) 11H-5 Prior to the issuance of demolition permits, the project proponent shall prepare a demolition plan to include Prior to issuance of Developer previsions that during demolition of any building, it paint is separated from the building material, the paint waste demogfion pemu15 will be evaluated independently from the building material by a qualified hazardous maliu al inspector to delemmne Its proper management. To the extent possible, demolition materials will be recycled on-site. The balaaz will be transported to a location identified in the demorition plan. This demolition plan shall be submified to the City of Costa Mesa for approval Sites 1, 3. 4. 5 Hydrology and Water Quality Conditions of Approval - - Noslandardwirilbreol approval were identified. -MI08a aj�___ - .... ___... WO -11 Prior to the issuance of any grading permits for projects that will result in soil disturbance of one or more acres of Prior to issuance of Developer land, the applicant shall demons(rete(ha( coverage has been obtained under Californias General Petmflfor grading permits Slomh Water Discharges Associated with Construction Activity by providing a copy of the Notice of Intent (NOD submitted to the Stale Water Rewunces Gondol Board and a copy of the subsequent notification of the issuance of a Waste Discharge Identification (WOO) Number. Projects subject to this requirement shad prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of Na curdent SWPPP shah be kept at the project silo and be available la City review on request. jUes 15) W(}2 Prior to the issuance of any grading permits, the applicant shall submit to the Cily for review and approval a Prior to issuance of Developer Water Quality Management Plan that (Sites 151: grading permits • addresses site design BMPs such as minimizing impetuous arses, maximizing permeability, irinimizing directly connected Impervious areas, creating reduced or'zero discharge areas, and conserving natural areas, • incorporates the applicable Routine Source Control BMPs as defined in the DAMP. • incorporates Treatment Control BMPs as defined in the DAMP, • generally describes the long-term operation and maintenance requirements for the Treatment Control BMPs, • identifier the entity that MR be responsible for long-term operation and maintenance of the Treatment Control BMPs. and • deswbes Me mechanism for funding the long-term operation and maintenance oldie Treatment Control 8MPs. Condlffpne of Approval l Mitigation Measures- Timing Responsible Party Data Completed _ WO -3 Prior to issuance of building permits, the project developers shall provide proof of an NPOES pemdt from the Phar to issuance of Developer RWOCB, consistent with Order No. R8-2004-0021 and NPDES No. CAG9980OZ to the Cly cl Costa Mesa for building permits dwatering activities. Siler 1-5) W04 Priorto the issuance of building permils, the project developers shall verily that structure! BMPs have been Prior to issuance of Developer Permanently incorporated into the project plans. Such BMPs shall ensure (hat pollutants from prgecl-related building pemrls. storm water runoff we mitigated consistent with applicable slate and local standards. (Shea 1-5 WO -5 Prior to the issuance of grading permits, the project developers shall pay drainage impact lees to the City of Prior to issuance at Developer Costa Mesa. Drainage impact fees are to be adopted in AugusT 2008 and are currently estimated at $12.000 per grading pemuls acre. The project developer shall be responsible for the drainage impact fees that are in place al the Time grading permits are issued. Sites 1-5 WOE Prior to the issuance of grading permits, The project developers shall prepare drainage plans Ice We Cilys review Prior to issuance of Developer and approval. The Drainage Plan shall define the exact size and location of drainage