HomeMy WebLinkAbout53 - PH-2 - Attachment 8 - 4/15/2014ATTACHMENT S
MARCH 24, 2014 PLANNING
COMMISSION STAFF REPORT AND
ATTACHMENTS
-- � 0-3:-
PLANNING COMMISSION
AGENDA REPORT
MEETING DATE: MARCH 24, 2014 ITEM NUMBER: nW3
SUBJECT: 125 EAST BAKER STREET APARTMENT PROJECT:
FINAL EIR (STATE CLEARINGHOUSE # 2013081051); GENERAL PLAN AMENDMENT
GP -13-02; REZONE R-13-02; ZONING CODE AMENDMENT CO -13-02; AND MASTER
PLAN PA -13-11
125 EAST BAKER STREET
FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT
PRESENTATION BY: MEL LEE, SENIOR PLANNER
DATE: MARCH 13, 2014
FOR FURTHER INFORMATION CONTACT: MEL LEE, AICP (714) 754-5611
mel.1ee(ftosta mesaca.aov
DESCRIPTION
The proposed project is a five -story, 240 -unit apartment complex (63 -foot maximum
height proposed) at a density of 58 dwelling units (du's) per acre with a six -story parking
structure (57 -foot maximum height proposed) with 457 parking spaces and four outdoor
on -grade parking spaces, along with the following specific entitlements:
1. General Plan Amendment GP -13-42. Change the land use designation of the 4.17 -
acre development site from Industrial Park to High Density Residential. In addition to
the change in land use designation, the general plan amendment also involves text
amendment(s) to the City's General Plan to reflect a site-specific density of
58 dwelling units per acre, and a site-specific height of six stories.
2. Rezone R-13-02. A rezone (or change) of the zoning classification of the 4.17 -acre
development site from Commercial Limited (CL) to Planned Development
Residential — High Density (PDR -HD).
3. Zoning Code Amendment CO -13-02. A zoning ordinance to amend Costa Mesa
Municipal Code Title 13 for a site-specific density of 58 dwelling units per acre. The
site is proposed to be designated PDR -HD (Planned Development Residential -High
Density) in the City's Zoning Code. The designation allows up to 20 dwelling units
per acre, or 83 dwelling units maximum for the site. The proposed 240 -unit project
would require an amendment to Table 13-58 (Planned Development Standards) to
allow a site-specific density of 58 dwelling units per acre for this project.
4. Master Plan PA -13-11. A Master Plan application for the proposed development of
a five -story 240 -unit residential apartment building (63 feet overall height) that wraps
around a six -story parking structure (57 feet overall height) with 457 parking spaces
in the structure and four outdoor on -grade parking spaces with a deviation from: on-
site parking spaces (538 parking spaces required; 461 parking spaces proposed).
5. Final Environmental Impact Report (State Clearinghouse #2013081051).
Certification of the Final Environmental Impact Report (EIR) for the project.
APPI IC_ANT
Red Oak investments is the authorized agent for Nader Properties, the property owner.
RECOMMENDATION
That the Planning Commission adopt the attached resolutions recommending that the
City Council take the following actions:
1. Certify the Final Environmental Impact Report for the project.
2. Approve by adoption of resolution General Plan Amendment GP -13-42.
3. Give first reading to the ordinance approving Rezone R -13-a2.
4. Give first reading to the ordinance approving Zoning Code Amendment CD -13-a2.
5. Approve by adoption of resolution Master Plan PA -13-11, subject to conditions of
approval and the EIR Mitigation Monitoring and Reporting Program for the project.
PLANNING APPLICATION SUMMARY
Location: 125 East Baker Street Applications:
Request: See first page of staff report.
SUBJECT PROPERTY:
GP-13-02IR-13-02! CO- 13-021PA-13-11
SURROUNDING PROPERTY:
Zone: CL
(Current); PDR -HD (Proposed)
North:
(Across Baker) MP, church and industrial uses
General Plan:
IP (Current); HDR (Proposed)
South:
Across Pullman MP, industrial uses
Lot Dimensions:
_-
Irregular
East:
Across Pullman MP, industrial uses
Lot Area:
181,415 SF (4.17 AC)
West:
CM 55 freeway off -ramp and drainage channel
Existing Development: Two-story office building
to be demolished
Min. Private Open Space(Patio/Balcony) Min. 5 FT Dimensionl100 SF Min. 5 FT Dimension/100 SF 2
DEVELOPMENT STANDARD COMPARISON Based on Proposed PDR -HQ Zonin
Development Standard
Required/Allowed
Proposed/Provided
Lot Size:
Lot Width N/A 340 FT
Lot Area 43,564 SF 1 AC 181,415 SF 4.17 AC
Density (High Densi Residential):
Zone
20 du'sIAC
$3 Units Max.
58 du'sIAC
240 Units Pro 1
General Plan
24 du's1AC
83 Units Max.
58 du'sIAC
240 Units Pro 1
Maximum Site Coverage Overall Project):
Buildings NA NA
Perimeter Open Space 20 FT Abutting Public ROW 20 FT Abutting Public ROW
❑ en Space(Total Site Area 42% 46.5%
Min. Private Open Space(Patio/Balcony) Min. 5 FT Dimensionl100 SF Min. 5 FT Dimension/100 SF 2
Building Height: NA 5 Stories/63 FT (Apartments) (3)
6 Stories/57 FT (Parking Structure 3
Setbacks Overall Project):
Front Baker Street NA 20 FT
Side left -Pullman Street/right-55 F NA 20 FT/20 FT
Rear NA NA
On -Site Parking:
538 Spaces
457 Spaces (In Parking Structure)
4 Spaces (At Grade Open Parking)
461 Spaces Total 4
Driveway Width
16 FT Min.
25 FT
NA = Not Applicable or No Requirement.
(1) Site specific density requires General Plan Amendment and Zoning Code Amendment (see staff report
discussion).
(2) 100 SF requirement may be met through a combination of private balcony area and other deck areas in the
common area, as long as the overall dimension of the balconyldeck is not less than 5 FT.
(3) Site specific building height requires General Plan Amendment (see staff report discussion).
4 Reduction in number of on -sites aces requested see staff report discussion).
CEQA Status
Environmental Impact Report EIR
Final Action
City Council
101.(0—
BACKGROUND
Project SiteJEnvirons
The project site is located at the southwest corner of Baker Street and Pullman Street.
The site is approximately 4.17 -acres in size (181,415 square feet), is roughly triangular-
shaped; and is currently occupied by a 66,600 -square -foot two-story office building
constructed in 1974, a surface parking lot, signage, and landscaped areas within the
parking area and around the perimeter of the site. The property is currently zoned CL
(Commercial Limited) and has a General Plan Land Use Designation of Industrial Park
(MP). The site is bounded to the north (across Baker Street) by buildings containing a
church and various industrial uses zoned MP (Industrial Park), with a General Plan
Land Use designation of Industrial Park; to the south and east (across Pullman Street)
by various industrial buildings zoned MP (Industrial Park) with a General Plan Land Use
designation of Industrial Park; and to the west by the off -ramp for the Costa Mesa
Freeway (SR -55) and a drainage channel surrounded by chain link fencing. The site is
also located approximately one-half mile to the west of John Wayne Airport (JWA).
