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HomeMy WebLinkAbout2021-10 - PA-20-10 - 1978 Meyer PlaceRESOLUTION NO. 2021-10 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, UPHOLDING THE PLANNING COMMISSION APPROVAL OF PLANNING APPLICATION 20- 10 AND TENTATIVE TRACT MAP 19120 FOR A MASTER PLAN FOR AN EIGHT -UNIT RESIDENTIAL COMMON INTEREST DEVELOPMENT UNDER THE MESA WEST RESIDENTIAL OWNERSHIP URBAN PLAN AT 1978 MEYER PLACE AND 1979 ANAHEIM AVENUE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, Planning Application 20-10 and T-21-01 were filed by Steve Jones, authorized agent for the property owner, Equimex Holdings, LLC requesting approval of the following: 1) Master Plan for the development of an eight -unit residential common interest development intended for individual ownership under the Mesa West Residential Ownership Urban Plan on a 0.43-acre property; and 2) Tentative Tract Map 19120 to establish one lot with eight airspace condominiums. WHEREAS, a duly noticed public hearing was held by the Planning Commission on February 22, 2021 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Planning Commission on February 22, 2021 on a 6-1 vote (Commissioner Zich voting no); and WHEREAS, the Planning Commission's approval of the project was called up on March 1, 2021 for review by City Council; WHEREAS, a duly noticed public hearing was held by the City Council on April 6, 2021, with all persons having the opportunity to speak for and against the project; WHEREAS, at its April 6, 2021 meeting, the City Council modified the project to eliminate two parking spaces to allow for a connected pedestrian pathway between Meyer Place and Anaheim Avenue and requested two of the eight proposed dwelling units be intended for first time homebuyers for preferably Costa Mesa residents; Resolution No. 2021-10 Page 1 of 16 WHEREAS, pursuant to the California Environmental Quality Act (CEQA), the project is exempt from the provisions of the California Environmental Quality Act (CEQA) per Section 15332 (Class 32) for In -Fill Development; and WHEREAS, the CEQA categorical exemption for this project reflects the independent judgement of the City of Costa Mesa. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, and subject to the conditions of approval contained within Exhibit B, the City Council hereby UPHOLDS the Planning Commission approval of Planning Application 20-10 and Tentative Tract Map 19120. BE IT FURTHER RESOLVED that if any section, division, sentence, clause, phrase or portion of this resolution, or the documents in the record in support of this resolution, are for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining provisions. PASSED AND ADOPTED this 6th day of April, 2021. ATTEST: zaljo_ _ Brenda Gree City Clerk John Stephens, Mayor APPROVED AS TO FORM: Kimberly 14AII Barlow, City Attorney Resolution No. 2021-10 Page 2 of 16 STATE OF CALIFORNIA ) COUNTY OF ORANGE ) ss CITY OF COSTA MESA ) I, BRENDA GREEN, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY that the above and foregoing is the original of Resolution No. 2021-10 and was duly passed and adopted by the City Council of the City of Costa Mesa at a regular meeting held on the 6th day of April, 2021, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: CHAVEZ, HARLAN, HARPER, REYNOLDS, AND MARR NOES: COUNCIL MEMBERS: NONE ABSENT: COUNCIL MEMBERS: GAMEROS ABSTAIN: COUNCIL MEMBERS: STEPHENS IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the City of Costa Mesa this 7th day of April, 2021. Brenda Gree , City Clerk Resolution No. 2021-10 Page 3 of 16 FXHIRIT A FINDINGS A. The proposed master plan project complies with Costa Mesa Municipal Code Section 13-29(g)(5) because: Finding: The master plan meets the broader goals of the general plan, any applicable specific plan, and the Zoning Code by exhibiting excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. Facts in Support of Finding: The Mesa West Residential Ownership Urban Plan envisioned contemporary architecture and infill development that would be complementary to an urban setting. The proposed architecture and site design would enhance the street views on Meyer Place and Anaheim Avenue with units facing the public street with ample landscaping at the project frontage. The larger units would be designed to be located towards the center of the project site to avoid a bulky appearance from the public street. Though the project proposes deviations from the Zoning Code and Urban Plan due primarily to the narrow width of the site, it would redevelop two lots with a high -quality project that will enhance the site and its surroundings. The project would also provide for new housing intended for ownership at a level no greater than can be supported by the existing infrastructure which is consistent with the land use objectives and policies of the General Plan. The proposed residential project would be compatible and harmonious with the surrounding properties which include a mix of single and multi -family residential developments (including other Urban Plan projects such as the adjacent property to the south at 1974 Meyer Place as well as 2068 Maple Avenue, 2070 Maple Avenue, and 531 Bernard Street) at varying building heights and densities. Although the development is not subject to the City's Residential Design Guidelines, the