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HomeMy WebLinkAbout90-098387 REL: 9/25/90 RESOLUTION NO. 90- 098 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA CERTIFYING THE ENVIRONMENTAL IMPACT REPORT FOR THE LAKE CENTER BUSINESS PARK PROJECT AND ADOPTING FINDINGS REGARDING SUCH PROJECT PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT. WHEREAS, California Pacific Properties owns certain property located on Lake Center Drive and Susan Street which it has partly developed with 44,890 square feet of office and commercial space; and WHEREAS, California Pacific Properties now seeks approval from the City of Santa Ana for additional development on the subject property, consisting, at a maximum, of 570,000 square feet of addi- tional office and commercial building space plus parking structures (the "Project"); and WHEREAS, the approvals sought by California Pacific Properties include a General Plan amendment to establish a building intensity standard for the subject property which would allow the Project as proposed, a Specific Development Plan to establish zoning regulations governing the Project, and a Development Agreement to provide California Pacific Properties with certain vested rights with regard to the Project; and WHEREAS, an environmental impact report (consisting of a document entitled "Draft Focused Environment Impact Report, Lake Center Specific Development," dated March 1990, and a second document entitled "Lake Center Specific Development, Response to Comments Addendum," dated September, 1990) has been prepared for the Project (the "E.I.R.); and WHEREAS, the California Environmental Quality Act and the State CEQA Guidelines require that, prior to any approval of the Project, the city Council must make certain certifications and findings; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The city council hereby certifies that the E.I.R. has been completed in compliance with the California Environmental Quality Act, and that the E.I.R. has been presented to the City Council, and that the City Council has reviewed and considered the information contained in the E.I.R. prior to approving the Project. 388 RESOLUTION NO. 90-098 PAGE TNO 2. Those certain findings set forth in Exhibit A, attached hereto, that certain statement set forth in Exhibit B, attached hereto, and that certain program set forth in Exhibit C, attached hereto, are incorporated herein by reference as though fully set forth. The City Council hereby adopts and approves said findings, statement, and program. ADOPTED this ]st day of 0ct0ber , 1990--. ATTEST: Mayor COUNCILMEMBERS: Young Absent Acosta AyP Griset May McGuigan AyP Norton Pulido APPROVED AS TO FORM: Edwa~d~: Co~.~ city Attorney CEOA STATEMENT OF FINDINGS AND Ffi,(TFS LAKE CENTER SPECIFIC DEVELOPMENT GENERAL PLAN AMENDMENT. ZONE CHANGE. AND SITE PLAN 389 1. INTRODUCTION The Cali/brnia Environmental Quality Act (CEQA) and the State CEQA Guidelines (Guidelines) provide that: "No public agency shall approve or carry out a project for which an Environmental Impact Report has been completed and which identifies one or more significant environmental effects of the project unless the public agency makes one or more written findings /'or each of those significant effects, accompanied by a brier' explanation of the rationale for each finding." (CEQA Guidelines Section 15091) Because the EIR identified significant effects which may occur as a result of the project, and in accordance with the provisions of the Guidelines, the City of Santa Aha hereby adopts these findings as part of the approval of the Lake Center Specific Development. The City of Santa Ana has prepared an EIR lbr the proposed Lake Center Specific Development project in accordance with CEQA and CEQA Guidelines requirements. As mandated by legislation, the EIR was subject to review and approval by the City of Santa City Council. At a public meeting held on October 1, ICY)0, the EIR was certified in accordance with CEQA procedures as adequate. In adopting this Statement of Findings and Facts, the City of Santa Aha City Council approves the construction of the Lake Center Specific Development. The certification entails approval by the City of Santa Aha of various planning documents, or changes to documents and ordinances pursuant to the approved project. These documents and changes include a General Ph,n Land Use Element amendment, a zone change, and a site plan. Any subsequent tentative tract maps, grading permits or building permits, will also be reviewed based on the documentation in the EIR. J B 1/08850(X)1.S0 F EXHIBIT A 390 II. DESCRIPTION OF THE APPROVED PROJECT The Lake Center Specific Development project site is generally bordered by MacArthur' Boulevard to the north, and Sunflower Street to the south. Susan Street and Lake Center Drive run north-south and east-west through the site, respectively. The project applicant is Calilbrnia Pacific Properties; the current owner of the project site. The proposed project involves approval by the City of Santa Aha of a general plan amendment, zone change, specific development plan, and site plan for future development or' the Lake Center Specific Development. The project site encompasses 33 gross acres (including public improvements/streets) in southwest Santa Ans. However, new development proposed as part of the proposed project covers only 13+/-net acres and was the focus of the environmental analysis. Existing development covers approximately 60 percent of the Lake Center project site (or about 18 net acres excluding Lake Center Drive and Susan Street), and consists of 7 two-story office units, 1 six-story office building (the EBASCO building), 3 three-story office buildings, and 2 two- level parking structures. Presently, the site includes 400,890 square feet of existing office space, and 1;369 parking spaces (508 surface plus 861 in parking structures). New development proposed as part of the Lake Center Specific Development would cover approximately 13 net acres and would consist of 2 three-story buildings, 2 eight-story buiklings, and 2 tour-story buildings totaling approximately 569,230 square feet; 3 new parking structures and an add-on to an existing parking structure for a total of 1,684 new parking spaces in parking structures; and new surface parking lots with 289 parking spaces for a total of 1,973 additional parking spaces. The existing plus proposed (maximum) development would total 970,120 square feet of office and commercial uses with a total of 3,342 parking spaces. It is anticipated by the applicant that the site will be developed witb hind uses similar to thc existing onsite land uses, which include primarily professional and business offices with limited commercial support services. The project site lies within an area designated as HIndustrial" on the City's General Phm Land Usc Element map. The maximum building intensity or floor to area ratio (FAR) allowed for this land sue is "0.4" under the current land use element (as amended by thc General Plan Amcntlmcnt JBI/08850001.SOF 2 391 88-2). The proposed project would require amendmcnt of the maximum FAR for thc project site from 0.4 to 0.72. The proposed project also includes a proposal to amend thc site's designation on the City's zoning code from "M-1 (Light Industrial)" to "SD (Specific Development)". IlL ALTERNATIVES The four alternatives to the proposed project evaluated in the Final EIR include: (1) the no project/no development alternative, (2) existing general plan/lower building intensity (industry) alternative, (3) higher building intensity alternative, and (4) an alternative location. Each of these alternatives is described below. NO PROJECr/NO DEVELOPMENT ALTERNATIVE This alternative would maintain the project site in its current condition and would allow approximately 40 percent of the Lake Canter site to remain vacant. Conditions on the project site would essentially remain as they are today. EXISTING GENERAL PLAN/LOWER BUILDING INTENSITY/INDUSTRIAL ALTERNATIVE Under this alternative, the undeveloped portion of thc project site would be developed with light industrial uses as is currently allowed under the existing general phm. In essence, this alternative would be a lower building intensity than the proposed project. The existing general plan designates the site for "Industrial" uses at a building intensity (floor area ratio) of 0.4. Assuming the project site includes a total of 31 net acres (gross acreage minus public improvements/streets), the total square lbotage of development would total approximately 540,144 square feet. The existing development within the project site totals 400,890 square feet on 18 acres. Therefore, the remaining lot area (approximately 13 net acres) could be developed with an additional 139,254 square feet of land uses allowed under the existing general phm and zoning. J B 1/08850001.SOF 3 392 HIGItER BUILDING INTENSITY ALTERNATIVE Under this alternative, the project site would be developed at a higher building intensity than the proposed project. Consequently, this alternative would assume an overall building intensity/FAR on the site of 1.0. This alternative would be similar to that of Santa Ana's Hutton Center development at MacArthur Boulevard and Main Street. Assuming the project site includes a total of 31 net acres (gross acreage minus public improvements/streets), the allowable square footage of development would total approximately 1,350,360 square feet. The existing development within the project site totals 400,890 square feet on 18 net acres. Therefore, the remaining lot area (approximately 13 net acres) could be developed with an additional 