Project Proposal
The proposed project involves replacing the existing office building and surface parking
areas with an apartment building and parking structure as described above. The
apartment units are comprised of studio, one -bedroom, two-bedroom, and three-bedroom
units. A breakdown of the unit types are summarized in the table below:
Studio & Lofts
1 Bedroom;& 2 Bedroom
Lofts Lofts
:3 Bedroom
TOTAL
30 Units
107 Units 95 Units
8 Units 240 Units
The building design and roof elements are modern style, i.e., characterized by
simplified square and rectangular building forms with a variety of flat planes,
projections, and recesses. The exterior consists of alternating stucco, smooth fiber
cement panels with exposed attachments, and wood siding finishes. Additional accents
include wood balcony rails and trellises, welded wire mesh grid systems that support
the growth of landscape vines, and "caged rock" planters.
The vehicular entrance to the parking structure is proposed to be provided from a single
drive approach on Pullman Street. The project will include four outdoor on -grade parking
spaces to serve the leasing office and 457 parking spaces provided within a six -level
parking structure, which will also serve as a sound barrier to the adjacent freeway noise.
Access to each residential level will be provided directly from each level of the parking
structure and additionally by stairs and elevators throughout the development.
The site plan includes private open space and courtyard areas that allow for circulation
through the project while still maintaining a sense of privacy for the residents. The project
also contains resident amenities that include a pool, a spa, a state-of-the-art cardio gym,
a dog park, a roof top deck, a business center, community gardens, and a clubhouse.
A detailed description of the project is provided in the Environmental Impact Report (EIR)
prepared for the project, under separate cover.
Continued Public Hearing
The public hearing was continued from the February 24, 2014 meeting to March 24, 2014
to address minor changes to the design of the vehicle entries to the project from Pullman
Street, which has been reviewed and approved by the Transportation Services Division
and the Fire Department. The revisions do not change staffs recommendation for any of
the proposed entitlements, or the conclusions or mitigation measures of the EIR prepared
for the project.
ANALYSIS
General Plan Amendment GP -13-02
As noted earlier, a change in the land use designation of the 4.17 -acre development
site from Industrial Park to High Density Residential is proposed to accommodate the
development. The proposed General Plan Amendment GP -13-02 would amend the
following sections of the Land Use Element as underlined and italicized below:
LAND USE DESIGNATIONS
High -Density Residential
In 2494 General Plan Amendment GP -13-02 was approved, it consisted of a site-
specific residential density increase for a 4.17 -acre site at 125 East Baker Street. The
maximum density allowed is 58 units/acre which allows a maximum of 240 dwell
units.
Building Height
The Zoning Code does not specify a maximum building height for the PDR -HD zone;
however, a maximum building height of four stories for buildings south of the San Diego
(I-405) Freeway is established as an objective and a policy in the General Plan Land
Use Element (Objective LU -1 C and Policy LU -1 C.2). Because the subject property for
the proposed development is south of the 1-405 Freeway, the four-story maximum
height would apply to the project.
The proposed revision to the General Pian objective/policy language is underlined and
italicized below.
Objective LUA C Promote land use patterns and development, which contribute to
community and neighborhood identity.
Policy LU -1C.2 Limit building height to four stories above grade
south of the 1-405 Freeway, except for special
purpose housing, such as elderly, affordable, or
student housing. An exception is for the Newport
Plaza property at 1901 Newport Boulevard where
a six -level parking structure is allowed, and the
property at 125 East Baker Street where a five -
.r
story, 240 -unit apartment building and six-sto
parking structure are allowed (GP -13-02).
Rezone R-13-02
A rezone (or change) of the zoning classification of the 4.17 -acre development site from
Commercial Limited (CL) to Planned Development Residential — High Density (PDR -
HD). The proposed rezone to PDR -HD would be consistent with the proposed High
Density Residential General Plan designation for the project site.
Zoning Code Amendment CC -13.02
A zoning ordinance to amend Costa Mesa Municipal Code Title 13 for a site-specific
density of 58 dwelling units per acre would be required. The proposed 240 -unit project
would require an amendment to Table 13-58 (Planned Development Standards) to
allow a site-specific density of 58 dwelling units per acre for this project. The revised
Table 13-58 is presented with changes as underlined and italicized below:
Revised Table 13-58 (Planned Development Standards)
Devefopmera
PDR -LD
POR -MD
PDR -HD
PAR -NCM
PDC
PDI
slandRrd
Maximum Density
8
12
20
35
20
per Section 13-59
Note: See North
Note: The maximum
MAXIMUM
Costa Mesa Specific
density for 1901 Newport
DENSITY
Plan for exceptions,
Boulevard is 40 dwelling
CRITERIA.
units per acre. See North
(dwelling units per
Note: The maximum
Costa Mesa Specific Plan
acre)
densV for 125 East
for exceptions.
Baker Street is
58 dwelling units per
acre (Cd -13-02)_
Master Plan PA -13-99
As noted earlier, the Master Plan application is for the proposed development of a five -
story 240 -unit residential apartment building (63 feet overall height) that wraps around a
six -story parking structure (57 feet overall height) with 457 parking spaces in the
parking structure and four outdoor on -grade parking spaces with a deviation from the
following zoning code development standards: on-site parking spaces (538 parking
spaces required; 461 parking spaces proposed).
With regard to the master plan, staff notes the following:
The pMLect features guality construction and materials. As noted earlier, the building
design and roof elements reflect a modern style, i,e., characterized by simplified
square and rectangular building forms with a variety of flat planes, projections, and
recesses. The exterior consists of alternating stucco, smooth fiber cement panels
with exposed attachments, and wood siding finishes. Additional accents include
wood balcony rails and trellises, welded wire mesh grid systems that support the
growth of landscape vines, and "caged rock" planters. The developer will also be
required to contact the City's Transportation Services Division and the California
Department of Transportation (Caltrans) to replace the chain link fence between the
westerly property line and the drainage channel v -ditch with a combination wrought
iron fence with pilaster supports or other fence/barrier acceptable to both the City
and Caltrans, and landscape the area between the westerly property line and the v -
ditch consistent with the abutting on-site landscape.
The proposalprovides on-site amenities comparable with quality residential PMLects of
this size and density. The proposed resident amenities include a 5,400 square -foot
clubhouse, business center, and state-of-the-art cardio gym. Beyond the Clubhouse
is over 12,223 square feet of landscaped courtyard with a pool, spa and related
recreation areas. A separate more passive courtyard encompasses 5,385 square feet
of additional common open space. Stretching along the western edge of the property
is the 13,797 square foot "resident back yard", including a dog park, basketball courts,
landscaped walkways and community gardens.
The parking study prepared for the proiect, rather than strict application of the Parkin
re uirements in the Zoning Code qaropriatelZ identifies the parking demand for this
protect. A shared parking analysis was prepared for this project as a tool to identify
peak parking demand. The parking study was prepared by Linscott, Law and
Greenspan Engineers (LLG) and is included in the Transportation/Traffic section of
the EIR. The study concludes that the parking will be sufficient to accommodate the
proposed mix of units within this project based on the following.
The project was compared with nine comparable sites in Costa Mesa, Irvine, Orange,
Fullerton, Santa Ana, Monrovia, and Pasadena. This array of peak parking rates yields
an average ratio of 1.33 spaces per unit, an 85th percentile ratio of 1.47 spaces per unit,
and a maximum ratio of 1.75 spaces per unit (based on The Legacy multifamily
residential project approved at 580 Anton Boulevard).
The study estimates the project's parking needs based on the application of the
average, 85th percentile, and maximum parking rates from the comparable sites
mentioned above. For the 240 units proposed, it is estimated that the average parking
demand would be 319 spaces, the 851h percentile demand would be 353 spaces, and
the maximum demand would be 420 spaces. Comparing the maximum demand of 420
spaces against the proposed supply of 457 spaces in the structure yields a surplus of
37 spaces.