laulilies. and shall address grading permits standing waler pn the project site during project giradirg. (Sites 1-5 Land Use Conditions of Approval Prior to sile plan approval, project applicants shall submit to the City of Costa Mesa for rewov and approval of project Prior to site plan approval Developer plans that comply with the Development Standards as set truth in the North Costa Mesa Specific Plan and Zoning by Cit i Code. In addition, the developments will be subject to all standard conditions of approval imposed by the City of Costa Mesa. Sites 15 �._._MwIa Plarxappmvol-iswntingentupon City-Gounsil§fmaWpptwaluf4heGeneml Plam mendm"GR08.02;-----Pdo1or ileplanwproval—DeveloW--- ---- ----- '- """ North Costa Mesa Specific Plan Amendment SP46.02, and Zoning Cade Amendment C&05 05. Master Plan by City approval shall cel become effective until all these other discretionary approvals are final and become effective. Mitigation Measures No mitigation measures are re uired. Noise Conditions of Approval • Excluding Site 2—the Orange Canty Museum of Ad, Contractor shall ensure that constmctiw activities comply with During all construction Developer the City's Noise Ordinance. Exceptions may be made for activities that will not generale noise audible from off -silo, phases such as pain0 and other quiet interim work Sites 1, 3.4.5) • For Site 2—the Orange County Museum of Ad, the restrictive hours for construction activities as similarly monitored Outing all construction Developer during the construction of the Segerstrom Symphony Hall would be applicable. For Site 2, all conslmction-related phases activity shall be limited to between the hours of 7:00 a.m. and 8:00 p.m.. Monday through Friday, and 8:00 am. to 8:00 p.m. Saturday. Cwstruction is prohLfted on Sundays and federal holidays. Exceptions may be made for ac ivilies that will not generate noise audible from off-site, such as painting and other quiet interim work. (Site 2 • Prim to issuance of building permils, applicant shall ensure that plans reffect sound rated windows and doom in the Prior to issuance of Developer design of the proposed residential buildings and at the proposed museum. The window and door ratings should be building permits sufficient to reduce the interior noise level to a CNEL of 45 d8 or less, and should be determined by a qualified acoustical consultant as pad of the final engineering design of the project. Sites 15 Conditions of Approval l Mitigation Measures Timing Responsible Patty Dale Completed �• Prior to issuance of building permits, applicant shall ensure Thal plans reflect mechanical verlflabort at ail of the Prior to issuance of Developer proposed residential buildings since the interior CNEL standard of 45 de is to be met Mth an doors and windows bui7mg permits closed. Sites 1-5), Mitigation Measures Prior to issuance of Developer N-1 Pnor to issuance of building permute, applicants shag have prepared by an acoustical engineer, a study of budding permits potential vibration impacts due to any pile-driving necessary during consIn ction. Applicant shall adhere to all mitigation measures Identified in said study.(Giles 1-5 Population, Employment, and Housing Conditions of Approval No standard conditions of approval were identified. Mitigation Measures No mitigation measures are required. Public Services Conditions of Approval - • Prior to the issuance of building permits, the project developersha! submit projed designs and spedfi alions for Prior to issuance of Developer review and approval by Ne Costa Masa Fire Department with respect to compliance wilh all slandad conditions for building permits building design regarding public safety, including but not grrvled to, fire now capacity. fire hydrant localism. vehicular access, and sprinkler stems.Sites 1-5 • Emergency vehicle parking areae shall be designated within proximity lo holdings to ddi sanNe the isfachoof Fue... Prior Id issuance of _ .iMiogupounds Developer, Develop. —. -- ._._..