HomeMy WebLinkAbout07-89 - Approve Final Master Plan PA-06-75 Wyndham Boutique Hotel/High-Rise Residential ProjectRESOLUTION NO. 07-69
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, TO APPROVE FINAL
MASTER PLAN PA -06-75 AND VESTING TENTATIVE
TRACT MAP VT -17172 FOR THE WYNDHAM
BOUTIQUE HOTEL / HIGH-RISE RESIDENTIAL
PROJECT AT 3350 AVENUE OF THE ARTS.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, an application was filed by Howard Zelefsky/Jason Korengold of
Makar Properties for the Wyndham Boutique Hotel / High -Rise Residential Project at
3350 Avenue of the Arts in a Planned Development Residential — High Density (PDR -
HD) zone;
WHEREAS, the proposed Wyndham Boutique Hotel / High -Rise Residential
project involves the construction of a mixed-use development at 3350 Avenue of the
Arts consisting of the following: (1) Certification of Final EIR No. 1054 which consists of
a comprehensive analysis of the environmental impacts and any required mitigation
measures for the proposed project pursuant to State Law; (2) General Plan
Amendment GP -06-03 to amend the Land Use Element of the General Plan to
incorporate provisions for high-rise residential development in the project area; (3) North
Costa Mesa Specific Plan Amendment SP -07-01 to establish development standards
and other related provisions in the NCMSP for the project; (4) Final Master Plan PA -06-
75 for a boutique hotel with 200 rooms, meeting rooms, restaurant, spa and fitness
facilities; a 23 -story high-rise residential building with 120 for -sale condominium units, a
3,450 square foot lounge/bar, and 1,740 square foot of ancillary retail uses; and a
seven -level, 480 -space parking structure; (5) Vesting Tentative Tract Map No. 17172 for
the subdivision of the property for condominium purposes;
WHEREAS, Final Master Plan PA -06-75 established a high-rise residential
development option that complies with the total number of residential units and non-
residential building square footage identified for the project site at 3350 Avenue of the
Arts, Area 5 of the North Costa Mesa Speck Plan, as recommended to be amended
per SP -07-01;
WHEREAS, Final Master Plan PA -06-75 includes a minor modification for a
maximum 3 -foot encroachment of balconies and architectural design features into the
20 -foot open space perimeter setback along Avenue of the Arts (20 -foot setback
required, 17 -foot setback proposed);
WHEREAS, Vesting Tentative Tract Map VT -17172 includes a five foot
reduction in the landscape easement along the 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;
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 EIR No. 1054 was prepared and available for
public review from June 5, 2007 to July 19, 2007;
WHEREAS, duly noticed public hearings were held by the Planning Commission
on September 10, 2007 and September 24, 2007 and the City Council on November 20,
2007 to allow for public comment on the proposed project and Final EIR and with all
persons having been given the opportunity to be heard both for and against the
proposed project;
WHEREAS, the Planning Commission recommended that City Council approve
Final Master Plan PA -06-75 and Vesting Tentative Tract Map VT -17172 by adoption of
Resolution PC -07-68;
WHEREAS, the City Council has reviewed all environmental documents comprising
the Final EIR and has found that the Final EIR considers all environmental impacts of the
proposed project and a reasonable range of alternatives, and the Final EIR is complete
and adequate and fully complies with all requirements of CEQA, the CEQA Guidelines,
and the City of Costa Mesa Environmental Guidelines;
WHEREAS, Final EIR No. 1054 constitutes project -speck environmental analysis
for The Wyndham Boutique Hotel / High -Rise Residential Project, and no additional
environmental review is required prior to construction of the mixed-use development;
WHEREAS, the Federal Aviation Administration (FAA) issued a Determination of
No Hazard in July, 2007, which established a maximum building height of 304 feet above
mean sea level (approximately 270 feet above grade level) for the proposed high-rise
residential building;
WHEREAS, the Planning Commission recommended that City Council certify
Final EIR No. 1054, approve General Plan Amendment GP -06-03, and North Costa
Mesa Specific Plan Amendment SP -07-01, by separate resolutions;
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 adopted General Plan Amendment GP -06-03, including
Statements of Facts and Findings and Overriding Considerations, by separate
resolution;
WHEREAS, City Council took action to certify Final EIR No. 1054, approve
General Plan Amendment GP -06-03, and North Costa Mesa Specific Plan Amendment
SP -07-01, by separate resolutions;
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 DOES HEREBY APPROVE Final Master Plan
PA -06-75 and Vesting Tentative Tract Map VT -17172 with respect to the property
described above.
BE IT FURTHER RESOLVED that the approval of Vesting Tentative Tract Map
VT -17172 also includes the reduction in the landscape easement from 25 feet to 20
feet along the east side of Avenue of the Arts.
BE IT FURTHER RESOLVED that the City Council finds and determines that its
recommendation for the approval of Final Master Plan PA -06-751/T-17172 is expressly
predicated on the General Plan Amendment GP -06-03 and Specific Plan Amendment
SP -07-01 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 20" day of November, 2007.
ATTEST:
JuM Folcik, City Clerk
Allan R. Mansoor, Mayor
APPROVED AS TO FORM:
Kimberly HNII Barlow, City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY 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. 07-89 and was duly
passed and adopted by the City Council of the City of Costa Mesa at a regular meeting
held on the 2& day of November, 2007, by the following roll call vote, to wit:
AYES:
COUNCIL MEMBERS:
MANSOOR, BEVER, DIXON, FOLEY, LEECE
NOES:
COUNCIL MEMBERS:
NONE
ABSENT:
COUNCIL MEMBERS:
NONE
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 215 day of November, 2007.
JULIE CITY CLERK
(SEAL)
EXHIBIT "A"
FINDINGS
GP -06-01 ISP-07-01/PA-06-751VT-17172
A. Pursuant to Section 13-29(g)(5) of the Municipal Code, Final Master Plan PA -06-
75 meets the broader goals of the 2000 General Plan, as amended, North Costa
Mesa Specific Plan, 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 among the first of this kind of housing type in Costa Mesa. The
new building will feature world-class architecture designed by a renowned
architect, 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 -06-03, and North Costa Mesa Specific Plan,
as amended per SP -07-01.
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. Pursuant to Section 13-29(g)(13) of the Municipal Code, the subject property is
physically suitable to accommodate Vesting Tentative Tract Map VT -17172 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).
GP -06-01 ISP -07-01 /PA -06-75N7-17172
H. The project has been reviewed for compliance with the California Environmental
Quality Act (CEQA), the CEQA Guidelines, and the City's environmental
procedures. Final Environmental Impact Report (EIR) No. 1054 was prepared for
the final master plan, pursuant to the California Environmental Quality Act.
Although the proposed project could have a significant effect on the environment,
mitigation measures have been included as conditions of approval that reduce
impacts to the fullest extent reasonable and practicable.
I. Mitigation Measures from Final EIR #1054 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 -06-03.
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 in July, 2007 or
most current FAA Determination of No Hazard. The FAA Determination of No
Hazard issued established a maximum building height of 304 feet above mean
sea level (approximately 270 feet above grade level) for the proposed high-rise
residential tower at 3350 Avenue of the Arts.
GP -0601 /SP -07-01 /PA -06.75W-17172
P. Pursuant to Section 13-29(8)(6) of the Municipal Code, the 3 -foot encroachment
of balconies and architectural design features into the 20 -foot front setback at
Avenue of the Arts are considered improvements that will not be materially
detrimental to the health, safety, and general welfare of persons residing or
working with the immediate vicinity of the project or to the property and
improvements within the neighborhood. These minor encroachments are
compatible with surrounding properties and will enhance the architecture and
design of proposed mixed-use development in the existing cultural arts center.
This includes the site planning, land coverage, landscaping, appearance, scale of
structures, open space and any other applicable features relative to a compatible
and attractive development of the boutique hotel and high-rise residential
structure.