The parking study has been reviewed by the City's Transportation Services Division, and
they concur with the study methodology, suggested parking rates, and the consultant's
conclusions regarding adequate parking.
Staff is also recommending the following as a condition of approval:
• A parking management plan shall be submitted to the Development Services
Director and the Transportation Services Manager prior to final occupancy of
the building. The parking management plan shall denote the following:
o Method of allocation of assigned parking.
o Location of visitor parking, including appropriate signage.
o Location of security gates, if any, and how gates will be operated.
o Location of employee parking.
o Provide proof of a contract with a towing service to enforce the parking
regulations if parking problems arise.
The proiect has been designed to be compatible with the surrounding uses in the area
and future apartment tenants will be notified of the existing uses in the vicinity of this
rp oject• The project has been designed as a self-contained residential community
with on-site amenities as discussed above. The architectural style of the building, with
its clean modern lines, glass, wood and metal accents, is visually compatible with the
architecture of the surrounding industrial area. A condition of approval has been
incorporated requiring future tenants to be notified that there are surrounding industrial
uses in the area, including but not limited to, operational characteristics such as hours
of operation, delivery schedules, outdoor activities, noise, and odor generation.
Additionally, future tenants will be notified of the existing airport in the vicinity of the
project and the units will be designed with sound attenuation measures to mitigate any
noise impacts.
Number of Construction Jobs
According to the applicant, the project will generate the following jobs:
During Planning and Construction:
• 166 temporary construction jobs over two years.
• 15 temporary design professional jobs.
Post Construction:
■ T permanent on site jobs, plus ancillary service jobs.
John Wayne Airport (JWA)
As noted earlier, the project site is located approximately one-half mile to the west of
John Wayne Airport (JWA). The Federal Aviation Administration (FAA) issued a
Determination of No Hazard To Air Navigation on May 16, 2613, which established a
maximum building height of 111 feet above mean sea level (approximately 65 feet
above ground level) for the proposed project.
The Airport Land Use Commission for Orange County (ALUC), at their meeting of
January 16, 2614, determined, on a 6-1 vote, that the proposed project was consistent
with the Commission's Airport Environs Land Use Plan (AELUP) for John Wayne
Airport (JWA) and the AELUP for Heliports, and recommended the following condition
of approval, which has been incorporated into the draft resolution for PA -13-11:
• Outdoor signage shall be provided informing the public of the presence of an
operating airport for all designated outdoor common or recreational areas. If the
proposed project should change significantly after the ALUC review, the proposed
project must return to ALUC for another consistency determination.
ENVIRONMENTAL DETERMINATION
An Environmental Impact Report (EIR) has been prepared for the project in accordance
with the California Environmental Quality Act (CEQA). In accordance with CEQA
Guidelines Section 15987, the Draft Environmental Impact Report was made available
for a 45 -day public review and comment period beginning on November 6, 2913, and
remained available for comment until December 20, 2913. The Final EIR document can
be found on the City's website at the below link:
http:/A& ww.costa mesaca, gov/index. asr)x? page=151
Electronic copies can also be obtained on CD's from the Planning Division at no
charge. Hardcopies are also available for review at the following locations:
City of Costa Mesa
Planning Division/Development Services Department
77 Fair Drive
Costa Mesa, CA 92628
The Costa Mesa/Donald Dungan Library
1855 Park Avenue
Costa Mesa, CA 92627
Mesa Verde Library
2969 Mesa Verde Drive East
Costa Mesa, CA 92626
Response to Comments
In total, twelve comment letters regarding the Draft EIR were received during the public
review and comment period from five public agencies, one organization, and six
individuals. Additionally, the Draft EIR was presented to the Planning Commission during
their regularly scheduled meeting on December 9, 2913, and five speakers provided
comments on the proposed project during the Planning Commission Meeting. The
comments have been incorporated, where appropriate, in the Final EIR document.
Brief Summary of Significant Environmental Impacts and Mitigation Measures
Under CEQA, a "significant impact" represents a substantial or potentially substantial
adverse physical change to the environment. In evaluating specific effects of the project
on the environment, the EIR identifies thresholds of significance for each effect,
evaluates the potential environmental change associated with each effect, and then
characterizes the effects as impacts. With the implementation of the mitigation
measures identified in the EIR for the proposed project, all potentially significant
impacts have been reduced to less than significant levels, as briefly summarized in the
table below:
Summary of Significant Environmental Impacts
Potentially Significant Level of Significance After
Environmental Effects Mitigation Measure Summary (1) Mitigation
Air Quality
■ Maintain equipment during construction
Less than significant
r Minimize dust during construction
• Paint and building coatings to comply
with air quality standards
0 Provide a sealed HVAC system for all
units
Hydrology/Water Duality
■ Provide a Water Quality Management
Less than significant
Plan WQMP
Land Use/Planning
■ Notification to future residents of airport
Less than significant
in the vicinity of the project
Noise
. Comply with applicable noise attenuation
Less than significant
standards
• Minimize noise impacts during
construction
TransportationfTraffic
. Provide a traffic signal at Baker/Pullman
Less than significant
intersection
• Provide street improvements at Red Hill/
Baker intersection
■ Payment of traffic impact fees
• Provide adequate sight distance for
vehicles at all project drive approaches
(1) Refer to the Final EIR document for detailed descriptions of each mitigation measure.
LEGAL REVIEW
The Final EIR and draft resolutions have been reviewed and approved as to form by the
City Attorney's Office.
CONCLUSION
With implementation of the mitigation measures identified in the EIR for the proposed
project, all potentially significant impacts have been reduced to less than significant
levels. With the implementation of the recommended conditions of approval, the
proposed project will be compatible and harmonious with uses that exist within the
general neighborhood. The project features quality construction and materials. The
proposal provides on-site amenities expected of quality residential developments of this
type. The parking study prepared for the project identifies that the parking demand is
adequate for this project. The Airport Land Use Commission for Orange County (ALUC)
determined that the proposed project was consistent with the Commission's Airport
Environs Land Use Plan (AELUP) for John Wayne Airport (JWA). Therefore staff
recommends that the Planning Commission approve a resolution recommending that
the City Council certify the Final EIR Prepared for the promect and approval of the pro4ect
sub'ect to Conditions of Approval and the Mitigation Monitoring and Reiporting Program.
f6-
ALTERNATIVES
The Planning Commission has the following alternatives:
1. Continue the item to allow additional time for further analysis or revisions to the
project.
2. Recommend City Council deny the project. If the City Council denies the project, the
applicant could not submit substantially the same type f 'ppIication for six months.
ze
MEL LEE, AICP J G A , AICP
Senior Planner Inter'R Ass' nt Director of Development
Services
Attachments: 1.
Applicant's Project Description
2.
Additional Correspondence from Public
3.
Final EIR Mitigation Monitoring and Reporting Program
4.
Draft Planning Commission Resolution for Final
Certification
5.
Draft Planning Commission Resolution for General
Amendment
5.
Draft Planning Commission Resolution for Rezone
7,
Draft Planning Commission Resolution for Zoning
Amendment
8.
Draft Planning Commission Resolution for Master Plan
9.
Maps and Plans
10.