949,470 square feet of office and commercial land uses. This building intensity would require several multiple-story buildings and adjacent multiple-story parking structures (similar to the Hutton Center). ALTERNATIVE LOCATION City of Santa Aha Planning Department staff identified an alternative project location at the corner of MacArthur Boulevard and Croddy Way, near the Santa Ana River, which was previously used as the Ready-Mix Cement plant. This alternative site is currently zoned "MI (Light Industrial)," and is surrounded by similarly zoned property. Use of the site for land uses similar to those proposed as part of the proposed project would require redevelopment of the alternative site. J B 1/08850001.SOF 4 IV* ~INDINGS OF FACT 393 The City of Sar~ta Aaa City Council has reviewed the final EIR prepared to evaluate the proposed Lake Center Specific Development and has considered the public record on the project. The public record for the proposed project is composed of the following elements: City of Santa Aaa Planning Commission public hearing held on September 10, 1990. Draft Environmental Impact Report. Lake Center Specific Development. March 1990. Text and Technical Appendices. Record of the City of Santa Aaa City Council public hearing held on October 1, 1990. Final Environmental Impaq[ Report Responses to Comments Addendum. Lake Center Specific Development. September 1990. There are three possible findings under CEQA with respect to significant effects of a project, including the following: Finding 1 Finding 2 Finding 3 Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. After reviewing the Final EIR, as composed of the atbrementioned elements, the City of Santa Ana hereby makes the following findings regarding the significant effects of the proposed project, pursuant to Section 15091 of the Guidelines: JB1/08850001.SOF 5 394 V. EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL LESS TH,~N SIGN~[F1CANT EARTH RESOURCES The proposed project site is in an area of potential earthquake activity. It has potentially expansive soils and groundwater seepage at 12 feet below the surface. Excavation and compaction of the soils will be required for the construction of the proposed project. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Finding The grading activities (including corrective grading measures), engineering techniques and seismic design criteria will mitigate any possible impact resulting from geologic/soils conditions to a level considered less than significant. The project will be developed in accordance with the geotechnical report that was prepared for the project site, the requirements of the City of Santa Aha Grading Ordinance and state building codes/ordinances. The significant effect has been eliminated or substantially lessened to a level less than significant by virtue or' project design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. This measure is as follows: Grading shall be conducted in accordance with plans prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation for the proposed structures. Permanent reproducible copies of the "Approved a~ Builff grading plans on standard size sheets shall be furnished to tile BuikJing Department. All structures shall be designed in accordance with thc seismic design provisions of the Uniform Building Codes to promote safety in the event of an earthquake. J B 1/08850001.SOF 6 395 Wind and water erosion of soils in the project site would increase during the construction period. Finding ' Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Finding An erosion control program shall be prepared and implemented in accordance with the City of Santa )a~a Grading Ordinance and shall incorporate measures to control erosion and sedimentation effects. The significant effect has been eliminated or substantially lessened to a level less than significant by virtue of project design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as tk)llows: A complete erosion study shall be prepared by the project applicant prior to the start of any grading activities to minimize thc erosion potential created during development, and grading operations shall be in conformance with all City of Santa Ann ordinances pertaining to grading. Possible water erosion during construction shall be mitigated by the iustallation of temporary erosion control devices, as required by the State Regional Water Quality Control Board. Utilization of desiltation devices such as sandbags in areas that may discharge into city streets shall be implemented prior to the commencement of grading activities. The grading plan shall include a description of haul routes, access points to the site, and a watering and sweeping program designed to minimize impacts of haul operations. I~DROLOGY Significant Effect Further development of the site will alter runoff volumes, absorption rates, and drainage patterns of the site; runoff would increase due to increased area of impermeable surface. J B 1/08850001.SO F 7 396 Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Finding The significant effect has been eliminated or substantially lessened to a level less than significant by virtue of project design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: Prior to issuance of grading permits, onsite drainage improvements plans shall be reviewed and approved by the City of Santa Aha Public Works, and said onsite improvements shall be constructed by the project applicant. (This mitigation measure was revised since distribution of the Initial Study.) The site is within the 100-year flood zone of the Santa Aha River, and is, therefore, exposed to potential flooding hazards. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Finding The significant effect has been eliminated or substantially lessened to a level less than significant by virtue of project design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: All development within the Santa Ana River lloodplain shall be carefully reviewed by the City of Santa Ann to ensure that it is locatcd and designed l() minimize potential damage from flooding and to ensure that such dcvek)pmcni does not endanger other areas. JB1/08850001 .SOF 8 The proposed project shall comply with city standards described in the General Plan as they apply to buildings and parking structures located in a floodplain. 397 NOISE During the construction phase, noise levels will increase in the vicinity of the site. Adiacent land uses could be adversely affected by construction-related noise. Finding Finding I: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: All construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall be permitted on Sundays or federal holidays. 2. Where appropriate, construction equipment shall be muffled to reduce construction noise impacts. 3. All construction activities shall comply with all local, state, and federal construction noise regulations. Significant Effect Vehicular tire noise generated within the proposed parking structures could increase noise levels in the vicinity of the project site during the life of the project. JB1/O88501XI1.SOF 9 398 Finding Finding 1: Changc~ or alterations have been required in, or incorporated into, the project which avoid or substantially legscn the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by v/rtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: 1. A textured parking surface, such as asphalt or textured concrete, shall be used in the parking structure to reduce tire noise. LIGIIT AND GLARE The project would introduce new sources of light into the area. Also, rellected light from the buildings' glass windows may produce glare which could impact adjacent hind uses and street traffic at certain times of the day. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. These measures are as follows: JB 1/08850001.SOF 10 All rooftop mounted parking structure lights shall be located and shielded so that all light is contained within the boundaries of the project and no light spillage occurs to adjacent properties. All parking structure interior lights shall be high intensity discharge (stem mounted) with no light spillage to adjacent properties. No fluorescent tube f'mtures shall be allowed. Light and glare from automobiles within the parking structures shall be screened with solid, opaque wall materials while maintaining all ventilation requirements of the Uniform Building Code. The applicant shall install non-reflective glass windows on the bottom floors of all new buildings. 399 LAND USES AND LAND USE PLANS Significant Effect The project would result in an intensification of the development allowed within the project site, indirectly resulting in significant cumulative increases in traffic and air pollution, increases in the demand for public services and utilities, and energy, and for affordable housing. Finding Finding h Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent fe.'Jsible by virtue of the design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: Measures required to mitigate adverse environmental imp;~cts associated with hind use intensification of the project site are provided in the Traffic/Circuh~tion, Air Quality, Public Services, Utilities, and Energy Consumption sections of this Statement of Findings. JB1/O8850001.SOF 11 4O0 TRAFFIC/CIRCULATION The project will generate additional traffic on roadways within the proposed project site (Lake Center Drive and Susan Street), and w/Il require additional driveways/access points to and from the onsite roadways and parking lots. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Finding The effect has been eliminated or substantially lessened to a level less than significant by virtue of project design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: The project applicant shall install multiway (4-way) "stop" signage at the intersection of Lake Center and Susan Street. The project applicant shall post a faithful performance bond for the future installation of a traffic signal at Lake Canter and MacArthur Boulevard. This intersection shall be monitored as the project is constructed for satislhction of signal warrant requirements and the signal shall be installed as warranted. A stop sign shall be installed by the project applicant at all driveway locations to control outbound traffic flows. The City of Santa Ann Public Works Department shall review and approve placement of stop signs prior to issuance of buikling permits. Landscape plantings and signs shall be limited by the project applicaht to 36 inches in height within 25 feet of project driveways to ensure good visibility. The City of Santa Ama Planning Department shall review and approve landscape phms prior to issuance of grading permits. To ensure smooth traffic operations for vehicles entering and ex/ling thc site, a striped median shall be provided by the project applicant on Susan Street. Thc JB1/08850001.SOF 12 401 City of Santa Aha Public Works Department shall review and approve onsite roadway improvements prior to issuance of building permits. AIR QUALITY During the grading and construction phase, the project will result in a short-term increase in the generation of fugitive dust. Finding Finding h Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: The applicant shall implement fugitive dust suppression measures in accordance with South Coast Air Quality Management District's Rule 403. Implementation of these measures shall be monitored and reported to the City of Santa Ami. Sieniflcant Effect The project proposes to include light industrial uses which could potentially generate new point sources of air pollutant emissions. Finding Finding h Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. J B 1/0P,850001.SOF 13 Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: o Prior to the issuance of building permits for any new industrial uses, the applicant shall provide evidence to the City of Santa Aaa demonstrating compliance with all SCAQMD Regulations, including Regulation XIH, New Source Review, as applicable. SOCIOECONOMICS Significant Effect The project proposes the development of office, light manufacturing, commercial and restaurant hind uses which would generate a total of approximately 2,225 jobs. This represents 1,665 jobs in addition to those assumed under the current general plan and zoning. The result is an increased demand for homing within the City of Santa Aaa and surrounding communities. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the projcct which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of Ibc dc:sign consideratiom and the mitigation measures identified in the Final EIR and incorporated into thc project. These measures are as follows: Measures required to mitigate adverse environmental impacts associated with employment growth and the imbalance of jobs to housing contributed to by the proposed project are provided in the Traffic/Circulation and Air Quality discussions of this Statement of Findings. JB 1/08.850001.SOF 14 403 PUBLIC SERVICES, UTILITIES~ AND ENERGY CONSUMIVI'ION The project would contribute to the cumulative need for additional fire protection and emergency manpower and equipment due to the increased number of responses and likelihood of simultaneous and greater alarm incidents. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: The project applicant shall pay a fire facilities fcc to the city let acquisition of fire department personnel and equipment. Prior to building permit issuance, the City of Santa Aha shall require that thc project plans include built-in fire protection in individual buildings when circulated fire flow exceeds 3,500 gallons per minute. The project is estimated to consume approximately 5 million kWh of electricity annually. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identilied in the final EIR. J BI/O8850001.SOF 15 40'4 Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measures identified in the Final EIR and incorporated into the project. These measures are as follows: Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all buildings constructed by the project applicant within the project site shall adhere to the State Title 24 energy standards, which set - forth energy conservation requirements. Prior to issuance of building permits, the City of Santa Aha shall determine through plan reviews that all appliances to be installed by the project applicant within the project site shall be energy efficient in accordance with the California Administrative Code, Title 20, Chapter 2, Subchapter 4, Article 4. The project applicant shall consult with SCE concerning energy conservation programs that could be incorporated into the project during construction. Significant Effect Implementation of the project would result in an estimated usage of approximately 15 million cubic feet of natural gas per year. Finding Finding I: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the fired EIR. Facts in Snpport of Findings The significant effect has been substantially lessened to the extent feasible by virtue of thc design considerations and the mitigation measures identified in the Final EIR and incorporated into thc project. These measures are as follows: Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all buildings constructed by the project applicant within the project site shall adhere to the State Title 24 energy standards, which set forth energy conservation requirements. JBI/O8850(R) I.SOF 16 405 o Prior to issuance of building permits, the City of Santa Aha shall determine through plan reviews that all appliances installed by the project applicant within the project site shall be energ3t efficient in accordance with the California Administrative Code, Title 20, Chapter 2, Subchapter 4, Article 4. The project applicant shall coordinate with representatives of the Southern California Gas Company to identify other energy conservation measures that can be incorporated into project design. Significant Effect It is estimated that the new development will use an average of approximately 138,000 gallons per day of water for domestic and irrigation purposes. This would add to the cumulative demand for water in the region, which is subject to occasional shortages. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the linal E1R. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final E1R and incorporated into the project. This measure is as follows: Prior to building permit issuance, the City of Santa Ana Public Works Department shall determine that water conservation measures are incorporated into the site design in accordance with applicable state and city statutes and policies, including the use of low-flush toilets, low-flow faucets, self-closing valves on drinking fountains, water pressure-reducing valves, Iow-water-using phmts in landscaping, and efficient landscape irrigation systems that minimize runoff and evaporation and maximize water reaching phmt roots. JBI/08850001.SOF 17 406 Si_enificant Effect Approximately 110,000 gallons per day of wastewater would be generated by new development on the project site. This would add to the cumulative demand on regional wastewater treatment facilities. Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: Prior to building permit issuance, the City of Santa Aha Public Works Department shall determine that water conservation measures are incorporated into the site design in accordance with applicable state and local statutes, including the use of low-flush toilets, Iow-flow faucets, self-closing valves on drinking fountains, and water pressure-reducing wdves. Si_enificant Effect New development within the project site is estimated to generate approximately 23 tons of solid waste per year. This would add to the cumulative demand on regiomd landfill facilities. Finding Finding 1: Changes or alterations have been requir,~d in, or incorporated into, the project which avoid or substantially lessen the significant environmental cfi'cot identified in the final EIR. J B 1/08850001 .SOF 18 Facts in Support of Findings 407 The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations and the mitigation measure identified in the Final EIR and incorporated into the project. This measure is as follows: Prior to building permit issuance, site plans shall be reviewed by the City of Santa Aha Public Works Department to verify that adequate space is provided onsite for recycling receptacles. SIGNIFICANT ENVIRONMENTAL EFFECTS WlllCII CANNOT lie AVOIDED IF THE PRO.IECT IS IMPLEMENTED LAND USE Development of the proposed project would result in the intensification of the land uses allowed within the project site under the current general plan and zoning. The indirect result of this will be increased traffic and air pollution, and increase in demands for affordable housing within reasonable commuting distances of the site. Findings Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the EIR. Finding 2: Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency Finding 3: Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. JB1/0885001}1 .SOF 19 408 Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations by the project applicant and the traffic and air quality mitigation measures identified in the Final EIR and incorporated into the project. These measures are identified in