__. • Each project development shag provide sufficient apacdy for fire flows required by the Costa Mea Fre DepadmeM. Prior to issuance of Developer (Silas 15) building permits I • Vehicular access shall be provided and maintained as serviceable, throughout construction, to all required fire Prior to issuance of Developer hydrants. Silas 1-5 building peumgs • All htg"se and multi-farrcly project developments shag be equipped with an automatic fire sprinkler system. (Siler Prior to issuance of Developer 15) building permits • The Developer shad comply with standard building and foe regulations for highdse buildings to the satisfaction of the Prior to issuance of Developer Fire Marshal and Building Official Sites 15 building permits • The Developer shad comply with the Public Safely Radio System Coverage Ordinance (included in the standard Ricer to issuance of Developer building and fire ragulmions for h' Mise buildings) to the satisfaction of the Polio Chief. Sites 15 building Permits • Pia b the issuance of building permits, the project developer shag submit project designs and spedfalions for Pdor to issuance of Developer review and receive approval by the Costa Mesa Pegs Department with respect to compliance with all standard bolding permits conditions for building design regarding public safety, induding but not limited to, lighting, address numbers, building standards, landscapog, and emergency vehicle parking. Silas 15) • Required building address numbers shall be readily apparent from the shall. and motion building iden ificebon shag Prior to issuance of Developer be readily apparent from pofice lieficolikers for emergency response agencies. Sites 15) cedificale of occupancy • The project developer shall pay sdiod Impact fees, which are currently calculated at a rake of $1.84 per square for Pdor to issuance of Developer forresidenfial development and $0.30 per square foot of commercial development. (Sites 15) bugd'ng permits Conditions ofApproval l MRl cation Measures Timing Responsible Party Dale Com leted • The project developer shall pay park fees, pursuant to the rate in effect at the time of subdivision map is filed with the Prior to Issuance of Ci Sites 15 building permits Developer • Prior to issuance of bulling permits, ibe project applicant shall pay a library service impact fee for he development Prior to issuance of Developer acts for expanded or new library facilities pursuant to the library Services Impact Fee Program If such a program is building permits established by the City of Costa Mesa. Sites 1, 2, 4, 5 • Nor to issuance of building penrals, the project applicant shag pay a ribrary service Impact fee for Nue development ask for expanded or new library fadlities pursuant to the Library Services Impact Fee Program, or any applicable fees H such a Program's established by the City of Costa Masa. Site 3 Californian at Town Center, only) M'nigation Measures PS -1 Prim to the issuance at building permits, the project developer shall pay its pro rata share of a new,fully Prior to issuance of Developer egulppW paramedic; engine, equal to $469.35 par unit to the Costa Mesa Fir Department Sties 1-5 buddi PS -2 Prior to the issuance of building permits, a construction security service shall be established at the construction Prior to issuance of Developer site.Initially, the service shall ensure that no unauthorized entry is made into the construction area. For the building permia duration of each phase of construction, the project applicant shall provide sufficient onsite security personnel w a 24-hour, seven days a week basis to patrol all areas of construction and prohist unauthorized entry. (Sites 15 PS -3 During