variety of building elevations, materials and staggered massing diminishes the boxy design appearance. Finding: Master plan findings for mixed -use development projects in the mixed -use overlay district are identified in Chapter V, Article 11, mixed -use overlay district Facts in Support of Finding: The project is not within the mixed -use overlay district; therefore, this finding is not applicable to the proposed project. Finding: As applicable to affordable multi -family housing developments, the project complies with the maximum density standards allowed pursuant to the general plan and provides affordable housing to low or very -low income households, as defined by the California Department of Housing and Community Development. The project includes long-term affordability covenants in compliance with state law. Resolution No. 2021-10 Page 4 of 16 Facts in Support of Finding: The proposed project is a residential development intended for home ownership opportunities as single-family homes. The units are proposed to be at market -rate; therefore, this finding is not applicable to the proposed project. B. The proposed tentative parcel map complies with Costa Mesa Municipal Code Section 13-29(g)(13) because: Finding: The creation of the subdivision and related improvements is consistent with the General Plan and the Zoning Code. Facts in Support of Finding: The proposed parcel map is consistent with General Plan Land Use Objectives LU-1 A, LU-4A, and Policy LU-1.3, in that adequate infrastructure exists to serve the proposed project; the subdivision allows for a project that would promote homeownership opportunities to improve the balance between renter and owner- occupied housing in the City; the tract map would allow for a residential project that would encourage redevelopment to improve and maintain the quality of the environment and neighborhood; and the project would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. The tentative tract map would allow for a new residential project that would not exceed the Urban Plan's maximum allowable density of 20 units per acre and, therefore, would be consistent with the General Plan land use designation of High Density Residential. Finding: The proposed use of the subdivision is compatible with the General Plan Facts in Support of Finding: The subject property has a General Plan land use designation of High Density Residential, which allows a maximum of 20 units per acre. The proposed tentative tract map would allow for a residential use that would not exceed the maximum density allowed per the General Plan. Therefore, the proposed use is compatible with the General Plan. Finding: The subject property is physically suitable to accommodate the subdivision 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 Zoning Code and General Plan, and consideration of appropriate environmental information. Facts in Support of Finding: The existing property is flat and physically suitable to accommodate four new buildings containing eight residential units. The combined size of the two lots would also be suitable since the proposed development would meet the minimum required building setbacks and driveway length/width. Though the project proposes to deviate from the open space requirement, the project would include a roof deck and backyard area for each unit to provide more open space opportunities. The lot would have Resolution No. 2021-10 Page 5 of 16 one unit per 2,320 square feet of area, which will be consistent with the maximum density allowed per the High Density Residential General Plan land use designation as well as the Urban Plan (maximum allowed is one unit per 2,178 square feet). Adequate infrastructure exists to serve the proposed project and the project would not result in the loss of any habitat, or require extensive infrastructure improvements to provide service to the site. Finding: 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 State Government Code Section 66473.1. Facts in Support of Finding: The tentative tract map would include approximately 23-percent of open space at grade but would also include open space areas at second -story balconies and roof decks for a combined total of 40-percent open space, which would comply with the minimum open space requirement. The subdivision is proposing the most feasible amount of open space at grade given the narrowness of the existing site as well as the required areas necessary for compliance with building setbacks, parking — including minimum interior dimensions for garages — and driveway width/length. This would accommodate landscaping that can be provided throughout the site with adequate setbacks and operable windows, which would provide for natural/passive cooling opportunities. In addition, the tentative tract map would include a private backyard for each individual unit ranging from 155 to 375 square feet in size. Finding: The division 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. Facts in Support of Finding: The project has been reviewed by the Public Services Department and there are no other conflicts with the City's or other utility agencies' rights -of -way or other easements. No easements or dedications would be required for the proposed tract map. Finding: 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). Facts in Support of Finding: The lot has been graded in the past and contains connections to the public sewer system for the existing multi -family residences onsite. The tract map would allow for a residential project and would not propose physical changes to the lot that would result in discharge into the public sewer system in violation of State requirements. Furthermore, the applicant would be required to comply with all regulations set forth by the Costa Mesa Sanitation District as well as the Mesa Water District. C. The project is exempt from the provisions of the California Environmental Quality Act Resolution No. 2021-10 Page 6 of 16 (CEQA) under CEQA Guidelines Section 15332 (Class 32), In -Fill Development. Under Class 32, a project site less than five acres in area, no significant environmental effects, consistent with the General Plan and Zoning Code, has adequate utilities to serve the site, and has no valuable habitat species is exempt from the provisions of CEQA. The proposed project is 0.43-acre in size which is significantly less than the five -acre maximum and is also consistent with the General Plan and Zoning Code. Though the project would include deviation, the deviations are permitted under an approved Master Plan. In addition, the project would not result in significant effects on the environment or habitat and adequate utilities exist to serve the proposed project. D. The project, as conditioned, is consistent with Chapter XII, Article 3, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code in that the development project's traffic impacts would be mitigated at all affected intersections by the payment of traffic impact fees. Resolution No. 2021-10 Page 7 of 16 EXHIBIT B Ping. 1. The expiration of Planning Application 20-10 shall coincide with the expiration of the approval of the Tentative Tract Map 19120 (T-21-01) which is valid for two years (February 22, 2023). Approval will expire at the end of that period unless applicant establishes the use by one of the following actions: 1) a building permit has been issued and construction has commenced, and has continued to maintain a valid building permit by making satisfactory progress as determined by the Building Official or 2) a certificate of occupancy has been issued. A time extension can be requested no less than 30 days or more than 60 days before the expiration date of the permit and submitted with the appropriate fee for review to the Planning Division. The Director of Development Services may extend the time for an approved permit or approval to be exercised up to 180 days subject to specific findings listed in Title 13, Section 13-29(k)(6). Only one request for an extension of 180 days may be approved by the Director. Any subsequent extension requests shall be considered by the original approval authority. 2. The conditions of approval for PA-20-10 and Tentative Tract Map 19120 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. No modification(s) of the approved building elevations including, but not limited to, change of architectural type, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Elevations shall not be modified unless otherwise approved by Development Services Director as consistent with the architectural design and features of the proposed development. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process, or in the requirement to modify the construction to reflect the approved plans. 4. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional dirt is needed to provide acceptable on -site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official 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 subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. Resolution No. 2021-10 Page 8 of 16 5. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan shall feature methods to minimize disruption to the neighboring residential uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan shall minimize disruption to residents during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or Transportation Services Manager. 6. The applicant shall defend with attorneys of City's choosing, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of City's approval of the project, including but not limited to any proceeding under the California Environmental Quality Act. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. 7. Prior to the issuance of building permits, the applicant shall provide Conditions, Covenants, and Restrictions (CC&Rs) to the Planning Division for review by the Development Services Director and City Attorney's Office. 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. a. The homeowners' association shall be established prior to the sale of any unit(s). b. Membership shall be mandatory for each owner and any successive owner. c. The CC&Rs shall contain restrictions requiring residents to park vehicles in garage spaces provided for each unit. Storage of other items may occur only to the extent that vehicles may still be parked within the required garage at the number of which the garage was originally designed and to allow for inspections by the association to verify compliance with this condition. Resolution No. 2021-10 Page 9 of 16 d. The CC&Rs shall contain provisions requiring that the maintenance or homeowner's association effectively manage parking and contract with a towing service to enforce the parking regulations. e. The CC&Rs shall contain provisions on the common driveway approach and ground rules related to: architectural control over future building modifications or additions, architectural design and guidelines for the property, and engagement in alternative dispute resolution before filing a lawsuit to resolve conflicts. f. 