HomeMy WebLinkAboutCostco Wholesale Corporation - 2011-11-21% /,�)/,:! ✓'L)3(
Council/Agency Meeting Held:
Deferred/Continued to:
' Approve ❑ Conditionally Approved ❑ Denied
Ci Ierk' Signat
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Council Meeting Date: November 21, 2011
Department ID Number: PW 11-064
SUBMITTED TO: Honorable Mayor and City Council Members
SUBMITTED BY: Fred A. Wilson, City Manager
PREPARED BY: Travis K. Hopkins, PE, Director of Public Works
SUBJECT: Approve Reimbursement Agreement with Costco Wholesale
Corporation for Center Avenue street improvements
Statement of Issue: A reimbursement agreement is requested between the City of
Huntington Beach and Costco Wholesale Corporation to reimburse the City for actual costs
incurred for street improvements on Center Avenue along the proposed Costco frontage
(approximately 1,300 linear feet). The reimbursement amount is not -to -exceed $150,000.
Financial Impact: Funds are available in the amount of $150,000 from the Gas Tax Fund,
Account No. 20790008. All expenses will be reimbursed by Costco; there will be no net cost
to the City.
Recommended Action: Motion to:
Approve and authorize the Mayor and City Clerk to execute a "Reimbursement Agreement
By and Between the City of Huntington Beach and Costco Wholesale Corporation for the
Design and Construction of Center Avenue Improvements at Bella Terra II" adjacent to the
Costco development project.
Alternative Action(sll:
Do not approve and provide alternate direction.
HB -107- Item 6. - 1
REQUEST FOR COUNCIL ACTION
MEETING DATE: 11/21/2011 DEPARTMENT ID NUMBER: PW 11-064
Analysis: Pursuant to City of Huntington Beach Planning Commission approval of Site Plan
Review (SPR) SPR 2010-001 Conditions of Approval, Costco Wholesale Corporation shall
improve Center Avenue along their frontage. Improvements shall include pavement
rehabilitation and replacement of damaged curb, gutter and sidewalk to the centerline of the
street. Costco desires to reimburse the City for the actual costs for design, construction and
inspection of these improvements in an amount not -to -exceed $150,000. Since the City has
the opportunity to package these Center Avenue improvements with a larger similar public
arterial street repair project, City agrees that this reimbursement arrangement will result in
economies of scale, mutually benefitting Costco as well as the City with a better quality and
better coordinated finished product.
If approved, the larger arterial rehabilitation project will be advertised for bids with an award
of contract expected in January 2012.
Public Works Commission Action: On October 19, 2001, the Public Works Commission
took formal action to recommend the Arterial Highway Rehabilitation Project, CC-1413 to
City Council (6-0-1; Spencer absent). This capital project includes approximately 1300 linear
feet of Center Avenue improvements along the proposed Costco frontage, which is not
planned for construction without the reimbursement agreement.
Environmental Status:
Not applicable for this action.
Strategic Plan Goal:
Maintain, improve and obtain funding for infrastructure and equipment.
Attachment(s):
Item 6. - 2 HB -108-
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REIMBURSEMENT AGREEMENT BY AND BETWEEN
THE CITY OF HUNTINGTON BEACH
AND
COSTCO WHOLESALE CORPORATION
FOR THE DESIGN AND CONSTRUCTION OF
CENTER AVENUE IMPROVEMENTS AT BELLA TERRA 11
This Reimbursement Agreement (this "Agreement") is made and entered into by and
between the CITY OF HUNTINGTON BEACH, a Municipal Corporation of the State of
California, hereinafter referred to as "CITY," and COSTCO WHOLESALE CORPORATION, a
Corporation of the State of Washington, hereinafter referred to as "COSTCO." CITY and
COSTCO are collectively referred to in the Agreement as "PARTIES."
RECITALS
(1) Pursuant to City of Huntington Beach Planning Commission approval of Site Plan
Review (SPR) 2010-001, Conditions of Approval, the applicant shall provide full
improvements along Center Avenue project frontage including: removal and replacement
of damaged curb, gutter, sidewalk and pavement to the centerline of Center Avenue.
(2) COSTCO desires CITY to design and construct the said CENTER AVENUE
improvements.
(3) COSTCO agrees to pay CITY the actual costs for design, construction and inspection of
the CENTER AVENUE improvements, in an amount not to exceed to $150,000.00 as
COSTCO's full and final discharge of the CENTER AVENUE IMPROVEMENTS.
NOW THEREFORE, for good and valuable consideration, the receipt and sufficiency of which
is acknowledged, the PARTIES agree as follows:
1
10-2578.003/68709
Section I
CITY AGREES:
(1) To pay for the CENTER AVENUE design, engineering, inspection/testing/survey, and
administrative costs.
(2) To prepare the CENTER AVENUE Plans, Specification, Estimates (PS&E). PS&E are
to be prepared in accordance with the Standard Plans & Specifications and practices of
CITY and all applicable laws and regulations.
(3) To have final design documents and drawings for the CENTER AVENUE prepared by or
under the direction of a civil engineer registered and licensed in the State of California,
and that the plans, specifications, and any reports shall bear the professional seal,
certificate and signature of the professional engineer responsible for their preparation.
(4) To advertise, award and administer a public works contract for the construction of the
CENTER AVENUE improvements.
(5) To release and discharge COSTCO from any and all responsibility to perform, or pay for
any costs (soft or hard) pertaining to the construction of the CENTER AVENUE
improvements from and after COSTCO's payment to CITY.
(6) To maintain the CENTER AVENUE improvements, within the street right of way.
Section II
COSTCO AGREES:
(1) To pay for an amount not to exceed $150,000.00, for the actual design, engineering,
inspection/testing/survey, and administrative costs for the CENTER AVENUE
improvements, and to deposit such amount with CITY within thirty (30) days of receipt
of billing therefor.
2
10-2578.003/68709
Section III
IT IS MUTUALLY AGREED AS FOLLOWS:
(1) No alteration or variation of the terms of this Agreement shall be valid unless made in
writing and signed by all parties, and no oral understanding or agreement not
incorporated herein shall be binding on either party hereto.
(2) Upon completion of all work under this Agreement, ownership and title to all materials,
equipment, and appurtenances installed will be owned by CITY.
(3) Neither COSTCO nor any officer or employee thereof shall be responsible for any
damage or liability occurring by reason of anything done or omitted to be done by CITY
under or in connection with any work, authority or jurisdiction delegated to CITY under
this Agreement. It is further agreed that CITY shall fully indemnify and hold COSTCO
harmless from any liability imposed for injury occurring by reason of anything done or
omitted to be done by CITY under or in connection with any work, authority or
jurisdiction delegated to CITY under this Agreement.
NOTICES:
Any notice required to be sent pursuant to this Agreement shall be sent by regular mail,
addressed as follows:
CITY:
City of Huntington Beach
2000 Main Street
Huntington Beach, CA 92648
Attn: Director of Public Works
3
10-2578.003/68709
COSTCO:
Costco Wholesale Corporation
999 Lake Drive
Issaquah, WA 98027
Attn: Tim Anderson
IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed
by and through their authorized officers on p ��-l� o� l , 2011.
