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HomeMy WebLinkAbout17-41 - Approving PA-16-67 - 1933 Church StreetRESOLUTION NO. 17-41 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF COSTA MESA, CALIFORNIA, APPROVING PLANNING APPLICATION PA -16-67 AND TENTATIVE PARCEL MAP 2017-106 FOR A TWO -UNIT RESIDENTIAL SMALL LOT SUBDIVISION DEVELOPMENT FOR THE PROPERTY LOCATED AT 1933 CHURCH STREET IN THE R2 -MD ZONE THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by Ryan Oldham, as the authorized agent on behalf of the property owner, Ted Lamare, requesting approval of the following: 1. Planning Application (Design Review) PA -16-67 for the construction of two, two-story detached single family residences. Each unit includes a 3-bedroom/2.5 bath with attached two -car garage. The rear unit (Parcel 1) proposes 2,114 square feet of total living area, and the front unit (Parcel 2) proposes 1,878 square feet of total living area. The proposed project complies with the Small Lot Subdivision development standards and the Residential Design Guidelines; and, 2. Tentative Parcel Map 2017-106 for the subdivision of a 7,006 square -foot parcel into two parcels, including a 3,979 square -foot parcel (Parcel 1) and a 3,027 square -foot parcel (Parcel 2) and consistent with the Small Lot Subdivision Ordinance. WHEREAS, a duly noticed public hearing was held by the Planning Commission on May 8, 2017 with all persons having the opportunity to speak for and against the proposal, and the project was approved by the Commission on a 4-1 vote. WHEREAS, on May 15, 2017, the approval of PA -16-67 and Tentative Parcel Map 2017-106 was called up for review by a council member. WHEREAS, on June 6, 2017, a duly noticed public hearing was held by the City Council. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit A, the City Council hereby APPROVES Planning Application PA - 16 -67 and Tentative Parcel Map 2017-106. BE IT FURTHER RESOLVED that the Costa Mesa City Council does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as Resolution No. 17-41 Page 1 of 15 described in the staff report for Planning Application PA -16-67 and Tentative Parcel Map 2017-106 and upon applicant's compliance with each and all of the conditions contained in Exhibit B as well as with compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval. 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 June, 2017. IV 10 00 Brenda Greenll�ity Clerk APPROVED AS FORM: Thomas Resolution No. 17-41 Page 2 of 15 Attorney 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. 17-41 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 June, 2017, by the following roll call vote, to wit: AYES: COUNCIL MEMBERS: MANSOOR, RIGHEIMER, STEPHENS, GENTS, FOLEY 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 7th day of June, 2017. W&4BA Brenda Green, City Clerk Resolution No. 17-41 Page 3 of 15 57.9l.TUM FINDINGS (APPROVAL) A. The proposed project complies with Costa Mesa Municipal Code Section 13- 29(g)(14) because: Finding: The project complies with the City of Costa Mesa Zoning Code and meets the purpose and intent of the Residential Design Guidelines, which are intended to promote design excellence in new residential construction, with consideration being given to compatibility with the established residential community. This design review includes site planning, preservation of overall open space, landscaping, appearance, mass and scale of structures, location of windows, varied roof forms and roof plane breaks, and any other applicable design features. Facts in Support of Findings: The design of the two-story homes complies with the building mass and form, window placement, setbacks, elevation treatments, and architectural consistency guidelines. The proposed residences include varied roof forms and elevation treatments to enhance visual interest. The buildings are placed on the property with sufficient setbacks to provide private useable open space and minimizes the potential privacy impacts to surrounding properties. The location of the units takes into consideration the side yards of the abutting homes, and places the proposed units' second story windows in a way that minimizes privacy impacts to neighboring properties. In addition, a required six-foot tall decorative block wall along the perimeter of the development lot will improve the aesthetics of the site and the abutting properties. Larger sized trees are also proposed to ensure adequate landscape screening. Finding: The visual prominence associated with the construction of a two-story house or addition in a predominantly single -story neighborhood has been reduced through appropriate transitions between the first and second floors and the provision of second floor offsets to avoid flat two-story walls. Facts in Support of Finding: The units proposed as 1931 and 1933 Church Street will be located one -behind the other, with 1931 Church Street facing the public street. The proposed units provide a variety of roof forms, including both flat and pitch roofs. These varied roof forms provide appropriate transitions between the project site and the predominantly single -story residences nearby, as roof heights will range between 22 feet and 27 feet in height. This transition reduces the visual prominence that a full two-story gabled roof unit would normally create, which could be built at 27 feet. Each unit also provides enhanced elevations by using a variety of materials. Offsets and building projections will provide variety, interest, and Resolution No. 17-41 Page 4 of 15 visual relief. A combination of smooth stucco finish and horizontal wood siding is used to help differentiate the two floor levels along all elevations of each unit. Other features, such as chimneys and canopies, and projecting beams provide offsets along the building plane to enhance variety and provide visual interest. Both units provide a belly band trim to separate the two stories. B. The proposed project 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 creation of the subdivision is consistent with General Plan Land Use Objective LU -1.3 in that it creates ownership opportunities to improve the balance between renter and owner occupied housing in the City. The project design complies with Objective LU -1A of the General Plan, as the project is an infill residential