the Traffic/Circulation and Air Quality sections of this Statement of Findings. Although these measures will lessen the impact of land use intensification, the effect remains cumulatively significant. This impact is acceptable when weighed against the facts set forth in the Statement of Overriding Considerations. TRAFFIC/CIRCULATION Significant Effect Project-related traffic will contribute to the deficient operation of certain intersections in the vicinity of the project site. With recommended improvements to be implemented by, or with funds contributed by, the project applicant and other developers in the area, certain intersections will be improved to acceptable levels of operation. However, certain intersections will continue to operate above (more deficient than) the desired level of service (Level of Service D). Under existing plus project conditions (and with thc recommended feasible improvements), the intersection of MacArthur Boulevard and Fairview Street would continue to operate at Level of Service F. In addition, the following intersections would operate above Level of Service D under the existing plus project plus other new developments (cumulative) condition: 1-405/Harbor Boulevard (eastbound ramps), (-405/Fairview Road (eastbound and westbound) ramps, Fairvicw Street/MacArthur Boulevard, and Hyland Avenue/MacArthur Boulevard. Findings Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Finding 2: Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency JBI/08850001.SOF 20 Finding 3: Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the E1R. 409 Facts in Support of Finding The effect could be eliminated or substantially lessened to a level less than significant by virtue of the funding mechanisms and traffic-reducing mitigation measures identified in the Final EIR and incorporated into the project. However, as two of the intersections (1-405 at Harbor, and 1- 405 at Fairview) are within the jurisdiction of another agency (the City of Costa Mesa), the impact cannot be mitigated to a level less than significant under the authority of the City of Santa Ans. In addition, while the intersection of Fail'view Street and MacArthur Boulevard are within the jurisdiction of the City of Santa Ann, it is not feasible to expand this intersection without disrupting land uses adjacent to this intersection (limited right-of-way). The funding measures and traffic-reducing mitigation measures are as follows: The project applicant shall pay the City of Santa Ana transportation system improvement fees which contribute funding towards needed areawide transportation improvements. The project applicant shall provide plans for and install a bus stop shelter at the existing bus stop location at Susan Street/Sunflower Avenue in accordance with Orange County Transit District standards. Said plans shall be reviewed and approved by the City of Santa Ann and OCTD prior to issuance of building permits. The project applicant shall implement the proposed Transportation Demand Management (TDM) Plan for the new development proposed within the Lake Center specific development area. The TDM Plan shall be administered by an onsite coordinator who shall be the responsibility of the property owner. Lighting plans prepared by the project applicant shall be revised and approved by the City of Santa Aha prior to building permit issuance to ensure that pedestrian access routes to the bus stop at Sunflower and Susan are adequately illuminated. Although these measures will lessen the impact of increased traffic, the effects remain cumulatively significant because they do not improve traffic flow to the desired level of service at every affected intersection, and because the City of Costa Mesa has responsibility over the improvements of intersections within its jurisdiction. This impact is accel)table when weighed against the facts set forth in the Statement of Overriding Considerations. JB 1/08850001.SOF 21 410 Si_~nificant Effect Project-related traffic would create the need for a traffic signal at the intersection of Susan Street and Sunflower Avenue. Findings Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Finding 2: Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. Facts in Support of Findings The effect could be eliminated or substantially lessened to a level less than significant by virtue of the mitigation measure identified in the Final EIR and incorporated into the project. However, because the measure requires the approval of an agreement between the City of Santa Aha and the City of Costa Mesa it is at least partially outside the jurisdiction of the City of Santa Ana. With the first building permit for the proposed project, the project applicant shall construct a traffic signal at the intersection of Susan Street/Sunflower Avenue in accordance with standard traffic signal warrants. Under the terms of a pending reimbursement agreement between the cities of Santa Aha and Costa Mesa, the project applicant shall install, and provide initial costs for, this traffic signal but shall eventually be reimbursed for all but the "fair share" of the signal costs associated with the proposed Lake Center project. Although this measure will improve the operation of this intersection to a level considered less than significant, the potential impact shall remain significant by virtue of it being contingent on a pending agreement between the cities of Santa Aha and Costa Mesa. This impact is acceptable when weighed against the facts set forth in the Statement of Overriding Considerations. JB 1/08~50001.SOF 22 ' 411 AIR QUALITY Emissions associated with project-related traffic and energy usage would add incrementally to already existing air quality standards violations associated with cumulative regional emissions. Employment added by the project would be considered to contribute to the further imbalance of jobs to housing in the City and surrounding communities in this part of Orange County, Finding Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the final EIR. Finding 3: Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the E1R. Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the mitigation measures identified in thc Final EIR and incorporated into the project. These measures are as follows: The project applicant shall provide plans for and install a bus stop shelter at the existing bus stop location at Susan Street/Sunfiower Avenue in accordance with Orange County Transit District standards. Said plans shall be reviewed and approved by the City of Santa Ana and OCTD prior to issuance of building permits. The project applicant shall implement the proposed Transportation Demand Management (TDM) Plan for the new development proposed within the Lake Center specific development area. The TDM Plan shall be administered by an onsite coordinator who shall be the responsibility of the property owner. Prior to issuance of building permits for any new industrial uses, the applicant shall provide evidence to the City of Santa Aaa demonstrating compliance with all SCAQMD Regulations, including Regulation XIII, New Source Review, as applicable. Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all buildings constructed by the project applicant within JB1/08850001.SOF 23 412 the project site shall adhere to the State Title 24 energy standards, which set - forth energy conservation requirements. Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all appliances to be installed by the project applicant within the project site shall be energy efficient in accordance with the California Administrative Code, Title 20, Chapter 2, Subchapter 4, Article 4. o The project applicant shall consult with SCE concerning energy conservation programs that could be incorporated into the project during construction. The project applicant shall coordinate with representatives of the Southern California Gas Company to identify other energy conservation measures that can be incorporated into project design. Although these measures lessen the impact to air quality, any additional employment in the region contributes to the exceedance of air quality criteria. The cumulative significant impact on regional air quality will occur with or without the proposed project, so none of the alternatives to the project would reduce the impact. Mitigation measures necessary to reduce the cumulative impact are regional in nature. The project's incremental contribution to an unavoidable, cumulative impact on regional air quality is acceptable when balanced against the facts set forth above and in the Statement of Overriding Considerations. SOCIOECONOMICS Si_enificant Effect Development of the proposed project would result in additional employment beyond that assumed in current growth forecasts. Indirectly the project would contribute to the imbalance of jobs to housing in this part of Orange County, thereby further impacting air qmfiity in the region. Findings Finding 1: Changes or alterations have been required in, ur incorporated into, thc project which avoid or substantially lessen the significant environmental effect identified in thc final EIR. Finding 2: Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency JB 1/08850001.SOF 24 Finding 3: Specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. 