COSTCO:
COSTCO WHOLESALE CORPORATION, a
Corporation St of - shington
By:
CJ�11
print name
circle one) Secretary/Chief Financial
REVIEW ND APPROVED:
//CftjManager
Exhibits:
A. Exhibit for Center Avenue Improvements
M
10-2578.003/68709
CITY:
INITIATED AND APPROVED:
Director of P lic Works
APPROVED AS TO FORM:
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City Attorney M V 8_ 1 1-1 k
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CENTER AVE. STREET IMPROVEMENTS
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LEGEND:
= DENOTES PROJECT
FRONTAGE AREA
CONDITIONED BY
APPROVAL OF SPR
2010-001 FOR REMOVAL
& REPLACEMENT OF
DAMAGED CURB, GUTTER,
SIDEWALK, AND PAVEMENT
U
August 25, 2010
SUBJECT:
APPLICANT:
PROPERTY
OWNER:
LOCATION:
DATE OF
ACTION:
Huntington Beach Planning Commission
2000 MAIN STREET CALIFORNIA 92648
NOTICE OF ACTION
SITE PLAN REVIEW NO. 10-001 (THE VILLAGE AT BELLA TERRA —
COSTCO)
Becky Sullivan, BTDJM Phase II Associates, LLC, 922 Laguna Street, Santa
Barbara, CA 93101
Becky Sullivan, BTDJM Phase II Associates, LLC, 922 Laguna Street, Santa
Barbara, CA 93101
Southern California Edison, Dino J. LaBanca, 2131 Walnut Grove Avenue,
G03, 2"d Floor, Rosemead, CA 91770
7601 Edinger Avenue (between Edinger Avenue and Center Avenue, west of
existing Bella Terra development and east of Union Pacific Railroad)
April 24, 2010
On Tuesday, April 24, 2010, the Huntington Beach Planning Commission took action on your
application, and your application was conditionally approved. Attached to this letter are the
revised findings and revised conditions of approval.
Please be advised that the Planning Commission reviews the conceptual plan as a basic
request for entitlement of the use applied for and there may be additional requirements prior to
commencement of the project. It is recommended that you immediately pursue completion of
the conditions of approval and address all requirements of the Huntington Beach Zoning and
Subdivision Ordinance in order to expedite the processing/completion of your total application.
The conceptual plan should not be construed as a precise plan, reflecting conformance to all
Zoning and Subdivision Ordinance requirements.
Under the provisions of the Bella Terra Specific Plan (SP. 13), the action taken by the Planning
Commission becomes final at the expiration of the appeal period. As specified in SP 13, the
property owner or a City Council member may file a written notice of appeal to the City Clerk
within ten (10) calendar days of the date of the Planning Commission's action. The notice of
appeal shall include the name and address of the appellant, the decision being appealed, and
the grounds for the appeal. Said appeal must be accompanied by a filing fee of Two Thousand,
Seven Hundred Four Dollars ($2,704.00). In your case, the last day for filing an appeal and
paying the filing fee is September 3.2010 at 5:00 PM.
'D
Phone 714-536-5271 Fax 714-374-1540 www.surfcity-hb.org
Page Two
Site Plan Review No. 10-001
Notice of Action
August 25, 29010
Provisions of the Huntington Beach Zoning and Subdivision Ordinance are such that any
application becomes null and void one (1) year after final approval, unless actual construction
has started.
"Excepting those actions commenced pursuant the California Environmental Quality Act, you
are hereby notified that you have 90 days to protest the imposition of the fees described in this
Notice of Action. If you fail to file a written protest regarding any of the fees contained in this
Notice, you will be legally barred from later challenging such action pursuant to Government
Code §66020."
If you have any questions, please contact Jane James, the project planner, at iiames@suricity-
hb.org or (714) 536-5596 or the Planning and Building Department Zoning Counter at (714)
536-5271.
Sincerely,
Scott Hess, Secretary
Planning Commission
By:
Herb Fauland, Planning Manager
SH:HF:JJ:jr
Attachment:
1. Findings and Conditions of Approval — SPR No. 10-001
2. Public Works Conditions of Approval — SPR No. 10-001
3. Revised Mitigation Monitoring and Reporting Program — Addendum to EIR No. 07-003
c: Honorable Mayor and City Council
Chair and Planning Commission
Fred A. Wilson, City Administrator
Scott Hess, Director of Planning and Building
Bill Reardon, Division Chief/Fire Marshal
Mike Vigliotta, Deputy City Attorney III
Debbie DeBow, Principal Civil Engineer
Gerald Caraig, Permit -Plan Check Manager
Jane James, Senior Planner
Property Owner
Project File
ATTACHMENT NO. 1
FINDINGS AND CONDITIONS OF APPROVAL
SITE PLAN REVIEW NO. 10-001
FINDINGS FOR APPROVAL — SITE PLAN REVIEW NO. 10-001:
Site Plan Review No. 10-001 for the establishment, maintenance and operation of the
154,113 sq ft Costco with tire sales/installation center, outside food service, and 16-pump gas
station; 467 multi -family residential units; an additional 30,000 sq ft of mixed use retail and
restaurants; a shared use of parking, and; a 3'-9" retaining wall along the western boundary,
will not be detrimental to the general welfare of persons working or residing in the vicinity or
detrimental to the value of the property and improvements in the neighborhood. The regional
commercial use and the mixed -use residential and retail development, with the recommended
conditions of approval, incorporates architectural and design principles to help ensure
maximum compatibility of design with the existing Bella Terra, promote pedestrian -friendly
entries and uses, and promote the use of high quality exterior materials. Structures on the
project site would vary in heights in order to provide variety to the roofline and to reduce
overall building massing. Development standards and design guidelines in Specific Plan No.
13 ensure that form, height, and development convey an overall high level of quality.
Landscaping and paving patterns will be compatible with the adjacent Bella Terra
development and the project will contain gathering places for public activity.
2. The site plan review will be compatible with surrounding uses because circulation patterns
effectively move passenger vehicles and delivery trucks around the site; adequate parking for
the proposed development will be included; the conditions will ensure monitoring of future
parking conditions; a high level of quality architecture is proposed with the mixed use
portion of the building and will be incorporated, via conditions of approval, on the warehouse
and sales outlet; the overall project will incorporate sustainable building practices to
maximize energy efficiency, and the Costco building will be equivalent to LEED certified.
3. The proposed 154,113 sq ft Costco with tire sales/installation center, outside food service,
and 16-pump gas station; 467 multi -family residential units; an additional 30,000 sq ft of
mixed use retail and restaurants; a shared use of parking, and; a 3'-9" retaining wall along the
western boundary will comply with the provisions of Specific Plan No. 13 and other
applicable provisions in Titles 20-25 of the Huntington Beach Zoning and Subdivision
Ordinance. The proposed project meets code requirements in terms of building height,
setbacks, landscaping, common and private open space, and with conditions imposed may
include reciprocal access for pedestrian and bicycle connections from the westerly adjacent
property to the Bella Terra development.
4. The granting of the site plan review will not adversely affect the General Plan. It is
consistent with the Land Use Element designation of CR F2-sp-mu (F9) (Regional
Commercial) for Area A and CR-F2-sp-mu (F14) (Regional Commercial) for Area B on the
subject property. In addition, it is consistent with the following goals and policies of the
General Plan:
A. Circulation Element
Ob,Lective CE 3.2: Encourage new development that promotes and expands the use of
transit services.
Policy CE 6.1.6: Maintain existing pedestrian facilities and require new development to
provide pedestrian walkways and bicycle routes between developments, schools, and
public facilities.
B. Growth Management Element
Policy GM 3.1.8: Promote traffic reduction strategies including alternate travel modes,
alternate work hours, and a decrease of vehicle trips throughout the city.
C. Housing Element
Policy H 2.2: Facilitate the development of mixed use projects in appropriate
commercial areas, including stand-alone residential development (horizontal mixed use)
and housing above ground floor commercial uses (vertical mixed use). Establish mixed
use zoning regulations.