project. Adequate infrastructure exists to serve the proposed project. The project site is located in the Medium Density Residential land use, which allows 12 or less dwelling units per acre. The proposed project includes a density of 12.4 units per acre, which is slightly above the allowable density, however per General Plan Land Use Objective LU -2.4, "rounding up" to two units is allowed for properties that are legal lots as of March 16, 1992, are zoned R2 -MD, and are between 6,000 square feet and 7,260 square feet in area. The proposed project is located on a 7,006 square -foot lot within the R2 -MD zone, and has been a legal lot prior to March 16, 1992; consequently, the project site is permitted for two dwelling units. The project design complies with the Small Lot Subdivision Ordinance and the Residential Design Guidelines; the proposal does not involve any request deviations. The project is consistent with General Plan Policy CD -7.1 and Policy CD -7.2 in that the new structures are designed in architectural styles that reflect the City's eclectic quality, yet are compatible in scale and character with existing buildings and the natural surroundings within residential neighborhoods. Finding: The proposed use of the subdivision is compatible with the General Plan. Facts in Support of Finding: The proposed project has a density of 12.4 units per acre, which is slightly above the density allowed per General Plan designation of Medium Density Residential, which allows 12 dwelling units per acre. Per LU -2.4, "rounding up" to two units is allowed for properties that are legal lots as of March 16, 1992, are zoned R2 -MD, and are between 6,000 square feet and 7,260 square feet. The property records show the property existed as a legal lot prior to March 16, 1992, and is zoned R2 -MD. The proposed project is located on a 7,006 square -foot lot, where two units are allowed. Public Services Division is requiring a 3 -foot pedestrian access Resolution No. 17-41 Page 5 of 15 easement along the front property line of subdivision (development lot) to provide for future ADA compliant sidewalks along the front of the property. In addition, conditions of approval will require an 11 -foot access easement along the northerly portion of the Parcel 2 to accommodate driveway access to Parcel 1. 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 project is an infill project and will not result in substantial environmental damage. The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3), New Construction or Conversion of Small Structures. The project complies with the maximum allowed density for the site and provides adequate open space, parking and setbacks from adjacent properties. Adequate infrastructure exists to serve the proposed project. 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 project provides private open space areas which will retain an existing mature tree within the front setback, and proposes additional trees along west property line to ensure natural and passive heating and cooling from the sun exposure. In addition, the use of large sliding glass doors along the rear portion of the first story is provided for each home to allow for plentiful circulation of outdoor breezes throughout the homes. Finding: 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. Facts in Support of Finding: The rear unit is proposed to be built approximately 10 feet from an existing 2 -foot utility easement. In addition, overhead powerlines are found along the rear portion of the development lot. A condition of approval requires the applicant to work with any utility agencies' right-of-way areas and/or easements and receive clearance prior to issuance of building permits. Public Services Division is requiring a 3 -foot pedestrian access easement along the front property line to provide for future ADA compliant sidewalks. Resolution No. 17-41 Page 6 of 15 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 applicant will be required to comply with all regulations set forth by the Costa Mesa Sanitation District as well as the Mesa Water District. C. Finding: The project is exempt from the provisions of the California Environmental Quality Act under Section 15303 (Class 3) for New Construction or Conversion of Small Structures. Facts in Support of Finding: In urbanized areas, up to three single-family residences may be constructed under the Class 3 exemption. The project proposes to construct two residential units and therefore qualifies for a Class 3 exemption. D. The project is exempt from Chapter XII, Article 3 Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. Resolution No. 17-41 Page 7 of 15 EXHIBIT B CONDITIONS OF APPROVAL Ping. 1. The expiration of Planning Application PA -16-67 shall coincide with the expiration of the approval of the Tentative Parcel Map 2017-106, which is valid for two years. An extension request is needed to extend the expiration for each additional year after the initial two-year period. 2. The conditions of approval for PA -16-67 and Tentative Parcel Map No. 2017-106 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. 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. 4. Prior to issuance of building permits, the applicant shall provide proof of final recordation of Tentative Parcel Map No. 2017-106. The subdivision map shall be recorded prior to issuance of any model home plan, precise grading permits, or building permits for the proposed development. 5. Prior to final building inspection, the applicant shall file and record a declaration of covenants, conditions, and restrictions (CC&Rs) on the property. The establishment of a Homeowner's Association or Maintenance Association is mandatory. Prior to issuance of a building permit, a draft of the CC&Rs shall be remitted to the Development Services Director and City Attorney's office for review and approval. Because there are no common areas for circulation, parking, or landscape purposes, the CC&Rs shall be limited to the 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. The Development Services Director has the discretion to request any other provisions in the CC&Rs to promote self - governance between the two property owners. 