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. The Development Services Director has the discretion to request any other provisions in the CC&Rs to promote self -governance. CC 8. The applicant shall make best efforts and work with the City to establish a process for two of the eight proposed dwelling units to go to first-time homebuyers and preferably Costa Mesa residents, including marketing the units for Costa Mesa residents and working with the City's first-time homebuyer program. CC 9. The site plan shall be modified to eliminate two of the open parking spaces proposed in the center of the project site to accommodate an on -site pathway that provides a pedestrian connection between Meyer Place and Anaheim Avenue. The final design of the pathway shall be determined by the Planning Division and submitted at the time of plan check for review and approval by the Development Services Director or designee prior to issuance of building permits. 10. A minimum of 18-foot wide garage door shall be required for each two -car garage in order to allow the reduced 23-foot back out distance. 11. Parking of vehicles within the private drive shall not be permitted and shall only be permitted in the designated parking spaces approved for the development. 12. The proposed second and third -story windows, second -story balconies, and roof decks shall be frosted, offset, elevated or incorporate other appropriate screening methods as determined by the Planning Division to ensure reasonable privacy is maintained for the project site and existing surrounding residential properties. 13. The common driveway shall be enhanced with decorative concrete pavers and colored concrete. The final landscape plan shall indicate the design/material of paved areas and shall be submitted at the time of plan check and approved by the Development Services Director or designee prior to issuance of building permits. 14. The parkway landscaping strip along the common drive shall be enhanced through the use of vines with planter pockets along a decorative block wall. The final landscape plan shall indicate the landscape palette and design Resolution No. 2021-10 Page 10 of 16 for the decorative block wall and parkway landscaping. The plan shall be submitted at the time of plan check and approved by the Development Services Director or designee prior to issuance of building permits. 15. For proposed development adjacent to residentially -zoned properties that exceeds two stories, developer shall submit a shade/shadow analysis prepared by a professional aesthetic consultant. The conclusions of the aesthetic analysis shall specifically demonstrate that adequate daylight plane requirements for the abutting residential uses are provided. 16. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 17. Prior to final inspections, the applicant shall provide a scaled and dimensioned digital site plan(s) for the project site, on either a CD or thumb drive, to the Planning Division. All site plans shall include an accurate and precise drawing of all building footprints and property line locations for the entire project site. All buildings shall be annotated with its corresponding address and suites if applicable. 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. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 2. All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m. Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise -generating construction activities shall be prohibited on Sunday and the following Federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day. 3. Prior to the issuance of building permits, the applicant shall contact the US 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. 4. Street addresses shall be displayed on the fascia adjacent to the main entrance or front door in a manner visible from the private street. Numerals shall be a minimum 6 inches in height with not less than'/2-inch stroke and shall contrast sharply with the background. 5. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suits, building, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. Resolution No. 2021-10 Page 11 of 16 6. All on -site utility services shall be installed underground. 7. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 8. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 9. Transformers, backflow preventers, and any other approved above- ground utility improvement shall be located outside of the required street setback area and shall be screened from view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 10. Two sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City's Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Final landscape plans shall generally be consistent with the preliminary landscape plans. The final landscape plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 11. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 12. The landscaping of this project shall comply with the City's landscaping requirements and any applicable guidelines (i.e. Water Efficient Landscape Guidelines). 