4].3 Facts in Support of Findings The significant effect has been substantially lessened to the extent feasible by virtue of the design considerations by the project applicant and the traffic and air quality mitigation measures identified in the Final EIR and incorporated into the project. These measures are identified in the Traffic/Circulation and Air Quality sections of this Statement of Findings. Although these measures will lessen the impact of the jobs to housing imbalance, the effect remains cumulatively significant. This impact is acceptable when weighed against the facts set forth in the Statement of Overriding Considerations. VII. MITIGATION MEASURES FOR IMPACTS CONSIDERED LESS TIIAN SIGNIFICANT This section includes mitigation measures for effects of the project which considered to be less than significant, and, therefore, not required under CEQA. However, these measures will improve the acceptability of the proposed project, and are acceptable under CEQA. Findings are not required for these effects. Effect The need for additional police services will be achieved through the use of developer fees and tax revenues generated by the project. The following measures will improve the safety of buildings within the new development. Mitigation Measures Lighting of the project site shall comply with the Santa Ana Security Ordinance. Lighting plans shall be reviewed and approved by the City of Santa Aha prior to issuance of building permits. Requirements for private security systems shall be determined by the City of Santa Ana Building Department prior to issuance of occupancy permits, and shall be installed by the project applicant accordingly. JBI/08850001.SOF 25 4].4 Implementation of the project would result in the need for additional telecommunication facilities on the project site, and the reinforcement of the existing telecommunication facilities within the project site. Mitigation Measures Reinforcement of omite telephone, facilities shall be implemented by the project applicant. Onsite telephone facilities intended for acceptance by Pacific Bell shall be built to Pacific Bell specifications. Effect Implementation of the project would result in the need to construct new or modified electrical and natural gas systems within the project site. Mitigation Measures Prior to building permit issuance, the project applicant shall consult with Southern California Electric and Southern California Gas representatives to ensure the proposed project design is compatible with existing electrical and natural gas services and to reduce impacts of possible short-term outages to existing customer~ during construction. Onsite water lines will need to be upgraded to accommodate the additional development proposed by the project. Mitigation Measure Prior to building permit issuance, plans for priw~te onsite water supply I'acilities to serve the project (fire hydrants and water lines) shall be reviewed and approved by the City of Santa Aha Public Works Department, and shall be installed subsequently by tbe project applicant. J B 1/0885PA)01 .SOF 26 Effe¢~ 4:t5 Onsite sewer lines will need to be upgraded to accommodate the additional development on the project site. Mitigation Measure Prior to building permit issuance, onsite wastewater collection facilities needed to serve the project shall be reviewed and approved by the City of Santa Ann Public Works Department and shall be installed by the project applicant. VIII. ALTERNATIVES TO THE APPROVED PROJECT CEQA Guidelines Section 15126(b) requires a discussion of reasonable alternatives to the project or to the location of the project. An EIR need not consider an alternative whose implementation is remote and speculative. See, Residents Ad Hoe Stadium Committee v. Board of Trustees (1979) 89 Cai. App. 3d 274. NO PROJECT/NO DEVELOPMENT ALTERNATIVE Finding 3: Specific economic, social, or other considerations make infeasible the mitigation measure or project alternatives identified in the EIR. Facts in Snpport of Finding This alternative would avoid the environmental effects associated with additional development within the site. The impacts to the traffic, air quality, public services, utilities, water and energy supplies, and the housing demand would be avoided. However, allowing the vacant portion of the site to remain undeveloped would not meet thc goals of the city's land use element and zoning which have designated thc project site for light industri~fl uses. This alternative would not meet the objectives of the proposed project to provide additional office and commercial uses within the city. JBI/08850001.SOF 27 EXISTING GENERAL PLAN/LOWER BUILDING INTENSITY/INDUSTRIAL ALTERNATIVE Finding Finding 3: Specific economic, social, or other considerations make int'easible the mitigation measure or project alternatives identified in the EIR. Facts in Support of Finding: This alternative would reduce the traffic and air quality impacts, and demands upon certain nonrenewable natural resources and housing. However, it would not meet the project objectives to provide moderate intensity office and commercial uses, nor would it provide zoning (Specific Development) on the site which would unify the Lake Center office park and allow tlexibillty in site planning and design in response to market conditions. tlIGHER BUILDING INTENSITY ALTERNATIVE Findin_e Finding 3: Specific economic, social, or other considerations mnke infeasible tile mitigation measure or project alternatives identified in the EIR. Facts in Support of Finding This alternative would result in land uses which are incompatible with surrounding land uses in the City of Santa Ana. This alternative would be environmentally inferior to the proposed project since it creates additional traffic and air quality impact~. ALTERNATIVE PROJECT LOCATION Finding Finding 3: Specific e~Jonomic, social, or other considerations make infeasible thc mitigation measure or project alternatives identified in the EIR. JB 1/08850001.SOF 28 Facts in Support of Finding: In general, it can be concluded that based on the nature of the project impacts (local traffic impacts, regional air quality impacts, local housing demand), no other site in the southwestern corner of Santa Ana would result in impacts substantially different than those of the proposed project. The alternative site location evaluated would not substantially reduce or alleviate the unavoidable adverse effects of the proposed project. 417 J B1/08850001.SOF 29 STATEMENT OF OVERRIDIN_G CONSIDERATIONS LAKE CENTER SPECIFIC DEVELOPMENT The California Environmental Quality Act (CEQA) requires a public agency to balance the benefits of a proposed project against its unavoidable environmental risks in determining whether to approve the project. The City of Santa Ana City Council proposes to approve the project despite certain unavoidable significant adverse impacts identified in the EIR. Where adverse impacts are mitigated, but not to a level less than significant, the City of Santa Aha finds that those adverse impacts are outweighed by the benefits of the Lake Center Specific Development, and are therefore acceptable. Further, the alternatives which were identified in the EIR would not provide the project benefits to the same extent as the proposed project and are thus infeasible. Therefore, the City Council, having reviewed and considered the information contained in the EIR and the public record, adopts the following statement of overriding considerations which have been balanced against the unavoidable adverse impacts in reaching a decision on this project: SIGNIFICANT UNAVOIDABLE ADVERSE EFFECTS Although all potential project impacts have been substantially avoided or mitigated as described in the preceding findings, there is no complete mitigation for project and cumulative impacts to traffic and air quality. The scale of the project entails significant alteration to or disturbance of existing conditions, resulting in unavoidable impacts to the environment. However, of equally substantial and often outweighing significance are the comprehensive benefits such a project can offer. Thc significant environmental effects which cannot be avoided if the project is implemented are as follows. EXHIBIT B JBI/08850001.ST I 42O 1. TRAFFIC/CIRCULATION The project site is located in an area which has existing and projected circulation deficiencies which will not be entirely mitigated by Planned roadway improvements. Based on the Lake Center EIR traffic study, the intersections of Fairview Street/MacArthur Boulevard, and Hyland Avenue/MacArthur Boulevard in Santa Ana, and 1-405/Harbor, and 1-405/Fairview in Costa Mesa will operate at deficient levels of service under cumulative conditions. While the proposed project would not be solely responsible for the deficient operation of these intersections, it would contribute to the deficient operation of these intersections. Therefore, it is considered to contribute to a cumulative significant adverse effect. Roadway improvements and transportation demand management strategies will somewhat reduce traffic congestion in the vicinity of the project site; however, the cumulative impact cannot be altogether mitigated to a level considered leas than significant. The no project, and development under existing land use designations alternatives could reduce the traffic impact of the proposed project on these intersections, but not necessarily to a level considered less than significant. Nor would these alternatives meet the project objectives. 