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HomeMy WebLinkAboutZA2025-003 - APPROVING A SITE DEVELOPMENT REVIEW AND AFFORDABLE HOUSING IMPLEMENTATION PLAN FOR PLACENTIA AVENUE APARTMENTS PROJECT LOCATED AT 1526 PLACENTIA AVENUE (PA2023-0053)RESOLUTION NO. ZA2025-003 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH, CALIFORNIA APPROVING A SITE DEVELOPMENT REVIEW AND AFFORDABLE HOUSING IMPLEMENTATION PLAN FOR PLACENTIA AVENUE APARTMENTS PROJECT LOCATED AT 1526 PLACENTIA AVENUE (PA2023-0053) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Oldham Architects (Applicant), with respect to the property located at 1526 Placentia Avenue, and legally described as parcel 1 of Parcel Map 124-25 (Property). 2. The Applicant is requesting approval to develop a three-story, apartment building consisting of 11 residential units and 24 parking spaces (Project), which requires the following approvals: • Minor Site Development Review (SDR): A site development review in accordance with Section 20.52.080 (Site Development Reviews) of the Newport Beach Municipal Code (NBMC) to construct the Project; and • Affordable Housing Implementation Plan (AHIP): A plan specifying how the Project would meet the City’s affordable housing requirements, in exchange for a request of 46.24% increase in density pursuant to Chapter 20.32 (Density Bonus) of the NBMC and Government Code Section 65915 et seq. (State Density Bonus Law). 3. The Property is designated Multiple Residential (RM) by the General Plan Land Use Element and is located within the Multiple Residential (RM) Zoning District. 4. The Property is not located within the coastal zone. 5. A public hearing was held on January 16, 2025 online via Zoom. A notice of the time, place, and purpose of the hearing was given in accordance with California Government Code Section 54950 et seq. (Ralph M. Brown Act) and Chapter 20.62 (Public Hearings) of the NBMC. Evidence, both written and oral, was presented to and considered by, the Zoning Administrator at this hearing. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This Project is exempt from the California Environmental Quality Act (CEQA) pursuant to Sections 15332 under Class 32 (In-fill Development Projects) of the CEQA Guidelines, Zoning Administrator Resolution No. ZA2025-003 Page 2 of 15 07-29-24 California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. Class 32 exempts projects which are consistent with the applicable General Plan designation applicable policies, zoning designations and regulations, and development that occurs within city limits on a project site of no more than five acres substantially surrounded by urban uses. The Project includes the demolition of an existing commercial building and the construction of a new 11-unit three story residential building on a 0.37- acre project site. The Project does not require a traffic study, as it generates 74 daily trips where Section 15.40 (Traffic Phasing Ordinance) of the NBMC does not require a traffic study if a project does not generate an increase of more than 300 average daily trips. In addition, traffic was analyzed by the city traffic engineer team and found that the change from the existing commercial use to a residential use would result in total reduction in daily trips count. Meaning that less traffic is generated by the project than the existing commercial use. Therefore, the Project does not result in significant impact to traffic or related air quality. The Project includes conditions of approval to ensure compliance with noise standards of the NBMC. A preliminary Water Quality Management Plan (WQMP) has been submitted and reviewed by the City’s Geotechnical Engineer. The WQMP concludes that the property is located outside of areas susceptible to erosion and that the project is not anticipated to affect the watershed’s overall drainage. The Property is adequately served by all required utilities and public services. SECTION 3. REQUIRED FINDINGS. Minor Site Development Review In accordance with Section 20.52.080(F) (Site Development Reviews – Findings and Decisions) of the NBMC, the following findings and facts in support of such findings are set forth as follows: Finding: A. The proposed development is allowed within the subject zoning district. Facts in Support of Finding: 1. The Property is zoned Multiple Residential (RM) which is intended to provide for appropriate areas for multi-unit residential developments containing attached or detached units. The RM zoning district allows multi-unit residential development. This site is limited to a maximum site area of 2,420 square feet per dwelling unit, which equates to 18 units per net acre. Therefore, the maximum number of allowed units for the property per the development standards of the RM zone is six units (15,050SF/2,420SF), however, NMBC section 20.32.040. and Government Code Section 65915 (Density Bonus Law) requires that base and bonus units be rounded up. Therefore, allowing the site to have seven base units. The project base units comply with the maximum allowed density. The applicant proposes a density bonus increase of 46.24% or four units above the base density, in exchange for providing the necessary Zoning Administrator Resolution No. ZA2025-003 Page 3 of 15 07-29-24 level of affordable housing pursuant to Government Code Section 65915 (Density Bonus Law) and Newport Beach Municipal Code (NBMC) Section 20.32 (Density Bonus). 