EXHIBIT "B"
CONDITIONS OF APPROVAL
GP -06-01 /SP -07.01 /PA-06-75/VT-17172
Ping. 1.
The approval of Final Master Plan PA-06-75/VT-17172 is contingent
upon City Council's final approval of the General Plan Amendment GP -
06 -03 and North Costa Mesa Specific Plan Amendment SP -07-01. The
approval of Final Master Plan PA-06-75/VT-17172 shall not become
effective until all other discretionary approvals are final and become
effective.
2.
Final Master Plan PA-06-75/VT-17172 shall comply with the conditions
of approval, code requirements, and mitigation measures of Final EIR
No. 1054 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 EIR #1054 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-06-75/VT-
17172 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 homeowners 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.
The parking management plan shall be approved by the Development
Services Director and Transportation Manager prior to issuance of
building permits. The Parking Management Plan shall denote the
following: (1) Method of allocation of assigned parking; (2) Location of
visitor parking including appropriate signage; (3) Location of security
gates if any, and how gates will be operated; (4) Location of employee
parking.
Dependent on the final mix of bedroom types for the dwelling units and
total square footage of nonresidential areas (i.e. restaurant, meeting
rooms, terraces, club/lounge, and ancillary retail uses), the number of
parking stalls and parking design configuration may be adjusted. A final
shared parking study shall be reviewed/approved by the Development
Services Director prior to issuance of a building permit. The shared
parking study shall demonstrate the following:
a) 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 in the
North Costa Mesa Specific Plan.
b) Nonresidential parking, including shared parking within the
residential guest parking areas, complies with Code
requirements.
Final parking supply of any revised development scenario (i.e. revision
in unit mix and square footage of nonresidential areas) shall conform to
a shared parking study completed for the project and approved by the
Development Services Director.
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 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 for the
approval of the Development Services Director and Transportation
Services Manager. Minor structures and street furniture may be located
within the landscape easement subject to the approval of the
Transportation Services Manager and Development Services Director.
GP-06-01/SP-07.07/PA-06-75/VT-17172
concrete walkways and steps, water features, landscape/area lighting,
18" to 24" raised planters, site furnishings (tables and chairs), tree wells
with metal grates, and any other similar minor structures.
11. As shown in the approved site plan, the open terraces for the hotel and
residential building shall be located outside of the 20 -foot perimeter
open space setback, unless a minor modification or administrative
adjustment is approved by the Development Services Director.
12. The approximately 1,740 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, caf&, sandwich shop, juice bar, wireless internal cafe,
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.
13. 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.
14. 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.
15. 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 within the project boundaries.
16. 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.
17. 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.
18. 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.
19. 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.
GP -0&01 /SP -07-0I IPA-06-751VT-17172
20. 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
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.
21. 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 feet 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.
22. 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. 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.
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
GP-06.011SP-07-011PA-06.751V17-17172
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
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 planstdrawings for plan check. In addition to the
minor amendments described in Section 13-28 (g) (3) of the Municipal
Code, architectural design revisions 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 Engineers letter, dated September 7, 2007(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 relocate/remove affected utilities and parkway trees on
Anton Boulevard and Avenue of the Arts to accommodate new driveway
approach.
35.
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.
36.
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
the on-site plaza area and Avenue of the Arts.
Fire 37.
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. Additional fire hydrants may be required. Contact the
Planning Division at (714-754-5278) for additional copies of this
GP -06-01 /SP -07-01 /PA -06-75W-17172
publication. Developer shall meet with the Fire Department for guidance
with regard to meeting Costa Mesa Fire Department requirements.
Police 38. 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 (dated August 27, 2007) is provided to the developer.
GP -06-01 /SP -07-01 /PA -06-75M-17172
CODE REQUIREMENTS
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 $10,829.00 per multi-
family unit prior to issuance of building permits.
4. Driveway ramp slopes shall comply with the standards contained in
the Citys 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.
GP -06-01 /SP -07-01 /PA -06-75M-17172
10. All contractors and subcontractors must have valid business licenses
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.
it. 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 3 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.
GP-06-011SP-07-011PA-06-75NT-17172
Bldg. 20. Comply with the requirements of the California Code of Regulations,
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.
GP -06-01 /SP -07-01 /PA-06-75NT-17172
24. The proposed project shall comply with Title 24 of the California Code
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
$248,526.60 The amount of this fee is not subject to vesting and shall
be subject to revision and possible increase effective July 16` of each
year.
27.
Prior to issuance of building permit, developer shall remit traffic
impact fee pursuant to the prevailing schedule of charges adopted by
City Council at the time the vesting tentative tract map was deemed
complete. The Traffic Impact fee is currently estimated at
$139,551.00, as determined by the date the vesting tentative tract
map was deemed complete. Developer shall contact the
Transportation Services Division for a final estimate prior to issuance
of building permits. Developer shall remit the traffic impact fee to the
Planning Division.
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 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
GP -06-01 /SP-07-01IPA-06-75/VT-17172
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.
SPECIAL DISTRICT REQUIREMENTS
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
CITY OF COSTA MESA
P.O. BOX 1200 • 77 FAIR DRIVE • CALIFORNIA 82628-1200
FROM THE DEPARTMENT OF PUBLIC SERVICESIENGINEERING DIVISION
September 7, 2007
Costa Mesa Planning Commission
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
SUBJECT: Vesting Tentative Tract No. 17172
LOCATION: 3350 Avenue of the Arts
Dear Commissioners:
Vesting Tentative Tract Map No. 17172 as furnished by the Planning Division for review by the
Public Services Department, consisting of two numbered lots and one lettered lot subdivision for
condominium purposes. Vesting Tentative Tract Map No. 17172 meets the approval of the Public
Services Department, subject to the following conditions:
1. The Tract shall be developed in full compliance with the State Map Act and the City of Costa
Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council
and/or Planning Commission. The attention of the Subdivider and his engineer is directed to
Section 13-208 through 13-261 inclusive, of the Municipal Code.
2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa
Mesa Engineering and Building Divisions pursuant to Ordinance 97-11, and section 66491(a)
of the Subdivision Map Act.
3. Two copies of the Final Tract Map shall be submitted to the Engineering Division for checking.
Map check fee shall be paid per C.C.M.M.C. Section 13-231.
4. In accordance with C.C.M.M.C. Section 13-230, the Subdivider shall submit street
improvement plans and/or off-site plans at the time of first submittal of the Final Tract Map.
Plan check fee shall be paid per C.C.M.M.C. Section 13-231.
5. The Final Tract Map and all off-site improvements required to be made, or installed by the
Subdivider, shall meet the approval of the City Engineer. Prior to any on-site/off-site
construction, permits shall be obtained from the City of Costa Mesa Engineering Division.
6. A current copy of the title search shall be submitted to the Engineering Division with the first
submittal of the Final Tract Map.
7. Vehicular and pedestrian access rights to Avenue of the Arts shall be released and
relinquished to the City of Costa Mesa except at approved access locations.
PHONE: (714) 754-5343 FAX (714) 754-5028 TDP. (714) 7545244
V .Cixast -me am.us
8. Dedicate an ingress/egress easement to the City for emergency and public security vehicles
purposes. Maintenance of easement shall be the sole responsibility of a Homeowners
Association formed to conform to Section 1341 (e) of the C.C.M.M.C.
9. The Subdivider shall submit a rash deposit of $500 for street sweeping at time of issuance of
a Construction Access permit. Full amount of deposit shall be maintained on a monthly basis
prior to and during construction until completion of project.
10. A Subdivision Agreement and cash deposit or surety bond shall be submitted to the City
Engineer to guarantee construction of off-site improvements. The amount shall be determined
by the City Engineer.