project construction and operation, the project applicant shall ensure that private on-site security Is During Project Developer provided. She 1-5 consWdion PS -4 Prim to issuance of building permits, the project developer shall pay pro rate shares offees to the Costa Mesa Prior to ssmahcece of Developer Police Department for the Increased service capacity necessary to accommodate the devekpmentsile, itsuch beildng permits a police impact fee program is established. Sites 15 Transportation and Circulation Conditions of Approval Pao to issuance of Developer • The project applicants shall be responsible for the payment of fees in accordance with Costa Mesas traffic impact fee beikfing permits; program to milt ate pro'ectenemed trafic impacts(Including regional traffic.(Sites 15 • The project applicants shall be responsible for the payment of fees in accordance with the San Joaquin Hills Prior to issuance of Developer Transportation Condor Fee Ordinance. Fees shall be paid M the Costa Masa Planning Division pia to the Issuance of building permits building tis. Site 15 • The project applicants shall be responsible to amply with the City of Costa Mesa Transportation Demand Ordinance. Prior to issuance of Developer (Site 1) toulding permits • For a period of five years from flue issuance date of the final certificate ofoaupancy for the project, the Development Five yeas from the Developer shall annually nwnitorthe project's traffic generation in a method approved by the Transportation Services Division and issuance date of the final provide the results to the Transportation Services Manager for approval. The cost of the annual monitoring shall be certificate of occupancy home by the Developer, and not by the Homeowner's Association. 9 at the condusion of the five-year period, the for it* project Transportation Services Manager determines that the projects average daily trip general exceeds the amount of traffic estimated in Final Environmental Impact Report Number 1052, the developer shall pay scul al trip fees based on the project's actual average daily trip generation. City of Costa Mesa trip fees elfeetive on January 17, 2007 shall apply to the prcqecL Site 3, Calffornian at Town Centel, only) MHigaeon Measures T-1 As a subsequent phase of the SCPTC project are submitted to the City of Costa Mesa, the performance, of Upon canpletion of each City project traffic study area intersections shall be monitored against the City's Annual Development Phasing and development (Sites 15) Performance Monitoring rt to determine when future improvements one required. Sites 1 2 and 5 T-2 The project applicants shall be required to fund all costs associated with implementation of intersection Prior to issuance of Developer Improvements to the following intersections in the City of Costa Mesa: Park Canter & Sunfloxer and Bdslol & building permits Pwlanw. The specific improvements are shown in Table 35 as Locations 11 and 26. Sues 1, 2 and 5 T3 The project applicants shall fund a share of the costs of the planned Improvements at the following intersections Priorto issuanceof Developer in the City ofSanta Ana:Bristol& Segerstrom0yer, Bristol &MacArthur,,Flower &MacArthur, SR -55 ramps& building pemHs MacArthur, and Main & Sunfiower. The specific improvements are shown in Table 35 as Locations 1, 3,4 and 15. Sites 1, 2 and 5 Conditions of Approval l Mitigation Measures Timing Responsible Party Date Completed _ TA During the Final Master flan process, the developer shall be required M comply will, residential parking Prior to final Master flan Developer standards of 1.5 to 2.0 spaces per unit for tenants, 0.5 spaces per unit for guests for the first 50 units and 0.25 approval spaces per unit thereafter, or to prepare a parking analysis that demonstrates the adequacy of proposed parking for City review