Policy H 3.1: Encourage the production of housing that meets all economic segments of
the community, including lower, moderate, and upper income households, to maintain a
balanced community.
Goal H S: Provide equal housing opportunity.
D. Land Use Element
Goal LU 4: Achieve and maintain high quality architecture, landscape, and public open
spaces in the City.
Goal LU 4.2.4: Require that all development be designed to provide adequate space for
access, parking, supporting functions, open space, and other pertinent elements.
Goal LU 7: Achieve a diversity of land uses that sustain the City's economic viability,
while maintaining the City's environmental resources and scale and character.
Goal LU 8: Achieve a pattern of land uses that preserves, enhances, and establishes a
distinct identity for the City's neighborhoods, corridors, and centers.
Policy LU 8.1.1: Accommodate land use development in accordance with the patterns
and distribution of use and density depicted on the Land Use Plan Map, in accordance
with the principles discussed below:
a. Not applicable
b. Vary uses and densities along the City's extended commercial corridors, such as
Beach Boulevard.
c. Increase diversification of community and local commercial nodes to serve
adjacent residential neighborhoods.
e. Intermix uses and densities in large-scale development projects.
f. Site development to capitalize upon potential long-term transit improvements.
g. Establish linkages among community areas, which may include pedestrian and
vehicular paths, landscape, signage, other streetscape elements, open space,
transitions, in form, scale, and density of development, and other elements.
Goal LU 9: Achieve the development of a range of housing units that provides for the
diverse economic, physical, and social needs of existing and future residents of
Huntington Beach.
Policy LU 9.1.4: Require that recreational and open space amenities be incorporated in
new multi -family developments and that they be accessible to and of sufficient size to be
usable by all residents.
Policy LU 10.1.15: Require that regional commercial developments be designed to
convey the visual sense of an integrated center by consideration of the following
principles:
a. Use of multiple building volumes and masses and highly articulated facades to
reduce the visual sense of large scale "boxes";
b. Use of roofline or height variations to visually differentiate the building massing
and incorporation of recesses and setbacks on any elevation above the second
floor above grade;
c. Siting of a portion of the buildings in proximity to their primary street frontage to
convey a visual relationship to the street and sidewalks;
d. Design of the exterior periphery of the structures to contain shops, restaurants,
display windows, and other elements that provide visual interest to parking areas
and the street elevation;
e. Inclusion of a "public square" as a gathering place of public activity in multi -
tenant regional centers;
f. Clear identification of building entrances;
g. Use of landscape that provides a three-dimensional character;
h. Encourage the provision of public art;
i. Inclusion of consistent and well -designed signage integrated with the building's
architectural character, including pedestrian -oriented signage; and
j. Design of parking structures to be visually integrated with the commercial
buildings.
3
Goal LU 11: Achieve the development of projects that enable residents to live in
proximity to their jobs, commercial services, and entertainment, and reduce the need for
automobile use.
Policy LU 11.1.2: Limit commercial uses in mixed use development projects to those
uses that are compatible with the residences.
Policy L U 11.1.4: Require the incorporation of adequate onsite open space and
recreational facilities to serve the needs of the residents in mixed use development
projects.
Policy LU 11.1.5: Require that mixed use developments be designed to mitigate potential
conflicts between the commercial and residential uses, considering such issues as noise,
lighting, security, and truck and automobile access.
Policy LU 11.1.6: Require that the ground floor of structures that horizontally integrate
housing with commercial uses locate commercial uses along the street frontage (housing
may be located to the rear and/or on upper floors).
Policy LU 11.1.7: Require that mixed use development projects be designed to achieve a
consistent and high quality character, including the consideration of the:
a. Visual and physical integration among the commercial and residential uses (Plates
LU-3 and LU-4);
b. Architectural treatment of building elevations to convey the visual character of
multiple building volumes and individual storefronts and residential units.
E. Noise Element
Policy N L110: Require that mechanical equipment, such as air conditioning units or
pool equipment, comply with the City's Noise Ordinance and Zoning and Subdivision
Ordinance.
Policy N 1.5.1: Require that commercial and residential mixed use structures minimize
the transfer or transmission of noise and vibration from the commercial land use to the
residential land use. The design measures may include: (1) the use of materials which
mitigate sound transmission, or (2) the configuration of interior spaces to minimize sound
amplification and transmission.
F. Urban Desikn Element
Goal UD 1.1: Enhance the visual image of the City of Huntington Beach
G. Utilities Element
Obiective U 5.1: Ensure that adequate natural gas, telecommunication, and electrical
systems are provided.
4
The proposed amendments to the General Plan land use designation and Specific Plan 13 are
a mechanism to achieve the goals of economic growth and sustainable development. The
amendments would allow for a regional commercial business along with a mixed use, high
density development thereby increasing housing options for diverse household types,
promoting alternative modes of transportation, creating a local sense of place, reducing
infrastructure and maintenance costs, and allowing for more efficient use of land resources.
The area has a variety of complementary uses that are critical to any vibrant community such
as large scale commercial and entertainment uses, employment centers, a transit hub, and a
college. Because of its location and unique features, the site would be appropriate in
accommodating an infill development that includes a regional commercial draw and a mixed -
use project that is higher in density and compatible with the surrounding area. In doing so,
multiple sustainable development principles are achieved, resulting in the social and
economic well-being of the area. The benefits of mixed use developments include creating
better places to live, work, and play, reducing dependence on the automobile, and lessening
pollution and environmental degradation.
The proposed project would be a regional commercial warehouse and sales outlet along with
a mixed -use high -density development that offers a wide range of retail and housing
opportunities and options, accommodating different age groups, income levels, and
household types. The project is required to meet the City and California State
Redevelopment Law for affordable housing obligations providing the equivalent of 15
percent of the units as affordable.
In addition, the mixed -use component provides a concentration of living, shopping,
entertainment, and employment opportunities within walking distance of the existing Bella
Terra lifestyle development. Because the project is located in close proximity to different
activities and uses, it provides opportunities and convenience for many households to use
alternate travel modes such as walking and biking to complete their daily routines and
errands.
The proposed project, with the recommended conditions of approval, incorporates
architectural and design principles to help ensure maximum compatibility of design with the
existing Bella Terra, promote pedestrian -friendly entries and uses, and promote the use of
high quality exterior materials. Structures on the project site would vary in heights in order
to provide variety to the roofline and to reduce overall building massing. Development
standards and design guidelines in Specific Plan No. 13 ensure that form, height, and
treatment of future development convey an overall high level of quality. Maximum setbacks
are established so that buildings are sited close to streets, the project will contain gathering
places for public activity, and public amenities are required. Therefore, development at the
project site would not conflict with the above General Plan goals and policies.