11. The Subdividers engineers shall furnish the Engineering Division a storm runoff study
analyzing existing and proposed facilities and the method of draining the subject area and
tributary areas. The proposed facilities shall consist of the installation and/or upgrade of storm
drain improvements per the Master Drainage Plan. This study shall be furnished with the first
submittal of the Final Tract Map. Cross lot drainage shall not occur. Comply with City of
Costa Mesa Drainage Ordinance No. 06-19 (sec. 15-67. Required construction) prior to
Approval of Final Map.
12. Ownership and maintenance of the private on-site drainage facilities and parkway culverts and
other common areas shall be transferred by the owner to the Homeowner Association to be
formed pursuant to C.C.M.M.C. Section 13-41 (e) and said association shall indemnify and
hold harmless the City for any liability arising out of or in any way associated with the
connection of the private drainage system with the City's drainage system and shall execute
and deliver to the City the standard (indemnity) Hold Harmless Agreement required for such
conditions prior to issuance of permits.
13. Fulfill the drainage fee ordinance requirements prior to the approval of the Tract Map.
14. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development
and then reconstruct existing P.C.C. driveway approach per City of Costa Mesa Standards as
shown on the Offsite Plan. Location and dimensions are subject to the approval of the
Transportation Services Manager.
15. Street lighting shall be provided as required by the Public Services Department,
Transportation Services Division.
16. Sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949)
631-1731 for information.
17. Water system improvements shall meet the approval of Mesa Consolidated Water District; call
(949)631-1200 for information.
18. Coordinate and process the vacation of existing easements and dedicate new easements as
needed.
19. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie the
boundary of the map into the Horizontal Control System established by the County Surveyor
in a manner described in Sub article 12, Section 7-9-337 of the Orange County Subdivision
Code.
20. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall
submit to the County Surveyor a digital -graphics file of said map in a manner described in Sub
article 12, Section 7-9-337 of the Orange County Subdivision Code.
21. Survey monuments shall be preserved and referenced before construction and replaced after
construction, pursuant to Section 8771 of the Business and Profession Code.
22. The elevations shown on all plans shall be on Orange County benchmark datum.
23. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to
guarantee monumentation. Deposit amount to be determined by the City Engineer.
24. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a
Digital Graphic File of the recorded Tract Map & As -Built of the off-site plans, reproducible
mylar of the recorded Tract Map and seven copies of the recorded Tract Map.
Sincerely
Emestooz, P. E.
City Engin er
/ch ten g . 07/Planning Commission Tract 17172)
COSTA MESA POLICE DEPARTMENT
MEMORANDUM
TO:
Claire Flynn, Senior Planner
FROM:
Sue Hupp
SUBJECT:
Wyndham Boutique
DATE:
August 27, 2007
The suggestions and comments listed below are preliminary only
External
Police Parking
An area shall be provided in front of the hotel and/or the condominium tower for police
vehicles to park so they don't impede traffic when responding to a call. This could be
existing pavers/apron area in the front of the building.
Access
The number of pedestrian and vehicular access points shall be minimized.
Access from the parking structure to each Floor/elevator lobby area shall be controlled by
access control card/key fob.
External Lighting
All exterior common pedestrian walkways and recreation areas shall be illuminated with
a minimum maintained 0.25 foot-candle of light at ground level.
The lighting surrounding the buildings shall be vandal resistant light fixtures with no
portion of the fixture placed less than 72 inches above the walking or driving surface.
Parking Garages
The parking structure shall be lighted to provide a minimum maintained 1.25 foot-
candles of light on the parking surface at all hours of the day or night. The lights shall be
installed to cover all parking stalls and driving area. White staining the concrete is an
effective method of increasing general brightness and when applied to ceilings, walls
and beam soffits will reflect light thereby increasing unHormity. All luminaries utilized
throughout the entire project shall have vandal resistant light fixtures.
On the ground floor access to the parking structures shall be limited. To create good
visibility and natural lighting a wall from ground level to four feet along with steel tubular
(or similar) from four feet to the bottom of the next floor shall be installed. This will limit
unwanted access to this area.
Wyndham Boutique
Page 2
August 27, 2007
A Knox keyswitch and Click2Enter radio access control system is required for vehicle
gates. Click2Enter radio receiver is to be installed near the gate operator, behind the
gated area. The Knox keyswitch can be installed within a visitor call box or on a control
pedestal as prescribed below:
A. Parking areas or structures controlled by unmanned mechanical parking
type gates shall provide for police emergency access utilizing an approved
keyswitch device and designed as follows:
1. A control pedestal consisting of a metal post/pipe shall be
installed at a height of 42 inches and a minimum of 15 feet from the
entry/exit gate. It shall be located on the driver's side of the road or
driveway and accessible in such a manner as to not require any
backup movements in order to enter/exit the gate.
2. A control housing consisting of a heavy gauge metal, vandal and
weather resistant square or rectangular housing which shall be
installed on the top of the control pedestal. The key switch is to be
mounted on the side facing the roadway.
Pedestrian Gates/Doors — Electrically Operated
Pedestrian gates or doors that are electrically operated, usually as part of an access
control system, are required to have a Knox keyswitch and Click2Enter radio access
control system. The keyswitch can be installed within a visitor call box or adjacent
to/within the access control card -reader or similar activation device. A Click2Enter radio
receiver is to be installed behind the gated area. Pool gates that are electrically
operated are not required to have keyswitch or Click2Enter ff the gated area only serves
the pool and not a recreation facility. However, all pool gates must have a Knox Box. A
key to the gate/door is to be provided and stored within the box.
Pedestrian Gates/Doors — Mechanically Locked
Pedestrian gates or doors using only keys to lock them are to have a Knox Box, securely
installed, four feet above grade and within two feet of the locking device, or two feet from
the edge of the hinged side of the door for a pair of doors. A key to the gate/door is to
be provided and stored within the box.
Vehicle/Pedestrian Gate Separating Residential and Guest Parking
Office Area
This will be controlled as stated above by Click2Enter and Knox keyswitch (see above).
The gates will need to be flush against the wall, with no "gaps" where someone can pass
through.
Trash Truck/Delivery Area
This area shall be enclosed with a security gate/door.
Wyndham Boutique
Page 3
August 27, 2007
External Stairwells
Doors that lead outside to walkways at street level shall have no exterior handles, knobs
orlevers.
Enclosed stairways with solid walls shall have shatter resistant mirrors or other equally
reflective material at each level and landing and be designed or placed in such a manner
as to provide visibility around corners.
Areas beneath stairways at or below ground level shall be fully enclosed or access to
them restricted.
Stairways shall be illuminated at all times with a minimum maintained one foot-candle of
light on all landings and stair treads.
Doors
Emergency exits not intended as a primary entrance shall have no exterior handles,
knobs or levers.
Hinges shall be equipped with non -removable hinge pins or mechanical interlock to
preclude removal of the door from the exterior by removing the hinge pins.
Doors shall be automatic, hydraulic door closures. Doors that lead out to
streets/walkways shall be alarmed V a door is left propped open.
Cameras
Security cameras shall be installed in areas deemed necessary by police and security
staff (more details later). Important specifications (but not limited to):
Cameras shall be in color
The recording equipment shall be digital and shall have a minimum of 30
day storage.
Monitoring shall be available at security desks of all camera locations.
Addressing
Numerals shall be located where they are clearly visible from the street on which they
are addressed. They shall be of a color contrasting to the background to which they are
affixed. Numerals shall be 12' to 18° in height.
Rooftop addressing is highly recommended. The numerals shall be placed parallel to
the addressed street, screened from public view and only visible from the air. The
numerals are to be white, block lettered, constructed of weather resistant material, and
placed against a black background. Address numbers are to be a minimum of four feet
in height and 18 inches wide.
Wyndham Boutique
Page 4
August 27, 2007
Landscaping
Plant material utilized shall take into consideration the need for users of the space to
easily view their surroundings as well as police patrols to monitor the area from
walkwaystadjacent streets.