Final Environmental Impact Report (Under Separate Cover)
Also Available on the City Website at
hftp://www.costamesaca.gov/index,aspx?[)age=1 51
cc: Director of Economic & Development 1 Deputy CEO
Sr. Deputy City Attorney
Public Services Director
City Engineer
Transportation Services Manager
Fire Protection Analyst
Staff (4)
File (2)
SIV
Plan
Code
Distribution List — Agencies and Persons Who Provided Comment
on the Project EIR
Red Oak Investments
Attn: Joe Flanagan
2101 Business Center Drive, #230
Irvine, CA 92512
Nader Properties
-1 IA-
3 Harbor Light
Newport Beach, CA 92657
Atkins
Attn: Trina S. Abbott
3570 Carmel Mountain Road, Suite 300
San Diego, CA, 92130
InFocus Consultants
Attn: Peter Naghavi
418 Avenida Salvador
San Clemente, CA 92672
- 15--
ATTACHMENT 1
APPLICANT'S PROJECT DESCRIPTION
- I f.6r
125 Baker
PROJECT DESCRIPTION
The Project Applicant, Red Oak Investments LLC, proposes to construct 240 residential
dwelling units within a five -story structure on the property known as 125 East Baker
The properties are approximately 4.2 acres in size and is currently developed with a
60,000 square foot office building developed in 1974. The site is bounded by Pullman St.
to the east, Baker St, to the North and the 55 Fwy access road to the west.
The Applicant proposes to develop the 240 units in a combination of studio, one, two and
three bedroom units. The site plan includes private open space and courtyard areas that
allow for circulation through the Project while still maintaining a sense of privacy for the
residents. The project also contains resident amenities that include a pool, a spa, a state-
of-the-art cardio gym, a dog park, a roof top deck, a business center community gardens
and a clubhouse.
The Project will include 469 parking spaces provided within five levels in an above -grade
covered parking structure, which will also serve as a sound barrier to the adjacent
freeway noise. Access to each residential level will be provided directly from each level
of the parking structure and additionally by stairs and elevators throughout the
development.
The Project would be accessible from two driveways located directly on Pullman.
LA11616000.5
ATTACHMENT 2
ADDITIONAL CORRESPONDENCE FROM
PUBLIC
January 14, 2014
Honorable Mayor .lames Righeimer
Honorable Mayor Pro Tens Stephen Mensinger
Honorable City Council Members
Planning; Commissioners and City Planning; Staff
Cr ry of COSTA NIFSA
77 Fair Drive
Costa Mesa CA 92626
Re: Multi Family Rezone 125 Baker
Honorable Mayor,
Trust all is well. I wanted to drop you a note and let you know that 1 had an opportunity
to review the plans for Mr. Flanagan and lir. Wong for their residential project. We are
in support of adding residential units in the sobecalairport area. I think it will create
community and bring families to the neighborhood. I hope that their project gets
approved.
Thank you for your continued dedication to our city.
Sinc
Shaheen Sadeghi
January 21, 2014
Honorable MayorJames Righeimer
Honorable Mayor Pro Tem Stephen Mensinger
Honorable City Council Members
Planning Commissioners and City Planning Staff
GTy of COSTA MESA
77 Fair Drive
Costa Mesa CA 92626
Re: Multi Family Rezone —125 Baker Street
Dear Honorable Mayor, City Council and Planning Commission:
Burke Real Estate Group developed the North West corner of Baker Street and Redhill
Avenue. This project was a conversion of one large industrial building (former Briggs
Cunningham Auto Museum) into a 3 building modern office complex. Burke Real Estate
Group also occupies this location with our Corporate Office. As a Business and property
owner in chose proximity to the proposed property, I am in support of the proposed
housing project at 125 Baker. This neighborhood while once a heavy manufacturing
zone has been transitioning for decades away from strictly industrial uses. Today you
will find a mix of uses. Office buildings continue to be developed in what were once
industrial buildings, Churches coexist with schools and light industrial. Adding
residential on the periphery seems to be a natural progression and should help alleviate
business commute traffic.
Sincerely,
Brian R. Burke
Eau F2KL REAL ESTATE GROUP
2613 E. BAKER STREET
SUITE 106
COSTA Mesa, CA 92626
TCL: 71 4.924.6666
Fax: 718 4 6RII1
s■41V�` WWW.1+kJ�KF GROL p,N ET
()7)
�A)
watnllp
tal?'�
OC CHURCH
January 29, 2014
Honorable Mayor James Righeimer
1-lonorable Mayor Pro Tem Stephen Mensinger
flonorabie City Council Members
Planning Commissioners and City Planning Staff
City of Costa Mesa
77 Fair Drive
Costa Mesa CA 92626
Sent via HSPS
Re: Multi Family Rezone -125 Balser Street
Dear Council and Commission:
Watermark OC Church
3186 Pullman St.,
Costa Mesa, CA, 92626
P: 714.597,6000 F:714.597.6009
Watermark OC Church has the privilege of serving local schools, business,
neighborhoods, and families within the 92626 and neighboring zip codes. Our
church currently consists of around three hundred families and adults. We place a
high value on our local community, both in partnering and serving our local
community.
We believe the Red Oak Housing proposal is a great way to add another unique
aspect to the Redhill Zone, which already consists of businesses, schools, and
churches.
Watermark OC Church supports the rezone of this area and the development of this
upscale housing project.
Sincerely,
Ptistorucky Dennis
Lead Pastor of Watermark OC Church
4,dg4.
el, AIRPORT LAND USE COMMISSION
GRANGE COUM-Y
FOR GRANGE COUNTY
IN OR 3160 Airway Avenue • Costa Mesa, California 92626 • 949.252.5170 fax: 949.252.5178
January 29, 2014
Mel Lee, AICP
Senior Planner
City of Costa Mesa
77 Fair Drive
P.O. Box 1200
Costa Mesa, CA 92628
Subject: City of Costa Mesa Baker Street Apartments Project (125 East Baker Street)
Dear Mr. Lee:
During the meeting held on January 16, 2014 the Airport Land Use Commission (ALUC) for
Orange County considered the subject project. The matter was duty discussed, moved, seconded
and carried by a 6 to 1 vote by the Commission to find the City of Costa Mesa's proposed Baker
Street Apartments Project to be Consistent with the Commission's Airport Environs Land Use
Plan (AEL UP) for John Wayne Airport (JWA) and with the AEL UP for Heliport's. The
Consistency finding was as follows:
The Commission found the proposed Baker Street Apartments Project consistent with the
AEL UP for JWA and the AEL UP for Heliports as recommended by ALUC staff with the
added condition that the City of Costa Mesa require outdoor signage informing the public of
the presence of an operating airport for all designated outdoor common or recreational areas.
If the proposed project should change significantly after this ALUC review, the proposed
project must return to ALUC for another Consistency determination.
Please contact ALUC staff at (949) 252-5123 or via email at Ichoumnocair.corn if you require
additional information or have questions regarding this proceeding.
Sincerely,
r
Kari A. Rigoni
Executive Officer
-122—
EW POR T
Real Estate Services, Inc
Glen Allen
Pr idemt
February 3, 2014
Honorable Mayor James Righeimer
Honorable Mayor Pro Tem Stephen Mensinger
Honorable City Council Members
Planning Commissioners and City Planning Staff
CITY OF COSTA MESA
77 Fair Drive
Costa Mesa CA 92626
11 ,
Sent via USPS
RE: POTENTIAL MULTIFAMILY REZONE —SEC BAKER STREET/ NEWPORT (55) FWY
Dear Sirs:
I wanted to send this letter indicating my strong support for the referenced project. As a business
owner in Costa Mesa, located near the subject property, I believe this development will provide
much needed employee housing in our area. Our firm employs both senior level managers as
well as administrative, accounting and support staff in our corporate facility located about a mile
from the proposed project. We believe that this project will provide much needed attractive
housing for our professional and administrative staff, particularly in the 20 to 40 year old age
demographic that provides future business managers and leaders in Costa Mesa. As you know,
the west airport area of Costa Mesa has experienced a dramatic conversion to higher skilled office
workers, many of whore are in need of quality, affordable housing in a cutting edge, state-of-the-
art architectural environment. Businesses such as mine need these discriminating younger
emerging managers to fill our demand for higher skilled workers. New high-quality housing,
particularly in Orange County, is a critical component to attracting and retaining these employees
who will make current and future significant contributions to Costa Mesa.
