April 2025 4.18-4 Tribal Cultural Resources
approved by the City. The City approved Monitor (the “Monitor”), shall monitor all “ground-disturbing” Project activities, (I.e., both on- site and any off - site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work), which includes but is not limited to: demolition, grubbing/clearing, rough grading, precise grading, mass grading, trenching, excavation, boring, auguring, and weed abatement on previously disturbed and undisturbed ground (collectively "ground disturbing activities”). A copy of the executed contract shall be submitted to the Costa Mesa Economic and Development Services Department prior to the issuance of any permit necessary to commence ground - disturbing activities.
The Monitor shall prepare daily monitoring logs that include descriptions of the relevant ground disturbing activities, locations of such activities, observed soil types, and the presence or absence of tribal cultural - related materials. Should tribal cultural -related resources be discovered, monitor logs shall identify and describe such resources, including but not limited to, Native American cultural and historical artifacts, as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs shall be provided to the City of Costa Mesa and maintained as confidential. In the event resources are discovered during any phase of ground disturbing activities, and it is determined by the Monitor, in consultation with the City, to be Native American in origin, then all construction activity within fifty (50) feet (15 meters) of the find shall cease until the Monitor can assess the find. Work shall be allowed to continue outside of the buffer zone.
The Monitor shall determine the appropriate treatment of the discovered resource that is consistent with the tribe’s cultural practices, including reinternment on site in an appropriate area determined by the tribe in consultation with the City and the applicant, or retention of the discovered resource for educational purposes.
Construction work within the buffer area surrounding a TCR discovery shall resume only after the Monitor has (1) appropriately inventoried and documented the resource and any surrounding material of signific ance to the Kizh Nation, and (2) completed the appropriate treatment of the resource.
Monitoring for tribal cultural resources (“TCR”) shall conclude upon the City’s receipt of written confirmation from the Monitor that ground disturbing activities with potential impacts to discovered and/or undiscovered TCRs are complete.
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4.19 UTILITIES AND SERVICE SYSTEMS
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water
drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
b. Have sufficient water supplies available to serve the project and reasonably foreseeable future development during
normal, dry and multiple dry years?
c. Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
d. Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
e. Comply with federal, State, and local management and reduction statutes and regulations related to solid waste? This section is primarily based upon the following technical studies included in Appendix H, Public Services and Utilities Correspondence:
• Will Serve Letter for 220, 222, 234, and 236 Victoria Place (Water Will Serve) , prepared by Mesa Water District, November 27, 2024; and
• Proposed 40-Unit Housing Development at 220, 222, 234, and 236 Victoria Place, Costa Mesa: CMSD Will Serve Sewer Letter (Sewer Will Serve), prepared by Costa Mesa Sanitary District, January 8, 2025. • Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department, January 28, 2025.
a) Require or result in the relocation or construction of new or expanded water, or wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects? Less Than Significant Impact.
Water
The project site would be served by the Mesa Water District (MWD). The project proposes pr ivate one-inch water service water laterals that connect to the existing 12- inch water main in Victoria Place. The western portion of the project would connect to a proposed 6-inch water main in the western portion of the Victoria Parkway. The new 6-inch water main would then connect to an existing 12 -inch water main in Victoria Place. The eastern portion of the project site would connect to the existing 12-inch water main in Victoria Place near the central portion of the project frontage.
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Based on written correspondence from the MWD for the proposed project, the MWD would adequately serve the water needs of the proposed project using the existing 12-inch water main along Victoria Place; refer to Appendix H, Public Services and Utilities Correspondence . In order to obtain water connection permits, t he Applicant must s ubmit site plans showing locations of proposed potable water connections for domestic use and fire suppression, calculated fire suppression/sprinkler system water demand s, instal lation locations on fire suppression lines, irrigation plans, a hydraulic analysis for fire flow, and Costa Mesa Fire Department Water Availability Form, among others, during the design phase of the project . The Applicant would also be required to pay standard MWD water connection fees and ongoing user fees to ensure the project’s impacts on existing water facilities are adequately offset. As such, less than significant impacts would occur in this regard.
Wastewater
Cost
a Mesa Sanitary District (CMSD) would provide wastewater services to the proposed development. CMSD would gather wastewater generated from the project site before being treated at the Orange County Sanitation District Reclamation Plant No.1 and No. 2. The project proposes to construct private four-inch lateral and six-inch main sewer lines throughout the site to connect to the existing 21-inch sewer line in Victoria Place.
As discussed in the CMSD 2022 Wastewater Rate Study, the CMSD projects that for every acre of commercial zoned property, approximately 5,000 gallons of wastewater are generated every day. 1 As such, the existing 16,657 square feet of commercial uses would generates approximately 1,902 gallons of wastewater per day.2 Implementation of the proposed project would replace these uses with 40 residential dwelling units. Based on the CMSD 2022 Wastewater Rate Study, the CMSD utilizes a residential flow coefficient of approximately 71.5 gallons per day per capita. Based on The City’s average household size of 2.52, the proposed 40 residential dwellings would generate up to 101 new residents into the City; refer to Section 4.14, Population and Housing. The project’s population of 101 residents would generate approximately 7,222 gallons of wastewater per day or a net increase of 5,320 gallons of wastewater per day over existing conditions. Nevertheless, the project would be required to pay standard wastewater connection fees and ongoing user fees, which would ensure the project’s impacts on existing sewer facilities are adequately offset. Payment of these fees would fund connections to existing sewer lines, and would offset the project’s increase in demand for wastewater collection services. As such, impacts would be less than significant in this regard.
As documented in Appendix H , the CMS
D provided a Sewer Will Serve letter for the proposed project stating that CMSD would be able to provide wastewater services for the proposed development. It is acknowledged that the CMSD would accept flows from the proposed project if:
• The sewer flows from the development would not exceed 8,400 gallons of wastewater per day, • The
proposed development does not exceed 40 dwelling units, • The proposed private sewer main is maintained by a homeowner’s association or similar organization, and • The developer applies for a permit, submit the required building designs, grading plans, sewer plans, pay appropriate sewer fees, and is issued a sewer permit. And • The proposed project must comply with the California Plumbing Code and applicable CMSD ordinance, regulations, and requirements governing wastewater flows and design As explained above, implementation of the proposed project would not exceed 8,400 gallons of wastewater per day.
The proposed project would not exceed 40 dwelling units and would be maintained by a homeowner’s association. All sewer improvements must meet the approval of CMSD (SCA USS-1), including providing requested building designs,
1 Costa Mesa Sanitary District, 2022 Wastewater Rate Study, January 3, 2022. 2 5,000 gallons of wastewater per acre of commercial property would be equivalent to approximately 0.11 gallons of wastewater per square feet (5,000 gallons per acre divided by 43560 square feet [1 acre]).
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grading plans, sewer plans, and payment of appropriate sewer fees, and obtaining a sewer permit; refer to Appendix H. Last, the project must comply with the California Plumbing Code and applicable CMSD ordinance regulations and requirements governing wastewater flows and design.
Stormwater
Th
e proposed project would install an on-sit e storm drain system with a modular wetland system. Low flows of on-site runoff would be captured on-site and conveyed to the modular wetland system units to be treated. Once treated, water would then flow to the existing storm drain in Victoria Place. As discussed in Section 4.10, Hydrology and Water Quality, the implementation of the proposed project would not increase the overall runoff flows during a two year, 10-year, 25- year, and 100-year storm event, but rather, would reduce the discharge volumes compared to the existing condition. It should be noted that runoff on the existing site flows along drainage patterns and does not have an on-site storm drain system that directs runoff flows. As such, the implementation of the proposed project would help direct runoff flows and treat runoff in modular wetland systems before releasing flows into storm drains, improving conditions compared to the existing condition.
Additionally, the proposed project would implement best management practices (BMPs) to be implemented to further minimize runoff volumes. BMPs include common area landscape management and litter control measures, stenciling storm drains with prohibitive language and/or graphical icons to prevent dumping, use of efficient irrigation systems/landscape design, water conservation, smart controllers, and source control to minimize runoff, and other non- structural and structural BMPs. As discussed in Section 4.10 , the WQMP prepared for the proposed project would require the implementation of a LID BMP and incorporation of structural/non -structural BMPs. The LID BMP would include the implementation of a MWS along the southeast corner of the project site which would biotreat runoff from the project site. The treated water from the MWS would connect to the proposed 18 -inch outlet pipe that would then flow to the proposed curb opening catch basin near the Newport Boulevard and Victoria Place intersection. The new outlet pipe would be installed via trenching. In the event that runoff exceeds the design capacity of the MWS, excess flows would bypass the system and directly flow into the existing storm drain along Victoria Place. In addition to the LID BMP, the proposed project would include a variety of structural/non-structural BMPs; refer to Section 4.10 .
Structural BMPs are engineered systems that reduce and mitigate operational impacts while non-structural BMPs are broad planning and design approaches to reduce pollutant impacts on runoff. Implementation of the proposed storm drain improvements and structural/non- structural BMPs would reduce the need for new or expanded storm water drainage facilities. Thus, impacts in this regard would be less than significant.
Dry Utilities
Sou
thern California Edison would provide electricity services to the site. However, it is acknowledged that the proposed project would p ossibly be all electric, since as of July 2024 , Southern California Edison ( SCE) is requesting "only electric" on-site to participate in new future service. As such, no natural gas utilities would be required. The project would require construction of new private on-site dry utilities; however, payment of standard utility connection fees and ongoing user fees would ensure these utility services are able to accommodate the proposed development.
Additionally, the project’s potential environmental effects in this regard are analyzed throughout this Initial Study and would be subject to compliance with all applicable local, State, and federal laws, ordinances, and regulations, as well as the specific mitigation measures throughout this Initial Study. As such, project impacts in this regard would be less than significant.
Standard Conditions of Approval:
SCA USS-1 All sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949) 631- 1731 for information.
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Mitigation Measures: No mitigation measures are required. b) Have sufficie nt water supplies available to serve the project and reasonably foreseeable future development during normal, dry and multiple dry years?
Less Than Significant Impac t. As discussed above, MWD would provide water services to the project site. Based on MWD’s 2020 Urban Water Management Plan (UWMP), Table 4.19-1, MWD Total Water Demand Projections, details MWD’s anticipated total water demand projections from 2025 through 2045.
Table 4.19-1
MWD
Total Water Demand Projections
Land Use 2025 2030 2035 2040 2045
Single Family 5,154 5,554 5,854 5,953 6,084
Multi-Family 5,139 5,648 6,061 6,301 6,645
Institutional/Governmental 871 1,027 1,074 1,084 1,064
Commercial 2,632 3,102 3,244 3,275 3,213
Industrial 248 292 305 308 303
Landscape 1,563 1,564 1,595 1,571 1,541
Losses 746 822 867 884 901
Recycled Water Demand 1,100 1,100 1,100 1,100 1,100
Total 17,454 19,109 20,101 20,476 20,851
Notes: Units are in acre-feet per year.
Combined total from Table 4-2 and Table 4-3 of the 2020 Urban Water Management Plan Final.
Source: Mesa Water District, 2020 Urban Water Management Plan Final, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UWMP%20FINAL-2021.06.30.pdf, June 2021.
MWD relies on a combination of clear and amber-tinted groundwater from the Orange County Groundwater Basin (OC Basin) for 94 percent of its demands and recycled water for six percent of its demand. 3 Communities located in the north and central Orange County are located above the OC Basin, an underground aquifer. The 270 -square mile of the OC Basin within Orange County is operated by the Orange County Water District (OCWD) in cooperation with cities and water districts, including the MWD. MWD works together with three primary agencies, Metropolitan Water District of Southern California (Metropolitan), Municipal Water District of Orange County (MWDOC), and OCWD to ensure a safe and reliable water supply to serve the community in periods of drought and shortage. According to the UWMP, MWD is able to meet projected demands during normal, dry, and multiple dry years through 2045; refer to Tables 4.19- 2, Normal Year Supply and Demand Comparison, through 4.19-4, Multiple Dry Year Supply and Demand Comparison.
Table 4.19-2
Normal Year Supply and Demand Comparison
2025 2030 2035 2040 2045
Supply Totals 17,454 19,109 20,101 20,476 20,851
Demand Totals 17,454 19,109 20,101 20,476 20,851
Difference 0 0 0 0 0
Notes: Units are in acre-feet per year.
3 Mesa Water District, 2020 Urban Water Management Plan Final, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UWMP%20FINAL- 2021.06.30.pdf, June 2021.
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Source: Mesa Water District, 2020 Urban Water Management Plan Final, Table 7-2, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UWMP%20FINAL-2021.06.30.pdf, June 2021.
Table 4.19-3
Single Dry Year Supply and Demand Comparison
2025 2030 2035 2040 2045
Supply Totals 18,501 20,256 21,307 21,705 22,102
Demand Totals 18,501 20,256 21,307 21,705 22,102
Difference 0 0 0 0 0
Notes: Units are in acre-feet per year.
Source: Mesa Water District, 2020 Urban Water Management Plan Final, Table 7 -3, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UWMP%20FINAL-2021.06.30.pdf, June 2021.