2. The Multiple Residential (RM) zoning district requires approval of a site development review prior to the issuance of a grading or building permit for the construction of any new structures. Finding: B. The proposed development is in compliance with all of the following applicable criteria: i. Compliance with this section, the General Plan, this Zoning Code, any applicable specific plan, and other applicable criteria and policies related to the use or structure; ii. The efficient arrangement of structures on the site and the harmonious relationship of the structures to one another and to other adjacent developments; and whether the relationship is based on standards of good design; iii. The compatibility in terms of bulk, scale, and aesthetic treatment of structures on the site and adjacent developments and public areas; iv. The adequacy, efficiency, and safety of pedestrian and vehicular access, including drive aisles, driveways, and parking and loading spaces; v. The adequacy and efficiency of landscaping and open space areas and the use of water efficient plant and irrigation materials; and vi. The protection of significant views from public right(s)-of-way and compliance with NBMC Section 20.30.100 (Public View Protection). Facts in Support of Finding: 1. The Property is categorized as Multiple Residential (RM) by the General Plan Land Use Element. It provides primarily for multi-family residential development containing attached or detached dwelling units. 2. The Project is consistent with the following City of Newport Beach General Plan policies that establish fundamental criteria for the formation and implementation of new residential development: a. Land Use Policy LU 2.3 (Range of Residential Choices): Provide opportunities for the development of residential units that respond to community and regional needs in terms of density, size, location, and cost. Implement goals, policies, programs, and objectives identified within the City’s Housing Element. Zoning Administrator Resolution No. ZA2025-003 Page 4 of 15 07-29-24 The Project proposes a 11-unit apartment building, including one affordable unit for very-low-income households. The Project responds to market needs and diversifies the City’s housing stock by adding additional dwelling units in the West Newport Mesa Area. b. Land Use Policy LU 5.1.9 (Character and Quality of Multi-Family Residential): Require that multi-family dwellings be designed to convey a high- quality architectural character in regard to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The Project design is consistent with the parameters set forth. The architecture incorporates a modern contemporary style with articulated façade composed of a mix of stucco, synthetic wood siding, and veneer stone. The contemporary design complements the surrounding office and residential areas that respects the current condition. The Project design includes ground level parking for residents and guests. Consistency with the principles of LU 5.1.9 is ensured through compliance with development standards. c. Land Use Policy LU 6.6.1 (Hospital Supporting Uses Integrated with Residential Neighborhoods): Prioritize the accommodation of medical-related and supporting facilities on properties abutting the Hoag Hospital complex [areas designated as “CO-M (0.5)” (Figure LU18, Sub-Area A)] with opportunities for new residential units [areas designated as “ RM(18/ac)”] and supporting general and neighborhood-serving retail services [“CG(0.75)” and “CN(0.3)”] respectively. (Imp 2.1) The Project proposes a 11-unit apartment building, including one affordable unit for very-low-income households at a site located approximately 0.25 miles from the Hoag Hospital Complex and within the “RM (18/ac)” designation. The Project will provide additional dwelling units in an area with a land use policy to accommodate new opportunities for residential units and a goal of enabling residents to live close to their jobs. d. Land Use Policy LU 6.6.2 (Residential Types): Support the development of a mix of residential types consistent with the densities permitted by the General Plan (Figure LU18), which may include single-family attached, townhomes, apartments, and comparable units, provided the overall average project density of 30 to 50 dwelling units per acre is not exceeded. (Imp 2.1) The Project proposes a 11-unit apartment building, including one affordable unit for very-low-income households at the subject site that is currently improved with an existing vacant retail commercial building, within the “RM (18/ac)” designation per Figure LU 18 of the General Plan. The density for the site is limited to a maximum site area of 2,420 SF per dwelling unit based on net area of the lot as required by city Zoning Map. Therefore, the maximum number of allowed units for the property per the development standards of the RM zone is six units; however, NMBC section 20.32.040(A) and Government Code Section 65915 (Density Bonus Law) requires that base and bonus units be rounded up. Zoning Administrator Resolution No. ZA2025-003 Page 5 of 15 07-29-24 Therefore, allowing the site to have seven base units. The project base units comply with the maximum allowed density. The applicant proposes a density bonus increase of 46.24% or four units above the base density, in exchange for providing the necessary level of affordable housing pursuant to Government Code Section 65915 (Density Bonus Law) and Newport Beach