Trees shall be positioned to avoid interfering with required lighting levels and take into
consideration the height of canopies from ground level regarding surveillance
opportunities by users of the space and police patrols.
Signage
Upon entering the property signage shall be posted in such a way to direct patrons of the
location of guest parking if they decide not to use valet parking.
Internal
Elevators
A Knox keyswitch is to be installed near the elevator call button on the main entry level
floors and within the elevator cab by the floor buttons. The keyswitches are to be
designed to call the elevator to the main floor level without stopping at any other floors,
and then travel non-stop to the desired floor. Keyswtiches are to be labeled "Emergency
Use".
In the elevator lobby (on each floor) place a diagram of the floor layout to assist
emergency personnel. Signage shall be at least 12 inches in height.
Elevator Lobby Doors
Elevator lobby doors shall remain in an open position, unless there's an emergency.
Key Fob
All tenants will utilize a key fob/access control card to gain entry to the parking structure,
the floor in which they live and the recreation area/pool area.
Internal Stairwells
Enclosed stairways with solid walls shall have shatter resistant mirrors or other equally
reflective material at each level and landing and be designed or placed in such a manner
as to provide visibility around corners.
Areas beneath stairways at or below ground level shall be fully enclosed or access to
them restricted.
Stairways shall be illuminated at all times with a minimum maintained one foot-candles
of light on all landings and stair treads.
Tenant Storage
The storage facility shall be constructed in such a way that you have visibility into each
unit. Each unit shall be enclosed floor to ceiling and be numbered. The number shall
Wyndham Boutique
Page 5
August 27, 2007
not correspond to the tenant's unit number. The storage unit shall have a deadbolt
locking device.
Pool/Fitness Area
Access to this area will be by access control card/key fob.
Mailroom
The mailroom shall be open with no doors.
Tenant Parking Stalls
Tenant parking stalls shall be assigned to a specific tenant. The numbering shall not
correspond with the tenant's unit number.
Numbering of Units
Directional signage for individual units shall be placed so it's viewable as soon as you
exit the elevator.
The numbering of the units shall be consistent on each Floor. For example #101 shall be
right below #201, etc. The numerals shall be four inches in height and be of contrasting
color to the background to which they are affixed.
Recessed Entry Door
The entry way to each unit shall not be recessed more than 24 inches.
Fitness Room
The door to the fitness room shall have glass for easy viewing into the area.
Restroom Doors -Level 6 Condominium Tower
The restroom doors shall open out.
Securi
The hotel and condominium tower shall have 24 hour security and at least two security
personnel will be on duty at all times.
Design of each Floor of the Condominium Tower
If possible designing each Floor to be a little different from each other will create
territoriality for each floor.
Hotel Restroom Doors
Doors to the restrooms shall open out.
Bar/Lounge
Once it's decided what will go into the bar/lounge area, additional comments could be
made.
EXHIBIT "C"
Mitigation Monitoring Program
MITIGATION MONITORING PROGRAM
ENVIRONMENTAL IMPACT REPORT NO. 1054
WYNDHAM BOUTIQUE HOTEL/HIGH-RISE
RESIDENTIAL PROJECT
(SCH #2007011125)
Prepared for:
City of Costa Mesa
Development Services Department
Planning Division
77 Fair Drive
Costa Mesa, CA 92628
Contact: Claire Flynn, AICP
Prepared by:
BonTerra Consulting
151 Kalmus Drive, Suite E-200
Costa Mesa, CA 92626
Contact: Dana C. Privitt, AICP
August 2007
Wyndham Boufigw HotetlHlgh-Rise Residential Project
Mitigation Monitoring and Reporting Program
Wyndham Boutique Hotel/High-Rise Residential Project
The approximately three -acre Wyndham Boutique Hotel/High-Rise Residential Project site is
located at 3350 Avenue of the Arts within the North Costa Mesa Specific Plan area of the City of
Costa Mesa in Orange County, California. The project site is generally bound by Avenue of the
Arts to the west; The Lakes at South Coast apartment community to the north and northeast;
and The Lakes Pavilions retail center to the south and southeast.
The proposed project involves the reuse of the project site as a mixed-use development with
both hotel and residential uses. The existing Wyndham Hotel would be renovated to create a
boutique hotel; the existing parking structure would be demolished and a 23 -story high-rise
residential tower would be constructed; and a new 7 -level parking structure serving both the
hotel and the residential tower would be constructed east of the new residential tower. The
residential tower is proposed at a height of 270 feet above grade level. Discretionary approvals
of General Plan Amendment GP -06-03, North Costa Mesa Specific Plan amendment SP -07-01,
Final Master Plan PA -06-75, and Vesting Tentative Tract Map No. 17172 are also required.
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 mQigate or avoid significant project impacts. Specifically, §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.
Therefore, in accordance with the requirements of §21081.6, and as part of its certification of
the adequacy of the Final Environmental Impact Report (EIR) (State Clearinghouse No.
2007011125) for the Wyndham Boutique Hotel/High-Rise Residential Project, the Mitigation
Monitoring and Reporting Program" (MMRP) was adopted by the Costa Mesa Planning
Commission on and by the City Council on
. The MMRP contains the mitigation program that has been incorporated
through preparation of the EIR with additional mitigation measures and modified measures
resulting from one of the following. (1) the Applicant proposed an alternative or additional
method to mitigate an impact; (2) the City requested additional mitigation of an impact; or
(3) additional or modified measures were added in response to public comments. These
additional measures have been analyzed and are not expected to create any additional
significant impacts, but will lessen impacts anticipated to occur with implementation of the
project.
Mitigation measures have been drafted to meet the requirements of Public Resources Code
§21081.6 as fully enforceable monitoring programs. The MMRP defines the following for each
mitigation measure:
RAPmJedslCosW\J013WMMU307.doc 1 M/tigetion Monayand Reporting Rngrdm
Wyndham Boutique HotoW gh-Rise Residential Project
1. Timeframe. In each case, a time for performance of the mitigation measure, or
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. Responsible Party. In each case, unless where otherwise indicated, the
Applicant/Developer is 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.
3. 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, standard conditions of approval, and project
design features from the Final EIR referenced above. The matrix also identifies the applicable
permit, the required timing, and responsible parties for both implementation and monitoring of
standard conditions and mitigation measures.
R:Wrogeots\Costa\JMWMP-082307.doc 2 Mlligatim Montlodng ar ReportDrg Program
Wyndham Boutique HoWPHigh-Rise Revolenha/ Project
MITIGATION MONITORING PROGRAM
av,q@m� 3i I MMPaVW7.d= 3 Utgation e/onBonng and Reporting Program
Date
Project Design Features/Conditions of ApprovallMitigation Measures
Timing
Responsible Parties
Completed
Aesthetica
Standard Conditions of Approval
SC 3.8-1 Prior to issuance of building permits, the Applicant shall submit an Electrical Engineers
Prior to issuance of
Applicant; Planning
photometric survey to be approved by the Planning Division in order to assure that
building permits
Division
minimum security lighting requirements are met and to minimize light and glare to residents.
SC 3.8-2 All exterior light standards and fixtures will be shielded to prevent light spill to further reduce
Prior to issuance of
Applicant; Planning
potential impacts.
Certificate of
Division
Occupancy
SC 3.83 The intensity and location of lights on buildings shall be limited to minimize nighttime light
Prior to issuance of
Applicant; Development
and glare to residents and shall be subject to the Development Services Directors
Certificate of
Services Director
approval.
Occupancy
SC 3.8-4 The Lighting Plan shall demonstrate compliance with the following: (1) All site lighting
Prior to issuance of
Applicant; Planning
fixtures shall be provided with a flat glass lens; (2) Photometric calculations shall Indicate
building permits
Division
the effect of the fiat glass lens fixture efficiency; (3) Lighting design and layout shall limit
spill light to no more than 0.5 fom-candle at the property line of the surrounding neighbors,
consistent with the level of lighting that is determined necessary for safety and security
purposes on site.