CONDITIONS OF APPROVAL — SI'Y')E PLAN REVIEW NO. I0-001:
1. The Costco site plan, floor plans, and elevations received and dated August 9, 2010 shall be
the conceptually approved design with the following modifications:
a. An at -grade pedestrian connection with ADA access, shall be provided on -site along the
west property line to connect to a future at grade bridge across the railroad tracks and
flood control channel to the property to the west. The access point shall be a minimum of
10 feet wide and be located along the west property line at a point between 225 feet and
655 feet north of Edinger Avenue. The precise location of the connection shall be
determined by the Director of Planning and Building, in collaboration with the applicant
and the owner/developer of the property to the west, at the time the property to the west is
approved for development.
b. The 40 foot wide area between the south side of Costco and the residential parking
garage shall be designed to accommodate a minimum 26 foot wide fire lane as well as an
architecturally pleasing pedestrian walkway. The pedestrian walkway shall include
enhanced landscaping, decorative hardscape, lighting, benches and other appropriate
amenities to encourage pedestrian and bicycle activity. The required fire lane should be
constructed of a driveable surface, subject to the approval of the Fire Chief.
c. Revise the proposed circulation and traffic pattern in the drive aisle immediately north of
the existing parking structure so that it remains a two-way drive aisle. Accordingly, the
proposed angled parking should be revised to angle toward westbound traffic or be
revised to 90 degree stalls with proper back-up space. Revise the proposed sign in this
parking area to read "Costco Member Parking During Store Hours."
d. Amend parking stalls to meet minimum required overall dimensions to achieve no stall
less than 17 feet in length with maximum two foot overhang into adjacent planter and 26
foot back-up space for all 90 degree stalls. In any place where the stall overhangs into a
required planter, the planter width shall provide the minimum width required (three feet
planter for parking areas less than 100 feet long or five feet planter for parking areas
greater than 100 feet long), without relying on the vehicle overhang area.
e. Provide a mechanism, such as removable bollards, to close the gap along the east side of
the proposed gas station. The proposed design shall be decorative in nature and
consistent with colors and materials established at Bella Terra mall.
f. The main store entrance shall be embellished to improve it as the main focal point.
Embellishments may consist of raising the roof height, increasing architectural
projections, and providing richer accent materials instead of split face and smooth face
concrete masonry units for wall materials. Other embellishments proposed by the
applicant's architect may also be acceptable (DRB Recommendation).
g. Additional building projections shall be incorporated on the north elevation. The
projections shall also include a return to the roof area for a three-dimensional appearance
instead of a flat plane (DRB Recommendation).
h. The proposed texture clad metal panels shall include a smooth stucco finish instead of a
rough stucco finish (DRB Recommendation).
i. The split face and smooth face concrete masonry units as the predominant exterior
building material on the north and east elevations shall be revised to include or be
accented with other exterior building materials, such as, brick, wood, sandstone, other
native stone, smooth stucco, smooth plaster, tile, or other decorative material as listed in
the Specific Plan (DRB Recommendation).
j. Enhanced paving materials, lighting, signage, and landscaping pattern and materials at
driveway entrances and pedestrian connections should match existing color and materials
found at Bella Terra Phase I. Enhanced paving materials at the store entrance shall be
consistent with color, pattern, and design elements found at Bella Terra Phase I but may
be stamped and scored concrete in lieu of pavers (DRB Recommendation).
k. The design of the metal pipe shopping cart corrals within the parking lot should be
improved for architectural consistency with materials and colors found at Bella Terra
Phase I (DRB Recommendation).
1. The design of the shopping cart corrals within the parking structure shall be designed so
carts do not roll out and appropriate signage directing patrons to the cart return area is
provided.
m. The width of all parking spaces adjacent to a wall more than forty-two (42) inches in
height shall be increased by three feet for a total clear parking stall width of twelve feet.
n. Revise the site plan to amend the note located south of the Costco building from
"Proposed parking structure with apartments above," to "Proposed parking structure."
o. A four foot high decorative wrought iron fence with shepherd hooks or other design
elements to discourage climbing over, shall be installed on top of the three foot, nine inch
high retaining wall along the west property line, subject to approval of the Police
Department and Planning and Building Department.
2. The Village at Bella Terra Mixed Use Retail and Residential site plan, floor plans, and
elevations received and dated June 17, 2010 shall be the conceptually approved design with
the following modifications:
a. An at -grade pedestrian connection with ADA access, shall be provided on -site along the
west property line to connect to a future at grade bridge across the railroad tracks and
flood control channel to the property to the west. The access point shall be a minimum of
10 feet wide and be located along the west property line at a point between 225 feet and
655 feet north of Edinger Avenue. The precise location of the connection shall be
determined by the Director of Planning and Building, in collaboration with the applicant
and the owner/developer of the property to the west, at the time the property to the west is
approved for development.
b. The 40 foot wide area between the south side of Costco and the residential parking
garage shall be designed to accommodate a minimum 26 foot wide fire lane as well as an
architecturally pleasing pedestrian walkway. The pedestrian walkway shall include
enhanced landscaping, decorative hardscape, lighting, benches and other appropriate
7
amenities to encourage pedestrian and bicycle activity. The required fire lane should be
constructed of a driveable surface, subject to the approval of the Fire Chief.
c. Provide continuation of the pedestrian walkway along the north side of the northeast
corner of the residential units, then south to the "outdoor living room" space of the mixed
use retail buildings.
d. Post "No Trucks (Except Refuse Collection) Beyond This Point," at southwest corner of
residential.
e. Residential parking shall be assigned and provided within the proposed residential
parking structure behind a secured gated entry. The ground floor of the residential
parking garage shall provide a minimum of 84 out of the 94 required guest parking
spaces. The remaining required guest parking spaces may be located on upper floors of
the parking garage if accessible through call system on the residential gates or in the
surface parking lot adjacent to the residential building.
f. All residential units shall meet the minimum 500 square feet of interior floor area
requirement.
g. All residential floor plans shall demonstrate a minimum of 60 square feet of private open
space with no dimension less than six feet.
h. Ramp slopes in the parking garage shall be redesigned to meet the maximum slope
permitted by code. Transition ramps which are also used as back-up space for parking
stalls shall have a maximum slope of 5 percent. The maximum slope for transition ramps
with no adjacent parking spaces shall be 10 percent. A ramp used for ingress and egress
to a public street shall have a transition section at least 16 feet long and a maximum slope
of 5 percent.
i. Any parallel parking stalls shall be designed to meet the minimum maneuverable area
between every two stalls as required by HBZSO Chapter 231.
j. Provide bicycle parking as required by HBZSO Chapter 231.
k. The width of all parking spaces adjacent to a wall more than forty-two (42) inches in
height shall be increased by three feet for a total clear parking stall width of twelve feet.
3. Any buildings required to be LEED Silver Certified shall follow the appropriate progression
steps and submittal forms, as recommended by LEED and the City's Energy Project
Manager, throughout the plan check, permit issuance, and construction phases of the project.
4. Prior to issuance of grading permits, the following shall be completed:
a. At least 14 days prior to any grading activity, the applicant/developer shall provide notice
in writing to property owners of record and tenants of properties within a 1,000-foot
radius of the project site as noticed for the public hearing. The notice shall include a
general description of planned grading activities and an estimated timeline for
commencement and completion of work and a contact person name with phone number.
Prior to issuance of the grading permit, a copy of the notice and list of recipients shall be
submitted to the Planning and Building Department.
5. Prior to submittal for building permits, the following shall be completed.
a. Submit a copy of the revised site plans, floor plans, and elevations pursuant to Condition
No. 1 and Condition No. 2 for review and approval and inclusion in the entitlement file to
the Planning and Building Department and submit digital photographs of all colored
renderings, elevations, materials sample board to the Planning and Building Department
for inclusion in the entitlement file.
b. All venting and mechanical systems for any restaurants shall be designed and constructed
to minimize potential odor impacts to the residential units above or surrounding the
ground floor commercial uses. Any external venting or mechanical equipment not
screened to the satisfaction of the City shall be subject to review and approval by the
Design Review Board prior to submittal of building permits.
6. Final building permits for the Costco commercial structure(s) cannot be issued, until the
following has been completed:
a. Evidence of LEED Silver Certification or the equivalent for the 154,113 square foot
Costco building has been verified by the applicant and all associated records and
documentation shall be submitted to the Planning and Building Department and
maintained for public review and inspection.