and approval. Parking for commercial uses shall be determined in accordance will, the City's Municipal Coda. Sites l-5) Utilities and Service Systems Conditions of Approval • Prior to the issuance of demolition/grading permits, the project developer shall demonstrate to the City of Costa Mesa Prior to issuance of Developer that all construction waste generated arvstle would be recycled where feasible as the first choice of disposal method. demolilion/greding permits leaving the option of landfill disposal as a last alternative. The proposed commercial uses shall incorporate facilities for collection andpick-up of recyclable materials into the design of the project. (Silas 1-5 • Prior to the issuance of demulitionfgradirg permits, the project develops( shalt coordinate with Mesa Consolidated Prior to issuance of Developer Water Disdkl to determine the exact location of existing underground water supply facilities and submit an action demdligonlgrading permits plan to prevent damage to facilities left on the project site or interfere Will their operation. The projeci developer shall pay their fair share amount for Itre necessary facilities to accommodate project+elated water suppose. These apathy charges are evaluated on a case-by�e basis depending on the meter size. The fee evaluation may be ad sled acconfinjy based oil peak flow tests performed once milers are installed. (Sites 15 • Prim to the issuance of demolition/grading pangs, the project developer shag submit grading plans to the City that Prior to issuance of Developer reflect the undheigmunifing of utilities serving the pruiposed project site, (Sites 1-51 demolition/grading penruts • Prior to the issuance of demolilbn/grading permits, the project developer shag coordinate with Southern California Prior to issuance of Developer _- i�dron toaee ermine the exact location ot At underground and overhead ec nci am s. AIle tic dtillacilie8 sani aim gra mgpermis ' — "---- — -- - -- - — associated structures M be leg on prolett site shall be protected from damage by the project developer. Sites 1-5 Prior to she issuance of demolilioNgrading permits. the project developer shall coordinate with Southern California Prior to issuance of Developer Gas Company to determine exact locations mall underground natural gas facilities. AN gas pipelines and associated demolitimdgrading permits slmctures to be left on the project site shall be protected from damage by the funded developer. Sites 1-5 Prior to the issuance of demdition/graditg permdls, the project developer shall coordinate with Comas) Cable 10 Prior to issuance of Developer determine exact locations of all underground able (eddies. All able lines and associated sla clures to be left on the demolifloNgmding pani(s 'ed site shag be protected from damage bthe piled developer. Sites 14) Prior to the issuance of demolition/grading permits, (he projed developer shag coordinate with AT&T California to Prior to issuance of Developer determine exact locations of all underground telephone facilities. AN leleplmoe ones and associated structures to be demolition/grading pwml(s left on the pr 'ed site shall be included from damage by Ilse project developer. (Sites 115) Prim to issuance of demolifiordgrading permits, the project developer shall prepare a haul route plan for removal of Prior to issuance of Developw construction debris and a construction soil reduction plan to reduce the amount of excavated soil waste. (Sites 1b) demolitioNgreding pemils Mitigation Measures Prior to issuance of Developer 0.1 Prior to the issuance of grading Penile for Site 1-Segerstrom Town Center. the projecl developer will prepare grading permits plans for OCSD and CMSOs review and approval, (mane of the following options to redireclwastewaler flows to a northerly direction from Site 1: • Option 1-Construct