Table 4.19-4
Multiple Dry Year Supply and Demand Comparison
2025 2030 2035 2040 2045
First Year
Total Supply 18,182 18,852 20,466 21,387 21,784
Total Demand 18,182 18,852 20,466 21,387 21,784
Difference 0 0 0 0 0
Second Year
Total Supply 18,261 19,203 20,676 21,466 21,864
Total Demand 18,261 19,203 20,676 21,466 21,864
Difference 0 0 0 0 0
Third Year
Total Supply 18,341 19,544 20,886 21,546 21,943
Total Demand 18,341 19,544 20,886 21,546 21,943
Difference 0 0 0 0 0
Fourth Year
Total Supply 18,421 19,905 21,097 21,625 22,023
Total Demand 18,421 19,905 21,097 21,625 22,023
Difference 0 0 0 0 0
Fifth Year
Total Supply 18,501 20,256 21,307 21,705 22,102
Total Demand 18,501 20,256 21,307 21,705 22,102
Difference 0 0 0 0 0
Notes: Units are in acre-feet per year.
Source: Mesa Water District, 2020 Urban Water Management Plan Final, Table 7 -4, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UWMP%20FINAL-2021.06.30.pdf, June 2021.
According to the CalEEMod modeling for the proposed project, the development would require approximately 8,923,797 gallons per year or approximately 27.39 acre-feet per year; refer to Appendix A, Air Quality/GHG/Energy Data. The project’s estimated water demand of 27.39 acre-feet per year would represent approximately 0.15 percent of the City’s projected water demand of 17,454 acre-feet for 2025 and approximately 0.13 percent of 20,851 acre-feet for 2045; refer to Table 4.19-1. According to the Water Will Serve Letter prepared by the MWD, there is sufficient water supply to serve the proposed project; refer to Appendix H. As such, there would be adequate water supplies during normal, dry, and multiple dry years. Thus, impacts would be less than significant in this regard.
It is acknowledged that a Zonin g Code Amendment is requested to change the zoning of the project site from C2 to C2 with a Residential Incentive Overlay District. Approval of the Zoning Code Amendment would permit the development of residential uses at the project site. While the project would result in an increase of residential units not previously contemplated in the buildout of the City and UWMP , this increased would be nominal and the MWD would have adequate water supplies to service the proposed project; refer to Appendix H. Additionally, the increase of 40 residential dwelling units would not substantially increase water demand. The project would also be required to comply with water
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efficiency and water conservation standards in the 2022 California Building Energy Efficiency Standards and 20 22 California Green Building Standards Code. Thus, project implementation would result in a less than significant impact in this regard.
Standard Conditions of Approval: No SCAs are applicable to this threshold of significance.
Mitigation Measures: No mitigation measures are required. c) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments?
Less Than Significant Impact. De
velopment of the proposed project would generate additional wastewater beyond existing conditions; refer to Response 4.19(a). Per the Sewer Calculation study prepared by CMSD for the proposed project, the CMSD utilized a residential wastewater generation rate of approximately 70 gallons per day; refer to Appendix H, Public Services and Utilities Correspondence. It should be noted that the CMSD utilized a more conservative estimate of three individuals per household. Based on the Sewer Calculation study, the proposed project would generate approximately 8,400 gallons of wastewater per day. As discussed above, the existing site generates approximately 1,902 gallons of wastewater per day. Thus, the proposed project would result in a net increase of approximately 6,498 gallons of wastewater per day. The proposed project would be subjected to standard wastewater connection fees and ongoing user fees. Payment of such fees would ensure that the project’s impacts on wastewater facilities and services are minimized. Thus, following compliance with the relevant laws, ordinances, and regulations and payment of in -lieu fees, project-generated wastewater would be adequately accommodated by existing CMSD wastewater treatment facilities. A less than significant impact would occur in this regard.
Standard Conditions of Approval: No S CAs are applicable to this threshold of significance.
Mitigation Measures: No mitigation measures are required. d) Generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals? Less Than Significant Imp
act. CMSD contracts residential curbside trash and recycling collection services with CR&R Environmental Services, Inc. (CR&R).4 In 2019, the latest year where data is available, about 98 percent of solid waste landfilled from Costa Mesa was disposed of at four facilities: the El Sobrante Landfill, the Frank R. Bowerman Sanitary Landfill, the Olinda Alpha Landfill, and the Prima Deshecha Landfill. 5 Table 4.19-5, Landfills Serving the City, depicts
the existing capacities and maximum daily capacities for these four landfills.
Construction
The d
emolition of the existing structures would generate approximately 500 tons of demolition debris.6 Since at least 65 percent of demolition debris and construction waste would be recycled and/or reused in accordance with CALGreen requirements (CALGreen Section 5.408), the proposed project would generate a maximum of approximately 175 tons of demolition waste that would be disposed of in local landfills. T he four identified landfills that accept the majority of
4 Costa Mesa Sanitary District, Weekly Curbside Collection, https://www.cmsdca.gov/trash___recycling/curbside_collection/index.php, accessed November 19, 2024. 5 CalReycle, Jurisdiction Disposal and Alternative Daily Cover Tons by Facility, https://www2.calrecycle.ca.gov/LGCentral/DisposalReporting/Destination/DisposalByFacility, accessed November 19, 2024. 6 Elzarka, Hazen, Making the Case for Construction Waste Management, http://ascpro0.ascweb.org/archives/2007/CPGT136002007.pdf, accessed November 19, 2024.
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the City’s solid waste also accept construction and demolition debris. Demolition of the existing structure would occur over two weeks or ten working days and as such, approximately 17.5 tons of demolition debris would be disposed at Table 4.19-5
Landfills Serving the City
Landfill/Location
Maximum Daily
Throughput (tons
per day)
Remaining Capacity (cubic
yards)
Anticipated
Closure Date
El Sobrante Landfill
10910 Dawson Canyon Road
Corona, CA 91719
16,054 tons 143,977,170 cubic yards 2051
Frank R. Bowerman Sanitary Landfill
11002 Bee Canyon Access Road
Irvine, CA 92618
11,500 tons 205,000,000 cubic yards 2053
Olinda Alpha Landfill
1942 North Valencia Avenie
Brea, CA 92823
8,000 tons 17,500,000 cubic yards 2036
Prima Deshecha Landfill
32250 Avenida La Pata
San Juan Capistrano, CA 92675
4,000 tons 128,300,000 cubic yards 2102
Total 39,554 tons 494,777,170 cubic yards -
Source:
CalRecycle, El Sobrante Landfill, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402, accessed November 19, 2024.
CalRecycle, Frank R. Bowerman Sanitary Landfill, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2767?siteID=2103, accessed November 19, 2024.
CalRecycle, Oldina Alpha Landfill, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2757?siteID=2093, accessed November 19, 2024.
CalRecycle, Prima Deschecha Landfil l, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2750?siteID=2085, accessed November 19, 2024.
the four landfills per day. The disposal of demolition debris would be one-time in nature and would represent a nominal increase in the overall daily disposal at the landfills. As such, impacts would be less than significant in this regard.
Operations
The project site is currently developed with approximately 18,567-square feet of existing commercial retail and storage yards. Based on a solid waste generation rate of 2.5 pounds per 1,000 square feet per day for commercial retail use, the existing site generates approximately 46.42 pounds of solid waste per day (or approximately 0.02 tons per day); refer to Table 4.19-6, Solid Waste Generation .7 As discussed, the proposed project would construct a total of 40 dwelling units. Based on a solid waste generation of 11.4 pounds per dwelling unit per day, the proposed project would generate approximately 456 pounds per day (or approximately 0.23 tons per day). As such, the proposed project would result in a net increase of 409.58 pounds per day or approximately 0.205 tons per day. This represents less than 0.1 percent of the daily permitted throughput capacities of the four landfills identified in Table 4.19-5.
7 California Department of Resources Recycling and Recovery, Estimated Solid Waste Generation Rates, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed November 19, 2024..
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Table 4.19-6
Solid Waste Generation
Land Uses Buildout Solid Waste Generation Rate Solid Waste Generation Existing Conditions
Commercial Retail 18,567 square feet 2.5 pounds per 1,000 square feet per day
46.42 pounds per day (0.023 tons
per day)
Proposed Project
Residential Uses 40 dwelling units 11.4 pounds per dwelling unit per day
456 pounds per day (0.228 tons
per day)
Net Increase 409.58 pounds per day (0.205
tons per day)
Notes: numbers may be off dur to rounding.
Additionally, operation of the project would include recycling of green waste in accordance with AB 1826. However, per Standard Condition of Approval ( SCA) U-1, all units must contract with a trash collection service (CMSD). As such, with implementation of regulatory requirements and SCA U-1, the project is not anticipated to generate solid waste in excess of State or local standards, in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals. Impacts in this regard would be less than significant.
Standard Conditions of Approval:
SCA U-1 The applicant and future homeowners shall contract with a waste disposal company that will provide full on-site trash and recyclable collection. Access for disposal collection shall be provided from the rear alley. There shall be no storage of trash bins or cans on public streets with the exception of temporary use of the right-of-way for rolling containers or loading to large trash trucks.
Mitigation Measures: No mitigation measures are required. e) Comply with federal, State, and local management and reduction statutes and regulations related to solid waste?
Less Than Significant Imp act. Refer to Response 4.19(d). The proposed project would comply with all federal, State, and local statutes and regulations related to solid waste, including AB 939. Specifically, the project would be required to recycled, reduced, or composted at least 65 percent of construction and demolition debris per CALGreen Section
5.408. Further, the project would be required to comply with SCA U -1, which includes providing recyclable collection to the on-site residents. Compliance with existing laws and regulations would ensure project’s impacts related to solid waste are reduced to less than significant levels.
Standard Conditions of Approval: Ref er to SCA U-1.
Mitigation Measures: No mitigation measures are required.
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4.20 WILDFIRE
If located in or near S tate responsibility areas or lands classified as very high fire hazard severity zones, would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Substantially impair an adopted emergency response plan or emergency evacuation plan?
b. Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire?
c. Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
d. Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes?
a) Substantially impair an adopted emergency response plan or emergency evacuation plan? No Impact. According to the California Department of Forestry and Fire’s (CAL FIRE) Orange County State Responsibility Area Fire Hazard Severity Zones and Orange County Very High Fire Hazard Severity Zones in LRA, As Recommended by CAL FIRE, the project site is not located in or near a State responsibility area nor is the project site designated as a very high fire hazard severity zone.1,2 Additionally, the site is not located in the vicinity of a moderate or high fire hazard severity zone. Thus, no impacts would occur in this regard.
Standard Conditions of Approval: No SCAs are applicable to this threshold of significance.
Mitigation Measures: No mitigation measures are required. b) Due to slope, prevailing winds, and other factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact. Refer to Response 4.20(a).
Standard Conditions of Approval: No SCAs are applicable to this threshold of significance.
1 California Department of Forestry and Fire, Very High Fire Hazard Severity Zone in LRA as Recommended by CAL FIRE, Orange County , November 2011, chrome- extension://efaidnbmnnnibpcajpcglclefindmkaj/https://34c031f8-c9fd-4018-8c5a- 4159cdff6b0d-cdn-endpoint.azureedge.net/-/media/osfm-website/what-we-do/community-wildfire-preparedness-and- mitigation/fire-hazard-severity-zones/fire-hazard-severity-zones-map/upload-5/fhszl_map30.pdf, accessed November 15, 2024.
2 California Department of Forestry and Fire Protection, Orange County State Responsibility Area Fire Hazard Severity Zones , September 29, 2023, chrome-extension://efaidnbmnnnibpcajpcglclefindmkaj/https://34c031f8-c9fd-4018-8c5a-4159cdff6b0d- cdn-endpoint.azureedge.net/-/media/osfm-website/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard- severity-zones/fire-hazard-severity-zones-map-2022/fire-hazard-severity-zones-maps-2022- files/fhsz_county_sra_11x17_2022_orange_3.pdf?rev=8304779bfa204bea8c3eb4638734287e&hash=8FE491A0FEB121D A77261F19AA136C25, accessed November 15, 2024.
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Mitigation Measures: No mitigation measures are required. c) Require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment? No Impact. Refer to Response 4.20(a).
Standard Conditions of Approval: No SCAs are applicable to this threshold of significance.
Mitigation Measures: No mitigation measures are required. d) Expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? No Impact. Refer to Response 4.20(a).
Standard Conditions of Approval: No SCAs are applicable to this threshold of significance.
Mitigation Measures: No mitigation measures are required.
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4.21 MANDATORY FINDINGS OF SIGNIFICANCE
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self -sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major
periods of California history or prehistory?
b. Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are
considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?
c. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
a) Does the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? Less Than Significant Impact With Mitigation Incorporated. As detailed in Section 4.4, Biological Resources, no impacts would occur to any special-status plant or wildlife species known to occur in the project area. The project would not degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self -sustaining levels, threaten to eliminate a plant or animal community, or reduce the number or restrict the range of a rare or endangered plant or animal.