13. Prior to issuance of a building permit, the applicant shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The park impact fee shall be calculated based on the single-family residence fee rate applicable at the time of building permit issuance. 14. The applicant shall provide proof of final recordation of Tentative Parcel Map 19120. The final subdivision map shall be recorded with the County prior to issuance of precise grading permits or building permits for the proposed development. 15. Prior to final map recordation, the applicant shall file and record the Declaration of Covenants, Conditions, and Restrictions (CC&Rs) on the property. A copy of the recorded CC&R's shall be provided to the Planning Division. 16. The applicant shall install a six-foot high decorative block wall around the perimeter of the proposed development lot. Where walls on adjacent properties already exist, the applicant shall work with the adjacent property owner(s) to prevent side -by -side walls with gaps in between them and/or provide adequate privacy screen by trees and landscaping. 17. Trash receptacles shall be screened from view, and designed and located appropriately to minimize potential noise and odor impacts to residential Resolution No. 2021-10 Page 12 of 16 areas. All units shall be provided with a small alcove or other designated area inside or outside the unit to allow storage of at least three trash receptacles without encroaching into the interior garage space. The final location of the designated trash receptacle area shall be indicated on the plans submitted for plan check. Bldg. 18. Comply with the requirements of the adopted, 2019 California Residential Code or the 2019 California Building Code, 2019 California Electrical code, 2019 California Mechanical code, 2019 California Plumbing code, 2019 California Green Building Standards Code and 2019 California Energy Code (or the applicable adopted, California Residential Code, California Building code California Electrical code, California Mechanical code California Plumbing Code, California Green Building Standards and California Energy Code at the time of plan submittal or permit issuance) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. Two separate plans for each address shall be submitted to the Building Division for review. 19. Prior to the Building Division (AQMD) issuing a demolition permit, contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909-396-2000 OR Visit their web site: http://www.costamesaca.gov/modules/showdocument.aspx?documentid =23381 The Building Division will not issue a demolition permit until an identification number is provided by AQMD. 20. 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. 21. Submit precise grading plans, an erosion control plan and a hydrology study. If it is determined that a grading plan is not required, a drainage plan shall be provided. Each parcel and address shall have a separate precise grading plan. A precise grading and a hydrology report plan shall not be required if any of the following are met: 1. An excavation which does not exceed 50 CY on any one site and which is less than 2 ft in vertical depth, or which does not create a cut slope greater than 1 'h:1 (excluding foundation area). 2. A fill less than 1 foot in depth placed on natural grade with a slope flatter than 5:1, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. 3. A fill less than 3 ft. in depth, not intended to support structures, which does not exceed 50 CY on any one lot and does not obstruct a drainage course. Resolution No. 2021-10 Page 13 of 16 Fire Eng 22. On graded sites, the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge devise a minimum of 12 inches plus two percent (2%). 2016 California Residential Code CRC 403.1.7.3 23. The lot shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches within the first 10 feet. CRC R401.3. 24. Submit a soil's report for the project. Soil's Report recommendations shall be blueprinted on both the architectural and the precise grading plans. 25. Comply with the requirements of the 2019 California Fire Code and referenced standards as amended by the City of Costa Mesa. 26. The Tract Map shall be developed in full compliance with the State Map Act and the City of Costa Mesa Municipal Code (CMMC), 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. 27. The Subdivider shall conduct soil investigations and provide the results to the City of Costa Mesa Engineering and Building Division pursuant to Ordinance 97-11. 28. Two copies of the Final Map shall be submitted to the City of Costa Mesa Engineering Division for checking. Map check fee shall be paid per CMMC Section 13-231. 29. A current copy of the title search shall be submitted to the Engineering Division with the first submittal of the Final Tract Map. 30. Dedicate an ingress/egress easement to the City for emergency and public security vehicles purposes only. Maintenance of easement shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41(e) of the CMMC. 31. Vehicular and pedestrian access rights to Meyer Place and Anaheim Avenue shall be released and relinquished to the City of Costa Mesa except at approved access locations. 