SC 3.8-5 Architectural features and roofs shall be appropriately finished with non -reflective materials
Prior to Issuance of
Applicam; Planning
in offer to reduce glare and reflection. Structures shall use low reflective glass and building
building permits
DMsion
materials to minimize daytime glare to the fullest extent possible.
SC 3.8-8 Prior to issuance of building permits, the Applicant shall submit building plans for the
Prior to issuance of
Applicant; Planning
proposed project, to be approved by the Planning Division, which incorporate the use of
building permits
Division
non -reflective building materials to minimize light and glare impacts.
SC 3.8-7 Prior to the issuance of building permits, the Applicant shall submit a Final Landscape Plan,
Prior to issuance of
Applicant; Planning
consistent with the landscape standards, for each development component to be approved
building permits
Division
by the Planning Division.
Air Quality
Standard Conditions ofAooroval
SC 3.8-1 During construction of the proposed project, the Property Owner/Developer and its
During all
Applicant; Planning
Contractors shall be required to comply with SCAQMD Rules 402 and 403, which shall
construction phases
Division
assist in reducing short-term air pollutant emissions. SCAQMD Rule 402 requires that air
pollutant emissions not be a nuisance off site. SCAQMD Rule 403 (Tables 1, 2, and 3 of
Rule 403) requires that fugitive dust be controlled with the best available control measures
so that the presence of such dust does not remain visible in the atmosphere beyond the
property line of the emission source. This requirement shall be included as notes on the
Contractor Specifications.
av,q@m� 3i I MMPaVW7.d= 3 Utgation e/onBonng and Reporting Program
Wyndham Bousque Hole//High-Rise Residential Project
MITIGATION MONITORING PROGRAM (Continued)
a:v+�q.mrc•wwrsvnavaezmr.ax 4 Midgetlon Monitonng and Reporting Program
Date
Project Design Features/Conditions of Approval/Mitigation Measures
Timing
Responsible Parties
Completed
Miliaation Measures
MM 3.61 During construction and grading activities, the Applicant shall comply with measures set
During all
Applicant; Planning
forth in the Storm Water Pollution Prevention Plan (SWPPP) to ensure that airborne dust is
construction phases
Division
kept to a minimum.
MM 3.62 Prior to commencement of construction activities, the Applicant shall identify to the
Prior to
Applicant; Development
Development Services Department, a Construction -Relations Officer to act as a community
commencement of
Services Department
liaison concerning on-site activity, including resolution of issues related to dust generation
construction
from grading/paving activities.
MM 3.63 Prior to approval of grading plans, the Applicant shall include the following notes on the
Prior to approval of
Applicant; Development
Contractor Specifications submitted for review and approval by the Development Services
grading plans
Services Department
Department:
To reduce construction equipment emissions, the following measures shall be
implemented when feasible:
• Use low -emission mobile construction equipment. The Property
Omer/Developer shall comply with California Air Resources Board (CARB)
requirements for heavy construction equipment.
• Maintain construction equipment engines by keeping them tuned.
• Use low sulfur fuel for stationary construction equipment. This is required by
South Coast Air Quality Management District (SCAQMD) Rules 431.1
and 431.2.
• Use existing power sources (i.e., power poles) when available. This measure
would minimae the use of higher polluting gas or diesel generators.
• Configure construction parking to minimae traffic interference.
• Minimize obstruction of through -traffic lanes. Construction should be planned
so that lane closures on existing streets are kept to a minimum.
• Schedule construction operations affecting traffic for off-peak hours to the
greatest extent practicable.
• Develop a traffic plan to minimize traffic flow interference from construction
activities (the plan may include advance public notice of routing, use of
Public transportation and satellite parking areas with a shuttle service).
Several types of advanced emissions control technologies were considered (such as the
use of aqueous diesel fuel) but are currently not commercially available. Aqueous diesel
fuel reduces formation of nitrogen oxides (NOx) by reducing combustion temperatures,
which results in lower NOx emissions. According to the SCAQMD, the current availability of
this fuel technology is limited, and it may not be available for use before the project
terminates construction. In addition, with exhaust gas recirculation diesel engines, a small
amount of hot exhaust gas is routed through a coater and is mixed with fresh air entering
the engine. The exhaust gas helps reduce the temperature during combustion, which
lowers the formation of thermal NOx. Exhaust gas recirculation technology is in the
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development phase and has not been fully commercialized. To the extent that the
advanced emissions control technologies become reasonably commercially available or are
required by the CARE for Grading Contractors, such advanced emissions -control
technologies shall be used.
MM 3.6-4 Reduce reactive organic gas (ROG) emissions from painting activities. Painting activities
Prior to issuance of
Applicant; Development
from the project would result in a significant air quality impact. The following measures
first building permit
Services Department
should be implemented when feasible. Prior to Issuance of the first building permit, the
Applicant shall provide evidence to the Development Services Development that the
following measures shall be incorporated into project construction to the greatest extent
feasible and the following measures should be provided as notes on the Contractor
Specifications:
• The project shall comply with SCAQMD Rule 1113, which limits the ROG content of
architectural coatings used in the South Coast Air Basin or shall allow the averaging of
such coatings, as specified, so that actual emissions do not exceed the allowable
emissions if all the averaged coatings had complied with the specified limits.
• Use high transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and lawshes/rollers where possible.
Aviation Safety
Project Design Features
PDF 3.10.1 The proposed high-rise residential tower has been designed to not exceed the established
Prior to issuance of
Applicant; Planning
circling minimums floor for John Wayne Airport (JWA) of 304 feet above mean sea level
first building permit
Division
(man.
Standard Conditions of Approval
SC 3.10-1 Prior to final master plan approval, the Applicant shall submit to the City of Costa Mesa, a
Prior to final master
Applicant; Planning
Federal Aviation Administration (FAA) Determination of No Hazard to air navigation. If the
plan approval
Division
FAA requires conditions for the finding of no hazard to air navigation, such as installation of
roof -lop obstruction lighting, said conditions shall be placed as conditions of approval on the
final master plan.
SC 3.10-2 In the event a proposed high-rise building is determined to be a hazard to air navigation by
Prior to final master
Applicant; Planning
the FAA, the building design shall be appropriately modified prior to issuance of building
plan approval
Division
permits so that an FAA Determination of No Hazard to air navigation can be obtained.
SC 3.10-3 The FAA No Hazard Delernination shall be valid at the time of building permit issuance for
Prior to the issuance
Applicant; Planning
the high-rise structure. The City shall expressly prohibit issuance of any building permit for
of building permits
Division
a structure in the absence of a current and valid FAA No Hazard Determination.
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SC 3.10-4 The Applicant shall comply with the final FAA No Hazard Determination issued on July 23,
Prior to final master
Applicant; Planning
2007, which established a maximum building height of 304 feet above mist for the proposed
plan approval
Division
high-rise residential tower at 3350 Avenue of the Arts. Amendments to the Costa Mesa
2000 General Plan and North Costa Mesa Specific Plan are not necessary to accommodate
additional building height of up to 280 feet above ground level as specified in the North
Costa Mesa Specific Plan. In addition, this EIR has examined the maximum building
heights as defined in the North Costa Mesa Specific Plan and concluded that no significant
impacts will occur.
SC 3.10-5 The Applicant shall work with JWA and City staff on a "Grant of Navigation Easement* for a
Prior to the issuance
Applicant; Planning
specified area of the subject property that penetrates the imaginary horizontal surface of
of building permits for
Division; JWA/County of
JWA above elevation 206 feet above met (NAVD 88). The Applicant shall grant this
any structures that
Orange
Navigation Easement to the County of Orenge/JWA to permit the unencumbered and
penetrates the
unrestricted flight of aircraft to or from JWA. Recordation of the Navigation Easement shall
imaginary horizontal
occur prior to issuance of any building permit that penetrates the imaginary horizontal
surface of JWA.
surface of JWA.