Municipal Code (NBMC) Section 20.32 (Density Bonus). e. Land Use Policy LU 6.6.4 (Livable Residential Neighborhood): Work with property owners and encourage the preparation of a master plan for the residential neighborhood defining park and streetscape improvements that provide amenity for local residents and enhance the area’s identity. (Imp 3.1, 4.1) The property is located within the West Newport Mesa area which has a streetscape master plan in effect. The West Newport Mesa Streetscape Master Plan does not currently include any proposed improvements adjacent to the property, therefore, the Project is not required to contribute towards the streetscape masterplan for the area. 3. The proposed three-story residential apartment complex will be approximately 33 feet in height inclusive of architectural elements and rooftop mechanical equipment. The Multiple Residential (RM) General Plan Land Use Category sets residential design principles to ensure an appropriate aesthetic quality related to building elevations, ground floor treatment, roof design, parking, open space, and amenities. The Project design is consistent with the parameters set forth. The architecture incorporates a modern contemporary style with articulated façade composed of a mix of stucco, synthetic wood siding, and veneer stone. The contemporary design complements the surrounding office and residential areas that respects the current condition. The Project design includes ground level parking for residents and guests. The project design also includes approximately 1,000-square-feet of common open space located on the ground floor. This is comprised of an outdoor garden with a seating area that includes tables and chairs as well as a turf area intended for use by the residents. In addition, each unit includes a private balcony ranging from approximately 60 to 130 square feet each. 4. The Project includes 24 parking spaces where 17 parking spaces are required based on Section 20.32.060 (Parking Requirements in Density Bonus Projects) of NBMC and Government Code Section 65915(p) when the Applicant is seeking a density bonus for a housing development. The Property will provide adequate onsite parking exceeding the minimum required residential standard pursuant to State Density Bonus Law. 5. A conceptual landscape plan was provided showing planting areas in the open space areas, lighting, and pedestrian walkways. A final landscape plan will be reviewed to ensure the Project incorporates non-invasive plan species and efficient irrigation designs. Additionally, the Municipal Operations Division has reviewed the plans for tree planting. 6. The Property is not within the vicinity of any public viewpoint or corridor as identified in Figure NR3 (Coastal Views) of the Natural Resources Element of the General Plan. The Zoning Administrator Resolution No. ZA2025-003 Page 6 of 15 07-29-24 closest designated coastal view road is Superior Avenue, which begins at the south side of the Superior Avenue and Hospital Road intersection over 1,000 feet away from the Property. The nearest public viewpoint to the Property identified in the City’s General Plan is over a mile, south at Sunset View Park. Due to the distance and highly urbanized nature of the Project area, public coastal views along this view corridor would not be impacted by the Project. Finding: C. The proposed development is not detrimental to the harmonious and orderly growth of the City, nor will it endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of person residing or working in the neighborhood of the proposed development. Facts in Support of Finding: 1. The Project has been designed to ensure that potential conflicts with surrounding uses are minimized to the extent possible to maintain a healthy environment for both surrounding businesses and residents by providing an architecturally pleasing and contemporary design with articulation and high-quality material to enhance the urban environment. 2. The Project has been designed to have adequate, efficient, and safe pedestrian and vehicular access to and from the Property within driveway and parking. The Project is also designed to accommodate and provide safe access for emergency vehicles, delivery trucks, and refuse collections vehicles. Refuse collection is accommodated via an on-site staging area along the private driveway to ensure safe maneuvering by refuse vehicles. Emergency vehicles will have access to the Project via an access point along Placentia Avenue. 3. The Project will comply with all Building, Public Works, Fire Codes, City ordinances, and all conditions of approval. Affordable Housing Implementation Plan The proposed Affordable Housing Implementation Plan (AHIP) is consistent with the intent to implement affordable housing goals within the City, pursuant to Government Code Sections 65915-65918 (State Density Bonus Law), and Title 20, Chapter 20.32 (Density Bonus) of the NBMC for the following reasons: 1. Consistent with the requested 46.24% density bonus, one unit (14% of the base units) would be set aside as an affordable unit for a very-low-income household. Very-low- income households are defined as households with 80% or less of the area median income, adjusted for family size. 2. Government Code Section 65915 (Density Bonus Law) and Chapter 20.32 (Density Bonus) of the NBMC provide for an increase in the number of units above the General Zoning Administrator Resolution No. ZA2025-003 Page 7 of 15 07-29-24 Plan and zoning limit for projects that include a minimum of 5% of the base units affordable to very-low-income households earning 80% or less of the area median income. The Project’s inclusion of one very-low-income unit, which is 14% of the base unit count of seven units makes the Project eligible for four additional units. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: 1. The Zoning Administrator of the City of Newport Beach hereby finds this Project is categorically exempt from the California Environmental Quality Act under Section 15332 under Class 32 of the CEQA Guidelines, California Code of Regulations, Title 14, Division 6, Chapter 3 because it has no potential to have a significant effect on the environment. 2. The Zoning Administrator of the City of Newport Beach hereby approves a Minor Site Development Review, with conditions of approval and Affordable Housing Implementation Plan, which are attached hereto as Exhibits “A” and “B” respectively (PA2023-0053) and incorporated by reference. 3. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal is filed with the City Clerk with the provisions of Title 20 (Planning and Zoning) of the Newport Beach Municipal Code. PASSED, APPROVED, AND ADOPTED THIS 16TH DAY OFJANUARY, 2025. Attachments: Exhibit “A” – Site Development Review Conditions of Approval Exhibit “B” – Affordable Housing Implementation Plan, dated October 8, 2024 Zoning Administrator Resolution No. ZA2025-003 Page 8 of 15 07-29-24 EXHIBIT “A” CONDITIONS OF APPROVAL (Project-specific conditions are in italics) Planning Division 1. The development shall be in substantial conformance with the approved site plan, floor plans, landscape plan, and building elevations stamped and dated with the date of this approval (except as modified by applicable conditions of approval). Minor changes to the approved development may be approved by the Community Development Director, pursuant to Newport Beach Municipal Code Section 20.54.070 (Changes to an Approved Project). 2. The project is subject to compliance with all applicable submittals approved by the City of Newport Beach (City) and all applicable City ordinances, policies, and standards, unless specifically waived or modified by the conditions of approval. 3. Entitlements granted under PA2023-0053 shall expire unless exercised within 24 months from the date of approval as specified in Section 20.54.060(A) (Time Limits and Extensions) of the Newport Beach Municipal Code, unless an extension is otherwise granted. 4. The proposed residential development shall consist of 11 apartment units, inclusive of seven base units and four density bonus units, consistent with the approved Affordable Housing Implementation Plan (AHIP) dated October 8, 2024 and attached as Exhibit “B” of this Resolution. 5. A minimum of one apartment unit shall be made affordable to very-low-income households consistent with the approved Affordable Housing Implementation Plan dated October 8, 2024. 6. Prior to the issuance of a building permit, an affordable housing agreement shall be executed in a recordable form as required by the City Attorney’s Office. 7. The total common open space and private open space i.e. private balconies and outdoor garden with seating area, as illustrated on the approved plans shall be provided and maintained for the duration of the Project. The exact mix of amenities may be modified from the original approved plans subject to the approval by the Community Development Director. The total areas of common open space and private open space shall not be reduced. 8. Maximum height of the residential structure shall be 33 feet. No building or any portion of structure, architectural feature or mechanical equipment shall exceed 33 feet. Zoning Administrator Resolution No. ZA2025-003 Page 9 of 15 07-29-24 9. The residential parking garage shall have the following features: a. A safe, secure and well lighted and signed pedestrian paths for all users. b. Adequate and uniform lighting throughout each parking level. c. Panic alarms and two-way communication systems in prominent locations on each parking level. 10. The design of the residential structure shall provide adequate noise attenuation between adjacent units (common floor/ceiling) in accordance with the California Building Code (CBC). 11. Residential uses shall be indoor-oriented to reduce noise impingement on outdoor living areas. 12. The Applicant shall comply with all applicable provisions of NBMC Chapter 15.38 (Fair Share Traffic Contribution Ordinance) and Chapter 15.42 (Major Thoroughfare and Bridge Fee Program). Prior to the issuance of a building permit, Fair Share Traffic Fees and Transportation Corridor Agency fees shall be paid for the Project at the fee assessed at the time of payment. 13. Prior to the issuance of a building permit, the Applicant shall pay applicable school fees for the Project. 14. Prior to the issuance of a building permit, the Applicant shall pay applicable property development tax as required pursuant to NBMC Chapter 3.12 (Property Development Tax) for the Project. 15. Any substantial modification to the approved Site Development Review plans, as determined by the Community Development Director, shall require an amendment to this Site Development Review application or the processing of a new application. 