32. At the time of development, submit for approval an Offsite Plan to the Engineering Division and Grading Plan to the Building Division that shows Sewer, Water, Existing Parkway Improvements and the limits of work down on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Cross lot drainage shall not occur. Constriction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13-29(2)(b) of the CMMC and an approved Offsite Plan shall be required prior to Engineering Permits being issued by the City of Costa Mesa. 33. Maintain the public Right -of -Way in a "wet down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 34. Submit required cash deposit or surety bond to guarantee construction of off -site street improvements at time of permit per Section 15-32, CMMC Resolution No. 2021-10 Page 14 of 16 and as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 35. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of the development and then construct P.C.C. sidewalk per City of Costa Mesa Standards as shown on the Offsite Plan. 36. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct drive approaches as shown on the Offsite Plan. 37. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement that show Sewer and Water Improvements, prepared by a Civil Engineer. 38. Fulfill City of Costa Mesa Draining Ordinance No. 06-19 requirements prior to approval of Final Tract Map. 39. The Subdivider's engineers shall furnish the Engineering Division a storm runoff study to the City of Costa Mesa showing existing and proposed facilities and the method of draining this area and tributary areas without exceeding the capacity of any street or drainage facility on -site or off -site. This study to be furnished with the first submittal of the Final Tract Map. Cross lot drainage shall not occur. 40. In order to comply with the latest DAMP, the proposed Project shall prepare a Water Quality Management Plan conforming to the current National Pollution Discharge Elimination System (NPDES) and the Model WQMP, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the City of Costa Mesa Engineering Division for review and approval. • A WQMP (Priority or Non -Priority) shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. • Location of BMPs shall not be within the public Right -of -Way. 41. Ownership and maintenance of the private on -site drainage facilities, BMPs, parkway culverts and other common areas shall be transferred by the Owner to the Homeowner Association to hold harmless the City of Costa Mesa for any liability arising out of or in any way associate with the connection of the private draining system with the City's drainage system and shall execute and deliver to the City of Costa Mesa the standard (indemnity) Hold Harmless Agreement required for such conditions prior to issuance of permits. 42. Sewer Improvements shall meet the approval of the Costa Mesa Sanitary District; call (949) 631-1731 for information. 43. Water system improvements shall meet the approval of Mesa Water District; call (949) 631-1200 for information. 44. Dedicate easements as needed for public utilities. 45. Prior to recordation of the 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 Resolution No. 2021-10 Page 15 of 16 described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 46. Prior to recordation of the 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 Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 47. Survey monuments shall be preserved and referenced before construction and replaced after construction, pursuant to Section 8771 of the Business and Profession Code. 48. The elevations shown on all plans shall be on the Orange County benchmark datum. 49. Prior to recordation of the Final Tract Map, submit required cash deposit or surety bond to guarantee monumentation. Deposit amount to be determined by the City Engineer. 50. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer Digital Graphic File, reproducible mylar of the recorded Tract Map, and approved off -site plan and nine copies of the recorded Tract Map. Trans. 51. Prior to issuance of building permits, the applicant shall pay a Traffic Impact Fee to the Transportation Division. The fee is required in an amount determined by the Transportation Division pursuant to the prevailing schedule of charges adopted by the City Council. The fee will be calculated at the time of issuance of building permits with consideration of standardized trip generation ratios for proposed uses and includes credits for existing uses. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for any additional district requirements. Water 2. Customer shall contact the Mesa Water District — Engineering Desk and submit an application and plans for project review. Customer must obtain a letter of approval and a letter of project completion from Mesa Water District. 3. Prior to the issuance of building permits, the project applicant shall pay the applicable connection fees charged to new development by the Mesa Consolidated Water District. School 4. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. SCE 5. The applicant shall comply with guidelines provided by Southern California Edison Company with respect to easement restrictions, construction guidelines, and potential amendments to right-of-way in the areas of any existing Southern California Edison Company easements. Resolution No. 2021-10 Page 16 of 16