anew manhole sough of The existing 1Siwh stub. Plug existing southerly connection in Pork Center Drive to direc(waslewater love into the Sunflower Interceptor. • Option 2-Cdnstmci a new manhole south of the existing 84-inch manhole and anew 8-inch sewer line in _ Sunflower Avenue. Abandon the existing 8-inch sewer line EXHIBIT "D" Final Master Plan PA-05-48NT-17017 Fifield Companies Irvine, Ca A, )k C H I T E CTU IRJE rv, s bE mr , MASTER PLAN APPLICATION SUBMITTAL UPDATE, July 39, 2006 architectural PROJECT DESCRIPTION PROJECT LOCATION PROJECT DIRECTORY THE COSTA MESA TOWERS IS ANEW 2"TORY RESIDENTIAL treating khang TOWER LOCATED AT 580 ANTON BOULEVARD IN COSTA MESA CALIFORNIA THIS SITE IS AT WE NORTHEAST CORNER OF ANTON SOULEVARD ANO AVENUE OF THE ARTS. THE SITE IS WITHIN THE LAKES SUBAREA OF THE NORTH COSTA MESA SPECIFIC PLAN WHICH IS A 27 -ACRE AREA CONTAINING TWO HOTELS, THE LAKES APARTMENT COMPLEX, ANDTHE LAKES PAVILUONS RETAILMESTAURAM CENTER THE PROJECT CONSISTS OFTWO HIGH-RISE RESIDENTIAL CONDOMINIUM TOWERS. THE TOWERS HAVE ATOTM OF250 DWELLING UNITS. THE NORTH TOWER CONSISTS OF 126 DWELLING UNITS AND FACES AVENUE OF THE ARTS. THE SOUTH TOWER INCLUDES 125 DWELLING UNITS AN015 LGGAlEp p10NG ANTON BOULEVARD. THE SITE IS TO BE COMPATIBLE WITH THE VICINITYMAP OWNER ROGERPNO BARBARA ALLENSWORTH 11 T5 SOUTH HIDDEN CANYON ROAD ANAHEIM, CA 028D] DEVELOPER DEDEFIFELO COMPANIES 2010 MAIN 2010 MAIN STREET SUITE 810 ETRE 14 CVINE,CONTACT:BENORTEGA TEL NO.: (R49)]52A]00 FAXNC, (8491 ]52A1f3 baYne llaia�q ll.p. N �`°`''O`°"•` o Ta p F nxraxazw S - COME%F OF THE TAKES SUBAREAS LUSH LANDSCAPING. ARCHITECT: KEATING I KHANG PAspoENA5U9ET TEL NO.: (626) ]813000 _ LEGAL DESCRIPTION PARCEL 1: LOT 12 OF TRACT NO. IOBSO. IN THE CITY OF COSTA MESA FAX NO.;(626)79$3019 COUNTY OF CHANGE, STATE OF CALIFORNIA AS SHOWN ON A JL ( 0 SHEET INDEX MAP RECORDED IN BOOK 516. PAGES 1 TO 8INCLUSIVE OF MISCRITANECUS MAPS, RECORDS OF ORANGE COUNTY, LOCATION MAP CALIFORNIA AND AS CORRECTED BY THAT CERTAIN CERTIFICATE OF CORRECTION, RECORDED APRIL23,1906 AS NO. 08-160456 OF OFFICIAL RECORDS OF SAID GENERAL ORANGECOUNTY. PARCEL 2: LANDSCAPE AN APPURTENANT, PERPETUAL NONEXCLUSIVE EASEMENTa FOR PEDESTRIAN AND VEHICULAR INGRESS, EGRESS AND ACCESS . AS SET FORTH IN THAT CERTAIN DECLARATION — ESTABLISHING BASEMENT PND MAINTENANCE OBUGPTIONG_ROADWAY, RECORDED MARCH 14,1006 AS INSTRUMENT NO. .102452 OF OFFICIAL RECORDS OF ORANGE a ARCHITECTURAL COUNTY. CPLIFORNLA ® — PROJECT SUMMARY COSTA MESA TOWERS FURR Fux.FLmn 530 ANTON BOULEVARD, COSTA MESA CA PROPOSEDUSE: HIGH DENSITY MULTI -FAMILY RESIDENTIAL CONTACT: BEN ORTEGA(M9) 7U26700 --- �pun�.amarvm ro aTWE _ CONSTRUCTION ncpv PLnxE TYPE STRUCTURAL FRAME 3HOURS SHAFT ENCLOSURE 2HOUR. i.wxc_wvnn PERMANENT WALLS I HOUR FLOOR AND FLOORAEILIHG 2HOUR STAIRWAY CONSTRUCTION 2HOURS ewwluoeievnno -- (NONAOMBUSTIBI£) RWFAND ROOF -CEILING 2HOURS ELEVATOR SHAT 2HOURS UNIT SEPARATION 2HOURS EXTERIOR BEARING 4HOURS LESS THAN 3 FEET FROM PROPERTY LINE MASTER PLAN NONSEAHING 2HOURS LES$ APPLICATION UPDATE THM20FEETFROM _. .. _. REVISIONS PROPERTY LINE ZONING PLANNED DEVELOPMENT RESIDENTIAL - aueely wv ow HIGH DENSITY (PORTO) — GENERAL BUILDING LIMITATIONS LOT AREABY 115 SO. FT.(2 ACRES) ALLOWABLE OENSGY 125 UNITS PER ACRE — ALLOWABLE DENSITY INCREASES YES — MINIMUMFRONTSETBACK 20' — SIDESETBACKB NONE — FEARDETDACK NONE — MAXBUILOINGHEIGHT 20P-0' — NUMBER OFSTORIEs 24 HEIGHT INCREASES YES _ HIGHRISE YES _ MEZZANINE NO — aele ena slerelumn PARKING - ACCESSIBLE PARKING STALLS REQUIRED (2% OF 525 SPACES) I1 GUETS PARKING (0.5 SPACES FOR FIRST 50 UNITS, ANO.25 SF1LL SPACES FOR 200 UNITS) 75 TENANT PARKING SPACES PROVIDED 450 (ONE PER BEDROOM TOTAL: 525 (2.10AVERAGE SPACES PER UNIT 81.11 SPACES ON AVERAGE PER BEDROOM- 580 ANTON INCLUDING GUEST PARKING) OPEN AREA AT GROUND FLOOR: 300/0 