Additionally, project implementation is not anticipated to result in adverse impacts to known cultural, paleontological, or tribal cultural resources; refer to Section 4.5, Cultural Resources, Section 4.7, Geology and Soils, and Section 4.18, Tribal Cultural Resources. However, in the unlikely event that buried archaeological resources are encountered during ground disturbance activities, Mitigation Measure CUL -1 would require all construction work to halt until a qualified archaeologist can evaluate the fi nd and determine the appropriate treatment plan for the resource . Additionally, Mitigation Measure TRC-1 would ensure a Native American Monitor is provided the opportunity to monitor ground- disturbing activities that may impact previously unknown cultural resources of Native American origin. Additionally, Mitigation Measure GEO-1 would ensure the project Applicant consults with a qualified paleontologist or geologist to confirm that grading would occur at depths that could encounter highly sensitive sediments for paleontological resources. If activities extend into such sediments, a qualified paleontologist would be retained and a preparation of a Project Monitoring Plan would be required for review and approval by the City. In the event that fossils are discovered, implementation of Mitigation Measure GEO-2 would require all construction activities to halt within a 50-foot radius of the find until the qualified paleontologist is able to assess the significance of the find. Therefore, the proposed project would not eliminate important examples of the major periods of California history or prehistory. Impacts in this regard would be less than significant with mitigation incorporated.
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.21-2 Mandatory Findings of Significance
b) Does the project have impacts that are individually limited, but cumulatively considerable? (“Cumulatively considerable” means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)?
Less Than Significant Impact With Mitigation Incorporated. A significant impact may occur if a proposed project, in conjunction with related projects, would result in impacts that are less than significant when viewed separately, but would be significant when viewed together. As concluded in Sections 4.1 through 4.20, the proposed project would not result in any significant and unavoidable impacts in any environmental categories with implementation of existing regulatory requirements and/or project-specific mitigation measures. Implementation of standard conditions of approval (SCAs) and mitigation measures at the project -level would reduce the potential for the incremental effects of the proposed project to be considerable when viewed in connection with the effects of past projects, current projects, or probable future projects. Thus, impacts in this regard would be less than significant with SCAs and mitigation incorporated.
c) Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly?
Less Than Significant Impact With Mitigation Incorporated. Previous sections of this Initial Study reviewed the proposed project’s potential impacts related to aesthetics, air quality, noise, hazards and hazardous materials, transportation, and other issues. As concluded in these previous discussions, the proposed project would not have environmental effects which would cause substantial adverse effects on human beings, either directly or indirectly, following conformance with the existing regulatory framework, SCAs, and mitigation measures. Further, as a residential development, project features would be designed to meet the needs of humans and are not anticipated to result in direct or indirect adverse effects. Impacts would be less than significant upon implementation of SCAs and mitigation measures detailed in this Initial Study.
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.22-1 References
4.22 REFERENCES
The following references were utilized during preparation of this Initial Study/Mitigated Negative Declaration.
CA Engineering Incorporated, Preliminary Hydrology Report for T.T.M. 19351 220-236 Victoria Pl. City of Costa Mesa, CA, revised March 6, 2025.
CA Engineering Inc orporated, Preliminary Water Quality Management Plan, Victoria Place Townhomes Project (TR 19351), 220, 222, 234, & 236 Victoria Place, Costa Mesa, 92626, revised February 12, 2025.
California Department of Conservation, Agricultural Preserves 2004, Williamson Act Parcels – Orange County, 2004.
California Department of Conservation, California Important Farmland Finder , https://maps.conservation.ca.gov/DLRP/CIFF/, accessed November 15, 2024.
California Department of Conservation, Orange County Tsunami Hazard Areas , https://www.conservation.ca.gov/cgs/tsunami/maps/orange, accessed November 18, 2024.
California Department of Fish and Wildlife, California Regional Conservation Plans , August 2023, https://nrm.dfg.ca.gov/FileHandler.ashx?DocumentID=68626&inline, accessed November 24, 2024.
California Department of Forestry and Fire Protection, Orange County State Responsibility Area Fire Hazard Severity Zones, September 29, 2023, chrome -extension://efaidnbmnnnibpcajpcglclefindmkaj/https://34c031f8-c9fd- 4018-8c5a-4159cdff6b0d-cdn-endpoint.azureedge.net/-/media/osfm-website/what-we-do/community- wildfire-preparedness-and-mitigation/fire-hazard-severity-zones/fire-hazard-severity-zones-map-2022/fire- hazard-severity-zones-maps-2022-
files/fhsz_county_sra_11x17_2022_orange_3.pdf?rev=8304779bfa204bea8c3eb4638734287e&hash=8FE4 91A0FEB121DA77261F19AA136C25, accessed November 15, 2024.
California Department of Forestry and Fire, Very High Fire Hazard Severity Zone in LRA as Recommended by CAL FIRE, Orange County , November 2011, chrome -
extension://efaidnbmnnnibpcajpcglclefindmkaj/https://34c031f8-c9fd-4018-8c5a-4159cdff6b0d-cdn- endpoint.azureedge.net/-/media/osfm-website/what-we-do/community-wildfire-preparedness-and- mitigation/fire-hazard-severity-zones/fire-hazard-severity-zones-map/upload-5/fhszl_map30.pdf, accessed November 15, 2024.
California Department of Resources Recycling and Recovery, Estimated Solid Waste Generation Rates, https://www2.calrecycle.ca.gov/WasteCharacterization/General/Rates, accessed November 19, 2024.
California Department of Transportation, California State Scenic Highway System Map, https://dot.ca.gov/programs/design/lap-landscape-architecture-and-community-livability/lap-liv-i-scenic- highways, accessed December 9, 2024.
California Geological Survey Division of Mines and Geology, Update of Mineral Land Classification of Portland Cement Concrete Aggregate in Ventura, Los Angeles, and Orange Counties, California, Part II- Orange County Special Report 143: Mineral Land Classification of the Greater Los Angeles Area: Part III - Classification of Sand and Gravel Resource Areas, Orange County- Temescal Valley Production -Consumption Region, Mineral Land Classification Map Plate 3.32, 1981.
California Environmental Protection Agency, Cortese Listing , https://calepa.ca.gov/sitecleanup/corteselist/, accessed November 25, 2024.
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.22-2 References
California Regional Water Quality Control Board Santa Ana Region, Waste Discharge Requirements for the County of Orange, Orange County Flood Control District and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff Orange County , May 22, 2009, https://www.waterboards.ca.gov/santaana/board_decisions/adopted_orders/orders/2009/09_030_OC_MS4_ as_amended_by_10_062.pdf, accessed November 27, 2024.
CalRecycle, El Sobrante Landfill, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2280?siteID=2402, accessed November 19, 2024.
CalRecycle, Frank R. Bowerman Sanitary Landfill,
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2767?siteID=2103, accessed November 19, 2024.
CalReycle, Jurisdiction Disposal and Alternative Daily Cover Tons by Facility , https://www2.calrecycle.ca.gov/LGCentral/DisposalReporting/Destination/DisposalByFacility, accessed November 19, 2024.
CalRecycle, Oldina Alpha Landfill, https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2757?siteID=2093, accessed November 19, 2024.
CalRecycle, Prima Deschecha Landfill,
https://www2.calrecycle.ca.gov/SolidWaste/SiteActivity/Details/2750?siteID=2085, accessed November 19, 2024.
City of Costa Mesa, FY2022-23 Development Impact Fee Report, December 5, 2023.
City of Costa Mesa, Hive Live Public Review Draft Environmental Impact Report , Appendix L, Public Services and Utilities Correspondence, public review draft dated January 2025.
City of Costa Mesa, Libraries, https://www.costamesaca.gov/community/libraries, accessed November 18, 2024.
City of Costa Mesa, Station Locations , https://www.costamesaca.gov/government/departments -and-divisions/fire- rescue/station-locations, accessed November 24, 2024.
City of Costa Mesa Public Works Department, Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, January 28, 2025.
Costa Mesa Sanitary District, 2022 Wastewater Rate Study, January 3, 2022.
Costa Mesa Sanitary District, Proposed 40-Unit Housing Development at 220, 222, 234, and 236 Victoria Place, Costa Mesa: CMSD Will Serve Sewer Letter, January 8, 2025.
Costa Mesa Sanitary District, Weekly Curbside Collection, https://www.cmsdca.gov/trash___recycling/curbside_collection/index.php, accessed November 19, 2024.
County of Orange, Natural Communities Conservation Plan and Habitat Conservation Plan and EIR and EIS, Map Section, https://occonservation.org/wp -content/uploads/2015/04/NCCP-EIR-Map-Section.pdf, accessed December 3, 2024.
ENCON Technologies, Inc orporated, Phase I Environmental Site Assessment, Commercial Property 236 Victoria Place, Costa Mesa, California 92627, December 20, 2023.
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.22-3 References
ENCON Technologies, Inc orporated, Phase I Environmental Site Assessment, Multi -Tenant Commercial, Industrial, and Residential Property 220, 222, and 234 Victoria Street, Costa Mesa, California 92627, June 15, 2023.
ENCON Technologies, Incorporated, Phase II ESA Report, Subsurface Soil and Soil Gas Investigation, Multi- Tenant Commercial and Light Industrial Property 220, 222, and 234 Victoria Street, Costa Mesa, California 92627 , July 31, 2023.
Elzarka, Hazen, Making the Case for Construction Waste Management , http://ascpro0.ascweb.org/archives/2007/CPGT136002007.pdf, accessed November 19, 2024.
Federal Emergency Management Agency, FEMA Flood Insurance Rate Map 06059C0268J, effective December 3, 2009.
Mesa Water District, 2020 Urban Water Management Plan Final, https://www.mesawater.org/sites/default/files/Save%20Water/Documents/Mesa%20Water%202020%20UW MP%20FINAL-2021.06.30.pdf, June 2021.
Mesa Water District, Will Serve Letter for 220, 222, 234, and 236 Victoria Place, November 27, 2024.
Michael Baker International, Victoria Place Project, City of Costa Mesa, VMT Screening Analysis, December 20, 2024
Newport-Mesa Unified School District, School Locator, https://web.nmusd.us/schools/school- locator, accessed November 24, 2024.
Newport-Mesa Unified School District, Request for Will Serve Letter (40) Single-Family, 3-Bedroom Homes 220, 222, 234, 236 Victoria Street, February 20, 2025.
Orange County Airport Land Use Commission, Airport Environs Land Use Plan for John Wayne Airport, April 17, 2008.
Orange County Public Works, Drainage Area Management Plan, https://ocerws.ocpublicworks.com/service-areas/oc- environmental-resources/oc-watersheds/documents/drainage-area-management-plan-7, accessed November 27, 2024.
Soil Pacific, Incorporated, Soil and Foundation Evaluation Report, Proposed Multi-Tenant Building Complex, 220, 222, and 234 Victoria Place, Costa Masa, California, September 19, 2024.
Southern California Association of Governments, 2025-2040 RTP/SCS Technical Report, Demographics and Growth Forecast, September 3, 2020.
State of California Department of Finance, E-5 Population and Housing Estimates for Cities, Counties, and the State, 2020-2024, https://dof.ca.gov/forecasting/demographics/estimates/e-5-population-and-housing-estimates- for-cities-counties-and-the-state-2020-2024/, accessed December 2, 2024.
U.S. Fish and Wildlife Service, National Wetlands Inventory , https://www.fws.gov/wetlands/data/Mapper.html, accessed November 24, 2024.
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April 2025 4.22-4 References
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VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.23-1 Report Preparation Personnel
4.23 REPORT PREPARATION PERSONNEL
LEAD AGENCY
CITY OF COSTA MESA
77 Fair Drive
Costa Mesa, California 92626
714.754.5276
Economic and Development Services Department
Carrie Tai, Economic and Development Services Director
Scott Drapkin, Assistant Director of Economic and Development Services Victor Mendez, Senior Planner
Phayvanh Nanthavongdouangsy, Principal Planner
Public Works Department
Raja Sethuraman, Public Services Director
Elizabeth Palacio, Engineering Technician III
Derek Wieske, P.E., Asst. City Engineer
Mochine Chirar, Associate Engineer
CEQA CONSULTANT
MICHAEL BAKER INTERNATIONAL
5 Hutton Centre Drive, Suite 500
Santa Ana, California 92707
949.472.3505
Kristen Bogue, Project Director
Jessica Ditto, Senior Environmental Analyst
Allison Beauregard, Environmental Analyst
Dennis Dinh, Environmental Analyst
Eddie Torres, Technical Director
Darshan Shivaiah, Environmental Specialist
Jordan Gray, Transportation Engineer
Susan Wood, Senior Archaeologist
Jeanette Cappiello, Graphic Artist
APPLICANT TEAM
WMC LLC
1024 Bayside Drive Suite 109
Newport Beach, California 92629
Tony Weeda
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 4.23-2 Report Preparation Personnel
CA ENGINEERING
13821 Newport Avenue, Suite 110
Tustin, California 92780
949.724.9480
Fred Cornwell
BUNDY-FINKEL ARCHITECTS
1120 Bristol Street, Suite 120
Costa Mesa, California 92626
714.850.7575
Richard Finkel
STUDIO BERZUNZA LUXURY LANDSCAPE DESIGN
5000 Birch Street, Suite 3000
Newport Beach, California 92660
714.795.8080
Vladimir Berzunza
SOIL PACIFIC INC. GEOTECHNICAL AND ENVIORNMENTAL SERVICES 675 N. Eckhoff, Suite A
Orange, California 92868
714.879.1203
Yones Kabir
Hoss Eftekhari, CA, Professional Engineer
ECON TECHNOLOGIES, INC. ENVIORNMENTAL AND ENGINEERING SERVICES 12145 Mora Drive, Unit #7
Santa Fe Springs, California 90670
562.777.2200
G. Joseph Scatoloni
Mark Fishel, CA Professional Geologist
VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 5-1 Consultant Recommendation
5.0 CONSULTANT RECOMMENDATION
Based on the information and environmental analysis contained in the Initial Study/Environmental Checklist, we recommend that the City of Costa Mesa prepare a Mitigated Negative Declaration for the Victoria Place Project. We find that the proposed project could have a significant effect on several environmental issues, but that mitigation measures have been identified that reduce such impacts to a less than significant level. We recommend that the second category be selected for the City of Costa Mesa’s determination (see Section 6.0, Lead Agency Determination). 3/25/25
Date Kristen Bogue, Project Manager
Michael Baker International
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April 2025 5-2 Consultant Recommendation
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VICTORIA PLACE PROJECT
Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 6-1 Lead Agency Determination
6.0 LEAD AGENCY DETERMINATION
On the basis of this initial evaluation:
I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared.