2. AIR QUALITY The air quality in South Coast Air Basin is generally poor. Cumulative development will contribute to a further degradation of basin air quality and is, therefore, significant. The proposed project--although consistent with the guidelines set by SCAQMD and SCAG-- would contribute incrementally to the quantity of emissions intensifying this region-wkte problem. Air quality regularly exceeds the federal standard in the South Coast Basin; this will be the case whether the project is implemented or not. Additional feasible transportation, land use, and energy conservation measures have been utilized to mitigate other negative air quality impacts of the project; however, the cumulative regional impact to air quality cannot be avoided if any development is permitted. Project alternatives will not alter the present air quality conditions, nor are there any mitigation measures specific to the project that are capable of altogether avoiding this environmental impact. JB 1/08850001.ST 2 OVERRIDING CONSIDERATIONS The City of Santa Aha City Council has identified the following overriding considerations in making the determination to approve the project, despite the unavoidable impacts outlined above. These benefits associated w/th project development outweigh the adverse impacts to the environment. The overriding considerations of this project are as follows. I. PROVISION OF EMPLOYMENT The proposed project will provide approximately 1,665 jobs more than would be provided if the project site were developed under the existing land use designations. 2. TRANSPORTATION IMPROVEMENTS/TRAFFIC REDUCTION The project applicant will implement roadway improvements and/or will contribute funds to mitigate areawide transportation deficiencies. In addition, the applicant shall implement a Transportation Demand Management Plan which will encourage traffic reducing measures through incentive programs. 3. UNIFORMITY OF SITE PLANNING AND DESIGN The establishment of Specific Development zoning on the site will provide for more flexible site design, and will also provide for uniformity of design standards between existing and proposed new development on the site. JB 1/08850001.ST 3 423 MITIGATION MONITORING PROGRAM LAKE CENTER SPECIFIC DEVELOPMENT Prepared for: City of Santa Aha Planning and Building Agency 206 West Fourth Street Santa Ana, California 92702 Prepared by: Michael Brandman Associates Carnegie Centre 2530 Red Hill Avenue Santa Aha, California 92705 Cxmtact: Beverly Bruesch, AICP Senior Project Manager September 26, 1990 EXHIBIT C 424 Section 1 2 TABLE OF CONTENTS Introduction ........................................... 1 Program Management .................................... 2 Attachments A B Mitigation Monitoring Plan .............................. A-I Sample Compliance Verification Form ...................... B-1 J B I/08850001 i 425 SECTION l INTRODUCTION Section 21081.6 to the State of California Public Resources Code requires a lead or responsible agency that approves or carries out a project where an environmental impact report has identified significant environmental effects to adopt a Hreporting or monitoring program fbr adopted or required changes to mitigate or avoid significant environmental effects." The City of Santa Aha is the lead agency for the Lake Center Specific Development project and thus responsible for implementation of the mitigation monitoring program. A final environmental impact report has been prepared for this project which addresses the potential environmental impacts and, where appropriate, recommends measures to mitigate these impacts. As such, a mitigation reporting or monitoring program is required to ensure that adopted mitigation measures are implemented. Section 2 describes the roles of responsible parties in implementing and monitoring the adopted mitigation measures, and generally describes the program procedures. Attachment A includes the list of mitigation measures, and identifies the timing of the implementation or verification of each measure, the method of verificat'ion, and tile party responsible for verifying the measure is complete. For each measure, the applicant is responsible for the implementation of the measure, and a City representative is responsible for verily, lng that the measure has been satisfactorily completed via plan check and field inspectk)n, and/or written evidence submitted to the city by the applicant which verifies that the measure has been satisfactorily completed. Attachment B includes a sample ~compliance verification" form which can be used to report the project's compliance. The City may develop alternative forms for use in compliance verification. J B 1/08850001 I 426 SECTION 2 PROGRAM MANAGEMENT 2.1 - P B The mitigation monitoring plan (MMP) for the development of the Lake Center Specific Development will be in place through all phases of the project, including design, construction, and operation. Enforcement of the MMP will be the responsibility of the City of Santa Aha. The primary City of Santa Aha personnel responsible for verifying compliance with the mitigation measures are listed below, with the Environmental Coordinator,~ Planning Division, Planning and Building Agency having the primary role of coordinating the compliance verifications of all other parties. These parties, or designated assignees, are responsible for ensuring that the mitigation measures are completed by the applicant, and are vested with the authority to act accordingly. Plannino & Buildin~ A~ency · Planning Division Planning Manager Environmental Coordinator Case Planner Landscape Associate · Building Division Inspection Services Manager Senior Plan Check Engineer l'nb]ic Work~ Agency · Fire Department · Design Engineering Division Engineering Services Manager Fire Prevention Division Deputy Chief/Fire Marshall Police Department · JBI/08850001 Community Services Division 2 427 2.2 GENERAL PROCEDURES Primarily through plan checks and field inspections, the Environmental Coordinator, or designated assignee, will supervise the design and construction of the project and will be responsible for the overall management of the MMP. Monitoring of the Transportation Demand Management (TDM) plan will be ongoing during the life of the project and will be monitored by the Engineering Services Manager, or designated assignee. Assignments of responsibility shall be established prior to approval of this mitigation monitoring plan by the City Council. The above-noted designated "monitors" shall oversee elements of the MMP and review compliance through the use of compliance verification forms to be developed by the City. A sample of a "Compliance Verification" form is provided in Attachment B. Designated monitors shall ensure compliance verification forms are filled out correctly and proper action is being taken on each measure. He/she will also be responsible for the filing and updating of the verification forms during all phases of the project. During the design and construction phases, the designated monitors from the Planning and Building Agency will determine the need for a measure to be modified and ensure the use of a mitigation specialist if technical expertise beyond his/her's is required. If it is found that an adopted mitigation measure is not being properly implemented, the designated monitors shall require corrective actions to ensure adequate implementation. During the operational phase, the designated monitor from the Transportation Department shall determine if the project complies with measures required as part of the approved TDM plan, and shall require corrective actions as identified in the approved TDM phm. JB1/08850001 3 428 A'I~I'ACHMENT A LAKE CENTER SPECIFIC DEVELOPMENT MITIGATION MONITORING PLAN EARTH RESOURCES Grading shall be conducted by the project applicant in accordance with plans prepared by a civil engineer and based on recommendations of a soil engineer and an engineering geologist subsequent to the completion of a comprehensive soil and geologic investigation for the proposed structures. Permanent reproducible copies of the "Approved as Built' grading plans on standard size sheets shall be furnished by the project applicant to the Building Department. Till~ing of Implemerltation/Verification: Prior to grading permit issuance & during grading operation Method of Verification: Grading phm check and periodic field inspection during grading operation Rq:sponsible Par~y: Inspection Services Manager, Building Division Verification (Names & Dates): A complete erosion study shall be prepared by the project applicant prior to the start of any grading activities to minimize the erosion potential created during development, and grading operations by the applicant shall be in conformance with all City of Santa Aha ordinances pertaining to grading. Timing of ImplemelltationNerificatiom Prior to grading permit issuance and during grading operation Method of Verification: Grading plan check and periodic field inspections Responsible Party: Inspection Services Manager, Building Division Verification (Name & Date): JB 1/0gg50OOI.A A-1 429 Possible water erosion during construction shall be mitigated by the installation of temporary erosion control devicea by the project applicant, as required by the State Regional Water Quality Control Board. Timing of Implementation/Verification: Prior to grading permit issuance and during grading operation Method of Verificatioll: Grading plan check and periodic field inspections Responsible Party: Inspection Services Manager, Building Division Verification (Name & Doto); Utilization of desiltation devices such as sandbags in area~; that may discharge into city streets shall be implemented by the project applicant prior to the commencement of grading activities. Timing of ImplementationNerifica~ion: Method of Verification: Responsible Party: Verification (Name & Date): Prior to grading permit issuance Grading plan check and field inspection Inspection Services Manager, Building Division The grading plan prepared by the applicant shall include a description of haul routes, access points to the site, and a watering and sweeping program designed to minimize impacts of