7. Final building permits for Village at Bella Terra Mixed Use Retail and Residential 1
structure(s) cannot be issued, until the following has been completed:
a. Evidence of LEER Silver Certification for a minimum 1,000 square foot building has
been applied for and/or completed.
b. In addition to the structures to be LEED Silver certified, incorporating sustainable or
"green" building practices into the design of all other proposed structures and associated
site improvements is highly encouraged. Sustainable building practices may include (but
are not limited to) those recommended by the U.S. Green Building Council's Leadership
in Energy and Environmental Design (LEED) Program certification
(http://www.us bg c or DisplayPage.aspx? CategoryID=19) or Build It Green's Green
Building Guidelines and Rating Systems
(http://www.builditgreen. org/index. cfm?fuseaction=guidelines).
8. All Mitigation Measures outlined in the Mitigation Monitoring Program (Attached) for EIR
No. 07-03 and Addendum to EIR No. 07-03 shall be adhered to.
9. The use shall comply with the following:
a. Costco's hours of operation shall be limited to:
1) Warehouse and Tire Sales/Installations: Monday through Friday 10:00 AM to
8:30 PM; Saturday 9:30 AM to 6:00 PM; and Sunday 10:00 AM to 6:00 PM.
The Warehouse may open at 9:00 AM for business members only.
2) Fuel Facilities: Monday through Friday 6:00 AM to 9:30 PM; Saturday 6:00
AM to 7:00 PM; and Sunday 6:00 AM to 6:00 PM.
These hours are not intended to regulate nighttime stocking or delivery activities;
however, all stocking activities outside of regular store hours shall take place on the
interior of the store only. Deliveries by large Costco trucks, outside of normal store
hours, shall take place only via trucks sealed at designated loading docks; deliveries by
smaller vendor trucks may occur at the receiving door on the west side of the building.
Any request to operate outside of these hours requires an Entitlement Plan Amendment
application and an update to the traffic impact study conducted for Addendum to EIR No.
07-03.
b. Costco shall direct large delivery trucks and fuel station delivery trucks to access the site
from Center Avenue and follow the truck turning radius plan submitted with the
conceptually approved plans dated August 9, 2010. All trucks shall utilize designated
truck routes when arriving at or departing from the site.
c. All Bella Terra management employees, all Bella Terra tenant (retail, restaurant, and
office) employees, and all Costco employees shall park on the top two levels of the six -
level parking structure located on the north side of Bella Terra Area A. If the top two
levels of the parking structure are full, employees shall park on other levels of the parking
structure in descending order and in the most remote areas of the surface parking lot only
as a last resort. In no case shall any employees park in the surface lot, containing
approximately 557 spaces, to the north and northeast of the Costco building.
d. In the event The Village at Bella Terra Mixed -Use Residential and Retail project does not
begin construction within one month of the completion of demolition of the Montgomery
Ward store and auto repair building, the site shall be hydroseeded for erosion control.
Provision of temporary parking subject to approval by the Planning and Building
Department and Public Works Department is also acceptable.
e. Any re -use of the Costco site or request for future demising walls for the purpose of
separating new tenant spaces within the Costco building shall require approval of a Site
Plan Review by the Director of Planning and Building. Re -use of the site or building
requires an Entitlement Plan Amendment application, an update to the traffic impact
study conducted for Addendum to EIR No. 07-03, and an update to the approved Parking
Management Plan.
f. There shall be no outside storage of storage containers or bins, vehicles, vehicle parts,
equipment, or trailers. The occasional display of vehicles for sale through Costco's
vehicle sales program is acceptable. There shall be no outside storage of pallets or trash
compactors unless located behind screen walls.
g. All prospective residential tenants should be provided with a disclosure regarding the
mixed use nature of the project and this information shall be available in the leasing
office and advertising literature. All potential residents should be required to sign a
waiver or disclosure form that it is understood that The Village of Bella Terra is a mixed
use project and that uses such as, restaurant, live entertainment, and alcohol sales, etc.
may be established on the ground floor of the building.
h. Each residential unit shall receive assign parking space(s), equal to the number of spaces
required per the unit's bedroom count, within the residential parking garage. Parking
space numbers shall not match unit numbers for safety purposes.
10
An on -site parking survey shall be conducted by a licensed traffic engineer to determine
the parking demand in relation to the parking supply, prior to any one of the following
events:
1) One year after the issuance of the Costco Certificate of Occupancy; or
2) The parking ratio falls below 4.2 spaces/1,000 square feet due to a reduction
of spaces or an increase in demand; or
3) Any re -use or re -tenanting of any major anchor space. The term major anchor
space shall be defined as any space greater than 70,000 square feet, including
the movie theater
The parking surveys shall consist of hourly counting Wednesday through Sunday for two
consecutive weeks between the hours of 9:00 AM to 10:00 PM. If the survey
demonstrates that the on -site parking is more than 95% occupied, at least three times per
week, for a duration of at least two hours, then the property owner shall prepare a Parking
Management Plan (PMP) and submit the PMP to the Planning and Building Department
for approval. The PMP shall propose means for mitigating any identified on -site parking
deficiency, including one or more of the following: re -striping parking spaces to add
parking spaces, if feasible; expanding the on -site valet parking program; converting
common areas not used for parking to parking uses, if feasible; providing employee
parking at an offsite location with a shuttle service; promoting employee carpooling or
alternative transportation options; or other option identified by the property owner and
acceptable to the City. The parking management strategies, such as valet or shuttle
service, shall only be implemented on the days of the week that the parking surveys
reveal greater than 95% occupancy.
10. The development services departments (Building & Safety, Fire, Planning and Public
Works) shall be responsible for ensuring compliance with all applicable code requirements
and conditions of approval. The Director of Planning and Building may approve minor
amendments to plans and/or conditions of approval as appropriate based on changed
circumstances, new information or other relevant factors. Any proposed plan/project
revisions shall be called out on the plan sets submitted for building permits. Permits shall
not be issued until the Development Services Departments have reviewed and approved the
proposed changes for conformance with the intent of the Planning Commission's action. If
the proposed changes are of a substantial nature, an amendment to the original entitlement
reviewed by the Planning Commission may be required pursuant to the provisions of
BBZSO Section 241.18.
11. Site Plan Review No. 10-001 shall not become effective until the City Council approves
General Plan Amendment No. 10-001 and Zoning Text Amendment No. 10-001.
11
INDEMNIFICATION AND HOLD HARM LESS CONDITION:
The owner of the property which is the subject of this project and the project applicant if
different from the property owner, and each of their heirs, successors and assigns, shall defend,
indemnify and hold harmless the City of Huntington Beach and its agents, officers, and
employees from any claim, action or proceedings, liability cost, including attorney's fees and
costs against the City or its agents, officers or employees, to attack, set aside, void or annul any
approval of the City, including but not limited to any approval granted by the City Council,
Planning Commission, or Design Review Board concerning this project. The City shall
promptly notify the applicant of any claim, action or proceeding and should cooperate fully in
the defense thereof.