I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared.
I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required.
I find that the proposed project MAY have a “potentially significant impact ” or “potentially significant unless mitigated” impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed.
I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required.
Signature:
Title: Senior Planner
Printed Name: Victor Mendez
Agency: City of Costa Mesa
Date: 3/25/2025
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Public Review Draft Initial Study/Mitigated Negative Declaration
April 2025 6-2 Lead Agency Determination
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PREPARED BY
PREPARED FOR
FINAL
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
VICTORIA PLACE PROJECT
M AY 2025
ATTACHMENT 2
EXHIBIT B
FINAL
INITIAL STUDY/MITIGATED NEGATIVE DECLARATION
Victoria Place Project
SCH No. 2025031168
Lead Agency:
CITY OF COSTA MESA
77 Fair Drive
Costa Mesa, California 92626
Contact: Victor Mendez, Senior Planner
714.754.5276
Prepared by:
MICHAEL BAKER INTERNATIONAL
5 Hutton Centre Drive, Suite 500
Santa Ana, California 92707
Contact: Ms. Kristen Bogue
949.472.3505
May 2025
JN 204361
This document is designed for double-sided printing to conserve natural resources.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 i Table of Contents
TABLE OF CONTENTS
1.0 Introduction ................................................................................................................................................. 1-1
2.0 Responses to Comments ........................................................................................................................... 2-1
3.0 Errata ........................................................................................................................................................... 3-1
4.0 Mitigation Monitoring and Reporting Program ........................................................................................ 4-1
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 ii Table of Contents
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VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 1-1 Introduction
1.0 INTRODUCTION
The Victoria Place Project (Project) involves demolishing the existing commercial retail buildings, a residential unit repurpose as a commercial use, and storage yards. The project proposes to develop a 40- unit residential common interest development community comprising of 18 duplexes and four detached units fronting Victoria Place. The 76,923-square foot lot area (or approximately 1.77 acres) would be developed with 18 duplexes, or 36 units, with a square footage of 2,751 square feet per unit (which includes 425 -square feet of space available for a home office on the ground floor). The project would also construct four detached units. The four detached, situated along Victoria Place, would have a square footage of 2,751 -square feet per unit (which includes 427 square feet of space available for a home office on the ground floor).
The Public Review Initial Study/Mitigated Negative Declaration (IS/MND) (State Clearinghouse No. 2025031168) was made available for public review and comment pursuant to CEQA Guidelines Section 15070 from April 1, 2025 through April 30, 2025.
The Public Review IS/MND was available for review at the City of Costa Mesa Economic and Development Department, located at 77 Fair Drive, Costa Mesa, CA, 92626, at the Mesa Verde Library, located at 2969 Mesa Verde Drive, Costa Mesa, CA, 92626, Costa Mesa/Donal Dungan Library, located at 1855 Park Avenue, at the Governor’s Office of Planning and Research (OPR) CEQAnet Web Portal online at: https://ceqanet.opr.ca.gov/; and online at:
https://www.costamesaca.gov/government/departments-and-divisions/economic-and-development- services/planning/environmental-notices-and-reports.
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May 2025 1-2 Introduction
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Final Initial Study/Mitigated Negative Declaration
May 2025 2-1 Responses to Comments
2.0 RESPONSES TO COMMENTS
In accordance with the California Environmental Quality Act Guidelines (CEQA Guidelines) Section 15074(b), the City of Costa Mesa, as the Lead Agency, would evaluate the Public Review Draft Initial Study/Mitigated Negative Declaration (IS/MND) (State Clearinghouse No. 2025031168) for Victoria Place (herein referenced as the project) together with any comments received during the public review process. Although CEQA Guidelines Sections 15073, 15073.5, and 15074 do not require a Lead Agency to prepare written responses to comments received on an IS/MND, the City of Costa Mesa has elected to prepare the following written responses with the intent of conducting a comprehensive and meaningful evaluation of the proposed project.
During the public review period, comments were received on the Public Review Draft Initial Study/Mitigated Negative Declaration (IS/MND) from interested public agencies. It is acknowledged that no comments were received from organizations, tribes, or other interested parties. The following is a list of commenters on the Public Review Draft IS/MND during the public review period. Each comment letter is assigned a letter number.
Individual comments within each communication have been numbered so comments can be cross - referenced with specific responses. Following this list, the text of the communication is reprinted and followed by the corresponding response.
Comment
Letter No. Person, Firm, or Agency Letter Dated
A1 Department of Toxic Substance Control April 3, 2025
A2 California Department of Transportation April 28, 2025
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 2-2 Responses to Comments
PUBLIC AGENCIES
dtsc.ca.gov
SENT VIA ELECTRONIC MAIL
April 3, 2024
Victor Mendez
Senior Planner
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
[email protected]
RE: MITIGATED NEGATIVE DECLARATION FOR VICTORIA PLACE PROJECT DATED MARCH 26, 2025, STATE CLEARINGHOUSE NUMBER2025031168 Dear Victor Mendez,
The Department of Toxic Substances Control (DTSC) reviewed the Mitigated Negative Declaration (MND) for the Victoria Place Project (Project). The Project proposes to develop a 40-unit residential development community comprising of 18 duplexes and four detached units. The 76,923-square foot lot area would be developed with 18 duplexes, or 36 units. The Project would also construct four detached units. Proposed City entitlements include a General Plan Amendment (24-0001), a Zoning Code Amendment, Tentative Tract Map (No. 19351), and a Master Plan.
DTSC recommends and requests consideration of the following comments:
1. The Phase II Environmental Site Assessment indicated if the use of the property is changed to more sensitive uses such as residential, care stations, schools or childcare, further subsurface soil and soil gas investigations and health risk assessments may be required. Mitigation Measure HAZ-1 stated a Soil Management Plan (SMP) will be prepared and implemented during earthwork redevelopment activities in case soil impacts are encountered during grading and excavation activities. As part of this SMP, any on-site Victor Mendez
April 3, 2025
contaminated soils, including soils that could potentially be imported to the site, would be assessed to confirm that they are handled in compliance with all applicable regulatory guidance. DTSC does not recommend a SMP be used as a primary cleanup plan.
DTSC recommends that any potential contamination be fully characterized and then remediated under the oversight of a self-certified local agency, DTSC or a Regional Water Quality Control Board as a SMP alone cannot sufficiently identify and document the potential contaminants that may pose a threat to human health and the environment. DTSC recommends that a cleanup plan, a Removal Action Workplan or Remedial Action Plan, be prepared to adequately address all site impacts after complete characterization. If entering into one of DTSC’s cleanup plans such as a voluntary agreement, please note that DTSC uses a single standard Request for Lead Agency Oversight Application for all agreement types. Please apply for DTSC oversight using this link: Request for Agency Oversight Application.
Submittal of the online application includes an agreement to pay costs incurred during agreement preparation. If you have any questions about the application portal, please contact your Regional Brownfield Coordinator.
2. DTSC recommends that all imported soil and fill material should be tested to assess any contaminants of concern meet screening levels as outlined in DTSC's Preliminary Endangerment Assessment Guidance Manual.
Additionally, DTSC advises referencing the DTSC Information Advisory Clean Imported Fill Material Fact Sheet if importing fill is necessary. To minimize the possibility of introducing contaminated soil and fill material there should be documentation of the origins of the soil or fill material and, if applicable, sampling be conducted to ensure that the imported soil and fill material are suitable for the intended land use. The soil sampling should include analysis based on the source of the fill and knowledge of prior land use. Additional information can be found by visiting DTSC’s Human and Ecological Risk Office (HERO) webpage.
Victor Mendez
April 3, 2025
DTSC appreciates the opportunity to comment on the DEIR for Victoria Place Project.
Thank you for assisting in protecting California’s people and the environment from the harmful effects of toxic substances. If you have any questions or would like clarification on DTSC’s comments, please respond to this letter or via CEQA Review email for additional guidance.
Sincerely,
Dave Kereazis
Associate Environmental Planner
HWMP-Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Victor Mendez
April 3, 2025
cc: (via email)
Governor’s Office of Land Use and Climate Innovation
State Clearinghouse
[email protected]
Kristen Bogue
Project Manager
Michael Baker International
[email protected]
Tony Weeda
Project Applicant
WMC LLC
[email protected]
Tamara Purvis
Associate Environmental Planner
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
Scott Wiley
Associate Governmental Program Analyst
HWMP - Permitting Division – CEQA Unit
Department of Toxic Substances Control
[email protected]
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 2-7 Responses to Comments
A1. RESPONSES TO COMMENTS FROM DEPARTMENT OF TOXIC
SUBSTANCE CONTROL, DAVE KEREAZIS, ASSOCIATE
ENVIRONMENTAL PLANNER, APRIL 3, 2025.
A1-1 The commentor states that Mitigation Measure HAZ -1, which requires the preparation of implementation of a Soil Management Plan, would not adequately identify and document the potential contaminants on -site that may pose a risk to human health. The commenter recommends that any potential contamination on- site should be fully characterized and remediated under the oversight of a self -certified local agency, DTSC or a Regional Water Quality Control Board. Additionally, the commentor also recommends that the proposed project prepare and implement a cleanup plan, a Removal Action Workplan, or Remedial Action Plan.
As discussed in the Public Review Draft IS/MND Section 4.9, Hazards and Hazardous Materials (page 4.9-2 through 4.9-4), based on the 220-234 Victoria Phase II ESA, these areas of limited releases to on- site soils were below regulatory screening levels for the existing uses at the project site. However, the proposed project would disturb these materials during site grading activities, which could expose construction workers to these hazardous substances in on- site soils. Further, as disclosed on Public Review Draft IS/MND page 4.9-4, Operations, Soil Vapor Intrusion, the proposed project would change existing on- site land uses from commercial to residential uses. Based on the Phase II ESA, existing releases to soil and soil gas present in limited areas of the project site could result in accidental conditions involving existing on- site soils as well as the release of soil gas into on-site residential structures during project operations.
The project would be required to implement Mitigation Measure HAZ -1, which requires the implementation of a Soil Management Plan (SMP) during grading activities. The SMP would provide guidance on measures for managing soils during site grading activities. S oil management measures would include soil sampling for potential contaminated soils. In the event that contaminated soils are encountered, testing to determine contamination levels before the import, export, or re -use of the soil for residential purposes. For any contaminated soils that exceed existing Federal, State, and/or local human health screening levels, the soil shall be disposed off-site in accordance with applicable Federal, State, and local regulations.
However, the project would be required to comply with Mitigation Measure HAZ -1, which would require the proper characterization of on-site soils during site grading, as well as the proper reuse or disposal at an appropriate landfill facility. Such manageme nt of on -site soils during grading activities would remove soils that present a concern with residential uses at the project site. With compliance of Mitigation Measure HAZ -1, proper use of on- site soils for future residential use would be minimized and impacts associated with accidental conditions from existing on-site soil and soil gas would be reduced to less than significant levels.
Notwithstanding, the project must comply with applicable local, State, and federal law s and regulations that minimizes hazardous exposure to the public and environment. Pursuant to existing laws/regulations and as enforced through HAZ -1, the SMP is required to include a decision framework and specific risk management measures for managing soil, including any
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 2-8 Responses to Comments
soil import/export activities, in a manner protective of human health and consistent with applicable regulatory requirements. Should regulatory requirements include participation in f ull characterization and remediation under the oversight of a self-certified local agency, DTSC or a Regional Water Quality Control Board, the applicant would be required by law to do so. If required by law, t he applicant would be required to prepare and implement a cleanup plan, Removal Action Workplan, or Remedial Action Plan, if required by a self-certified local agency, DTSC or a Regional Water Quality Control Board. As concluded by the Public Review Draft IS/MND, with compliance with existing regulations as well as implementation of Mitigation Measure HAZ-1, impacts in this regard would be less than significant.
A1-2 As discussed in Public Review Draft IS/MND Section 2.4, Phasing/Construction, project earthwork would require approximately 8,570 cubic yards of cut/fill. However, it should be noted that the grading would be balanced on- site and thus, no import or export of soils/fill materials would be required.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 2-12 Responses to Comments
A2. RESPONSES TO COMMENTS FROM CALIFORNIA DEPARTMENT OF TRANSPORTATION, SCOTT SHELLEY, BRANCH CHIEF – LOCAL
DEVELOPMENT REVIEW/CLIMATE CHANGE/TRANSIT GRANTS, APRIL 28, 2025.