6. The Homeowner's Association or Maintenance Association, as applicable, shall submit a signed affidavit to the City of Costa Mesa on an annual basis to certify the following: a. The two -car garages in the residential community are being used for vehicle parking by the resident(s). b. The vehicle parking areas within the garage are not obstructed by storage items, including but not limited to, toys, clothing, tools, boxes, equipment, etc. c. The resident(s) have consented to voluntary inspections of the garage to verify the parking availability, as needed. The form and content of the affidavit shall be provided by the City Attorney's office. Failure to file the annual affidavit is considered a violation of this condition. Resolution No. 17-41 Page 8 of 15 7. With specific regard to the interior fencing between the two new homes (not development lot perimeter), the applicant shall submit a detailed block wall plan for review. The location and heights of block walls shall comply with Code requirements, as well as any visibility standards for traffic safety related to ingress and egress. The private, interior block walls between the homes shall be a minimum of six feet in height. 8. Applicant shall install a six-foot high decorative block masonry wall around the perimeter of the proposed development lot. In addition, vine pockets are required along the northern property line wall along the driveway leading to the rear unit to provide greenery. 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 screening by trees and landscaping. 9. 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 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 should mitigate 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. 10._ The subjectproperty'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 fill 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. 11. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to final inspection. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 12. No modification(s) of the approved building elevations including, but not limited to, change of architectural type, changes that increase the Resolution No. 17-41 Page 9 of 15 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. This includes use of flat and pitched roofs, horizontal siding, stucco finish, and exposed wood beams and other architectural features, as shown in elevations and renderings. 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 a variance, or in the requirement to modify the construction to reflect the approved plans. 13. A minimum 20 -foot by 20 -foot clear inside dimension shall be provided for the two -car garages. The proposed garages shall be used for parking as required by code as it is not habitable space; further excess storage which prevents parking the required number of vehicles is prohibited. 14. 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. 15. The applicant shall defend, 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 (1) 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. 16. 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. 17. Final building permit plans shall include the far right -side second -story bedroom window for 1933 Church (facing 1935 Church Street) to be a clerestory style window that is a minimum five feet above floor level. In addition, the left -side second -story bathroom window for 1933 Church Street shall be obscure glass. Resolution No. 17-41 Page 10 of 15 18. The applicant shall work with any utility agencies' right-of-way areas and/or easements related to the overhead powerlines running along the rear portion of the development lot, and receive clearance prior to issuance of building permits. Eng. 19. Dedicate a 3 -foot public sidewalk easement behind the right-of-way line for Church Street. 20. Dedicate an 11 -foot access easement along the right side portion of Parcel 2 for access to Parcel 1. 21. Applicant is informed Church Street is under a "NO OPEN CUT" moratorium. Open cutting the street pavement during the moratorium period shall require special resurfacing requirements. 22. Release and relinquish all vehicular and pedestrian access rights to Church Street to the City of Costa Mesa, except at approved locations. Bldg. 23. For each address, two separate architectural, structural and energy plans shall be submitted to the Building Division for review and approval. For other Divisions, one set for both addresses can be submitted for each Division. 24. Prior to issuing the Building permit the conditions of approval shall be required to be incorporated on the approved Architectural plans. 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. Development shall comply with all requirements of Section 13-32, Title 13, of the Costa Mesa Municipal Code relating to development standards for residential projects. 4. All on-site utility services shall be installed underground. 5. 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. 6. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. Resolution No. 17-41 Page 11 of 15 7. Two (2) 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. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 8. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 9. Where existing mature landscaping is good, health condition, every effort shall be made to retain trees and mature landscaping. As such, final landscape plans shall show the existing mature pepper tree to remain within front setback of the development lot. 10. If present and/or projected exterior noise exceeds 60 CNEL, California Noise Insulation Standards, Title 25, California Code of Regulations require a maximum interior noise level of 45 CNEL for residential structures. If required interior noise levels are achieved by requiring that windows be inoperable or closed, the design for the structure must also specify the means that will be employed to provide ventilation, and cooling if necessary, to provide a habitable interior environment. 11. Prior to final inspections, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The fee for a single-family dwelling unit is $13,572. 12. No lot may be sold, leased, or financed, nor shall building permits be issued or construction commenced prior to the recordation of the final map with the County Recorder. This prohibition includes building permits for model homes. However, rough grading, demolition and temporary power permits may be issued prior to recordation of a final map. Utilities may also be constructed up to the perimeter of the site. Bldg. 13. Comply with the requirements of the adopted 2016 California Residential Code, 2016 California Building Code, 2016 California Electrical Code, 2016 California Mechanical Code, 2016 California Plumbing Code, 2016 California Green Building Standards Code, and 2016 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. 