12
e
JA HUNTINGTON BEACH
PUBLIC WORKS DEPARTMENT
HUNTINGTON BEACH SUGGESTED CONDITIONS OF APPROVAL
DATE: AUGUST 16, 2010
PROJECT NAME: COSTCO WHOLESALE AND MIXED USE
PLANNING
APPLICATION NO. PLANNING APPLICATION NO. 2010-061
ENTITLEMENTS: GENERAL PLAN AMENDMENT NO.2010-001, ZONING TEXT
AMENDMENT NO. 2010-001, SITE PLAN REVIEW NO.2010-
001, ENVIRONMENTAL ASSESSMENT NO.2010-003
DATE OF PLANS:
AUGUST 9, 2010 (COSTCO) & JUNE 17, 2010 (MIXED USE)
PROJECT LOCATION:
7601 EDINGER AVENUE, HUNTINGTON BEACH (APN: 142-
073-26)
PLAN REVIEWER: TVP-/
BOB MILANI, SENIOR CIVIL ENGINEER
TELEPHONE/E-MAIL:
714-374-1735 / BOB.MILANI@a SURFCITY-HB.ORG
PROJECT DESCRIPTION:
GPA: AMEND SIZES OF SUBAREAS 5A AND 5B OF THE
GENERAL PLAN; ZTA: AMEND SIZES OF AREA A AND B OF
SPECIFIC PLAN NO. 13 AND ADD TIRE SALES/
INSTALLATION AND GAS STATION AS PERMITTED USES;
SPR: DEMOLISH MERVYN'S AND MONTGOMERY WARDS
STORE AND AUTO REPAIR TO DEVELOP A 154,113 SQ FT
COSTCO WITH TIRE SALES/INSTALLATION CENTER,
OUTSIDE FOOD SERVICE, AND GAS STATION, ALONG WITH
CONCEPTUAL PLANS FOR UP TO 468 MULTI -FAMILY
RESIDENTIAL UNITS AND AN ADDITIONAL 30,000 SQ FT OF
RETAIL; EA: TO REVIEW THE PROPOSED AMENDMENTS
AND PROJECT PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT TO DETERMINE THE
NECESSARY ENVIRONMENTAL DOCUMENTATION.
The site plan, floor plans and elevations received and dated August 9, 2010 (Costco) and
June 17, 2010 (Mixed -use), shall be the conceptually approved layout with the following
modifications:
a. Additional exhibits shall be provided to depict all utility apparatus, such as but not
limited to back flow devices and Edison transformers on the site plan. In accordance
with Section 3.4.3.5 of Specific Plan No. 13, utility meters shall be screened from view
from public rights -of -way. Electric transformers in a required front or street side yard
ATTACHMENT NO.. 2-
Page 2 of 8
shall be enclosed in subsurface vaults. Backflow prevention devices shall be
prohibited in the front yard setback and shall be screened from view. (Code
Requirement)
b. Additional exhibits shall be provided to depict the location of all gas meters, water
meters, electrical panels, air conditioning units, mailboxes (as approved by the United
States Postal Service), and similar items on the site plan and elevations. If located on
a building, they shall be architecturally designed into the building to appear as part of
the building. They shall be architecturally compatible with the building and non -
obtrusive, not interfere with sidewalk areas and comply with required setbacks.
c. Enhanced paving within the public right-of-ways on Edinger Avenue and Center
Avenue shall not be allowed. (Code Requirement).
d. In accordance with Section 3.4.2.1 of Specific Plan No. 13, a drive aisle with a
minimum width necessary for two-way traffic without adjacent parking from the
driveway entry on Edinger Avenue shall provide an accessible travel way to the
parking lots adjacent to Center Street. Landscaping along Edinger Avenue shall be
provided in conformance with the increased width shown in the Edinger Avenue
Precise Plan of Street Alignment to the maximum extent possible.
e. Building pad transitions shall be designed to match up with the existing improvements
on the adjacent parcels, and all modifications needed to allow for the match up shall
be indicated on the site plan. Any required reconstruction, including asphalt areas,
curb and gutter, landscaping and median islands, drainage infrastructure, drive aisle
improvements and related work on adjacent parcels and outside the limits of the site
plan parcel shall be shown on the improvement plans for the site.
f. Project data information shall include the flood zone and the base flood, and lowest
building floor elevations per NGVD29 datum or an equation schedule to show
equivalence to that datum for coordination with available FEMA mapping.
g. ADA path of travel running between or through parking areas or rows shall be a
minimum of 10 feet in width or 6 feet in width for a raised sidewalk path. All driveway
crossings shall conform to Title 24 and ADA requirements.
THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF
A DEMOLITION PERMIT:
2. The applicant shall follow all procedural requirements and regulations of the South Coast Air
Quality Management District (SCAQMD) and any other local, state, or federal law regarding
the removal and disposal of any hazardous material including asbestos, lead, and PCB's.
These requirements include but are not limited to: survey, identification of removal methods,
containment measures, use and treatment of water, proper truck hauling, disposal
procedures, and proper notification to any and all involved agencies (Mitigation Measure).
3. Pursuant to the requirements of the South Coast Air Quality Management District, an
asbestos survey shall be completed (Mitigation Measure).
4. The applicant shall complete all Notification requirements of the South Coast Air Quality
Management District (Mitigation Measure).
5. A truck hauling and routing plan for all trucks involved in asbestos removal and demolition of
the existing structures shall be submitted to the Department of Public Works and approved
by the Director of Public Works (Mitigation Measure).
Page 3 of 8
6. The applicant shall disclose the method of demolition on the demolition permit application for
review and approval by the Building and Safety Director (Mitigation Measure).
7. The project Storm Water Pollution Prevention Plan (SWPPP) shall include interim provisions
for the demolition operations.
THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF
A GRADING PERMIT:
8. All vehicular access rights to Edinger Avenue and Center Avenue shall be released and
relinquished to the City of Huntington Beach, except at locations approved by the Director of
Planning, or as restricted by existing restricted access requirements as shown on previously
recorded maps, easements or dedications.
9. The subdivider shall provide evidence and recorded documentation to the satisfaction of the
City of the vehicular and pedestrian access rights, the ` right to construct off -site
improvements, the right to operate, and maintain the private storm drain and sewer systems,
and the right for the City and the Property Owner's Association to access and perform
maintenance on the improvements located within the Southern California Edison right-of-way
between Center Drive and the northerly map boundary. Approval from Southern California
Edison must also be obtained for any changes, quitclaims or realignments of existing
easements.
10. The sewer and portions of the storm drain system located onsite shall be private and
maintained by the Property Owners Association.
11. The Public Works Department shall review and approve the final geometrics and design of
onsite circulation and truck delivery drive aisles for reciprocal access and consistency with
any new parcels created or reconfigured.
12. If phasing of construction or improvements is proposed, a detailed phasing plan shall be
submitted. The phasing plan shall address all on and off -site infrastructure improvements,
timing of building construction, and methods of providing emergency as well as customer
access to existing tenants on adjacent parcels. Any future phasing plan shall be subject to
review and approval by the Directors of Public Works, Fire, Building and Safety, and
Planning.
13. The applicant shall prepare a Groundwater Hydrology Study to determine the lateral
transmissivity of area soils and a safe pumping yield such that dewatering activities do not
interfere with nearby water supplies. Based on the Groundwater Hydrology Study, the
Geotechnical Hydrogeologic, or other qualified Engineer shall determine whether permanent
groundwater dewatering is feasible within the constraints of a safe pumping level. The project
Applicant shall incorporate the qualified Engineer's designs and recommendations in project
plans. If safe groundwater dewatering is determined to not be feasible, permanent
groundwater dewatering shall not be implemented. The City's Director of Public Works shall
approve or disapprove of any permanent groundwater dewatering based on the Groundwater
Hydrology Study and qualified Engineer recommendations.