A2-1 As discussed in Public Review Draft IS/MND Section 2.3, Project Characteristics (page 2-10), new sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the project site, as well as entry sidewalks from private streets to front entries for each unit. New sidewalk and walkways would comply with the City of Costa Mesa’s Municipal Code requirements for building pedestrian access and circulation.
A2-2 As discussed in Public Review Draft IS/MND Section 4.14, Population and Housing (page 4.14- 1), the proposed project would introduce up to 101 new residents and would represent a nominal increase in the City’s population. Of these 101 new residents, only a nominal number of pedestrians would be accessing the City’s pedestrian network at any given time. As such, the existing pedestrian facilities (i.e., sidewalks, crosswalks) at the off-site intersections of Victoria Place/Newport Boulevard and Victoria Place/Victoria Street would adequately service the proposed project.
A2-3 As discussed in Public Review Draft IS/MND Section 4.17, Transportation (page 4.17- 2), Mitigation Measure TRA-1 would require the review and approval of a Traffic Management Plan (TMP) by the City Traffic Engineer. The TMP would ensure that bicycle lanes, pedestrian sidewalks, and bus stops remain open and accessible, to the greatest extent feasible, during construction. In the event that that access cannot be maintained, bicycle lanes, pedestrian sidewalks, and/or bus stops would be re- routed to ensure connectivity. As such, the proposed project would incorporate detours and safety measures in the TMP and impacts pertaining to transportation safety during construction would be reduced to less than significant levels.
A2-4 This comment is acknowledged. The commenter does not raise new environmental information or directly challenge information provided in the Public Review Draft IS/MND; no further response is required.
A2-5 As discussed in Public Review Draft IS/MND Section 4.17, Transportation (pages 4.17-1 through
4.17-2), the topic of multimodal transportation options (i.e., roadways, transit [Orange County Transportation Authority], bicycle, and pedestrian facilities) are discussed. Additionally, the proposed project would not change existing pedestrian, bicycle, and transit facilities in the project area. It would also be noted that the proposed project would include new sidewalks and a new Class II Bicycle Lane along the frontage of Victoria Place. To emphasize the Class II Bicycle Lane proposed along Victoria Place, the following minor correction is made to the Public Review Draft IS/MND Section 2.3, Project Characteristics (page 2- 10) and is reflected below and in Section 3.0, Errata, of this Final IS/MND. Additionally, Public Review Draft IS/MND Section 4.17 (page 4.17- 2) discusses that the proposed project would not conflict with program plan, ordinance, or policy which encourages multimodal transportation options.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 2-13 Responses to Comments
Section 2.3, Project Characteristics, Page 2-10
Vehicular site access would be provided via two unsignalized driveways at the southern end of the project along Victoria Place; refer to Exhibit 2-3. Both driveways connect to internal drive aisles that form an “H”-shaped roadway pattern on-site. The 25-foot-wide internal drive aisles would also serve as fire access lanes pursuant to the City’s Municipal Code requirements. New sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the residential community. The project also proposes locking residential pedestrian gates for pedestrian access for all on -site residents only. The proposed project would also construct a new Class II bike lane with a two-foot buffer along Victoria Place per the City Development Standards; refer to Exhibit 2-3.
A2-6 As discussed in Public Review Draft IS/MND Section 4.8, Greenhouse Gas Emissions (pages
4.8-7 through 4.8- 11), the proposed project would emphasize land use patterns and include design features that facilitate multimodal transportation options. Such features include proximity to destinations, located within one mile of existing bus stops serviced by the Orange County Transportation Authority, bicycle parking, a new Class II Bicycle Lane, and installation of new pedestrian sidewalks. As such, implementation of the proposed Class II Bicycle Lane, new sidewalks, and bicycle parking would encourage future residents to utilize multimodal transportation alternatives. A s discussed in Public Review Draft IS/MND Section 4.17, Transportation (Page 4.17-4), the proposed project would meet three transportation screening criteria and was determined to have a less than significant impact on transportation. Specifically, the proposed project would generate less than 110 daily trips, is located in an area classified as a low VMT zone, and would meet the criteria under a Transit Priority Area Screening criteria.
Lastly, as discussed in Public Review Draft IS/MND Section 4.3, Air Quality, the proposed project would not conflict with the South Coast Air Quality Management District 2022 Air Quality Management Plan and would not result in emissions that exceed applicable air quality thresholds. As such, the proposed project would not result in a significant impact on air quality.
A2-7 As discussed in Public Review Draft IS/MND Section 2, Project Description (page 2- 1) and Exhibit 2-2, Site Vicinity, the project site is located within the boundaries of Assessor’s Parcel Numbers 419- 111-19 through - 21). Additionally, off -site improvements (i.e., utility lines installation, installation of new pedestrian sidewalks and bike lane) would occur throughout Victoria Place right-of-way only. No physical improvements would occur within Caltrans R/W.
A2-8 As discussed in Response to Comment A2-7, construction would not occur within Caltrans R/W.
Additionally, preparation of all project plans and traffic control plans would comply with all applicable State and local regulations. T
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-1 Errata
3.0 ERRATA
Changes to the Public Review Draft Initial Study/Mitigated Negative Declaration (IS/MND) are noted below. A double-underline indicates additions to the text; strikethrough indicates deletions to the text. These clarifications and modifications are not considered to result in any new or substantially greater significant impacts as compared to those identified in the Public Review Draft IS/MND. The changes to the Public Review Draft IS/MND do not affect the overall conclusions of the environmental document. Changes are listed by page and, where appropriate, by paragraph.
Table of Contents, Page iii, List of Exhibits, 12 Lines/Exhibits Down Exhibit 2-6 Concep tual Landscape Plan................................................................................. 2-16 Exhibit 2-6a Conceptual Landscape Plan – Project Frontage................................................. 2-16 Exhibit 2-6b Conceptual Landscape Plan – Project Site......................................................... 2-17 Exhibit 2-7 Conceptual Utility Plan……........................................................................... 2-18 2-19 Section 2.2, Environmental Setting, Page 2-1, Table 2-1, Existing Structures Table 2-1
Existing Structures
Tenant/Business Use Square Footage/Units
220 Victoria Street
Suite A Storage 500 square feet
Suite B Boat Storage and Commercial Retail
(Harvey’s Boat Storage) 1,400 square feet
222 Victoria Street
Suite A Commercial Retail (Allied Lighting) 6,834 square feet 234 Victoria Street
Suite A
Originally constructed as residential use,
but has been utilized for commercial
purposes for the past 58 years (Currently
Vacant)
1 Unit Approximately 2,000 square
feet
Suite B Commercial (Suburban Plumbing) 2,333 square feet 236 Victoria Street
-- Suite A Commercial Retail (Battery Mart) 5,500 square feet Total Commercial Square Footage 18,567 square feet
Section 2.3, Project Characteristics, Page 2-10, Subsection Site Access and Parking, First Paragraph
Vehicular site access would be provided via two unsignalized driveways at the southern end of the project along Victoria Place; refer to Exhibit 2-3. Both driveways connect to internal drive aisles that form an “H” -shaped roadway pattern on- site. The 25 -foot-wide internal drive aisles
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-2 Errata
would also serve as fire access lanes pursuant to the City’s Municipal Code requirements. New sidewalks would be constructed along the project frontage at Victoria Place which would allow pedestrian access to the residential community. The project also proposes locking residential pedestrian gates for pedestrian access for all on-site residents only. The proposed project would also construct a new Class II bike lane with a two-foot buffer along Victoria Place per the City ’s Development Standards; refer to Exhibit 2-3.
Section 2.3, Project Characteristics, Page 2-16, Subsection Open Space and Landscaping (Continued), First Paragraph
Landscaping would be installed at Victoria ParkwayPlace as well as within the new community; refer to Exhibit 2-6, Conceptual Landscape Plan Exhibit 2 -6a, Conceptual Landscape Plan – Project Frontage, and Exhibit 2-6b, Conceptual Landscape Plan – Project Site. The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with pedestrian walkways into the residential community. Additionally, the landscaping along Victoria PlaceVictoria Parkway has been designed to include seating areas, shade trees, lush landscaping, bioswale, and other amenities. Other ornamental landscaping would be installed throughout the project site, including along the project frontage, drive aisles, building perimeters, and entryways; refer to Exhibit 2-6b Exhibit 2-6. Planting materials would include a variety of trees (i.e., Bloodgood London Plane, Afghan Pine, Brisbane Box, Hopseed Bush, etc.), shrubs (i.e., Atlas Fescue, Spanish Lavender, Blue Flame Agave, etc.), and groundcover.
Section 2.3 , Pro ject Characteristics, Page 2 -16, Subsection Utilities and Services, First Bullet Point
• Water. The project site would be served by the Mesa Water District (MWD). The project proposes private one-inch service water laterals that connect to the existing 12-inch water main in Victoria Place. The western portion of the project would connect to a proposed 6- inch water main in the western portion of the landscaping area fronting Victoria PlaceVictoria Parkway. The new 6-inch water main would then connect to an existing 12- inch water main in Victoria Place. The eastern portion of the project site would connect to the existing 12 -inch water main in Victoria Place near the central portion of the project frontage.
Section 2.3, Pro
ject Characteristics, Page 2 -16, Subsection Utilities and Services, Third Bullet Point
• Drainage. The project proposes to construct an on-site storm drain system with a modular wetland system. The project proposes to construct private four- to eight-inch storm drains throughout the site. The new storm drains would convey storm water flows to the modular wetland system unit at the southeast corner of the landscaping area fronting Victoria Placein Victoria Parkway to be treated before being conveyed to the existing 24-inch storm drain in Victoria Place at one point of connection. Should the storm event exceed the capacity of the modular wetland system unit, the water would bypass the system to flow into the existing storm drain. Additionally, an 18 -inch outlet pipe would be installed to connect to the proposed curb opening catch basin near the Newport Boulevard and
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-3 Errata
Victoria Place intersection; refer to Exhibit 2-7. The new outlet pipe would be installed via trenching.
Section 2.3, Project Characteristics, Page 2-17
Removed Exhibit 2 -6, Conceptual Landscape Plan, and included two new exhibits. The new exhibits include Exhibit 2-6a, Conceptual Landscape Plan – Project Frontage, and Exhibit 2-6b, Conceptual Landscape Plan – Project Site.
Section 4.1 , Aesthetics, Page 4.1-3, Table 4.1 -1, General Plan Consistency Analysis Governing Scenic Quality
Table 4.1-1
General Plan Consistency Analysis Governing Scenic Quality Relevant Section Consistency Analysis
Goal CD-1 Strengthen the image of the City as experienced from sidewalks and roadways.
Consistent. New public sidewalks would be constructed
along the project frontage at Victoria Place which would allow pedestrian access to the residential community . Landscaping would be installed along the project site frontage abutting Victoria Placeat Victoria Parkway as well as within the new community; refer to Exhibit 2 -6, Conceptual Landscape Plan Exhibit 2-6a, Conceptual Landscape Plan – Project Frontage and Exhibit 2-6b, Conceptual Landscape Plan – Project Site.
The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with pedestrian walkways into the residential community. The project also proposes locking residential pedestrian gates for pedestrian access into the project site for resident access only.
Exhibit 2-6a
Conceptual Landscape Plan – Project Frontage
Source: Studio Berzunza 2025
05/2025 • JN 204361
VICTORIA PLACE PROJECT
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BRIDGEBRIDGE
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BRIDGEBRIDGE
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A A
00.1 1.00
No.
© V3 STUDIO BERZUNZA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGE OR COPIED IN ANY FORM OR MANNER WHATSOEVER,
NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE EXPRESSED PERMISSION & CONSENT OF V3 STUDIO BERZUNZA. THESE
DOCUMENTS ARE INTENDED TO ONLY COMMUNICATE DESIGN INTENT AND SHALL
NOT BE USED TO COMMUNICATE ANY CONSTRUCTION MEANS,
METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES, OR FOR SAFETY PRECAUTION IN CONNECTION WITH THE PROJECT.
north
TWO WORKING DAYS BEFORE YOU DIG
SERVICE ALERT TOLL FREE
CODE REQUIRES A DIG ALERT IDENTIFICATION
SECTION 4216/4217 OF THE GOVERNMENT
NUMBER BE ISSUED BEFORE A "PERMIT TO
EXCAVATE" WILL BE VALID. FOR YOUR DIG
ALERT I.D. NUMBER CALL UNDERGROUND
1-800-422-4133
L
DATE DESCRIPTION
5000 Birch St. Ste. 3000
Newport Beach, CA 92660
t: 714.795.8080
e: [email protected]
L U X U R Y L A N D S C A P E D E S I G N +
VLADIMIR BERZUNZA
PRINCIPAL VISIONARY DESIGNER
1024 BAYSIDE DR. ST.109
NEWPORT BEACH CA 92660
ATTE: TONY WEEDA
0 SCALE:
feet8 16 24
1/8" = 1'-0"
NOT TO SCALE
Exhibit 2-6b
Conceptual Landscape Plan – Project Site
Source: Studio Berzunza 2025
05/2025 • JN 204361
VICTORIA PLACE PROJECT
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36" box 36" box36" box36" box 36" box
36" box 36" box36" box36" box 36" box
A A
00.4 1.01
No.