SC 3.10-6 Due to the project's proximity to JWA, the Applicant shall ensure that any prospective
Prior to issuance of
Applicant; Development
resident be notified of the presence of aircraft overflight in the form of a buyers notice, as
building permits
Services Director
follows: "Notice of Airport in Vicinity'. The Development Services Director shall
review/approve the buyers notice for form and substance prior to issuance of a building
pernit. This property is presently located in the vicinity of an airport, within what is known
as an airport influence area. For that reason, the property may be subject to some of the
annoyances or inconveniences associated with proximity to airport operations (for example:
noise, vibration, or odors). Individual sensitive to those annoyances can vary from person to
person. You may wish to consider what airport annoyances, if any, are associated with the
Property before you complete your purchase and determine whether they are acceptable to
you" This notice shall be prominently displayed in the sales office for the condominium
development, and a copy shall be provided to all buyers.
Culture[ Resources
Standard Conditions of Approval
SC Cultural 1 Site excavation and grading shall be monitored by a qualified archaeologist and Nsfive
During grading and
Applicant; Planning
American monitor. If archaeological materials are identified during grading and
excavation activities.
Division; qualified
construction, all construction activities shall be temporarily hafted or redirected to permit
Monitoring at depths
archaeologist; Native
the sampling, identification, and evaluation of archaeological materials as determined by
5 feet or greater.
American monitor
the City, who shall establish, in cooperation with the project proponent, certified
archaeologist, and Native American representative, the appropriate procedures for
exploration and/or salvage of the artifacts. Monitoring is only required where grading and
excavation activities would disturb soils at a depth of 5 feet or more.
If human remains are encountered, State Health and Safety Code Section 7050.5 states
that no further disturbance shall occur until the County Coroner has made a determinatlon
of origin and disposition pursuant to Public Resources Code Section 5097.98. The County
Coroner must be notified of the find immediately. If the remains are determined to be
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prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC),
which will determine and notify a Most Likely Descendant (MLD). Win the permission of
the landowner or his/her authorized representative, the MLD may inspect the site of the
discovery. The MLD shall complete the inspection within 24 hours of notification by the
NAHC. The MLD may recommend scientific removal and nondestructive analysis of human
remains and items associated with Native American burials.
Geology and Soils
Standard C d'f f Approval
SC 3.3-1 Where studies indicate that buildings may be subject to substantial damage during
During building plan
Applicant; Development
earthquakes, the structure shall be designed and/or retrofitted for seismic resistance In
preparation
Services Department
compliance with all relevant recommendations for seismic design and seismic safety in the
most recent editions of the Uniform Building Code and the Calffomia Building Code.
Mitigation Measures
MM 3.3-1 Prior to the issuance of a grading permit, the Applicant shall prepare a site-specific final
Prior to issuance of
Applicant; Development
geotechnical investigation, including an evaluation, analysis, and mitigation
grading permits
Services Department
recommendations for the issues identified in the Zeiser Kling Consultants' Geotechnical
Evaluation (March 2007), including appropriate dust control measures and waterproof
building designs with hydrostatic pressure resistive properties and a site specific
probabilistic seismic hazard analysis for ground motion. All recommendations shall be
incorporated into the final grading plan for the project. The project shall Incorporate all
recommendations of the detailed Geotechnical Report into the plans and specifications as
required by the City Engineer.
MM 3.3-2 During grading operations, special handling of on-site soils shall be required due to high
During grading
Applicant; Development
moisture content of the soils. The City shall monitor the Grading Contractor to ensure
activities
Services Department
stabilization of the soils during grading and excavation activities, as recommended by the
Zeiser Kling Consultants' Geotechnical Evaluation (March 2007).
MM 3.3-3 Prior to the issuance of the first demolition and/or grading permit, the Applicant shall ensure
Prior to issuance of
Applicant; Development
that pile foundations or other appropriate design be incorporated into the project design to
first demolition and/or
Services Department
mitigate potential settlement hazards and liquefaction beneath the proposed structures.
grading peri
MM 3.34 Prior to the issuance of building perils, the Applicant shall submit a project design to
Prior to the issuance
Applicant; Development
ensure that any proposed subterranean portion of the structures are waterproofed and
of building permits
Services Department
designed and installed to resist hydrostatic pressures associated with the shallow
groundwater table in the area.
Hazards and Hazardous Materials
Mitigation Measures
MM 3.9-1 All asbestos-related work, including demolition and renovation, shall be performed by a
During any
Applicant; Development
licensed Asbestos -abatement Contractor under the supervision of a certified Asbestos
construction phases
Services Department
Consultant. Asbestos shall be removed and disposed of in compliance with notification and
involving
asbestos -removal procedures outlined in SCARMD Rule 1403 to reduce asbestas-related
asbestos-centaining
health risks.
materials
nv,gem�rworsrnaruexan.ex 7 Milwation Montiodng and Reporting Program
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Responsible Parties
Completed
Hydrology and Water Quality
Project Design Features
PDF 3.41 The Water Quality Management Plan (WQMP) prepared for the proposed project includes
Prior to approval of
Applicant; Public
the following project-specifc water quality Best Management Practices (BMPs) which shall
first mass grading
Services Department
be implemented as part of the project:
plan.
Site Desion BMPs
• Permeable surface area has been kept the same as the existing condition.
• Drive aisle has been minimized to least acceptable dimension for Fire Access and
access to the proposed truck dock.
• All areas available for landscaping have been utilized. Planter boxes will also be
included on the design of the top story of the parking structure to help minimize
impervious surfaces.
• All parking is within a structure and covered.
Non-structural Source Control BMPs
• Homeowner -Tenant education, activity restriction, common area landscape
management, BMP maintenance, Title 22 CCR Compliance, local water quality permit
compliance, uniform fire code implementation, common area litter control, employee
training, housekeeping of loading docks, catch basin inspection, street sweeping of
private streets and parking lots.
Routine Structural BMPs
• Storm drain stenciling and signage, proper trash storage and loading dock design,
efficient irrigation, and landscape design.
Treatment Control BMPs
• CONTECH StornFifer will be used in the three on-site manhole installations.
• Media fifers will be used in the CONTECH Storm Filters.
PDF 3.42 Prior to approval of the first mass grading plan, the Applicant shall submit a Proposed
Prior to approval of
Applicant; Public
Storm Drain Improvement Plan to the Public Services Department for review and approval.
that mass grading
Services Department
The plan shall demonstrate substantial conformance with the Orange County Hydrology
plan.
Manual for design of lateral storm drains and catch basins. Proposed storm drain
improvements include:
• Line 'A' — One new catch basin is proposed and therelocation of an existing catch
basin to accommodate widening and re -alignment of the on-site drive aisle.
• Line °B" — No new facilities are proposed. The Line B system will drain to an existing
lateral located on the northern side of the property or directly to an Avenue of the Arts
lateral. The tie-in location will be decided as building plans progress.
• Line "C'— One new Avenue of the Arts storm drain connection is proposed to drain the
southern portion of the site. The new line will include two on-site inlets.
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liming
Responsible Parties
Completed
Mitigation Measures
MM 3.41 Prior to the issuance of grading permits, the Applicant shall verify that stmch al BMPs have
Prior to Issuance of
Applicant; Public
been permanently incorporated into the project plans. Such BMPs shall ensure that
grading perils
Services Department
pollutants from project -related storm water runoff are mitigated consistent with applicable
State and local standards.
MM 3.42 The Applicant shall assume all BMP inspection and maintenance responsibilities for the
For the life of the
Applicant; Development
project. The Propertybwners Association (POA) fees will provide the funding mechanism
project
Services Department
for long -tar BMP maintenance.