As importantly, as a real estate owner in this area, I truly believe that the conversion from the
current use to the proposed use will be a net positive for property values in our arca by both
enhancing the surrounding architecture as well as providing much needed rental housing stock.
As both a property owner and business owner in the immediate area of the proposed project, we
strongly support the proposed project and look forward to the opportunity to speak at both
Planning Commission and City Council to further express the importance of this type of
redevelopment for both our direct mixed use community as well as the greater City of Costa
Mesa.
Yours truly,
NEWPORT REAL ESTATE SERVICES, INC.
J
Glen Allen
President
0:INRES1Correspondence1125 Baker Costa Mesa 013014.docx
3184H Airway Avenue ■ Costa Mesa, CA 92626 ■ Tel: (714) 850-0085
■ Fax: (714) 850-0086 ■ www.nres.net ■ Lic. 01342064
`123
PloneeR
PROKIRG 11106
2430 SOUTH GRAND AVENUE * SANTA ASIA, CA 92-05 * (714) 544-9751 * t$Ufl) 528.6567
FAX (714) 428-0291
February 27.201 -1
I lonorab.le Ma\ or James Righeimer
Honorable Mayor Pro 'Fem Stephen Mcnsinger
1 lcmorable Cita COUncil Members
Planning Commissioners and City Planning Stall'
CITY of COST: M E -SA
77 Fair Drive
Costa Mesa CA 92626
Re: 125 Baker Street
Dear Council and Commission:
I have owned the building at 3030 Pullman. Pullman since 1978 1 have been patiently
watching the neighborhood transition through the years. We have seen industrial buildings
shirt to office buildings, schools and churches. These uses by all appearances coexist quite
well. '1'he proposed addition of the residential prqiect at 125 Baker would complement most
of the current uses in the area.
The addition of residential is working well on the other side of the airport in Irvine so I see
no reason that it can't be successful on "our side"` of the airport as well.
IESr. '�
PH -3
wamco
March 12, 2014
Honorable Mayor .lames Righeimer
Honorable Mayor Pro Tem Stephen Mensinger
Honorable City Council Members
Planning Commissioners and City Planning Staff
CITY OF COSTA MESA
77 Fair Drive
Costa Mesa CA 92525
Re: Multi Family Rezone — 125 Baker Street
Dear Ionorable Mayor, City Council and Planning Commission:
RH Matthews, LLC purchased 3128 Red Hill and 325 Baker in 2010 and we have invested
heavily in both properties. After extensive renovation of these properties we moved our
aerospace lighting business (Wamco) into 3128 Red Hill and leased 325 Baker to Fox Rent A
Car. As a Business and property owner in close proximity to the proposed property, I am in
support of the housing project at 125 Baker. This project is a good addition to the neighborhood
and should help create jobs, boost the property tax rolls and boost the property values of the
entire neighborhood. Some of my own employees are excited at the possibility of housing within
walking distance from work.
As a live long resident of Costa mesa/Newport Beach I have seen a lot change over the years.
This area was once all industrial and now with churches and schools have moved in. We now
have more of a community feel to the neighborhood and I believe this housing project will be a
good addition to the area.
Sincerely,
Greg Matthews
Executive Vice President
3128 Red Hill Avenue 714-545-5560 www.wamcoinc.com
Costa Mesa, CA 92626 714-545-6093 fax info@wameoinc.com
P4-3
December 3, 20113
City of Costa Mesa
Honorable Mayor Jim Righeimer
Honorable Mayor Pro Tem Stephen Mensinger
Honorable City Council Members
Planning Commissioners and City Planning Staff
77 Pair Drive
Costa Mesa, CA 92626
Subject: Baker Street Apartments- Red Oak Development
As President and Partner of Slater Builders Inc. located at 3100 Pullman Street, I feel it
pertinent that I write to you regarding the above referenced development proposal. In the
almost 20 years that our company has been located in the Redhill area we have seen the slow
progression of new office conversion from the original light manufacturing that existed in the
`60s and '70s. This transition has trended along with other areas of Costa Mesa i.e. the
Westside area of 171'' Street and Placentia. Our current building at 3100 Pullman was once light
manufacturing and we converted it for Trico Realty to an office use. Along with this change has
come the off business hour use of buildings for religious purposes. There are five religious
organizations now occupying buildings in the Redhill zone.
The Red Oak proposal for upscale housing apartments will be a compatible fit for the area as it
will compliment the existing office and religious uses. One does not have to venture far to find
live/work uses in numerous parts of Orange County. The proposed project is on an isolated
piece of property which is well suited for residential use. There are ample support services in
the immediate neighborhood on Bristol and Baker as well as at Bristol and Redhill. Our
Company has looked with numerous developers at adjacent properties for retail use which
would support a residential project. The current office building is very out dated and not
desirable in the current market as an office complex. The conversion of the use to residential
would have a definite tax increase for the city and be a significant benefit to the Redhill area.
I fully support the change in use and the proposed development by Red Oak Investments.
Sincerely,
Bill Dunlap
President S L T f fl B U i L D F
3100-B Pullman Street, Costa Mesa, CA 92526 Tel; [714] 434-4887 Fax: (714) 434-5173 www.slaterbuilders.com License #575832
—126—
PR -3
December 6, 2013
Mel Lee
City of Costa Mesa, Planning Division
77 Fair Drive
Costa Mesa, CA 92628
RE: 125 East Baker Street Apartments
Dear Mr. Lee,
Trico Realty, Inc. is in favor of the proposed High Density Residential Development at 125 East Baker
Street Costa Mesa, CA 92626. We agree with the City of Costa Mesa's Environmental Impact Report
stating that the proposed project will not have significant impacts on visual character, construction, or
other aspects relating to the enjoyment of the immediate vicinity of the proposed project as a working
environment.
With this being said, a traffic study has indicated that the proposed project will have a very significant
impact c congestion on Pullman Street near and at its intersection with Baker Street. Trico Realty
strongly endorses the installation of traffic signals at the intersection of Pullman and Baker. We believe
that if the city intends to approve a high density residential project at an already congested intersection,
it has an indisputable obligation to mitigate current and future congestion.
Sincerely,
Mike Harrison
Vice President and CFO
Alex Remo
Property Manager
Brokerage / Development 1 Management
3100-A Pullman Street, Costa Mesa, CA 92626 (714} 751-4420 Fax(714)540-4579
www.tricoreal!y.com DFfELD.00342120
T WexU31206 125 E Baker E I R Comments.dou
Real Tech
❑ecember 9, 2013
IIonorable Mayor James Righeimer
I lonorable Mayor Pro Tem Stephen Mensinger
I lonorable City Council Members
Planning Commissioners and City Planning Staff
CITY OF COSTA MF SA
77 Fair Drive
Costa Mesa CA 92625
Sent via USPS
Re: Potential Multi Family Rezone — SEC Raker Street/ Newport (55) Freeway
To Whom It May Concern:
My firm recently purchased and completely remodeled our building at 3199 L Airport Loop
I7rive; we relocated our office from Dove Street in Newport Beach. Our new building,
previously consisting of warehouse and storefront, is now predominantly office. We believe
that we have upgraded our offices significantly and have added value for our neighbors in
Costa Mesa. The recent repaving of Redhill was another well needed improvement to the
west -side of John Wayne Airport.