haul operations. Timing of Implementation/Verification: Prior to approw~l of any grading permits and implementation during grading phase Method of Verificaliorl: Grading plan check and periodic field inspections Responsible Party: Inspection Services Manager, Building Division and Engineering Services Manager, Design Engineering Division Verification (Name & Date}; JB 1/08850001.A A-2 430 All structures shall be designed by the applicant in accordance with the seismic design provisions of the Uniform Building Codes to promote safety in the event of an earthquake. Timing of ImplementationNeriflcation: Prior to approval of any grading permits and implementation dur!ng grading phase Method of Verification: Grading plan check and periodic field inspections Responsible Par _ty: Sr. Plan Check Engineer, Building Division Verification (Name & Date): WATER 7. Prior to issuance of grading permits, onsite drainage improvement plans prepared by the applicant shall be reviewed and approved by the City of Santa Ana Public Works Department, and said onsite improvements shall be constructed by the project applicant. Timing of lmplementationNeriflcation: Prior to grading permit issuance Method of Verification: Grading plan check and field inspection Responsible Parties: Inspection Services Manager, Building Division & Engineering Services Manager, Design Engineering Division Verification (Name & Date): All development within the Santa Ann River floodplain shall be carefully reviewed by the City of Santa Ann to ensure that it is located and designed to minimize potential damage from flooding and to ensure that such development does not endanger other areas. Timing of Implementation/Verification: Prior to grading permit issuance Method of Verificatior~: Grading plan check and field inspection Responsible Parties: Sr. Plan Check Engineer, Building Division & Engineering Services Manager, Design Engineering Division Verification (Name & Date): J B 1/08850(/01.A A-3 431 The proposed project shall comply with city standards described in the General Plan as they apply to buildings and parking structures located in a floodplain. Timing of ImplementationNerification: Method Or' Verification: Responsible Parties: Verification (Name & Date): Prior to grading permit issuance Written evidence provided by applicant Sr. Plan Check Engineer, Building Division & Engineering Services Manager, Design Engineering Division NOISE 10. All construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m., Monday through Saturday. No construction shall be permitted on Sundays or federal holidays. Timing of Implementation/Verification: Method of Verification: Responsible Parties: Verification (Name & Date's; Prior to grading permit issuance Grading plan check and field inspection Environmental Coordinator, Planning Division 11. Where appropriate, construction equipment shall be muffled to reduce construction noise impacts. Timing of ImplementationNerification: Method Q[ Verification: Responsil~le Partie~3: Verification (Name & Date): Prior to grading permit issuance Grading plan check, written verification provided by applicant, and field inspection Environmental Coordinator, Planning Division JB 1/0885PA101.A A-4 432 12. All construction activities shall comply with all local, state, and federal construction noise regulations. Timing of Implementation/Verification: Method of Verification: Prior to grading permit issuance Written verification from applicant & field inspection Responsible Parties: Environmental Coordinator, Planning Division Vq:rification (Name & Date): 13. The project applicant shall use a textured parking surfi~ce, such as asphalt or textured concrete in the parking structure to reduce tire noise. Timing of ImplementationNerification: Method of Verification: Responsible Parties: Verificatioll {Name & Date): Prior to building permit issuance Architectural plans check and inspection Case Planner, Planning Diviskm field LIGHT AND GLARE 14. All rooftop mounted parking structure lights shall be located and shielded so that all light is contained within the boundaries of the project and no light spillage occurs to adjacent properties. Timing of ImplementationNerification: Method of Verification: Responsible Parties: Verification (Name & Date): Prior to building permit issuance Architectural plans check and field inspection Case Planner & Environmental Coordinator, Planning Diviskm JB1/08850001.A A-5 15. 433 All parking structure interior lights shall be high intensity discharge (stem mounted) with no light spillage to adjacent properties. No fluorescent tube fixtures shall be allowed. Timing of Implementation/Verification: Prior to building permit issuance Method of Verification: Architectural plans check and field inspection Responsible Parties: Case Planner, Planning Division Verification (Name & Date): 16. Light and glare from automobiles within the parking structures shall be screened with solid, opaque wall materials while maintaining all ventilation requirements of' the Uniform Building Code. Timing of Implementation/Verification: Method of Verification: Responsible Parties: Verification (Name & Date): Prior to building permit issuance Architectural plans check and field inspection Case Planner, Planning Division 17. The applicant shall install non-reflective glass windows on the bottom floors of all new buildings. Tillling of Implementation/Verification: Method of Verification: Responsible Parties: Verification (Name & Date): Prior to building permit issuance Architectural plans check and inspection Case Planner, Planning Division field J B I/0885000 I.A A-6 434 TRAFFIC/CIRCULATION 18. With the first building permit for the proposed proiect, the project applicant shall construct a traffic signal at the intersection of Susan Street/Sunflower Avenue in accordance with standard traffic signal warrants. Under the terms o~ a pending reimbursement agreement between the cities of Santa Aha and Costa Mesa, the project applicant shall install, and provide initial costs for, this traffic signal but shall eventually b~ reimbursed for all but the "fair share" of the signal costs associated with thc proposed Lake Center project. Timing of lmplementationNerification: Concurrent with first building permit construction Method of Verification: Improvements plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): 19. The project applicant shall install multiway (4-way) "stop" signage at the intersection of Lake Center and Susan Street. Timine of Implementation/Verification: Prior to first building permit issuance Method of Verification: Improvements plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date]: JB1/08850001.A A-7 435 20. The project applicant shall post a faithful performance bond for the future installation of a traffic signal at Lake Center and MacArthur Boulevard. This intersection shall be monitored a~ the project is constructed for satisfaction of signal warrant requirements and the signal shall be installed as warranted. Timing of ImplementationNerification: Prior to grading permit issuance Method of Verification: Written evidence provided by applicant l~g. sponsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name &Date): 21. The project applicant shall pay the City of Santa Aaa transportation system improvement fees which contribute funding towards needed areawide transportation improvements. Timing of ImplementationNerification: Prior to grading permit issuance Melhod of Verificati0r~: Written evidence provided by applicant & City Manager's Office Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): 22. The project applicant shall provide plans for and install a bus stop shelter at the existing bus stop location at Susan Street/Sunflower Avenue in accordance wilh Orange County Transit District standards. Said plans shall be reviewed and approved by the City of Santa Ana and O(.~I'D prior to issuance of building permits. Ti.ming of lmplementationNerification: Prior to building permit issuance Method of Verification: Written evidence provided by applicant & OCTD Re.spollsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): J B 1/08850001.A A-8 436 23. The project applicant shall implement the proposed Transportation Demand Management (TDM) Plan for the new development proposed within the Lake Center specific development area. The TDM Plan shall be administered by an onsite coordinator who shall be the responsibility of the property owner. Timing of ImplementationNerification: Ongoing during life of project Method of Verification: Written evidence provided by applicant on an annual basis Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): 24. Lighting plans prepared by the project applicant shall be revised and approved by the City of Santa Aha prior to building permit issuance to ensure that pedestrian access routes to the bus stop at Sunflower and Susan are adequately illuminated. Timing of ImplementationNerificatio0: Prior to building permit issuance Method of Verification: Plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division, & Community Services Division, Police Department Verification (Name & Date): 25. A stop sign shall be installed by the project applicant at all driveway locations to control outbound traffic flows. The City of Santa Aha Public Works Department shall review and approve placement of stop signs prior to issuance of buikling permits. Timing of Implementation/Verification: Prior to building permit issuance Method o[ Verificalion: Improvements plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date); J B 1/08850001.A A-9 26. Landscape plantings and signs shall be limited by the project applicant to 