14. The applicant shall provide proof that driven friction piles extending into the stiff and/or dense
natural soils encountered below depths of about 45 to 50 feet below the existing grade are to
be utilized. Mitigation may be required for friction piles for the proposed buildings at their
current locations or at other locations within the project site, for minor structures such as low
retaining walls and freestanding walls, as well as for building floor slabs and other concrete
Page 4 of 8
walks and slabs adjacent to the buildings, subject to the approval of the Public Works
Director (Mitigation Measure).
15. The applicant shall ensure that any required import material consists of relatively non -
expansive soils with an Expansion Index of less than 35. The imported materials should
contain sufficient fines (binder material) so as to be relatively impermeable and result in a
stable subgrade when compacted. All import materials shall be approved, subject to the
approval of the Public Works Director (Mitigation Measure).
16. The applicant shall provide and execute a Landscape License Agreement for maintenance of
landscaping within the public right-of-way.
17. A Precise Grading Plan, prepared by a Licensed Civil Engineer, shall be submitted to the
Public Works Department for review and approval. The following shall be shown on the
grading plans (PW):
a. Hardscape improvements, including, but not limited to, paving, sidewalk, curb and
gutters, decorative paving, signing and striping, and other features to be constructed
by the plan shall be shown with horizontal and vertical dimensions and elevations.
b. Private sewer improvements, including laterals up to each commercial unit, shall be
designed per the final approved sewer study and City Standards.
c. A composite utility plan showing the relationship of all utilities proposed onsite shall
be shown for reference.
d. Private water service improvements beyond the public water system appurtenances
shall be shown for reference only.
e. Entry/exit throats of appropriate length and width shall be provided at each project
access point to facilitate safe, convenient, and unobstructed vehicle access. Areas
adjacent to these entry/exit points shall be designed to provide appropriate stopping
sight distance for vehicles, trucks, pedestrians and bicyclists.
f. A new 12 inch public waterline on the north side of the development, approximately
600 feet in length tying into the existing 10 inch public waterline on the north side,
that serves the property from Center Avenue, and the existing public 12 inch public
waterline on the east side of the development, located at the northwest corner of the
Mervyn's site, shall be required per Water Division Standards.
g. A new 12 inch public waterline on the west side of the development, approximately
1100 feet in length tying into the new 12 inch public waterline on the north side of
the development and extended southerly, shall be required per Water Division
Standards.
h. A new 12 inch public waterline on the south of the development approximately 300
feet in length tying into the new 12 inch waterline on the west side of the
development and the existing 12 inch waterline on the south side of the
development, that serves the property from Edinger Avenue, shall be required per
Water Division Standards,
18. Full frontage infrastructure improvements shall be designed, including, but not limited to, curb
and gutter, sidewalk, street lighting, raised medians, new traffic signals, traffic signal
interconnect systems, signing and striping, drainage improvements and handicapped access
ramps. All work shall be in full conformance with the approved traffic impact analysis, the
Edinger Corridor Specific Plan and Precise Plan of Street Alignment, current City Standards,
Page 5 of 8
Caltrans standards where applicable, and the approved Specific Plan No. 13 for the Bella
Terra Mail and associated technical studies.
19. Street Lighting, traffic signals, signing, striping, street improvements, traffic control,
landscaping and other infrastructure improvements shall be shown on separate sheets, 24"
by 36% and shall conform to City of Huntington Beach standards. Plans shall be submitted for
review and final approval by Public Works.
20. Drive aisle spacing and proposed drive through aisles dimensions shall be supported by an
approved traffic queuing study to insure that waiting vehicles do not block adjacent aisles.
21. Traffic Control Plans, prepared by a Licensed Civil or Traffic Engineer, prepared per the
City's guidelines (signed and stamped), shall be submitted to Public Works and Caltrans for
review and approval, for work within City's right-of-way.
22. Final Design hydrology and hydraulic studies for both on -site and off -site facilities shall be
prepared and submitted for Public Works review and approval. The hydrologic and hydraulic
analysis shall include, but not be limited to facilities sizing, limits of attenuation, downstream
impacts and other related design features. Runoff shall be limited to pre-1986 Q's, which
must be established in the hydrology study. If the analyses shows that the City's current
drainage system cannot meet the volume needs of the project runoff, the developer shall be
required to attenuate site runoff to an amount not to exceed the 25-year storm as determined
using pre-1986 design criteria. As an option, the developer may choose to explore low -flow
design alternatives, downstream attenuation or detention, or upgrade the City's storm water
system to accommodate the impacts of the new development, at no cost to the City
(Mitigation Measure).
23. The Hydrology and Hydraulics Study for the City approved Site Development and Drainage
Plan shall reduce peak runoff rates to the existing conditions 25-year storm event peak runoff
rate; the design capacity of the City storm drainage channels (Mitigation Measure).
a. Prior to receiving a precise grading permit, the project Applicant shall:
Prepare a Site Development and Drainage Plan
ii) Prepare an existing and proposed project Hydrology and Hydraulics Study
based on the Site Development and Drainage Plan. The existing hydrology
shall include an evaluation of run-on to the project site because of spillage from
the Bella Terra Mall drainage system.
iii) Implement stormwater detention BMPs, based on the Hydrology and Hydraulics
Study, for all storm events up to the 100-year storm event, to ensure that peak
flow rates from the project site to the off -site storm drain system do not exceed
the existing 25-year storm event peak flow rate.
iv) Analyze existing street flow capacity to determine exceedance of any design
criteria and guidelines from the City's MPD.
v) Additionally, stormwater detention BMPs shall be implemented such that areas
draining to the existing piped storm drain systems do not exceed existing peak
flow rates for the 10 and 25-year storm events and that peak flows to local
streets do not exceed MPD and City design guidelines.
vi) In accordance with the MPD, streets must be designed to leave at least one -
lane free of ponded water in each direction for conveyance of the 10-year storm
event, must be contained within the curbs for the 25-year storm event, cannot
Page 6 of 8
exceed 0.2 foot above the street curbs for the 50-year storm event, and cannot
exceed 0.5 foot above the street curbs for the 100-year storm event.
vii) The internal storm drain system must be adequate to detain sufficient
stormwater runoff such that the street flow requirements of Center Street or
Edinger Avenue are not exceeded.
viii) Surface ponding or sump areas on the site will be limited to a maximum depth
of 8-inches, and shall be distributed to areas away from building pads, and
remote areas of parking lots.
ix) Surface ponding or sump areas shall not exceed 1/3 of the proposed parking
area in surface area. If there are proposed underground parking structures,
they shall not be used for retention or storage, unless approved by the Director
of Public Works.
x) Stormwater retention areas shall be analyzed for back to back 24-hour, 100-.
year storm events per the requirements of the Orange County Flood Control
Manual.
A) The final Hydrology and Hydraulics Study shall identify and evaluate the routing
through the project site in relation to the new buildings, landscaping, utilities,
and others. Sufficient detention, provided to mitigate constrained capacities in
the Bella Terra Mall drainage system, shall be implemented for run-on from
north of the Montgomery Ward site onto the project site.
xii) The final Hydrology and Hydraulics Study shall incorporate all NPDES
requirements in effect at the time that the precise grading permit is anticipated
to be issued or when the study is accepted as complete.
xiii) Precise final grading and street improvement plans and studies shall be
submitted to the Public Works Department for review and approval. The project
developer shall incorporate into a final Drainage Plan all recommendations and
requirements identified the review of the final Hydrology and Hydraulics Study
and identified stormwater detention requirements/features. Following grading,
excavation, and installation of utilities, the Public Works Department shall
inspect the project site and verify that project site drainage is in accordance
with the Final Drainage Plan and that required detentiontstorm drain system
improvements have been implemented.