© V3 STUDIO BERZUNZA EXPRESSLY RESERVES ITS COMMON LAW COPYRIGHT & OTHER PROPERTY RIGHTS IN THESE PLANS. THESE PLANS ARE NOT TO BE
REPRODUCED, CHANGE OR COPIED IN ANY FORM OR MANNER WHATSOEVER,
NOR ARE THEY TO BE ASSIGNED TO ANY THIRD PARTY, WITHOUT FIRST OBTAINING THE EXPRESSED PERMISSION & CONSENT OF V3 STUDIO BERZUNZA. THESE
DOCUMENTS ARE INTENDED TO ONLY COMMUNICATE DESIGN INTENT AND SHALL
NOT BE USED TO COMMUNICATE ANY CONSTRUCTION MEANS,
METHODS, TECHNIQUES, SEQUENCE OR PROCEDURES, OR FOR SAFETY PRECAUTION IN CONNECTION WITH THE PROJECT.
north
TWO WORKING DAYS BEFORE YOU DIG
SERVICE ALERT TOLL FREE
CODE REQUIRES A DIG ALERT IDENTIFICATION
SECTION 4216/4217 OF THE GOVERNMENT
NUMBER BE ISSUED BEFORE A "PERMIT TO
EXCAVATE" WILL BE VALID. FOR YOUR DIG
ALERT I.D. NUMBER CALL UNDERGROUND
1-800-422-4133
L
DATE DESCRIPTION
5000 Birch St. Ste. 3000
Newport Beach, CA 92660
t: 714.795.8080
e: [email protected]
L U X U R Y L A N D S C A P E D E S I G N +
VLADIMIR BERZUNZA
PRINCIPAL VISIONARY DESIGNER
1024 BAYSIDE DR. ST.109
NEWPORT BEACH CA 92660
ATTE: TONY WEEDA
0 SCALE:
feet8 16 24
1/8" = 1'-0"
NOT TO SCALE
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-6 Errata
Section 4.1, Aesthetics, Page 4.1-6, Table 4.1-2 (Continued), Municipal Code Consistency Analysis Governing Scenic Quality, No. 4
Table 4.1-2
Municipal Code Consistency Analysis Governing Scenic Quality Relevant Section Consistency Analysis
(4) The proposed residences have adequate
separation and screening from adjacent
commercial uses through site planning
considerations, structural features,
landscaping, and perimeter walls.
Consistent. The proposed project would install appropriate seven-foot-high perimeter concrete block walls to the west, north, and east consistent with Municipal Code 13-75, Fences and walls. Proposed landscaping would Landscaping would be installed along the project site frontage abutting Victoria Placeat Victoria Parkway as well as within the new
community; refer to Exhibit 2-6 Exhibit 2 -6a and 2- 6b. The landscaping area in front of the detached units along Victoria Place would consist of fauna and flora gardens with
pedestrian walkways into the residential community.
Additionally, the Victoria Parkway landscaping area along the project site frontage abutting Victoria Place has been
designed to include seating areas, shade trees, lush
landscaping, bioswale, and other amenities. Other ornamental landscaping would be installed throughout the project site, including along the project frontage, drive aisles, building perimeters, and entryways; refer to Exhibit 2 -6 Exhibit 2 -6a and 2-6b. Planting materials would include a variety of trees (i.e., Bloodgood London Plane, Afghan Pine, Brisbane Box, Hopseed Bush, etc.), shrubs (i.e., Atlas Fescue, Spanish Lavender, Blue Flame Agave, etc.), and groundcover.
Section 4.1 , Aesthetics, Page 4.1-9, Table 4.1- 1, Subsection Standard Conditions of Approval
Standard Conditions of Approval:
SCA AE-8 All noise -generating construction activities shall be limited to 7 a.m. to 7 p.m.
Monday through Friday and 9 a.m. to 6 p.m. Saturday. Noise- generating construction activities shall be prohibited on Sunday and the following federal holidays: New Year's Day, Memorial Day, Independence Day, Labor Day, Thanksgiving Day and Christmas Day
SCA AE-9 Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City’s Economic and Development Services Department. The Lighting Plan shall demonstrate compliance with the following: (a) Lighting design and layout shall limit spill light to no more than 0.5 foot candle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. (b) Glare shields may be required for select light standards.
SCA AES-10 On-sit
e lighting shall be provided in all parking areas, vehicular access ways, and along major walkways. The lighting shall be directed onto driveways and walkways
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-7 Errata
within the project and away from dwelling units and adjacent properties to minimize light and glare impacts, and shall be of a type approved by the Director of Economic and Development Services.
Section 4.10 , Hydrology and Water Quality, Page 4.10-8, Subsection Operations, First Paragraph
At project completion, the project site would not include large areas of exposed soils that would be subject to runoff. Rather, any unpaved areas would be improved with landscaping to minimize the potential for erosion or siltation on- or off-site; refer to Exhibit 2-6, Conceptual Landscape Plan Exhibit 2 -6a, Conceptual Landscape Plan – Project Frontage and Exhibit 2- 6b, Conceptual Landscape Plan – Project Site…
Section 4.11, Land Use and Planning, Page 4.11-3, Table 4.11-1, General Plan Consistency Analysis
Table 4.11-1
General Plan Consistency Analysis
Relevant Policies Project Consistency Analysis
Policy LU-2.7: Permit the construction of buildings over two stories or 30 feet only when it can be shown that the
construction of such structures will not adversely impact surrounding developments and deprive existing land uses of adequate light, air, privacy, and solar access.
Consistent: The project site is relatively flat and developed with commercial retail buildings, housing, and storage yards ; surrounding land uses include a mixture of commercial and residential uses. The proposed three- story duplexes and three-story single -family detached units would have a
maximum building height of 39 feet and six inches measured from above natural/finished grade. Building elevations are shown on Exhibits 2 -5a, Project Site Building Elevations , through 2-5e, Building Elevations – Renderings. As detailed, the three- story duplexes and three- story single -family detached units would have a maximum building height of 39 feet and six inches measured from above natural/finished grade. A seven-foot-tall concrete block wall is proposed along the site perimeter except along Victoria Place. The block wall would be designed in accordance with Municipal Code
Section 13.75, Fences and walls . Wood fencing would be provided between the private backyards of each duplex unit.
A motor -operated swinging gate would be pres ent at the entrance of the two driveways along Victoria Place. The motor-operated swinging gate would only permit the entry of residents, guests, and public services (i.e., police, fire protection services, trash collection services, etc.). As such, the project would provide internal privacy to residents while ensuring that adjacent uses are not deprived of privacy. The project site is located in a highly developed, urbanized area with existing sources of light; the project’s light impacts are further evaluated in Section 4.1, Aesthetics.
Policy LU -2.9: Require appropriate building setbacks,
structure orientation, and placement windows to consider the Consistent: The proposed Master Plan would include
development standards for structural setbacks and distances between project buildings and between adjacent properties;
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-8 Errata
privacy of adjacent residential structures within the same project and on adjacent properties.
all setbacks would extend to the public right -of-way (i.e., the sidewalk easement). Additionally, all setbacks would be consistent with Municipal Code Article 12, Section 13- 83.64, Residential Incentive Overlay District Development
Standards; refer to Table 4.11-2 , Residential Incentive Overlay District Development Standards Consistency
Analysis, below.
Policy LU-2.11: Ensure adequate noise attenuation in urban design, such as walls for sound attenuation, development of landscaped greenbelts, provision of landscape berms, etc.
Consistent. Refer to Response to Policy LU -2.7 regarding proposed walls and fencing. Additionally, ornamental
landscaping would be installed throughout the project site, including along the project frontages, drive aisles, building perimeters, and entryways, and would include a variety of trees, shrubs, and groundcover; refer to Exhibit 2 -6,
Conceptual Landscape Plan Exhibit 2 -6a, Conceptual
Landscape Plan – Project Frontage and Exhibit 2-6b,
Conceptual Landscape Plan – Project Site.
Section 4.11, Land Use and Planning, Page 4.11-5, Table 4.11-1, General Plan Consistency Analysis, Last Four Rows
Table 4.11-1
General Plan Consistency Analysis
Relevant Policies Project Consistency Analysis
Policy LU-5.7: Encourage new development that
is organized around compact, walkable, mixed-use
neighborhoods and districts to conserve open
space resources, minimize infrastructure costs,
and reduce reliance on the automobile.
Consistent: The project proposes a residential development that would incorporate walkable spaces both on- site and along the public street frontage of Victoria Place. New public sidewalks would be constructed along Victoria Place which would allow pedestrian access east/west along the northern right -of-way, as well as into the new residential community. The public landscaping area along Victoria Place would consist of pedestrian walkways, seating areas, and shade trees.
Policy LU -5.11: Development plans shall be
required for all phased development and approvals
and shall be approved by the Planning and
Transportation Services Divisions prior to the
issuance of building permits.
Consistent: As detailed in Section 2.5 , Agreement, Permits and Approvals, the anticipated discretionary approvals therein (in addition to ministerial actions such as demolition permit, grading permit, building permits, encroachment permits, certificates of occupancy, etc.) have been requested by the A pplicant for this project and would require City discretionary approval prior to issuance of building permits.
Policy LU-5.12: Development plans shall include
an overall buildout plan, which can demonstrate
the ability of the circulation system to support the
proposed level of development.
Consistent: An analysis of the proposed project’s impacts on transportation and circulation in the project vicinity is included in Section
4.17, Transportation. The proposed project’s internal circulation and improvements to the City’s circulation system are not anticipated to cause significant traffic impacts, such as internal queuing/stacking at the project driveways, or create significant vehicle-pedestrian conflict points. Impacts to the circulation system were determined to be less than significant.
Land Use Goal LU-6: Economically Viable and Productive Land Uses that Increase the City’s Tax Base Policy LU-6.19: Provide flexibility and support for
development of residential, office, small retail
centers, and similar uses that would serve local
residents and would also benefit from the high
visibility along major corridors outside of significant commercial or industrial nodes.
Consistent: The project would include residential units within a site that is located adjacent to major arterial and secondary arterial streets (e.g., Fairview Road, Victoria Street, and Newport Boulevard).
The new
residential units would be located in proximity to existing commercial/retail uses, including those associated with the Triangle to the south.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-9 Errata
Section 4.11 , Land Use and Planning, Page 4.11-6, Table 4.11 -2, Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):
Development Standards Consistency Analysis
Table 4.11-2
Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):
Development Standards Consistency Analysis
Zone Development Standard Requirement Proposed Project
Does Project
Satisfy
Requirement?
RIOD Minimum Lot Area 0.5 acres 1.77 acres Yes
RCID Minimum Lot Area N/A N/A N/A
RIOD Maximum Density – Dwelling
Units Per Acre (du/ac) 30 du/ac = maximum 53 units 22.6 du/ac = 40 units Yes
RCID Maximum Floor Area Ratio
(FAR) 0.75 1.43 No1
RIOD Minimum Open Space 40 percent of total site area = minimum 30,840 square feet
34,578 square feet
32,437 square feet Yes RCID Minimum Open Space
Section 4.11, Land Use and Planning, Page 4.11-7, Table 4.11-2 (Continued), Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):
Development Standards Consistency Analysis
Table 4.11-2
Residential Incentive Overlay District (RIOD) and Residential Common Interest Development (RCID):
Development Standards Consistency Analysis
Zone Development Standard Requirement Proposed Project
Does Project
Satisfy
Requirement?
RIOD Maximum Building Height
Three stories. Sites abutting R2-
MD zones shall incorporate a
stepped elevation from two to
three stories. Rooftop terraces
are permitted and not
considered a story.
Three stories (39
feet and six inches
measured from
above
natural/finished
grade)
Yes
RCID Maximum Building Height 2 stories/27 feet No1
RIOD
Landscape Setback Abutting
All Public Rights-of-Way,
Excluding Alleys
20 feet 20 feet Yes
RIOD
Landscaped Parkway
(Interior Private Streets or
Common Driveways)
Combined 10 feet wide, no less
than 3 feet on one side None No
1 RCID
Landscaped Parkway
(Interior Private Streets or
Common Driveways)
Combined 10 feet wide, no less
than 3 feet on one side.
Parkway on house side of
private street or common
None No1
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-10 Errata
driveway shall be a minimum of
5 feet wide
RIOD Front 20 feet 20 feet Yes RCID Front
RIOD Side (Interior and Street) 20 feet (for 3 stories abutting R2-MD zones) 7 feet, 6 inches Yes
RCID Side (Interior and Street) 5 feet No1
RIOD Rear (Interior and Street) 20 feet (for 3 stories abutting R2-MD zones)
11 feet, 3 inches
No1
RCID Rear (Interior and Street)
20 feet for 2-story structures in
R2-MD and R2-HD zones; 15
feet for 2-story structures in the
R-3 zone. 10 feet for one story
structures.