36 inches in height within 25 feet of project driveways to ensure good visibility. The City of Santa Ana Planning Department shall review and approve landscape plans prior to issuance of grading permits. Ti~llirlg of Implementation/Verification: Prior to building permit issuance Method of Verification: Landscape plans check and field inspection Responsible Parties: Case Planner & Landscape Associate; Planning Division Verification (Name & Date): 437 27. To ensure smooth traffic operations for vehicles entering and exiting the site, a striped median shall be provided by the project applicant on Susan Street. The City of Santa Ana Public Works Department shall review and approve onsite roadway improvements prior to issuance of building permits. Timing of ImplementationNerification: Prior to building permit issuance Mq:thQd of Verification: Improvements plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): AIR QUALITY 28. The applicant shall implement fugitive dust suppression measures in accordance with South Coast Air Quality Management District's Rule 403. Implementation of these measures shall be monitored and reported to the City of Santa Ana. Timing of Implementation/Verification: Method of Verification: Responsible Parties: Verification {Name & Date): Prior to grading permit issuance Grading plan check and field inspection Environmental Coordinator, Planning Division JB 1/08850001.A A-10 438 29. Prior to the issuance of building permits for any new industrial uses, the applicant shall provide evidence to the City of Santa Aha demonstrating compliance with all SCAQMD Regulations, including Regulation XIII, New Source Review, as applicable. Timing of Implementation/Verification: Method of Verification: Responsible Parties: V¢lffication (Name & Date): Prior to building permit issuance Written evidence provided by applicant Environmental Coordinator, Planning Division PUBLIC SERVICES, UTILITIES AND ENERGY CONSUMPTION Polices Services 30. Lighting of the project site shall comply with the Santa Aha Security Ordinance. Lighting plans shall be reviewed and approved by the City o[ Santa Ann prior to issuance of building permits. Timing of Implementation/Verification: Method of Verification: [Responsible Parties: Verification (Name & Date): Prior to building permit issuance Architectural plans check and l'ield inspection Community Services Division, Police Department 31. Requirements for private security systems shall be determined by thc City of Santa Ana Building Department prior to issuance of occupancy permits, and shall be installed by the project applicant accordingly. Tiqlirlg of Implementation/Verification: Prior to issuance of certificates of occupancy Method of Verification: Architectural plans, check and final inspection Responsible Parties: Community Services Division, Police Department Verification (Name & Date): JB 1/08850001.A A-I 1 439 Fire Protection Services 32. The project applicant shall pay a fire facilities fee to the city for acquisition of fire department personnel and equipment. Timing of Implementation/Verification: Method of Verification: Responsible Parties: Verification (Name & Date): Prior to building permit issuance Fee receipt (proof of payment) Sr. Plan Check Engineer, Building Division & Deputy Chief/Fire Marshall, Fire Prevention Division 33. Prior to building permit issuance, the City of Santa Aha shall require that the project plans include built-in fire protection in individual buildings when circulated fire flow exceeds 3,500 gallons per minute. Timing of ImplementationNerification: Prior to building permit issuance Mt;thod of Verification: Building plans check and field inspection Responsible Parties: Deputy Chief/Fire Marshall, Fire Prevention Division, & Engineering Services Manager, Design Engineering Division Verification (Name & Date): Utilities 34. Reinforcement of onsite telephone facilities shall be implemented by the project applicant. Onsite telephone facilities intended for acceptance by Pacific Bell shall be built to Pacific Bell specifications. Timing of lmplementationNerification: Prior to building permit issuance Method of Verification: Improvements phm check and written verification from Pacific Bell Responsible Parties: Environmental Coordinator, Phmning Division, & Engineering Services Manager, Design Engineering Division Verification (Name & Date): JB 1/08850001.A A-12 440 35. Prior to building permit issuance, the project applicant shall consult with Southern California Edison (SCE) and Southern California Gas (SCG) representatives to ensure the proposed project design is compatible with existing electrical and natural gas services, respectively, and to reduce impacts of possible short-term outages to existing customers during construction. Timing of Implementation/Verification: Prior to building permit issuance Method of Verification: Improvements plan check and written verification from Southern California Edison and Southern California Gas Responsible parties: Sr. Plan Check Engineer, Building Division & Engineering Services Manager, Design Engineering Division Vq:rification (Name & Date): 36. Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all buildings constructed by the project applicant within the project site shall adhere to the State Title 24 energy standards, which set forth energy conservation requirements. Timing of Implementation/Verification: Prior to building permit issuance Method of Verification: Building and architectural phm checks and field inspection Responsible Parties: Sr. Plan Check Engineer, Building DMsion Verification (Name & Date): 37. Prior to issuance of building permits, the City of Santa Ana shall determine through plan reviews that all appliances to be installed by the project applicant within thc project site shall be energy efficient in accordance with the Calilbrnia Administrative Code, Title 20, Chapter 2, Subchapter 4, Article 4. Tilltjn_e of lmplementationNerification: Prior to building permit issuance Method o[ Verification: Building and architectural plan checks and field inspection R,~isponsible Parties: Sr. Plan Check Engineer, Building Diviskm Verification (Name & Date); J BI/08850001.A A-13 44i 38. The project applicant shall consult with SCE and SCG concerning energy conservation programs that could be incorporated into the project during construction. Timing of ImplementationNerification: Prior to building permit issuance Method of Verificatiorl: Written verification from Southern California Edison & Southern California Gas Responsible Parties: Environmental Coordinator, Planning Division Verification (Name 39. Prior to building permit issuance, plans for private onsite water supply facilities to serve the project (fire hydrants and water lines) shall be reviewed and approved by the City of Santa Aha Public Works Department, and shall be installed subsequently by the project applicant. Timing of lmplementationNerificatjon: Prior to building permit issuance Method of Veri§cati0~t: Improvements plan check and field inspection Responsible Parties: Deputy Chief/Fire Marshall, Fire Prevention Division, & Engineering Services Manager, Design Engineering Division Manager Verification (Name & Date); JB 1/08850001.A A-14 442 40. Prior to building permit issuance, the City of Santa Aha Public Works Department shall determine that water conservation measures are incorporated into the site design in accordance with applicable state and city statutes and policies, including the use of low-flush toilets, Iow-flow faucets, self-closing valves on drinking fountains, water pressure-reducing valves, low-water-using plants in landscaping, and efficient landscape irrigation systems that minimize runoff and evaporation and maximize water reaching plant roots. Timing of Implementation/Verification: Prior to building permit issuance Method of Verification: Landscape plan check and building (plumbing) plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification (Name & Date): 41. Prior to building permit issuance, onsite wastewater collection facilities needed to serve the project shall be reviewed and approved by the City of Santa Aha Public Works Department and shall be installed by the project applicant. Timing of ImpJgll~entation/Verification: Prior to building permit issuance Method of Verification: Improvements plan check and field inspection Responsible Parties: Engineering Services Manager, Design Engineering Division Verification ~Name & Datq:); 42. Prior to building permit issuance, site plans shall be reviewed by the City of Santa Aha Public Works Department to verify that adequate space is provided onsite for recycling receptacles. Timing of ImplcmentationNerificafion: Prior to building permit issuance Method of Verificatio[l: Building plans check and field inspection Responsible Partie~: Engineering Services Manager, Design Engineering Division Verification (Name & Date); JBI/08850001.A A-15 443 ATTACHMENT Il MITIGATION MONITORING PLAN SAMPLE COMPLIANCE VERIFICATION FORM Mitigation Measure: # __ Impact Issue: (Earth, Water, Traffic, etc.) Location: Onsite Offsite Administrative Project Phase: Design Construction Operation Description of Activity/Method of Implementation: Disposition: Mitigation measure for the above-noted project phase implemented. No further action is required. Mitigation measure for the above-noted project phase is not fully implemented. Further action required. (Please explain below) The mitigation measure for the above-noted project phase is not in compliance. Further action required. (Please explain below) Comments/Revisions: Completed by: Title: Date: Approved by: Name: Title: Date: JB 1/08850001 B-1