MM 3.43 Prior to the issuance of any grading permits, the Applicant shall submit to the Development
Prior to issuance of
Applicant; Development
Services Department for review and approval a WQMP that:
grading permits
Services Department
• Addresses site design BMPs such as minimizing impervious areas, maximizing
permeability, minimizing directly connected impervious areas, seating reduced or"zero
discharge" areas, and conserving natural areas;
• Incorporates the applicable Routine Source Control BMPs as defined in the Drainage
Area Management Plan (DAMP);
• Incorporates Treatment Control BMPs as defined in the DAMP;
• Generally describes the long-term operation and maintenance requirements for the
Treatment Control BMPs
• Identifies the entity that will be responsible for long-term operation and maintenance of
the Treatment Control BMPs; and
• Describes the mechanism for funding the longterm operation and maintenance of the
Treatment Control BMPs.
MM 3.44 Prior to the issuance of grading perils, the Applicant shall demonstrate that coverage has
Prior to issuance of
Applicant; Public
been obtained under Califomia's General Permit for Storm Water Discharges Associated
grading permits
Services Department
with Construction Activity by providing a copy of the Notice of Intent (NO]) submitted to the
State Water Resources Control Board (SRWCB) and a copy of the subsequent notification
of the issuance of a Waste Discharge Identification (WDID) Number. The Applicant shall
prepare and implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the
current SWPPP shall be kept at the project site and be available for review on request.
MM 3.45 Prior to issuance of building permits, the Applicant shall provide proof of a National
Prior to issuance of
Applicant; Public
Pollutant Discharge Elimination System (NPDES) permit from the RWQCB--consistent with
building permits
Services Department
Order No. R8-20040021 and NPDES No. CAG998002-4o the City of Costa Mesa for
dewatering activities.
MM 3.4-8 Prior to the issuance of grading permits, the Applicant shall prepare drainage plans for the
Prior to issuance of
Applicant; Public
Public Services Department's review and approval. The Drainage Plan shall define the
grading permits
Services Department
exact size and location of drainage facilities, and shall address standing water on the
project site during project grading.
MM 3.47 Prior to the issuance of grading permits, the Applicant shall pay drainage impact fees. The
Prior to issuance of
Applicant; Public
Project Developer shall be responsible for the drainage Impact fees that are in place at the
grading permits
Services Department
time grading permits are issued.
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Land Use and Planning
Standard Conditions of Approval
SC 3.1-1 Master Plan approval is contingent upon City Council final approval of General Plan
Prior to Master Plan
Planning Division
Amendment GP -W03 and North Costa Mesa Specific Plan Amendment SP -07-01. Master
approval
Plan approval shall not become effective until these other discretionary approvals are final
and become effective.
SC 3.1-2 Prior to site plan approval, the Applicant shall submit to the Planning Division, for review
Pdor to site plan
Applicant; Planning
and approval, project plans that comply with the Development Standards as set forth in the
approval
Division
North Costa Mesa Specific Plan and Zoning Code. In addition, all site development shall be
subject to all standard conditions of approval imposed by the City.
Noise
Standard Conditions of Approval
SC 3.7-1 The City of Costa Mesa Noise Ordinance exempts severe[ categories of noise
During all
Applicant; Development
sources -including construction activities—which take place between the hours of 7:00 AM
construction phases
Services Department
and 8:00 PM, seven days a week.
SC 3.7-2 The Applicant shall prepare a truck route plan for review and approval by the City of Costa
Prior to approval of
Applicant; Transportation
Mesa Transportation Services Division prior to the approval of the construction access
the construction
Services Division
permit. The truck route plan shall preclude truck routes through residential areas, including
access permit
Avenue of the Arts north of the project site and Sunflower Avenue. The total truck tips to
the site shall not exceed 200 trucks per day (i.e., 100 truck tips to the site plus 100 truck
trips from the site).
Mitigation Measures
MM 3.7-1 The Applicant shall submit detailed plans for the parking structure prior to the issuance of a
Prior to issuance of a
Applicant; Development
grading or building permit for the structure. Said plans shall be accompanied by an
grading or building
Services Department
acoustical study prepared by a qualified Acoustical Consultant. The acoustical study shall
permit for the parking
demonstrate that all feasible sound attenuation in compliance with the Noise Ordinance has
structure
been incorporated into parking structure design, including but not limited to brushed driving
surfaces (textured), limited openings oriented toward sensitive noise sources, etc.
MM 3.7-2 Prior to issuance of the first building permit, a detailed acoustical study using architectural
Prior to issuance of
Applicant; Development
plans shall be prepared by a qualified Acoustical Consultant and shall be submitted to the
first building permit
Services Department
Planning Division addressing delivery tiucknoading dock operations adjacent to residences.
The measures described in the report shall be incorporated into the architectural plans for
the delivery/truck loading dock area to ensure compliance with the Noise Ordinance.
MM 3.7-3 Prior to issuance of the first building permit, a detailed acoustical study using architectural
Prior to issuance of
Applicant; Development
plans shall be prepared by a qualified Acoustical Consultant and shall be submitted to the
first building permit
Services Department
Planning Division addressing mechanical equipment. This study shall address any
mechanical equipment to be sited within 71 feet of off-site residences. The measures
described in the report shall be incorporated into the architecture[ plans for mechanical
equipment to ensure compliance with the Noise Ordinance.
awmiwnce.muorsas+e-0nx>.mc 10 Mitigation Monffodng and Reporting Program
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Timing
Responsible Parties
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MM 3.7-4 Prior to issuance of the first building permit, a detailed acoustical study using architectural
Prior to issuance of
Applicant; Development
plans shall be prepared by a qualified Acoustical Consultant and shall be submitted to the
first building permit
Services Department
City of Costa Mesa for all living units on the west side of the residential tower facing Avenue
of the Arts. This report shall describe and quantify the noise sources impacting the
building(s), the amount of outdoor -lo -indoor noise reduction provided by the design in the
architectural plans, and any upgrades required to meet the City's interior noise standards
(45 CNEL for residences). Noise standards shall be met with all doors and windows closed.
Alternatively, the Applicant can show that based on the building location relative to the
roadway and any intervening topography and structures that it meets the appropriate
interior noise standard with open windows. The measures described in the report shall be
incorporated into the architectural plans for the buildings and implemented with building
construction.
The person preparing the report shall, under the direction of a person experienced in the
field of acoustical engineering, perform an inspection of the project prior to or at the time of
the framing inspection to certify that construction techniques comply with the
recommendations within the acoustical analysis. Upon completion of the subject structures,
field tests may be required under the provisions of Title 25.
Population, Housing, and Employment
No mitigation required.
Public Services
Standard Conditions of Approval
SC 3.11-1 Prior to the issuance of building permits, the Applicant shall submit project designs and
Prior to issuance of
Applicant; Fire
specifications for review and approval by the Fire Department with respect to compliance
building permits
Department
with all standard conditions for building design regarding public safety, including but not
limited to, fire flow capacity, fire hydrant location, vehicular access, and sprinkler systems.
SC 3.11-2 Emergency vehicle parking areas shall be designated within proximity to buildings to the
Prior to issuance of
Applicant; Fire
satisfaction of the Fire Marshal.
building permits
Department
SC 3.11-3 Each project component shall provide sufficient capacity for fire flows required by the Fire
Prior to Issuance of
Applicant; Fire
Department.
building permits
Department
SC 3.114 Vehicular access shall be provided and maintained as serviceable, throughout construction,
Prior to issuance of
Applicant; Fire
to all required fire hydrants.
building permits
Department
SC 3.11-5 All high-rise project developments shall be equipped with an automatic fire sprinkler
Prior to issuance of
Applicant; Fire
system.
building permits
Department
SC 3.11E The Applicant shall comply with standard building and fire regulations for high-rise buildings
Prior to issuance of
Applicant Fire Marshal
to the satisfaction of the Fire Marshal and Building Official.
building permits
and Building Official
SC 3.11-7 The Applicant shall comply with the Public Safety Radio System Coverage Ordinance
Prior to issuance of
Applicant; Police Chief
(included in the standard building and fire regulations for high-rise buildings) to the
building pernits
satisfaction of the Police Chief.