It has come to our attention that the 125 Baker Street building desires a rezone to multi-
family residential units instead of office space. My firm and I applaud the concept and fully
support the rezone. The current office building is functionally obsolete; in order to bring the
building to current office leasing standards, the building would need to be demolished;
eurrent economics will not aIIow that, so the building will attract low, or no, rent paying
tenants and will slowly depreciate into a bigger eyesore.
Irvine has integratcd residential into the Business Complex frequently with success; retail
uses have followed, making the community much more vibrant due its mixed use nature.
Newport Beach has also allowed residential to be developed in Koll Center Newport. It
makes total sense to have residential closer to the work place. Mariner's Church School,
Rock Harbor Church, the trampoline center on Airway, the bike store on Airway, alt uses that
have made the West side of the Airport a more attractive and interesting environment. Multi-
family residential will enhance the trend.
Sincerely,
]RFA 1, i,5'rATF: & LOG is ics Tt:Ci1NOLOGY, INC.
Kim Josephson
Kim Josephson kjosephson(Preai-techinc,corn 657.2107 5551
5199 Airport Loop Drive, Bidg E, Costa Mesa, CA 92626
DRE License No, 712155
126
PR,3
>IV
Aviation S&rviC s, /17 C_
December 12, 241.3
Honorable Mayor .Tames Righeimer
Honorable Mayor Pro Tern Stephen Mensinger
Honorable City Council Members
NRnni.ng Commissioners and C:ity.PIanning Staff
CITY €lF Cos•rA MESA
77 lair Drive
Costa Mesa CA 92626
Sent via USPS
Re: Multi Family Rezone — 125 Baker Street
Dear Council and Conauissi.on:
N-3
Leading Edge Avlatlon Services
3432 Airway Avenue
Costa Mesa, Califomia 92525
P: 714.555.0575 F- 714.556.4023
Leading Edge Aviation Services is headquartered in. Costa Mesa and employs over 1000 employees
locally and across the country. As a contractor to companies such as Boeing Company, United Airlines,
American Airlines, et at the company has a vested interest in local develtfpnieat in Costa Mesa to support
job growth, econoinic growth and improvements in infrastructure:, particularly as it relates to roads,
commercial and residential properties. In fact, Leading f:dge has and continues to invest in Costa Mesa
and last ycar completed its new corporate headquarters located on Ainvay Avenue just down the street
horn 12.5 Baker.
As a business owner, investor and resident of the area I have witnessed firsthand the evolution of the
surrounding area from heavy manufacturing to lite manufacturing, retail, professional services as well as
the Schools and Churches that have contributed to a diverse doinographic blend. The area, while once an
industrial area has slowly over tirne become an eclectic mix of uses. This progression in the local area
Icuds itself to the addition of high-end apartment housing as a perfect complement to the current mix of
businesses.
From Segerstrom Performing Acts Center, South Coast Plaza and Metro Pointe to Triangle Square and
East 17`i' Street Promenade, the business -friendly Costa Mesa reflects .this unique confluence of
business/retail and residential. The Red Oak Housing proposal is a statural extension of the "Costa Mesa
Advantage" in the Redhill Zone.
l..eadirig ledge Aviation Services offers 100% support f'or the rezone of this area and the development of
this upscale housing project.
Sincerely,
W. Michael Manclark
Chairman and FALL zder
Expert. Innovative. Consistent.
T— 129,
P4..3
February 28, 2014
Honorable Mayor James Righeimer
I ionorable Mayor Pro Tem Stephen Mensinger
Ilonorable City Council Members
Planning Commissioners and City Planning Staff
CI TV OF COSTA MESA
77 fair Drive
Costa Mesa CA 92625
Re: Red Oak Project at 125 Baker
Dear City leaders:
As a significant property owner and operator in the area, I support the idea of adding
residential uses in and around the airport. My family business has been located in this area
for over 30 years and we have witnessed the neighborhood transformation first hand.
Residential uses are already prominent in the vicinity and should be encouraged. The
location ]ends itself'to a multifamily development as it is close to jobs, amenities and
transportation. The immediate neighborhood is already a mix of eclectic uses and this
development will only add to a vibrant district. In addition, l Relieve it will add to my land
value and that of the surrounding property owners.
Southern California has been successfully integrating residential uses in and around
commercial/industrial uses for decades and it is great to see Costa Mesa adapting to a
regional trend.
Joe Flanagan of Red Oak Investments took an hour at my office to personally walk me
through his proposed development and answer my questions. So, I have reviewed the
concept with the developer and have every confidence that this will be an extremely
successful deal giving the consumer an opportunity to live a lifestyle that is not widely
available today.
Sincerely,
Jim Warmington, Jr. I President & CEO
`f'he Warmington group
3090 Pullman Street I Costa Mesa. CA 92626
I
snow,. Amhl
March 11), -2014
M a< or and Cil N, Comic iI Memhers
Pla:inim! C =r milssioners
l lat rtirt€. 11�1,;.rr�r r;t. - Attention list€[ I..c�:
ilSS. d Musu CA 4`6_10
Ilk?: The Baker Stmet inject by Red flak Investments
Dena I.1onorahlc Mayor, C.;itti CoUnCri, Pl3n1iir3 CElMMiSSiOri afid k1el
( w,ocar oper'aws As luxury car business in the Cite' '!IC"'a. sevcr,ll hlocl;� away from
the 240 -unit IUXL rV NsidCratial project proposCd l=�, lied Oak Iaveslmerats tin Baker St reel., I
�t .Q t t ,�jm! ct, l fie pre �J xi cl f sgreat am :1w millions that will b invested t: wr� , i x d
maks the area even beiter i he, area already has � wixttsre of ir_ws. I -lie prrrject w'111 �-rd(i to
Lht� mix in a € ood way. It ig a twod Complement to Rock Fkirf-ror- Chu ch. Watermark C Mire(,
l.yon Mtzscum, *vlarit cvr tichoo1. Eu rocar and a.II the olTicc buiIdings arr=und.
Sir�Cerol�. �
jeOOO Ree HIL -L- , COSTA M'E i , CA 0 '"S�=_?O
13�—
ATTACHMENT 3
FINAL EIR MITIGATION MONITORING
AND REPORTING PROGRAM
CHAPTER 11 Mifigalion Monitoring and Reporting Program
SECTION 11.4 Mltigafion Monitoring and Reporting Progrom Matrix
Table 11-1 Mitigation Monitoring and Reporting Program Matrix
Final EIR
February 2014
Responsible Compliance VerficaHor?
Agency)
Mltigatlon Measure Action Required Monitoring Phase Party I Initial Date Comments
AIR QUALITY
MM4.2-1 The Applicant shall require by contract specifications that construction equipment
engines be maintained in good condition and in proper tune per manufacturer's specification
for the duration of construction. Contract specifications shall be included in project
construction documents, which shall be reviewed by the City of Costa Mesa prior to issuance
of a grading permit.