16. A copy of the Resolution, including conditions of approval Exhibit “A” shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 17. Prior to the issuance of a building permit, the applicant shall submit a landscape and irrigation plan prepared by a licensed landscape architect. These plans shall incorporate drought tolerant plantings and water efficient irrigation practices, and the plans shall be approved by the Planning Division. 18. All landscape materials and irrigation systems shall be maintained in accordance with the approved landscape plan. All landscaped areas shall be maintained in a healthy and growing condition and shall receive regular pruning, fertilizing, mowing and trimming. All landscaped areas shall be kept free of weeds and debris. All irrigation systems shall be Zoning Administrator Resolution No. ZA2025-003 Page 10 of 15 07-29-24 kept operable, including adjustments, replacements, repairs, and cleaning as part of regular maintenance. 19. The site shall not be excessively illuminated based on the luminance recommendations of the Illuminating Engineering Society of North America, or, if in the opinion of the Director of Community Development, the illumination creates an unacceptable negative impact on surrounding land uses or environmental resources. The Director may order the dimming of light sources or other remediation upon finding that the site is excessively illuminated. 20. Prior to the issuance of a building permit, the applicant shall prepare photometric study in conjunction with a final lighting plan for approval by the Planning Division. The survey shall show that lighting values are “1” or less at all property lines. 21. Prior to the issuance of Final Certificate of Occupancy, the Applicant shall schedule an evening inspection by the Code Enforcement Division to confirm control of light and glare specified in conditions of approval. 22. Prior to the issuance of a building permit, the applicant shall pay any unpaid administrative costs associated with the processing of this application to the Planning Division. 23. All noise generated by the proposed use shall comply with the provisions of Chapter 10.26 (Community Noise Control), under Sections 10.26.025 (Exterior Noise Standards) and 10.26.030 (Interior Noise Standards), and other applicable noise control requirements of the Newport Beach Municipal Code (NBMC). 24. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner or the leasing agent. 25. Construction activities shall comply with Section 10.28.040 of the Newport Beach Municipal Code, which restricts hours of noise-generating construction activities that produce noise to between the hours of 7:00 a.m. and 6:30 p.m., Monday through Friday, and 8:00 a.m. and 6:00 p.m. on Saturday. Noise-generating construction activities are not allowed on Sundays or Holidays. 26. All trash shall be stored within the building or within dumpsters stored in the trash enclosure (three walls and a self-latching gate) or otherwise screened from view of neighboring properties, except when placed for pick-up by refuse collection agencies. The trash enclosure shall have a decorative solid roof for aesthetic and screening purposes. 27. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance Zoning Administrator Resolution No. ZA2025-003 Page 11 of 15 07-29-24 with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 28. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney’s fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City’s approval of The Placentia Avenue Apartments, but not limited to, Site Development Review and Affordable Housing Implementation Plan (PA2023-0053). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. Fire Department 29. Fire protection systems, and the emergency responder radio system shall be inspected and approved by the Fire Marshall. 30. Prior to the issuance of building permits, a fire master plan shall be submitted and approved by the Fire Marshall. 31. One elevator shall be gurney sized and equipped as a medical emergency elevator as required by CBC Section 3002. 32. Emergency responder radio coverage shall be required to comply with the Newport Beach Fire Department Guideline D.02 “Public Safety Radio Coverage” and CFC Section 510. 33. Emergency power and a Standby Power System shall be required as per CFC Section 604.2.14. 34. An automatic fire sprinkler system shall be installed in accordance with CFC Section 903.2 and shall be provided throughout all buildings. 35. Prior to the issuance of building permits, the Applicant shall provide a plan indicating all fire hydrant locations, laddering opportunities at emergency rescue windows and a fire fighter hose lay demonstration on the exterior of the building. 36. Fire Department access roads shall comply with Newport Beach Fire Guidelines C.01 and C.02. Zoning Administrator Resolution No. ZA2025-003 Page 12 of 15 07-29-24 37. The Project shall comply with the addressing requirements of the NBMC section 9.04.170. Building Division 38. The applicant is required to obtain all applicable permits from the City’s Building Division and Fire Department. The construction plans must comply with the most recent, City- adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 39. The applicant shall employ the following best available control measures (BACMs) to reduce construction-related air quality impacts: Dust Control • Water all active construction areas at least twice daily. • Cover all haul trucks or maintain at least two feet of freeboard. • Pave or apply water four times daily to all