580 An. B.0 ... N OWVEWATARFA ON SUE 7,1305OFT (O.iBb OF LOi) Coda Mss., CA TOTALPARKINGSOAREA 215,533 SOFT RESIDENTIAL SG AREA(EASTTOWER) V%F205OFT RESIDENTIAL SD AREA (WEST TOWER) 2M.SBO SOFT OOOi5.000 WALK-UP RETAIL 28]8 SOFT TOTAL BUILDING AREA ]22,]11 SOFT DWELLING UNITD BYTOWER 7/31/06 WESTTOWER 125 UNITS EASTTOWER 125 UNITS NO SCALE DWELLING UNITS BY-TYPE_(W 8 E TOWER COMBINED] 1REDROOM 54 2 BEDROOM 168 3 BEDROOM___ 20 TOTAL DWELLING UNITS 25D PROJECTOIRECTORY, PROJECT DESCRIPTION, LEGAL DESCRIPTION A0.1 n S 17 W asz < WYNOHMINOiEL y, B -$TORIES GUIIDING 167 E%ISTINGPRIIFICIhL IANE / keating1khang E � � � .cam. fi85 MIm GOJevad Cm1aMW G 00015.000 7131/06 - � SITE PLAN �_ xn �� Q _ A2.1 MASTER PLAN ^ —O APPLICATION UPDATE RWIS ONS a Ill Fl _ I } AWRNbTi HOTFl 9UIwING I li I S N & _ � V• P },---"Jw •--J 580ANTON WEST n 7 7�P�xrt�W� ` m _ n O L a 4 w `a'zma - 0 - -rarsv h— �meF _ ag "� _ � r- ice• j hi' _I :�: s �.re�sf M eco / expo. I q er vAvmCME IXLIWINGcfi LAN06 lil py5'E �� 8PY F _ { ♦ } 3{ t l ..m. �� �� � � y�T ��� •9 3X85 .�:` S. l',� 4H :�T ��. i 1' I I � ati ANTON BOULEVARD — _ ___ --- _ ------ ___ -- — E � � � .cam. fi85 MIm GOJevad Cm1aMW G 00015.000 7131/06 - � SITE PLAN �_ xn �� Q _ A2.1 MASTER PLAN ^ —O APPLICATION UPDATE RWIS ONS a _ I } AWRNbTi HOTFl 9UIwING I li I S N & _ � V• P },---"Jw •--J 580ANTON E � � � .cam. fi85 MIm GOJevad Cm1aMW G 00015.000 7131/06 - � SITE PLAN �_ xn �� Q _ A2.1 F5 0 'M� i r keatinglkhang IN MASTER PLAN APPLICATION UPDATE �4 - - - - - - - - - - A F5 0 'M� i r keatinglkhang IN MASTER PLAN APPLICATION UPDATE - - - - - - - - - - F5 0 'M� i r keatinglkhang IN MASTER PLAN APPLICATION UPDATE I keating1khang ,sauna I Mnxn9l.l.P. pm— ln/ B C C.9 0 E f2T-0' I f5'S' 32•U• 26'Ej" `2. .• IT29'E�2II�' f54Z• s x 'FTLT �<�'vx1 A1fi�Sf£3 \\ I I Illi I I 1 I 2I I— .7 I I x r o--I -- - ---- rxa I �r y I I I § yl� �• as - kxa=B nzax I o -MASTER-� I LAN I_ P APPLICATION UPDATE REVISIONS x rsm _ uI I .•.n aau I m, I� �F — - I eqr I .•oe � f — aor II WEST TOWER F2 Ifea� oma ane sonewre: TSP CE5=99O "wnry 9j rxan I I' Ifpam�lf' O- LL xx.ws._ v6 1"v EASTTOWERE2 l a 580ANTON brvrax ( TOTAL PARKING Cmle Mem, CA SPACES <2 R O Anton Boulevard I I I I � lS.,x�,.z� f r�c ` ` I � oxaeaxo. 00015.000 I dxnmrer o cxmxmer \ / 7/31/06 nn.c seas FLOOR PLAN PARKING LEVEL TWO NORTH ^rl �� FLOO�RPLANPARKING LEVEL TWO � snxcrxo. A3.2 ©...._�,,, ...,ry ,.. NORTH� U FLOOR PLAN -PARKING LEVEL THREE w � keatinglkhang s-ang%hang I.I.y. 'I W A— P. MASTER PLAN APPLICATION UPDATE lesum mi REVISIONS m= SEAL 580 ANTON U0 Anson eoma.am Costa Masa, CA 00015,000 hs 7/31/06 1myanv-0 llla sxe FLOOR PLAN PARKING LEVEL THREE i NORTH 1 FLOORPLAN-PARKING LEVEL FOUR I �Y keating1khang xe.,g I khan I.I.F. MASTER PLAN APPLICATION UPDATE SEAL 580 ANTON 560 m.W B.,I.w C.M. Mos., CA 00015.000 7/31/06 1/16--lW sxe FLOOR PLAN PARKING LEVEL FOUR „IUINII" -- - -- --- - _ I I l 4 9 W L QmE MEry Lourvry - SPAO pbOL I ... _43 UNITE -B] UNIT E62 I I I I n UNIT E-134 UNIT E-BlUNAI UNITEpUNIT EBS - — I I I UFLOOR PLAN -FLOOR FIVE keating1khang kawa I mane UP. MASTER PLAN APPLICATION UPDATE SEAL. 580 ANTON HIT Aman aoulcwm CAN V.CA 000ls.000 7/31/06 1/16"e1'-0" sm�*FLOORPLAN FLOOR 5 A3.a O tSb' 3P',U• 2B'$�' R'3 ' 29'x' i6'd3 -000 r I alI i II II II I � I w I I O � I I I � I� I I I I UNITWAa III I UNRw.S2 7-- J 1 II - III 1 UNR E -BR ,X�Y -L J11 I NORTH nTYPICAL FLOOR PLAN -FLOORS SIX THRU EIGHTEEN I I I 1---- -- T I --o keating1khang xeeuxe l Mzxe l.l.v �. �IJLI IJ(�iFJ MASTER PLAN APPLICATION UPDATE SEAL 580 ANTON seo Mmn eouleveN Coda Mase, Cq 000'15.000 ]/31/06 ,IN�TTx.