N/A2
RIOD Storage N/A None Garage (390
SF) N/A
RCID Storage
Each unit shall provide 200
cubic feet of securable storage
exterior to the unit or within the
garage/carport.
None Garage (390
SF) No1Yes
Section 4.18, Tribal Cultural Resources, Page 4.18-1
Would the project:
Potentially
Significant
Impact
Less Than
Significant
Impact With
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
a. Cause a substantial adverse change in the significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site, feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape, sacred place, or object with cultural value to a California Native American tribe, and that is:
1) Listed or eligible for listing in the California Register of Historical Resources, or in a local register of historical resources as defined in Public Resources Code section
5020.1(k), or
2) A resource determined by the lead agency, in its
discretion and supported by substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of Public Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of Public Resource Code Section 5024.1, the lead agency shall consider the significance of the resource to a California Native
American tribe.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 3-11 Errata
Section 4.10, Utilities and Service Systems, Page 4.19-1 This section is primarily based upon the following technical studies included in Appendix H, Public Services and Utilities Correspondence:
• Will Serve Letter for 220, 222, 234, and 236 Victoria Place (Water Will Serve), prepared by Mesa Water District, November 27, 2024; and
• Proposed 40-Unit Housing Development at 220, 222, 234, and 236 Victoria Place, Costa Mesa: CMSD Will Serve Sewer Letter (Sewer Will Serve), prepared by Costa Mesa Sanitary District, January 8, 2025.
• Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department, April 22, 2025January 28, 2025.
Section 4.10, Utilities and Service Systems, Page 4.19-1, Subsection Water, First Paragraph The project site would be served by the Mesa Water District (MWD). The project proposes private one-inch water service water laterals that connect to the existing 12- inch water main in Victoria Place. The western portion of the project would connect to a proposed 6- inch water main in the western portion of the landscaping area fronting Victoria PlaceVictoria Parkway… Appendix B, Cultural Resources Assessment, Section 2.2 Project Characteristic, Page 2 , First Paragraph, First Sentence
The development would have a maximum building height of 39 feet, 6 six inches measured from above natural/finished grade...
Appendix
H, Public Services and Utilities Correspondence
Replacement of the last three pages of Appendix H, Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department (dated January 28, 2025), with the revised Tentative Tract No. 19351, 220 Victoria Street, Conditions of Approval, prepared by City of Costa Mesa Public Works Department (dated April 22, 2025).
CITY OF COSTA MESA
CALIFORNIA 92628-1200 P.O. BOX 1200
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
April 22, 2025
Costa Mesa Planning Commission
City of Costa Mesa
77 Fair Drive
Costa Mesa, CA 92626
SUBJECT:
LOCATION:
Dear Commissioners:
Tentative Tract No. 19351
220 Victoria Street
Tentative Tract Map No. 19351 as furnished by the Planning Division for review by the Public Works Department consists of subdividing two lots into one numbered lot for condominium purposes.
Tentative Tract Map No. 19351 meets with the approval of the Public Works Department, subject to the following conditions:
1. The Tract shall be developed in full compliance with the State of California Subdivision Map Act and the City of Costa Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council and/or Planning Commission. The attention of the Subdivider and his engineer is directed to Section 13-208 through 13-261 inclusive, of the Municipal Code.
2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa Mesa Engineering and Building Divisions pursuant to Ordinance 97-11.
3. Copy of the Final Tract Map shall be submitted to the Engineering Division for checking. Map check fee shall be paid per C.C.M.M.C. Section 13-231.
4. A current copy of the title search shall be submitted to the Engineering Division with the first submittal of the Final Tract Map.
5. Dedicate an ingress/egress easement to the City for emergency and public security vehicles purposes only. Maintenance of easement shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41 (e) of the C.C.M.M.C.
6. Vehicular and pedestrian access rights to Victoria Street shall be released and relinquished to the City of Costa Mesa except at approved access locations.
7. Dedicate easements as needed for public utilities.
8. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code.
9. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital-graphics file of said map in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code.
PHONE: (714) 754-5335
77 FAIR DRIVE
FAX: (714) 754-5028 www .costa mesa ca .gov
Planning Commission 2025
10. Survey monuments shall be preserved and referenced before construction and replaced after construction, pursuant to Section 8771 of the Business and Profession Code.
11. The elevations shown on all plans shall be based on the County of Orange Benchmark Datum.
12. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to guarantee monumentation. The deposit amount shall be determined by the City Engineer.
13. Submit required cash deposit or surety bond to guarantee construction of off-site street improvements at time of permit per Section 15-32, C.C.M.M.C. and as approved by City Engineer.
Amount to be based on construction cost estimate prepared by Engineer and approved by City Engineer. The Subdivider and City shall enter into an agreement for the installation of the offsite improvements as provided in Section 66462 of the California Subdivision Map Act.
14. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a Digital Graphic File, reproducible mylar of the recorded Tract Map, an approved Offsite Plan and nine copies of the recorded Tract Map.
15. Submit for approval to the City of Costa Mesa preliminary plans that shows the undergrounding of utility poles along the project's frontage, including any poles across the street which are only servicing the existing property and that will not be utilized to the extent practical or feasible.
16. Submit for approval to the City of Costa Mesa final design plans approved for construction that shows all proposed above and/or underground utilities within the public right-of-way required for the construction of this project. Any proposed facilities within the public right-of-way shall be approved by the City Engineer including but not limited to water, power, gas or telecommunication services.
17. Construct a common area for passive recreation purposes in front of the project as shown on the preliminary landscape plan. The maintenance of this area shall be responsibility of the homeowner association. All improvements in the public right-of-way associated with the passive recreation area shall be subject to the approval of the City Engineer.
18. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk.
19. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then reconstruct P.C.C. sidewalk per City of Costa Mesa Standards as shown on the Offsite Plan, including four (4) feet clear around obstructions in the sidewalk.
20. Obtain an Encroachment Permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approaches per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager.
21. Submit for approval to the City of Costa Mesa, Engineering Division, Street Improvement and Storm Drain Plans, that show Sewer and Water Improvements, prepared by a Civil Engineer registered in the State of California.
22. Construct a catch basin within the public right-of-way and connect to the City storm drain system.
23. Prior to the issuance of the certificate of occupancy, the two existing 8" diameter storm drains downstream of the project site on Victoria Place shall be replaced with 18" diameter reinforced concrete pipes. This improvement shall be completed to the satisfaction of the City Engineer and prior to slurry sealing the roadway.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-1 Mitigation Monitoring and Reporting Program
4.0 MITIGATION MONITORING
AND REPORTING PROGRAM
The California Environmental Quality Act (CEQA) requires that when a public agency completes an environmental document which includes measures to mitigate or avoid significant environmental effects, the public agency must adopt a reporting or monitoring plan. This requirement ensures that environmental impacts found to be potentially significant will be mitigated. The reporting or monitoring plan must be designed to ensure compliance during project implementation (Public Resources Code Section 21081.6).
In compliance with Public Resources Code Section 21081.6, a Mi tigation Monitoring and Reporting Program (MMRP) has been prepared for the Victoria Place Project (Project); refer to Table 1, Mitigation Monitoring and Reporting Checklist . This MMRP is intended to provide verification that the implementation of all mitigation measures identified in the Draft IS/MND are monitored and reported. Monitoring will include: 1) verification that each mitigation measure has been implemented; 2) recordation of the actions taken to implement each mitigation; and 3) retention of all such records in the project file.
This
MMRP delineates responsibilities for monitoring the project. Pursuant to CEQA Guidelines Section 15097(a), however, the City of Costa Mesa ultimately remains responsible for ensuring that implementation of the mitigation measures occurs in accordance with the mitigation program. Monitoring procedures will vary according to the type of mitigation measure. Adequate monitoring consists of demonstrating that monitoring procedures took place and that mitigation measures were implemented.
Reporting consists of establishing a record that a mitigation measure is being implemented, and generally involves the following steps:
• The City distributes reporting forms to the appropriate entities for verification of compliance.
• Departments/agencies with reporting responsibilities will review the Draft IS/MND , which provides general background information on the reasons for the adopted mitigation measures.
• Periodic meetings may be held during project implementation to report on compliance of mitigation measures.
• Responsible parties provide the City of Costa Mesa with verification that monitoring has been conducted and ensure, as applicable, that mitigation measures have been implemented. Monitoring compliance may be documented through existing review and approval programs such as field inspection reports and plan review.
• The City of Costa Mesa prepares a reporting form periodically during the construction phase and an annual report summarizing all project mitigation monitoring efforts.
• Appropriate mitigation measures will be included in construction documents and/or conditions of permits/approvals, as indicated.
Minor changes to the MMRP, if required, would be made in accordance with CEQA and would be permitted after further review and approval by the City of Costa Mesa. Such changes could include reassignment of
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-2 Mitigation Monitoring and Reporting Program monitoring and reporting responsibilities, plan redesign to make any appropriate improvements, and/or modification, substitution , or deletion of mitigation measures subject to conditions described in CEQA Guidelines Section 15162.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-1 Mitigation Monitoring and Reporting Program Table 1
Mitigation Monitoring and Reporting Checklist
Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
4.5 CULTURAL RESOURCES
CUL-1
Prior to issuance of grading permits, the City
of Costa Mesa shall ensure a qualified
archaeologist who meets the Secretary of the
Interior’s Standards for professional
archaeology has been retained for the project
and shall be on-call during all demolition and
grading/excavation. The qualified
archaeologist shall ensure the following
measures are followed for the project:
• Prior to any ground disturbance, the
qualified archaeologist, or their
designee, shall provide worker
environmental awareness
protection training to construction
personnel regarding regulatory
requirements for the protection of
cultural (prehistoric and hi storic)
resources. As part of this training,
construction personnel shall be
briefed on proper procedures to
follow should resources of a
potentially cultural nature be
discovered during construction.
Project
Applicant;
Construction
Contractor;
Qualified
Archaeologist;
Native American
Monitor
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-2 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
Workers shall be provided contact
information and protocols to follow in
the event that inadvertent
discoveries are made. The training
can be in the form of a video or
PowerPoint presentation. Printed
literature (handouts) can
accompany the training and ca n
also be given to new workers and
contractors to avoid the necessity of
continuous training over the course
of the project.
• Prior to any ground disturbance, the
applicant shall submit a written
Project Monitoring Plan (PMP) to the
City of Costa Mesa’s Director of
Economic and Development
Services for review and approval.
The monitoring plan shall include
monitor contact information
(including the qualified archeologist
and the Native American Monitor
per Mitigation Measure TCR -1),
specific procedures for field
observation, diverting and grading to
protect finds, and procedures to be
followed in the event of significant
finds.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-3 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
• In the event resources of a
potentially Native American nature
are discovered during any stage of
project construction, all construction
work within 50 feet (15 meters) of
the discovered tribal cultural
resource (“TCR”) shall cease and
the Kizh Monitor shall assess the
discovery. Construction activities
outside the bu ffer zone may
continue during the Kizh Monitor’s
assessment.
o Non-Native American (Non -
TCR) Discoveries: If warranted
based on the qualified
archaeologist’s evaluation of
the archaeological (but non -
TCR) discovery, the
archaeologist shall collect the
resource and prepare a test -
level report describing the
results of the investigation. The
test-level report shall evaluate
the site including discussing the
significance (depth, nature,
condition, and extent of the
resource), identifying final
Cultural Mitigation Measures, if
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-4 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
any, that the City of Costa
Mesa’s Director of Economic
and Development Services
shall verify are incorporated into
future construction plans, and
providing cost estimates.
o Conjoined Archaeological and
Native American (TCR)
Discoveries: If, following
consultation with the Kizh
Monitor, it is determined that a
historic or prehistoric discovery
includes Native American
materials or resources, then the
Kizh Monitor shall determine
the appropriate treatment of the
discovered TCR(s) consiste nt
with Mitigation Measure TCR-
1. The Kizh Monitor shall prepare
a TCR discovery report, which
may include descriptions and
evaluations of the area and
conditions at the site of the
discovery ( i.e., depth, nature,
condition, and extent of the
resources), as well as a
discussion of the significance to
the Kizh Nation.
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-5 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
o The requirements of Section
15064.5 of the CEQA
Guidelines shall be followed.
Construction work within the
buffer area surrounding a TCR
discovery shall resume only
after the Kizh Monitor has (1)
appropriately inventoried and
documented the resource and
any surrounding material of
significance to the Kizh Nation,
and (2) completed the
appropriate treatment of the
resource consistent with
Mitigation Measure TCR-1.
4.7 GEOLOGY AND SOILS
GEO-1
Prior to issuance of a grading permit and any
ground-disturbing activities, the project
applicant shall consult with a geologist or
paleontologist to confirm whether anticipated
grading would occur at depths that could
encounter highly sensitive sediments for
paleontological resources. If confirmed that
underlying sediments may have high
sensitivity, construction activity shall be
monitored by a qualified paleontologist
retained by the project applicant and a written
Project Monitoring Plan (PMP) shall be
submitted to the City of Costa Mesa’s Director
of Economic and Development Services for
Project
Applicant;
Construction
Contractor;
Qualified
Geologist;
Qualified
Paleontological
Monitor
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-6 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
review and approval. The monitoring plan
shall include monitor contact information,
specific procedures for field observation,
diverting and grading to protect finds, and
procedures to be followed in the event of
significant finds. The paleontologist shall
have the authority to halt construction during
construction activity. Because the project
area is immediately underlain by Holocene
sediments (low sensitivity) and the depth of
these sediments is unknown, spot- check
monitoring shall be conducted to identify
potential fossils and the lithological transition
to Pleistocene sediments. If Pleistocene -
aged sediments are discovered at depth,
monitoring shall transition to full -time as
ground-disturbing activities occur at or below
this identified depth because t hese
Pleistocene units have been identified as
having high sensitivity for paleontological
resources.