unpaved parking or staging areas. • Sweep or wash any site access points within two hours of any visible dirt deposits on any public roadway. • Cover or water twice daily any on-site stockpiles of debris, dirt or other dusty material. • Suspend all operations on any unpaved surface if winds exceed 25 mph. Emissions • Require 90-day low-NOx tune-ups for off road equipment. • Limit allowable idling to 30 minutes for trucks and heavy equipment Off-Site Impacts • Encourage carpooling for construction workers. • Limit lane closures to off-peak travel periods. • Park construction vehicles off traveled roadways. • Wet down or cover dirt hauled off-site. • Sweep access points daily. • Encourage receipt of materials during non-peak traffic hours. • Sandbag construction sites for erosion control. Fill Placement • The number and type of equipment for dirt pushing will be limited on any day to ensure that SCAQMD significance thresholds are not exceeded. • Maintain and utilize a continuous water application system during earth placement and compaction to achieve a 10% soil moisture content in the top six- inch surface layer, subject to review/discretion of the geotechnical engineer. 40. Prior to the issuance of a grading permit, a Storm Water Pollution Prevention Plan (SWPPP) and Notice of Intent (NOI) to comply with the General Permit for Construction Activities shall be prepared, submitted to the State Water Quality Control Board for approval and made part of the construction program. The project applicant will provide the City with a copy of the NOI and their application check as proof of filing with the State Zoning Administrator Resolution No. ZA2025-003 Page 13 of 15 07-29-24 Water Quality Control Board. This plan will detail measures and practices that will be in effect during construction to minimize the project’s impact on water quality. 41. Prior to the issuance of a grading permit, the applicant shall prepare and submit a Water Quality Management Plan (WQMP) for the proposed project, subject to the approval of the Building Division and Code and Water Quality Enforcement Division. The WQMP shall provide appropriate Best Management Practices (BMPs) to ensure that no violations of water quality standards or waste discharge requirements occur. 42. A list of “good housekeeping” practices will be incorporated into the long-term post- construction operation of the site to minimize the likelihood that pollutants will be used, stored or spilled on the site that could impair water quality. These may include frequent parking area vacuum truck sweeping, removal of wastes or spills, limited use of harmful fertilizers or pesticides, and the diversion of storm water away from potential sources of pollution (e.g., trash receptacles and parking structures). The Stage 2 WQMP shall list and describe all structural and non-structural BMPs. In addition, the WQMP must also identify the entity responsible for the long-term inspection, maintenance, and funding for all structural (and if applicable Treatment Control) BMPs. 43. Obtain approval from Orange County Health for public pools, showers, and restroom areas. Public Works Department 44. The project driveway approach shall be constructed per City Standard 160, and the approach bottom shall be 26-feet wide. 45. Existing driveways shall be plugged per City standard 165. 46. A minimum 3-foot-wide easement for pedestrian and sidewalk purposes shall be provided to the City to accommodate a minimum 4-foot-wide accessible paths around the sloped portion of the driveway. 47. The parking layout shall comply with City Standard 805. The drive aisles throughout the proposed project shall be a minimum of 26-feet wide. The dead-end drive aisle shall have a dedicated turn around area and minimum 5-foot drive aisle extension. 48. Gated access to the parking area shall be prohibited. 49. Construction staging, storage of materials, construction parking and construction worker queuing shall be prohibited within the public right of way. 50. Reconstruct the curb, gutter and sidewalk along the entire Placentia Avenue frontage per City standards. 51. All improvements shall be constructed as required by Ordinance and the Public Works Department. Zoning Administrator Resolution No. ZA2025-003 Page 14 of 15 07-29-24 52. An encroachment permit shall be required for all work activities within the public right- of-way. 53. All existing overhead utilities shall be undergrounded. 54. All improvements shall comply with the City’s sight distance requirement. The wall shall be limited to 30-inches in height maximum and landscaping shall be limited to 24-inches in height maximum within the limited use area. See City Standard 110-L. 55. In case of damage done to public improvements surrounding the development site by the private construction, additional reconstruction within the public right-of-way may be required at the discretion of the Public Works Inspector. 56. Prior to the issuance of a building permit, a final Construction Management Plan (CMP) shall be submitted for review and approval by the Community Development Director and City Traffic Engineer. The CMP shall include construction schedule, project phasing, anticipated equipment used during each phase, number of works during each phase, worker parking areas, haul routes, and anticipated street closures. Zoning Administrator Resolution No. ZA2025-003 Page 15 of 15 07-29-24 EXHIBIT “B” AFFORDABLE HOUSING IMPLEMENTATION PLAN