24. Plans and studies shall be submitted to the City Engineer for approval and the project
developer shall incorporate into a Final Drainage Plan, all recommendations and
requirements identified by the City Engineer, based on their review of the final Hydrology and
Hydraulics Study and identified stormwater detention requirements/features (Mitigation
Measure).
25. Non-residential structures, including utilities and sanitary facilities must be elevated or
floodproofed to below the flood depth and capable of resisting hydrostatic and hydrodynamic
loads and effects of buoyancy as required by Chapter 222 of the City of Huntington Beach
Zoning and Subdivision Ordinance (Mitigation Measure).
26. A portion of the project is designated on the Federal Emergency Management Agency
(FEMA) Flood Insurance Rate Map as a Special Flood Hazard Area (SFHA) "A" zone, and is
therefore subject to flooding during a 100 year storm event. The design elevations for this
project will be 2-feet or higher above the Base Flood Elevation derived from the project
drainage study, or the best available design studies accepted by the City of Huntington
Beach. Should additional flood proofing be required, the developer shall conform to all
Page 7 of 8
Federal, State and City requirements for flood -proofing the buildings against the 100-year
storm event.
27. City of Huntington Beach -approved Water Quality Management Plan shall be prepared by a
Licensed Civil Engineer in accordance with the California Regional Water Quality Control
Board, Santa Ana Region, Order No. R8-..2009-0030, NPDES No. CAS618030 Waste
Discharge Requirements, including any recent updates, and Orange County DAMP
requirements for a Project WQMP and measures as described below. A preliminary WQMP
shall be prepared to accompany the submittal of the approved Site Plan. A final WQMP shall
be prepared to satisfy the requirements of the DAMP and City LIP, and shall conform to the
Permit Requirements Section XII, "New Development," and associated subsections of Order
No. R8-2009-0030. The final WQMP shall incorporate water quality BMPs and LID's for all
improved phases of the proposed project. Prior to receiving a precise grading permit, three
signed copies and an electronic copy on CD (.pdf or .doc format) shall be submitted to the
Public Works Department. The final WQMP shall include the following additional
requirements:
a. Infiltration -type BMPs shall not be used.
b. Wet swales and grassed channels shall not be used because of the slow infiltration
rates of project site soils and potentially shallow depth to groundwater.
C. Dry and wet detention basins and constructed wetlands are not recommended for the
project site.
d. If proprietary Structural Treatment Control devices are used, they shall be sited and
designed also in compliance with the manufacturers design criteria.
e. Treatment BMPs shall be selected such that standing water drains within 24 hours or
as required by the City's vector control.
Excess stormwater runoff shall bypass the treatment BMPs unless they are designed
to handle the flow rate or volume from a 100-year storm event without reducing
effectiveness.
g. Effectiveness of any treatment BMP for removing the pollutants of concern shall be
documented.
h. The WQMP shall incorporate water efficient landscaping using drought tolerant, native
plants in accordance with Landscape and Irrigation Plans as set forth by the
Association (see below).
i. Building materials shall minimize exposure of bare metals to stormwater. Copper or
Zinc roofing materials, including downspouts, shall not be used. Bare metal surfaces
shall be painted with non -lead containing paint.
j. Proprietary stormwater treatment systems maintenance shall be in accordance with
the manufacturer's recommendations. If a non-proprietary treatment system is used,
maintenance shall be in accordance with standard practices as identified in the
CASQA (2009) handbook, City BMP guidelines or The Village at Bella Terra Mitigation
Monitoring and Reporting or other City -accepted guidance.
k. Reporting requirements: the Association shall prepare an annual report and submit
the annual report to the City of Huntington Beach documenting the BMPs operations
and maintenance conducted that year. The annual report shall also address the
potential system deficiencies and corrective actions taken or planned.
Page 8 of 8
Where applicable and subject to the review and approval of the City Engineer, use of
porous concrete or asphalt (if acceptable to the Geotechnical Engineer) or other
pervious pavement for driveways, paths, sidewalks, and courtyards/open space areas
to the maximum extent is encouraged.
THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLIED TO DURING DEMOLITION,
GRADING AND SITE DEVELOPMENT:
28. The applicant shall ensure that disturbed material and unsuitable natural soils such as peat
deposits encountered immediately below the fill should be excavated and replaced as
property compacted fill. All required additional fill should be properly compacted, subject to
the approval of the Public Works Director (Mitigation Measure).
29. The applicant shall ensure that the excavated soils be allowed to dry prior to placement as
compacted fill, and that the soils at the bottom of the excavations also be allowed to dry as
necessary prior to placement of compacted fill. As an alternative to drying the exposed
natural soils at the bottoms of the required excavations, the exposed soils shall be over -
excavated and replaced with 1 to 1 Y2 feet of 1 '/ inch crushed rock to provide a base for the
compaction of the required backfill. Compliance with this mitigation shall be subject to the
approval of the Public Works Director (Mitigation Measure).
30. If during demolition, grading and/or construction any soil and/or groundwater contamination
are found or suspected on -site, construction in the area shall cease, appropriate Health and
Safety procedures shall be implemented, and appropriate agencies shall be notified. Any
hazardous substances contained on the site shall be identified and removed in compliance
with City, State, and Federal standards (Mitigation Measure).
THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO ISSUANCE OF
A BUILDING PERMIT:
31. The developer shall submit a completed FEMA Elevation Certificate signed by a registered
Civil Engineering certifying compliance with all Federal, State and City flood protection
requirements.
32. Final design elevations of grading shall not vary from elevations shown on the approved Site
Plans (preliminary grading plans) by more than one (1) foot.
THE FOLLOWING CONDITIONS ARE REQUIRED TO BE COMPLETED PRIOR TO FINAL
OCCUPANCY OF THE FIRST RESIDENTIAL UNIT OR RETAIL BUILDING:
33. The medians in Edinger shall be inspected, approved and deemed complete by the City of
Huntington Beach which includes; replaced soil, irrigation systems, perimeter root/moisture
barriers, colored and stamped concrete, plant material and all required utilities. The medians
shall be maintained for a period of 15 months total after installation is deemed complete.
34. The park, fountains, pools, enriched paving and all auxiliary decorative structures, artwork,
landscape plantings and irrigation systems indicated as a part of the residential and retail
project shall be completed.
AL
CENTER AVE. STREET IMPROVEMENTS
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0
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0
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0
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NOT TO SCALE
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LEGEND:
= DENOTES PROJECT
FRONTAGE AREA
CONDITIONED BY
APPROVAL OF SPR
2010-001 FOR REMOVAL
& REPLACEMENT OF
DAMAGED CURB, GUTTER,
SIDEWALK, AND PAVEMENT
City of Huntington Beach
2000 Main Street ♦ Huntington Beach, CA 92648
(714) 536-5227 ♦ www.huntingtonbeachca.gov
Office of the City Clerk
Joan L. Flynn, City Clerk
November 22, 2011
Costco Wholesale Corporation
999 Lake Drive
Issaquah, WA 98027
Attn: Tim Anderson
Dear Mr. Anderson:
Enclosed for your records is a copy the "Reimbursement Agreement By and Between the
City of Huntington Beach and Costco Wholesale Corporation for the Design and
Construction of Center Avenue Improvements at Bella Terra Il."
Sincerely,
10
Joa L. Flynn, CMC
City Clerk
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Enclosure
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Sister Cities: Anjo, Japan ♦ Waitakere, New Zealand