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HomeMy WebLinkAboutPW-10-13-CONDITIONSPage 1 of 3 City of Newport Beach PUBLIC WORKS DEPARTMENT October 13, 2020 (Conditions of Approval) September 21, 2020 (2nd Review) August 10, 2020 TO: PLANNING DIVISION FROM: Tony Brine, Socheata Chhouk, David Keely SUBJECT: FINDINGS AND CONDITIONS OF APPROVAL FOR PA2020-061, DEVELOPMENT AGREEMENT NO. DA2020-002, SITE DEVELOPMENT REVIEW NO. SD2020-006, TRAFFIC STUDY NO. TS2020-001, PLANNED COMMUNITY AMENDMENT NO. PD2020-001, LLA2020-002 AND ENVIRONMENTAL IMPACT REPORT NO. ER2020-_____ 4400 VON KARMAN AVE THE RESIDENCES AT KOLL CENTER FINDINGS: 1. That the design of the development will conflict with the storm drain easement acquired by the public at large for access through or use of property within the proposed development; however, the applicant is proposing to reconstruct the storm drain line as part of the proposed project. The applicant will need to submit all necessary plans, studies and agreements for review. 2. That public improvements will be required of the Applicant per the Municipal Code and the Subdivision Map Act. CONDITIONS: 1. All improvements shall be constructed as required by Ordinance and the Public Works Department. 2. Reconstruct the existing broken and/or otherwise damaged curb, gutter and sidewalk along the Von Karman Avenue and Birch Street project frontages. 3. The Von Karman Avenue sidewalk along the project frontage is designated for bicycle riding per Resolution 82-148. Construct a 12-ft wide sidewalk along the Von Karman Avenue from the main project entry to the intersection of Birch Street and Von Karman Avenue. 4. Reconstruct the main project driveway approaches per City Standard STD-161-L (Commercial Driveway Approach Type II). Project driveways shall accommodate Page 2 of 3 one inbound lane and two outbound lanes (one left-turn only lane and one right- turn only lane). 5. Internal roadway shall comply with City Council Policy L-4 with a minimum curb to curb width of 32-feet wide, with parking on one side or no parking. 6. Provide water and sewer demand studies for review. Water demand study shall be reviewed and approved by Irvine Ranch Water District. All required improvements shall be the sole responsibility of the development. 7. All water improvements shall be reviewed and approved by the Irvine Ranch Water District. 8. All unused sewer laterals to be abandoned shall be capped at property line. If the sewer lateral to be abandoned has an existing cleanout, abandonment shall include removal of the cleanout riser, the 4TT box and the wye. Sewer lateral shall then be capped where the wye used to be. 9. All improvements shall comply with the City’s sight distance requirement. See City Standard STD-110-L and Municipal Code 20.30.130. 10. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of- way could be required at the discretion of the Public Works Inspector. 11. All on-site project drainage shall comply with the latest City Water Quality requirements. 12. The project parking lots and parking structures shall be per City Standards STD- 805-L-A and STD-805-L-B. All dead-end drive aisles shall provide a dedicated turn-around area and 5-foot minimum drive aisle extension. 13. Redesign and reconstruct the existing outbound only driveway on Von Karman Avenue, north of the main project entry, to a right-turn out only. The final design of the right-turn out only driveway shall be reviewed and approved by the City Traffic Engineer. 14. A new sewer cleanout shall be added to all existing sewer laterals servicing the project site. A sewer manhole shall be placed on the public side of the property line within the Von Karman Avenue driveway. 15. Applicant shall submit for review and approval by the Utilities Director a sewer system management plan. Plan shall be approved prior to building permit issuance. 16. All gated entries for the parking structures and surface lots shall provide a minimum three (3) vehicle stacking area prior to the gate. The vehicle stacking Page 3 of 3 shall not impact or block the sidewalks or street area. All gated entries shall provide a turn-around area prior to the gate, or provide other means that allow drivers to exit that is acceptable to the City Traffic Engineer. 17. The drive aisle adjacent to the stand-alone parking structure shall be a 26-foot two-way drive aisle with 20-foot inside and 40-foot outside turning radius to accommodate fire apparatus. Final design of the two-way drive aisle shall be approved by the Fire Marshall and the City Traffic Engineer. 18. Three (3) parking stalls directly across from the ramp in Basement Level B1 shall be eliminated. Similarly, three (3) parking stalls directly across from the ramp on Basement Level B2 ramp terminus shall be eliminated. 19. The gate adjacent to the ramp on Basement Level B1 shall be relocated to eliminate conflict and queuing on the ramp. 20. The City recommends that the proposed project relocate the stand-alone parking structure to another area of the project site or relocate the storm drain line and associated easement to an area outside of the stand-alone parking structure. If the developer and property owner wishes to build the stand-alone parking structure over the existing storm drain, the City requires the following item to be reviewed and approved: o Execution of an agreement to transfer the risk and liability away from the City and to the developer and property owners; o Provide a detailed inspection and conditions assessment of the existing storm drain line and repairs; o Reconstruction of the storm drain line under the proposed new parking structure to provide a new service life that matches the proposed new parking structure; o Add additional inspection manholes on both sides of the proposed parking structure; o Hydraulic analysis of the storm drain system and pipe; o Hydrology analysis of the area; and o Review other potential engineering solutions. 21. Provide a parking management plan for the project, including a narrative of the entry gate operations, queuing, internal gates, users, grace period, assigned parking, etc. Parkinig Management Plan shall be reviewed and approved by the City Traffic Engineer.