14. Submit rough grading plans, an erosion control plan and a hydrology study. 15. Submit a precise grading plans, and an erosion control plan. If it is determined that a grading plan is not required a drainage plan shall be provided. A precise grading plan shall not be required if any of the following are met: a) 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 Resolution No. 17-41 Page 12 of 15 Fire Trans. Eng. not create a cut slope greater than 1 '/z:1 (excluding foundation area). b) 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. c) 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. 16. Submit a soil's report for the project. Soil's Report recommendations shall be blueprinted on both the architectural and the precise grading plans. 17. 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%). 2013 California Residential Code CRC 403.1.7.3 18. Lot shall be graded to drain surface water away from foundation walls. The grade shall fall a minimum of six inches within the first ten feet. CRC R401.3 19. Projections, including eaves, shall be one-hour fire resistive construction, heavy timber or of noncombustible material if they project into the five foot setback area from the property line. They may project a maximum of 12 inches beyond the three foot setback. CRC Tables R302.1(1) and R302.1(2). 20. Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the project design features to assess compliance with the California Building Code and California Fire Code. 21. The project shall provide an automatic fire sprinkler system according to NFPA 13D. 22. Street addresses shall be visible from the public street and may be displayed either on the front door, on the fascia adjacent to the main entrance, or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum six (6) inches in height with not less than one -half-inch stroke and shall contrast sharply with the background. 23. Construct residential driveway approach at locations specified on submitted site plan. Drive approach dimensions shall be W=16 feet, X=4 feet, per City Standards. 24. Close unused drive approaches with full height curb and gutter per City Standards. 25. Two copies of the Final Map and one copy of the Property Boundary closure calculations shall be submitted to the City of Costa Mesa Engineering Division for checking. 26. Submit updated Title Report of the subject property. 27. The Parcel Map shall be developed in full compliance of CCMMC Sec 13-208 through 13-261 inclusive. Resolution No. 17-41 Page 13 of 15 28. Submit seven copies, one duplicate mylar and an electronic copy of recorded map or signed plan to Engineering Division, City of Costa Mesa, prior to occupancy. 29. Prior to recordation of a final map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor and shall submit to the City Engineer and the County Surveyor a digital -graphic file of said map in a manner described in Subarticle 11/12, Sections 7-9-330/7-9-337 of the Orange County Subdivision Code. 30. Survey Monuments shall be preserved and referenced or set pursuant to Section 8771 of the Professional Land Surveyors Act and Business and Professional code. 31. Submit cash deposit or surety bond to guarantee monumentation prior to approval of the map. Amount to be determined by City Engineer. 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 on the site, and hydrology calculations, both prepared by a registered Civil Engineer or Architect. Construction Access approval must be obtained prior to Building or Engineering Permits being issued by the City of Costa Mesa. Pay Offsite Plan Check fee per Section 13- 231 of the C.C.M.M.C. 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. Obtain an encroachment permit from the Engineering Division for any work in the City public right-of-way. Pay required permit fee & cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per section 15-31 & 15-32, C.C.M.M.C. 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 development and then construct P.C.C. driveway approaches 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. ADA compliance required for new driveway approaches. 36. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. Residential sidewalk per City of Costa Mesa Standards as shown on the Off-site Plan, including four (4) feet clear around obstructions in the sidewalk. 37. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. Resolution No. 17-41 Page 14 of 15 38. Fulfill Drainage Fee requirements per City of Costa Mesa Ordinance No. 06-19 prior to approval of Final Map/Approval of Plans. SPECIAL DISTRICT REQUIREMENTS The requirements of the following special districts are hereby forwarded to the applicant: Sani. 1. Applicant will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. 2. County Sanitation District fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (949) 654-8400. 3. Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. 4. The applicant is required to contact the Costa Mesa Sanitary District at (949) 654-8400 to arrange final sign -off prior to certificate of occupancy being released. 5. Unless an off-site trash hauler is being used, applicant shall contact the Costa Mesa Sanitary District at (949) 654-8400 to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from this requirement. 6. Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for any additional district requirements. AQMD 7. Prior to any demolition contact South Coast Air Quality Management District located at: 21865 Copley Dr. Diamond Bar, CA 91765-4178 Tel: 909- 396-2000 School 8. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. State 9. 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. Water 10. 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. 11. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. Cable 12. The applicant shall contact the current cable company prior to the issuance of building permits to arrange for pre -wiring for future cable communication services. Resolution No. 17-41 Page 15 of 15