Construction document
specifications
Prior to issuance
of building permit;
during construction
City Planning;
SCAQMD
MM4.2-2 The Applicant shall require by contract specifications that construction operations
Construction document
Prior to issuance
City Planning;
rely on the electricity infrastructure surrounding the construction site rather than electrical
specifications
of building permit;
SCAQMD
generators powered by internal combustion engines. Contract specifications shall be included
during construction
in project construction documents, which shall be reviewed by the City of Costa Mesa prior to
issuance of a grading permit.
MM4.2.3 As required by South Coast Air Quality Management District Rule 403—Fugitive
Construction document
Prior to issuance
City Planning;
Dust, all construction activities that are capable of generating fugitive dust are required to
specifications
of building permit;
SCAQMD
implement dust control measures during each phase of project development to reduce the
during construction
amount of particulate matter entrained in the ambient air. These measures include the
followi ng:
■ Application of soil stabilizers to inactive construction areas
• Quick replacement of ground cover in disturbed areas. If disturbed graded areas remain
inactive for greater than 4 days, nontoxic soil stabilizers shall be applied.
in Watering of exposed surfaces two times daily
■ Watering of all unpaved haul roads two times daily
■ Covering all stock piles with tarp
■ Reduction of vehicle speed on unpaved roads
■ Post signs on site limiting traffic to 15 miles per hour or less
■ Sweep streets adjacent to the project site at the end of the day if visible soil material is
carried over to adjacent roads
• Cover or have water applied to the exposed surface of all trucks hauling dirt, sand, soil,
or other loose materials prior to leaving the site to prevent dust from impacting the
surrounding areas
rr Install wheel washers where vehicles enter and exit unpaved roads onto paved roads to
wash off trucks and any equipment leaving the site each trip
125 East Baker Streel Apartment Project EIR
SCH No. 2013081051
11-2
City of Costa Mesa
Red Oak Investments. LLC
Final EIR
February 2014
Table 11-1 Mitigation Monitoring and Reporting Program Matrix
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 11.4 Mifigallon Monitoring and Reporting Program Matrix
HYDROLOGYIWATER QUALITY
MM 4.4-1 The project applicant shall finalize the drainage plan and prepare a project Water
Finalize drainage plan,
Prior to issuance
Responsible
Compliance Vetftodon
Quality Management Plan (WQMP) conforming to Orange County DAMP requirements. The
Agency]
of building permit;
Orange, City of
IMgafloh moos me
Action Required
Monitoring Phase
PCNty
frdlral
bate
Comments
MM4.2-4 The Applicant shall require by contract specifications that construction -related
Construction document
Prior to issuance
City Planning;
Department of
equipment, including heavy-duty equipment, motor vehicles, and portable equipment, shall be
specifications
of building permit;
SCAQMD
Public Works
turned off when not in use for more than 5 minutes. Diesel -fueled commercial motor vehicles
during construction
with gross vehicular weight ratings of greater than 10,000 pounds shall be turned off when
components of the drainage plan and WQMP BMPs have been installed.
not in use for more than S minutes. Contract specifications shall be included in the proposed
project construction documents, which shall be approved by the City of Costa Mesa.
MM4.2-5 The Applicant shall require by contract specifications that the architectural coating
Construction document
Prior to issuance
City Planning;
(paint and primer) products used have a VOG rating of 190 grams per liter or less, for all
specifications
of building permit;
SCAQMD
exterior and interior nonresidential land use architectural coating. As per SCAQMD
during construction
regulations, architectural coaling for residential land -uses shall not exceed 50 glliter interior or
100 glliter exterior. Contract specifications shall be included in the proposed project
construction documents, which shall be approved by the City of Costa Mesa.
MM4.2-6 Install a sealed HVAC system in conjunction with MERVE 13 or higher rated finers
Installation of a sealed
Prior to issuance
City Planning;
for all residential development within the project site. The sealed air system will be designed
HVAC system in
of building permit;
SCAQMD
so that all ambient air introduced into the interior living space would be filtered through
conjunction with MERVE 13
during construction
MERVE 13 or higher rated filters to remove DPM and other particulate matter. The MERVE
or higher rated filters for all
13 or higher rated filter is designed to remove approximately 74 percent of particulates of 3
residential development
microns or larger in size from the ambient air that is introduced to the system (NAFA 1999),
within the project site
As a conservative estimate of reductions, it is assumed that the residents are indoors up to
78 percent of the time (US DOL 2010). Therefore, a reduction of 58.75 percent of particulate
matter is anticipated with respect to this measure.
MM4.2.7 Install all HVAC system air intakes as far from SR 55 as possible. This will further
Installation of HVAC
Prior to issuance
City Planning;
reduce risk for all interior spaces to the risk where the HVAC air intake is placed,
systems as from SR 55 as
of building permit;
SCAQMD
possible
during construction
HYDROLOGYIWATER QUALITY
MM 4.4-1 The project applicant shall finalize the drainage plan and prepare a project Water
Finalize drainage plan,
Prior to issuance
County of
Quality Management Plan (WQMP) conforming to Orange County DAMP requirements. The
Prepare a project WQMP
of building permit;
Orange, City of
plans shall be prepared by a Licensed Civil Engineer or Environmental Engineer and shall be
conforming to Orange
during construction
Costa Mesa
submitted to the City of Costa Mesa Department of Public Works for review and approval.
County DAMP requirements
Department of
The City shall not issue a grading permit for the project until it has reviewed and approved the
Public Works
final drainage plan and WQMP. Prior to issuance of building permits, the City shall ensure the
components of the drainage plan and WQMP BMPs have been installed.
City of Costa Mesa 11.3 125 East Baker Street Apartment Project EIR
Red Oak Investments, LLC SCH No. 2013081051
CHAPTER 11 Mitigation Monitoring and Reporting Program
SECTION 1 1.4 Mitigation Monitoring and Reporting Program Matrix
Table 11-1 Mitigation Monitoring and Reporting Program Matrix
Final E1R
February 2014
Comp
encyl
fiance
Measure I Action "uked I Mont7oring Phase I A Parcty 'nNaDate VenComments
LAND USEIPLANNING
MM4.5-1 The applicant for the proposed project shall provide a written statement to each
Post Notice of Airport in
Prior to issuance
City of Costa
residential unit and resident, notifying them of potential annoyances associated with aircraft
Vicinity within residential
of occupancy
Mesa Planning
overflight and proximity to airport operations, including the fallowing, with final form and
development area
permit
Department
content to be reviewed and approved by the Economic and Development Services Director
and City Attorney:
"NOTICE OF AIRPORT IN VICINITY:
This property is presently located in the vicinity of an airport, within what is known as an
airport influence area. For that reason, the properly may be subject to some of the
annoyances or inconveniences associated with proximity to airport operations (for
example, noise, vibration, or odors). Individual sensitivities to those annoyances, if any,
are associated with the property before your purchase and determine whether they are
acceptable to you.
POSTING OF NOTICE OF DISCLOSURE IN EACH RESIDENTIAL UNIT
Prior to offering the first residential unit for purchase, lease, or rent, the property owner or
developer shall post a copy of the Notice of Disclosure in every unit in a conspicuous
location. Also, a copy of the Notice of Disclosure shall be included in all materials
distributed for the project, including but not limited to: the prospectus, informational
literature, and residential lease and rental agreements."