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SC 3.11-8 Prior to the issuance of building permits, the Applicant shall submit project designs and
Prior to issuance of
Applicant; Police
specifications for review and receive approval by the Police Department with respect to
building permits
Department
compliance with all standard conditions for building design regarding public safety, including
but not limited to, lighting, address numbers, building standards, live media cameras with
direct feed, landscaping, and emergency vehicle packing.
SC 3.11-9 Required building address numbers shall be readily apparent from the street, and rooftop
Prior to issuance of
Applicant; Police
building identification shall be readily apparent from police helicopters for emergency
Certificate of
Department
response agencies.
Occupancy
SC 3.11-10 The Applicant shall pay school impact fees.
Prior to the issuance
Applicant; Planning
of the first building
Division
permit
SC 3.11-11 The Applicant shall pay park impact fees in the amount of $10,829.00 per multi -family unit
Prior to approval of
Applicant; Planning
prior to the approval of the final map by the City Council.
final map
Division
SC 3.11-12 Prior to issuance of building permits, the Applicant shall pay a library services Impact fee for
Prior to Issuance of
Applicant Planning
the development costs for expanded or new library facilities pursuant to the library
building permits
Division
Services Impact Fee Program, if such a program is established.
Mitigation Measures
MM 3.11-1 Prior to the issuance of building permits, the Applicant shall pay its pro rata share of a new,
Prior to Issuance of
Applicant; Fire
fully equipped paramedic engine, equal to $469.35 per unit to the Fire Department.
building permits
Department
MM 3.11-2 Prior to the issuance of a grading permit, a construction security service shall be established
Prior to issuance of
Applicant; Police
at the construction site. Initially, the service shall ensure that no unauthorized entry Is made
grading permits
Department
into the construction area. For the duration of each phase of construction, the Applicant shall
provide sufficient on-site security personnel on a 24-hour, 7-daya-week basis to patrol all
areas of construction and to prohibit unauthorized entry.
MM 3.11-3 During project construction and operation, the Applicant shall ensure that private on-site
During project
Applicant; Police
security is provided.
construction and
Department
operation
MM 3.11-4 Prior to issuance of building permits, the Applicant shall pay pro rata shares of fees to the
Prior to issuance of
Applicant; Police
Police Department for the increased service capacity necessary to accommodate the
building permits
Department
development site, if such a police impact fee program is established.
MM 3.11-5 Prior to issuance of building permits, the Applicant shall comply with direct media feeding
Prior to issuance of
Applicant; Police
devices required by the Police Department for increased safely necessary to serve the
building permits
Department
development site, if such a police program is established.
Transportation and Circulation
Standard Conditions of Approval
Sc 3.5-1 The Applicant shall be responsible for the payment of fees in accordance with the Traffic
Prior to issuance of
Applicant Planning
Impact Fee program.
building permits
Division
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Date
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SC 3.5-2 The Applicant shall be responsible for the payment of fees In accordance with the San
Prior to issuance of
Applicant; Planning
Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to the Planning
building permits
Division
Division prior to the issuance of building permits.
SC 3.53 The Applicant shall be responsible for complying with the Transportation Demand
Prior to Issuance of
Applicant; Transportation
building permits
Services Division
UtilitiesOrdinance.
Pro ect Deski Feat
PDF 3.72-1 The project assumes the implementation of the following energy conservation actions:
Prior to Certificate of
Applicant; Development
• The use of drought tolerant planting
Occupancy
Services Department
• Reduced water consumption
• Optimize energy performance beyond Title 24
• Compliance with ASHRAE 55-1992/2004
• Storage and collection of recyctables
• Construction waste management to salvage and recycle
• Use of recycled building materials
• Use of low.emitting materials
• Use of locally manufactured materials
• Use of carbon dioxide monitoring
• Use of indoor air quality management plan during (AOMP) construction
• Minimum 50 percent drought tolerant planting to reduce water consumption
• Low flow drip irrigation system to mitigate water runoff and water loss
• Smart irrigation controllers to alter irrigation timing and flow due to weather and wind
patterns
• Areas of pervious concrete to absorb storm and irrigation water runoff
• Minimal use of turf—use turf block in turf areas to help with drainage
• Rainwater collection system for irrigation reuse
• Using bioswale planters on the pool deck to filter/store rein water
• Salt water pool— minimal use of chemicals
• Solar heating for swimming pools
• Alternative Fueling Facilities— parking garage to have electric vehicle recharging
stations
• Green roof planting at top of residential tower between decks to collect storm water
Standard Conditions of Aporoval
SC 3.12-1 Prior to the issuance of a demolition/grading permit, the Applicant shall demonstrate to the
Prior to issuance of
Applicant; Public
Public Services Department that all construction waste generated on site would be recycted
demol%ion/grading
Services Department
where feasible as the first choice of disposal method, leaving the option of landfill disposal
permits
as a last alternative.
R'>'�o•auorsvaaP,oB=7 mo 13 ALtigafion Monitoring and Reporting Program
Wyndham Boutique Hateb/figh-Rise Residenb'al Project
MITIGATION MONITORING PROGRAM (Continued)
Project Design Features/Conditions of A g
Approval/Mitigation ti atlon Measures
SC 3.12-2 Prior to the issuance of a li
Timing
Responsible Parties
Date
Completed
Servicdernoe permit, the Applicant shall submit grading
Department
plans to the Development Services Department that reflect the undergrounding of utilities
Prior to issuance of
demolition/grading
Applicant; Development
Services
serving the Proposed project site.
Department
SC 3.72-3 Prior to the issuance of demolition/grading permits, the Applicant shall coordinate with
Southern California Edison (SCE) to determine the
pemolit
its
Prior to issuance of
Applicant; SCE;
exact location of all underground and
overhead electrical facilities. All electrical facilities and associated structures that will
demolition/grading
Development Services
remain
on the project site shall be protected from damage by the Applicant.
permits
Department
SC 3.72< Prior to the issuance of a demolition/grading permit, the Applicant shall coortlin.te with the
Southern California Gas Company (SCGC) to determine
Prior to Issuanceof
Applicant; SCGC;
exact locations of all underground
natural gas facilities. The Applicant shall ensure that all remaining gas pipelines and
demolition/grading
Development Services
associated structures on the project site shall be protected from damage.
permits
Department
SC 3-12-8 Prior to the issuance of a demolition/grading permit, the Applicant shall coordinate with
Time Warner Cable to determine exact locations
Prior to issuance of
Applicant; Time Warner
of all underground cable facilities. The
Applicant shall ensure that all remaining cable lines and associated structures the
demolition/grading
Cable; Development
on
project site shall be protected from damage.
permits
Services Department
SC 3.12-6 Prior to the issuance of a demolition/grading permit, the Applicant shall coordinate wdh
AT&T California to determine exact locations of all underground telephone facilities.
Prior to issuance of
Applicant; AT&T;
The
Applicant shall ensure that all remaining telephone lines and associated stmctures on the
demolition/grading
Development Services
Project site shall be protected from damage.
permits
Department
Mitioation Measures
MM 3.12-1 Prior to the initiation of project grading, the Applicant shall ensure that all existing utilities
shall be relocated, abandoned, and removed,
Prior to initiation of
Applicant; Development
rerouted, or protected in coordination with the
Applicant and affected utility companies.
grading
Services Department
2wAi.mrco+ieuoraamtvuszam.mc 74
hNflgatlon afonifodng and Reporting Program