� TYPICAL FLOOR PLAN FLOORS 6 THRU 18 0.9 D T14'fi" 32'-0" L 24.q2� a 2041' 15'42 I I � I I I 'r^nom I I I I I I O-- -I 7 I I I W H I N I I � I 1 UNIT W -B2 UNITW-B5 I UNR WB3I NORTH� �� FLOOR PLAN -FLOOR NINETEEN 20'-11' 29'b' 29'A' 29'$ 2. -IV 291 I II I I II I I I I I I I UNR E-05 UNIT IN I I I II �x I I -._ UNIT EA6 UNITE42 UNR LCi 2.175 BF. ---- I' _—O keating1khang mauna l Weare I.I.P. 1— LJ IJLJ LI'�i1�`' MASTER PLAN APPLICATION UPDATE 9.elz enC 9lgnemrez SEAL 580 ANTON 540 Mion BoulevaN Cos. V. , CA 00015.000 7/31/06 sxs FLOOR PLAN FLOOR 19 o 15"12. 1E'A'32'A'26'-02c29'-62• I I \ r I -�- T 1 ' I -4-4- V I j I N I UNIT W02 UMr w-65 UNITW-c1 I. — _ I I 32'-0' 29-W 32A• 2B'A' 29'A` L NIT W�B6 I I I �UNIT EA5 1 I I I NORTH nTYPICAL FLOOR PLAN -FLOORS TWENTY-THRU TWENTYFOUR UNIT E.Efi -----t---t UNIT EL � J UW E92 UNITE -Ci keatinglkhang ta0ux6lxnax616n. —� L�IJL'IJI �J MASTER PLAN APPLICATION UPDATE b REVISIONS ewvix—v o SEAL 580 ANTON 560M0.13.1 v w C . Mase. CA axwEcrxo 00015.000 tHECxenvav 7/31/06 1/16"=1'•0^ LxE TYPICAL FLOOR PLAN FLOORS 20 THRO 24 c.s o 15'6" 3R'-0" yII R6'.1" �R'3' 29'd3 715•-02•'j I ^' I I I II URWPH3 ;v MM -.2 § I I I I UNITW.PH1 II NORTH Tn FLOOR PLAN -FLOOR TWENTV FIVE I I I I' I keatinglkhang MASTER PLAN APPLICATION UPDATE s.aL.�e eln�•wn. SCAL 580 ANTON 580 Anton BoulavaN Coala Mesa, CA 00015.000 7/31/06 1115"=1w sxE FLOOR PLAN FLOOR 25 NORTH 1 FLOOR PLAN -PENTHOUSE G I I I I I II keating1khang N..W Imane'.I,. MASTER PLAN APPLICATION UPDATE REVISIONS sawn ona sb�ewwv SEAL 580 ANTON eeonnma Rou�rd Goata Mese, CA 00015.000 ay.,,a. 7/31/06 U16"=1'A^ sie FLOOR PLAN PENTHOUSE A3.10 28'-4" T 29' YS'.gY it I I I I i I F5 TT J OK L M N 29'$' 29'$' 29'$' 29'L' 29'6' I I I II N I I ,n'y II I I I I -- - — WwST BUILDI— �I I I I I e � I I I I III I I I ++ —EAT BUILDING NORTH ROOF PLAN �� L� V . keating1khang kealI xnm9Ua. F �K MASTER PLAN APPLICATION UPDATE SEAL 580 ANTON 599n n ull Costa Mesa, C 00016.000 QHECKEDBY 7/31/06 ROOF PLAN A3.11 O•� I 9 E F— n- PLAN-PARKING LEVEL P7 i3 keaeinglkhang kMUna I Mang Up. MASTER PLAN APPLICATION UPDATE REVISIONS SEAL 580 ANTON SBO MIan B.W.va d 00015.000 CHE—D By 7/31/06 IN6"aa1'A aNc FLOOR PLAN PARKING LEVEL P1 A3.P1 1/ ePnNOGEL GUSS "-1P 311'UTAINFIE� GLRIX/39 M XGLRHIG GVSE GXPP➢PIIL PTEG T ��,�—�T IIIIIIIIIIIIIIIIIIIIII III PEEuSTwETE µ VNI1tSS CPE,EENSE —V G. GR EAS NOROSETE PANEL evuci �M. —FPC PLANS SHALL REFLECT MAX 306' AGL nSOUTH ELEVATION keating1khang Feaune I enxo9 II.p. —� OLOOE�l .zma Y FL $xL R1 Rl _ p"- MASTER PLAN --� APPLICATION UPDATE " alum lm REVISIONS Ear my Y —'16YNOTETHERE rvo Pl.wx ld J.� _- -.YJY'_ $EA 580 ANTON _oy2 SHE MIon 13.0e Nj CmN MBEs. CA -_ --_� 00015.000 d.o• Ms.ao M�.I ]/31/06 PERINTNO sxEErOVESALL BUILDING ELEVATION SOUTH — q ix�rvo nooat_ PLANS SHALL REFLECT MAX 306' AGL Y nWEST ELEVATION keatinglkhang .NlY Ikl, 1.1.1 MASTER PLAN APPLICATION UPDATE REVISIONS SEAL 580 ANTON 500 Mbn BWS.W Costa Maza. CA 00015.000 clew ]/31/06 1/16-=l'-0^ sxe OVERALL BUILDING ELEVATION WEST ________________________________________________________________________________' auaa�arcriave�ai J._ PLANS SHALL REFLECT MAX 308' AGL V lll-NORTH ELEVATION keatinglkhang Faa. zwa I es, Up. M«l_J� MASTER PLAN APPLICATION UPDATE REVISIONS SEAL 580 ANTON 5as mmo Boulevard Costa mesa, n 00016.000 ]/31/06 1116"=TA^ we OVERALL BUILDING ELEVATION NORTH m keating1khang Hmwe i wage I.1a. PLANS SHALL REFLECT MAX 306' AGL i EAST ELEVATION LJ v - nns noCu uswm b.-__—__� MASTER PLAN APPLICATION UPDATE sam. aye va�aw.. SEAL 580 ANTON WO MW B.UIW.m Costa Mesa, CA 00015.000 7/31/06 srw� 1116^my-0 sxmOVERALL BUILDING ELEVATION EAST 'on FL�R 10 a a5b_ v - nns noCu uswm b.-__—__� MASTER PLAN APPLICATION UPDATE sam. aye va�aw.. SEAL 580 ANTON WO MW B.UIW.m Costa Mesa, CA 00015.000 7/31/06 srw� 1116^my-0 sxmOVERALL BUILDING ELEVATION EAST NDIEI. eRP / — J VES TING TEN TA TI VE TRA C T NO. 17017 OV THE CITY OF COSTA WRA, COMVTY OF ORANS& STATE OF CALFORMA (FOR RESIOENRAL CONDOWWEAW PUiPOSEW NNM A NNMYIMN LY. 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