NOISE
MM4.6-11 Prior to issuance of a certificate of occupancy, the applicant shall prepare an
Prepare acoustical analysis
Prior to issuance
City of Costa
acoustical analysis ensuring that interior noise levels due to exterior noise sources will be at
of building permit
Mesa Planning
or below 45 dBA CNEL in all units. One or a combination of the following measures will be
Department
incorporated as necessary to ensure interior noise will be at or below 45 dBA CNEL:
a. Limit opening and penetrations on portions of buildings impacted by noise.
b. Apply noise insulation to walls, roofs, doors, windows, and other penetrations.
c. Install dual -paned windows. For some units, it may be necessary for the windows to be
able to remain closed to ensure that interior noise levels meet the interior standard of 45
dBA CNEL. Consequently, a ventilation or air conditioning system would be required for
these units to provide a habitable interior environment with the windows closed.
125 East Baker Street Apartment Project E I R 11.4 Cify of Costa Mesa
5CH No. 2013081051 Red Oak Investments, LLC
Final EIR
February 2414
Table 11-1 Mitigation Monitoring and Reporting Program Matrix
CHAPTER 1 1 Mitigation Monitoring and Reporting Program
SECTION 11,4 Mitigation Monitoring and Reporting Program Matrix
TRANS PORTno NITRAF FIC
MM4.9-1 Pullman Street/Baker Street Intersection. Prior to issuance of a certificate of
Install traffic signal and
Prior to issuance
kesponsible
Agencyl
Compliance Verification
occupancy for the proposed project, the project applicant shall install a traffic signal and
Mitigation Measure
Action Required
Monitoring Phase
Party
tri d
Date
Commerds
MM4.6-2 For construction activities within 200 feet of existing commercial or industrial
Construction document
Prior to issuance
City of Costa
intersection. Intersection design will incorporate the existing driveway that provides access to
businesses, the construction contractor shall implement the following measures during
specifications
of building permit
Mesa Planning
the 150 Baker Street property per the City of Costa Mesa Design Guidelines and California
construction:
Department
Manual on Uniform Traffic Control Devices. The applicant will install signal interconnect
a. The construction contractor shall provide written notification to all commercial and
between Pullman StreetlBaker Street traffic signal and existing traffic signals at the Baker
industrial tenants at least three weeks prior to the start of construction activities within
Street/Red Hill Avenue and Baker StreetlSR 55 NB Ramps intersections. In conjunction with
200 feet of the receptor informing them of the estimated start date and duration of
signalization, the project applicant will resbipe Baker Street to provide a dedicated eastbound
daytime vibration -generating construction activities.
and westbound left -tum lane, and a dedicated eastbound right -turn lane. Crosswalks and
b. Stationary sources, such as temporary generators, shall be located as far from off-site
ADA compliant ramps will be installed as required by the City.
receptors as possible.
MM4.9-2 Red Hili AvenuelBaker Street Intersection. Prior to issuance of a certificate of
c. Trucks shall be prohibited from idling along streets serving the construction site.
Prior to issuance
City of Costa
occupancy for the proposed project, the project applicant will implement the planned
TRANS PORTno NITRAF FIC
MM4.9-1 Pullman Street/Baker Street Intersection. Prior to issuance of a certificate of
Install traffic signal and
Prior to issuance
City of Costa
occupancy for the proposed project, the project applicant shall install a traffic signal and
associated signing
of occupancy
Mesa Public
associated signing modifications and pavement legends at the Pullman Street/Baker Sheet
modifications and pavement
permit
Works
intersection. Intersection design will incorporate the existing driveway that provides access to
legends at the Pullman
department
the 150 Baker Street property per the City of Costa Mesa Design Guidelines and California
StreetBaker Street
Manual on Uniform Traffic Control Devices. The applicant will install signal interconnect
intersection
between Pullman StreetlBaker Street traffic signal and existing traffic signals at the Baker
Street/Red Hill Avenue and Baker StreetlSR 55 NB Ramps intersections. In conjunction with
signalization, the project applicant will resbipe Baker Street to provide a dedicated eastbound
and westbound left -tum lane, and a dedicated eastbound right -turn lane. Crosswalks and
ADA compliant ramps will be installed as required by the City.
MM4.9-2 Red Hili AvenuelBaker Street Intersection. Prior to issuance of a certificate of
Implement planned
Prior to issuance
City of Costa
occupancy for the proposed project, the project applicant will implement the planned
improvements at
of occupancy
Mesa Public
improvements at this intersection as identified in the current City of Costa Mesa General
intersection as identified in
permit
Works
Plan, except the project applicant will provide a dedicated southbound right -turn lane, with
the current City of Costa
Department
overlap phasing, in lieu of the planned third southbound shared through/right-turn lane. The
Mesa General Plan, except
applicant will modify the existing traffic signal accordingly to current City of Costa Mesa
the project applicant will
Standards and Design Guidelines.
provide a dedicated
southbound right -turn lane,
with overlap phasing, in lieu
of the planned third
southbound shared
throughlright-turn lane
City of Costa Mesa
Red Oak Investments, LLC
11-5
125 East Baker Street Apartment Project E I R
SCH No. 201 308 1 D51
CHAPTER 1 1 Mitigall on Monitoring and Reporting Program
SECTION 1 1.4 Mitigation Monitoring and Reporting Program Matrix
Table 11-1 Mitigation Monitoring and Reporting Program Matrix
Final EIR
February 2014
125 East Baker Street Apartment Project EIR
SC H No. 2013081051
11-4
City of Costa Mesa
Red Oak Investments. LLC
Responsible
Compgance Venftatfon
Agency/
Mitigation Measwe
Action "Wired
Monitorfng Phase
Poanty
Initial
Date
Comments
MM4.9.3 Traffic Impact Fees. Prior to issuance of a certificate of occupancy for the proposed
Project applicant will pay
Prior to issuance
City of Costa
project, the project applicant will pay the City's required traffic impact fee, based on the
the City's required traffic
of occupancy
Mesa Planning
project's net increase in trips. The precise fee required will be determined upon issuance of
impact fee, based on the
permit
department
project building permits.
project's net increase in
trips
MM4.9-4 To ensure adequate sight distance is provided at the project driveways, the project
Project driveways and
Prior to issuance
City of Costa
driveways and landscaping and/or hardscape on north side of these driveways will be
landscaping and/or
of occupancy
Mesa Public
designed such that a driver's clear line of sight is not obstructed and does not threaten
hardscape on north side of
permit
Works
vehicular or pedestrian safety, as determined by the City Traffic Engineer. The minimum
these driveways will be
department
stopping sight distance will be 300 feet. The following design recommendations will be
designed such that a
implemented:
driver's clear line of sight is
■ Install stop signs and stop bars at the proposed project driveways on Pullman Street.
not obstructed and does not
Install all appropriate striping, signage and/or pavement legends per City of Costa Mesa
threaten vehicular or
standards/requirements.
pedestrian safety, as
■ All plants and shrubs within the limited use area (see Figure 4.9-3 [Line of Sight
determined by the City
Analysis)) will be of the
y ]j type that will grow no higher than 30 inches above the curb or a
Traffic Engineer
have a canopy no lower than 72 inches above curb.
• The maximum tree size and minimum tree spacing in the limited use area will be limited
to 24 -inch caliper tree trunks (maximum size at maturity) spaced at 40 feet on center.
■ Subject to review and approval by the City Traffic Engineer, prohibit oh -street parking on
Pullman Street between project driveways and on the north side of the primary project
driveway, and restripe Pullman Street to include a dedicated southbound right -tum lane
at the primary project driveway with minimum storage of 100 feet be provided. Curbside
parking will be restricted for a minimum of 200 feet north of the primary driveway. Parking
will be restricted via installation of red curb and appropriate parking restriction signs.
125 East Baker Street Apartment Project EIR
SC H No. 2013081051
11-4
City of Costa Mesa
Red Oak Investments. LLC