GEO-2
In the event of any fossil discovery,
regardless of depth or geologic formation,
construction work shall halt within a 50 -foot
radius of the find until a qualified
paleontologist retained by the project
applicant can determine its significance.
Significant fossils shall be recovered,
prepared to the point of curation, identified by
qualified experts, listed in a database to
facilitate analysis, and deposited in a
designated paleontological curation facility in
accordance with the standards of the Society
Construction
Contractor;
Qualified
Paleontological
Monitor
During Ground
Disturbing
Activities
City of Costa
Mesa
Development
Services
Director
During Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-7 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
of Vertebrate Paleontology (2010). The most
likely repository is the Natural History
Museum of Los Angeles County (NHMLAC).
The repository shall be identified, and a
curatorial arrangement shall be signed prior
to the collection of the fossils.
4.9 HAZARDS AND HAZARDOUS MATERIALS
HAZ-1
Prior to issuance of a grading permit, the
contractor shall retain a qualified
environmental professional with Phase II/Site
Characterization experience, to be approved
by the City’s Department of Public Works City
Engineer, to prepare a Soil Management Plan
(SMP). The SMP shall be made available to
the contractor, construction workers, and the
City Engineer for use during
grading/excavation activities. The SMP shall
include guidelines for safety measures and
soil management in the event that soils are to
be disturbed, and for handling soil during any
planned earthwork activities. The SMP shall
also include a decision framework and
specific risk management measures for
managing soil, including any soil
import/export activities, in a manner
protective of huma n health and consistent
with applicable regulatory requirements. If
required by regulatory requirements, the
preparation and implementation of a cleanup
plan such as the RAW shall be deemed
necessary.
Project
Applicant;
Construction
Contractor;
Qualified
Environmental
Professional
with Phase
II/Site
Characterization
Experience
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
Qualified
Environmental
Professional;
City of Costa
Mesa Public
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-8 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
During the grading phase, the qualified
professional shall conduct soil sampling and
monitor soil conditions. In the event where
contaminated soil is discovered, the qualified
professional shall take a sample and
coordinate laboratory testing to determine
contamination levels before the import,
export, or re -use of the soil for residential
purposes. Should any soil samples identify
contamination levels in exceedance of
existing Federal, State, and/or local human
health screening levels for residential uses,
the soil shall be disposed off -
site by a
licensed hazardous waste hauler in
accordance with applicable Federal, State,
and local regulations.
4.17 TRANSPORTATION
TRA-1
Prior to Project commencement of
construction, the Applicant or designee shall
submit a Construction Traffic Management
Plan (TMP) for review and approval by the
City Traffic Engineer. The TMP shall include
signage, lane closures, flag persons, etc.,
and shall specify that one lane of travel in
each direction shall be maintained along City
rights-of-
way. Bicycle lanes, pedestrian
sidewalks, and bus stops shall remain open
and accessible, to the greatest extent
feasible, during construction or shall be re -
routed to ensure continued connectivity while
maintaining Americans with Disabilities Act
(ADA) accessibility. The TMP shall be
Project
Applicant; City
Traffic Engineer
Prior to and
During Ground
Disturbing
Activities
City of Costa
Mesa Public
Services
Director; City
Traffic
Engineer
Prior to and
During Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-9 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
incorporated into project specifications for
verification prior to final plan approval.
4.18 TRIBAL CULTURAL RESOURCES
TCR-1
Prior to issuance of any grading permits, the
Applicant shall formally retain a Native
American monitor from the Native American
tribe that is culturally and ancestrally affiliated
with the Project location: the Gabrieleño Band
of Mission Indians – Kizh Na
tion. The
Applicant shall allow 45 days from initial
contact with the first preference tribe (Kizh
Nation) to enter into a contract for monitoring
services. If the Applicant can demonstrate
they were unable to secure an agreement
with the first preference tribe, or if the
contracted tribe fails to fulfill its obligation
under the contract terms, then the Applicant
may retain an alternative qualified tribal
monitor approved by the City. The City
approved Monitor (the “Monitor”), shall
monitor all “ground -disturbing” Project
activities, (I.e., both on- site and any off -site
locations that are included in the project
description/definition and/or required in
connection with the project, such as public
improvement work), which includes but is not
limited to: dem
olition, grubbing/clearing,
rough grading, precise grading, mass
grading, trenching, excavation, boring,
Native American
Monitor
Prior to
Issuance of
Grading
Permit; During
Ground
Disturbing
Activities
Costa Mesa
Development
Services
Director
Prior to
Issuance of
Grading
Permit; Prior to
and During
Ground
Disturbing
Activities
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-10 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
auguring, and weed abatement on previously
disturbed and undisturbed ground
(collectively "ground disturbing activities”). A
copy of the executed contract shall be
submitted to the Costa Mesa Economic and
Development Services Department prior to
the issuan ce of any permit necessary to
commence ground-disturbing activities.
The Monitor shall prepare daily monitoring
logs that include descriptions of the relevant
ground disturbing activities, locations of such
activities, observed soil types, and the
presence or absence of tribal cultural-related
materials. Should tribal cult ural-related
resources be discovered, monitor logs shall
identify and describe such resources,
including but not limited to, Native American
cultural and historical artifacts, as well as any
discovered Native American (ancestral)
human remains and burial goods. Copies of
monitor logs shall be provided to the City of
Costa Mesa and maintained as confidential.
In the event resources are discovered during
any phase of ground disturbing activities, and
it is determined by the Monitor, in consultation
with the City, to be Native American in origin,
then all construction activity within fifty (50)
feet (15 meters) of the find shall cease until
VICTORIA PLACE PROJECT
Final Initial Study/Mitigated Negative Declaration
May 2025 4-11 Mitigation Monitoring and Reporting Program Mitigation
Number Mitigation Measure Implementation
Responsibility Timing Monitoring
Responsibility Timing VERIFICATION OF COMPLIANCE
Initials Date Remarks
the Monitor can assess the find. Work shall
be allowed to continue outside of the buffer
zone. The Monitor shall determine the
appropriate treatment of the discovered
resource that is consistent with the tribe’s
cultural practices, including reinternment o n
site in an appropriate area determined by the
tribe in consultation with the City and the
applicant, or retention of the discovered
resource for educational purposes.
Construction work within the buffer area
surrounding a TCR discovery shall resume
only after the Monitor has (1) appropriately
inventoried and documented the resource
and any surrounding material of significance
to the Kizh Nation, and (2) completed the
appropriate treatment of the resource.
Monitoring for tribal cultural resources
(“TCR”) shall conclude upon the City’s receipt
of written confirmation from the Monitor that
ground disturbing activities with potential
impacts to discovered and/or undiscovered
TCRs are complete.
VICTORIA PLACE PROJECT
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May 2025 4-12 Mitigation Monitoring and Reporting Program This page intentionally left blank.
Ordinance No. 2025-xx Page 1 of 5
ORDINANCE NO. 2025-XX
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA
MESA, CALIFORNIA APPROVING REZONE TO APPLY THE
RESIDENTIAL INCENTIVE OVERLAY DISTRICT ZONING
DESIGNATION TO THE PROPERTIES LOCATED AT 220, 222, 234, AND 236 VICTORIA STREET (“VICTORIA PLACE”)
THE CITY COUNCIL OF THE CITY OF COSTA MESA , CALIFORNIA DOES HEREBY FIND AND DECLARE AS FOLLOWS:
WHEREAS, a General Plan Amendment, Rezone, Tentative Tract Map, and Master Plan, was filed by Bundy-Finkel Architects, on behalf of WMC, LLC, requesting approval of the following: Mitigated Negative Declaration and Mitigation Monitoring and Reporting Program, General Plan Amendment, Rezone, Master Plan, and Tentative Tract Map to facilitate the development of a 40-unit residential common interest development project located at 220, 222, 234, and 236 Victoria Street; and WHEREAS, a duly noticed public hearing was held by the Planning Commission on June 9, 2025, with all persons having the opportunity to speak for and against the proposal; and
WHEREAS, on June 9, 2025, the Planning Commission recommended denial of the proposed project with a 5-2 vote (Commissioner Dickson and Commissioner Andrade voting no);
WHEREAS, at the June 9, 2025 meeting, the Planning Commission recommended that the City Council take the following actions:
1. Deny the Initial Study/Mitigated Negative Declaration including the Mitigation Monitoring and Reporting Program; and
2. Deny General Plan Amendment PGPA-24-0001 to modify the Land Use Element’s maps, figures, text and tables to apply a Residential Incentive Overlay District zoning designation to the subject property, as the site currently has a land use designation of General Commercial, which does not allow residential development; and
3. Deny a request to rezone the project site by applying the Residential Incentive Overlay District zoning designation to the subject project site,
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currently zoned C2 – General Business District, to facilitate the residential development while maintaining the underlying commercial zoning; and
4. Deny Master Plan PMAP-24-0002 for a 40-unit residential common interest development; and
5. Deny Tentative Tract Map No. 19351 to subdivide the properties for condominium purposes.
WHEREAS, pursuant to the California Environmental Quality Act (CEQA), an Initial Study/Mitigated Negative Declaration (IS/MND) including the Mitigation Monitoring and Reporting Program was prepared in compliance with CEQA and the local environmental review guidelines; and
WHEREAS, the Draft IS/MND was circulated for the required 30-day public review period beginning on April 1, 2025, and ending on April 30, 2025; and WHEREAS, written comments received from the general public, government entities, and other interested parties were responded to, where appropriate, in the manner prescribed in California Code of Regulations Section 15073; and WHEREAS, no significant new information has been added to the IS/MND since its circulation for public comment and no changes to the proposed project have occurred which would require recirculation of the IS/MND under CEQA Guidelines Section 15073.5; and
WHEREAS, the City Council has reviewed and considered the IS/MND and has found that the IS/MND adequately evaluates the environmental impacts of the proposed project, and the IS/MND is complete, adequate, and fully complies with all requirements of CEQA, the CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; and
WHEREAS, the IS/MND reflects the independent judgment and analysis of the City of Costa Mesa.
Now, therefore, THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY APPROVES AS FOLLOWS:
Section 1: REZONE. The City of Costa Mesa Official Zoning Map is hereby amended as follows:
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1. The proposed rezone to apply the Residential Incentive Overlay District is consistent with the General Plan as amended by General Plan Amendment PGPA-24-0001 and adopted by Resolution No. 25-XX.
2. There is hereby placed and included in the Residential Incentive Overly District zoning district a 1.77-acre parcel and as shown in Exhibit 1, situated in the City of Costa Mesa, County of Orange, State of California.
3. Pursuant to the provisions of Section 13-22 of the Costa Mesa Municipal Code, the Official Zoning Map of the City of Costa Mesa is hereby amended by the change of zone described in Subsections Number 1 and Number 2. A copy of the Official Zoning Map and Zoning Code is on file in the office of the Planning Division.
Section 2. Inconsistencies. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance.
Section 3. Severability. If any section, subsection, sentence, clause, phrase or portion of this Ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Ordinance. The City Council of the City of Costa Mesa hereby declares that it would have adopted this Ordinance and each section, subsection, sentence, clause, phrase, or portion thereof, irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases or portions be declared invalid or unconstitutional.
Section 4. Effective Date. This Ordinance shall take effect on the 31st day after adoption.
Section 5. Certification. The Mayor shall sign and the City Clerk shall certify to the passage and adoption of this Ordinance and shall cause the same to be published or posted in the manner required by law.
PASSED AND ADOPTED this _____ day of ________, 2025
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_________________________________
John Stephens, Mayor
ATTEST: APPROVED AS TO FORM
______________________________ ________________________________ Brenda Green, City Clerk Kimberly Hall Barlow, City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, Brenda Green, City Clerk of the City of Costa Mesa, do hereby certify that the above and foregoing is a true and correct copy of Ordinance No. 2025-xx ____ introduced at a regular meeting of the City Council of the City of Costa Mesa held on the 15 day of July, 2025, and was thereafter adopted at a regular meeting held on the _____ day of _______, 2025, by the following vote:
AYES: COUNCIL MEMBERS:
NOES: COUNCIL MEMBERS:
ABSTAIN: COUNCIL MEMBERS:
ABSENT: COUNCIL MEMBERS:
Said ordinance has been published or posted pursuant to law.
Witness my hand and the official seal of the City of Costa Mesa this ____ day of _______, 2025.
_______________________________
Brenda Green, City Clerk
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EXHIBIT 1
REZONE
Amendment to the Zoning Map
Apply the Residential Incentive Overlay District zoning designation of the 1.77-acre site at 220, 222, 234, and 236 Victoria Street, while maintaining the underlying C2 – General Business District zone
Residential Incentive Overlay (30 du/ac)