HomeMy WebLinkAbout94-023 - Certifying a Final Environmental Impact Report4?_.5
RESOLUTION NO. 94~23
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA CERTIFYING A FINAL
ENVIRONMENTAL IMPACT REPORT FOR THE
GATEWAY CENTER PROJECT, MAKING CERTAIN
FINDING WITH REGARD TO THE ENVIRONMENTAL
EFFECTS OF THAT PROJECT, AND ADOPTING A
MITIGATION MONITORING PROGRAM FOR THAT
PROJECT.
REL :5/9/94
WHEREAS, the Planning Commission, after duly noticed public
hearing on May 9, 1994, recommended that the City Council approve
a commercial development project at the southwest corner of
Seventeenth Street and Tustin Avenue (the "Gateway Center
Project"); and
WHEREAS, an environmental impact report (consisting of a
document entitled "City of Santa Ana Draft Santa Ana Gateway Center
Environmental Impact Report, SCH #93121020," dated February 17,
1994, and a second document entitled "City of Santa Ana Final Santa
Ana Gateway Center Environmental Impact Report, SCH ~93121020,"
dated May 2, 1994) (the "E.I.R.") has been prepared for the Gateway
Center Project; 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 Gateway
Center Project.
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.
427
RESOLUTION 94-023
Page 2
ADOPTED this 16th day of
ATTEST:
~/~ce C. Guy /
~l~rk of the Counci~
COUNCILMEMBERS:
Young Aye
Pulido Aye
Lutz Aye
McGuigan Aye
Mills Ay~
Moreno Aye
Richardson Aye
May , 1994.
~y~r H'. ~oung~ /
APPROVED AS TO FORM:
City Attorney
CERTIFICATE OF ORIGINALITY & PUBLICATION
State of California
County of Orange
l, JANICE C. GUY, Clerk of the Council, do hereby certify the attached Resolution
~,;/-O,,9.~ to be the original resolution adopted by the City Council of the
City of Santa Ana on ~"../~ - ~,~t/'
Date:
2 /// Cl rk of C.ounf.
c. ity of Santa Ana'-...._.~
A
CALIFORNIA ENVIRONMENTAL QUALITY ACT
STATEM-F NT OF FINDINGS OF FACT FOR THE SANTA ANA
GATEWAY CENTER
INTRODUCTION
The California Environmental Quality Act (CEQA), the State CEQA Guidelines, and
the Environmental Rules of the City of Santa Aha provide that:
'No public agency shall approve or carry out a project for
Which an Environmental Impact Report (EIR) 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 for each of those significant
effects accompanied by a brief explanation of the rationale for
each finding." (CEQA Guidelines Section 15091.)
The EIR for the Santa Ana Gateway Center (the "projecff) identified significant
effects which may occur as a result of the proposed project. In accordance with the
State Guidelines, the City of Santa Aha hereby adopts the findings in this report as
part of the approval of the project.
The City of Santa Ana has prepared an EIR for the proposed project in accordance
with CEQA and the requirements of the State Guidelines. As mandated by CEQA,
the EIR was subject to review and approval by the City of Santa Ana City Council.
At a public meeting held on __ __, 1994, the EIR was certified by the City
Council as adequate, in compliance with the provisions of CEQA.
In adopting this Statement of Findings and Facts, the City of Santa Aha City Council
approves the Santa Aha Gateway Center. The certification entails approval by the
City Council of the EIR, a parcel map, a site plan, a minor exception to the City's
parking requirements, a sign program variance under the sign ordinance, and an
agreement for street improvements at the intersection of Tustin Avenue and
Seventeenth Street. The certified EIR will provide the necessary information for
environmental review of future building and grading permits required for the project.
A Mitigation Monitoring Program consistent with the requirements of Public
Resources Code Section 21081.6(a) has been prepared to monitor and report the
implementation of the mitigation measures identified for the project.
RESOLUTION 94-023
DESCRIIq'ION OF THE PROPOSF,,D PROJECT
Thc proposed project includes the development of an 18.4 acre site located at the
southwest corner of Seventeenth Street and Tustin Avenue. The project is consistent
with th~ site's current zoning (C-I/Community Commercial) and general plan
designation (General Business Distric0. With the exception of a restaurant and a
bank which remain on site, the proposed project replaces an antiquated shopping
center which had fallen into disuse. The proposed project entails development of
190,769 square feet of new commercial retail space in addition to the existing 15,976
square feet of bank and restaurant space, for a total of 206,745 square feet.
HI. FINDINGS OF FACTS
There am three possible findings under CEQA with respect to the significant effects
of a project:
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.
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 and the public record on the project, the City of Santo
Ana hereby makes the findings in Section IV, V, and VI regarding the significant
effects of the Santa Aha Gateway Center, pursuant to Section 15091 of the State
CEQA Guidelines.
POTENTIALLY SIGNIFICANT EFFECTS DETERMINED TO BE MITIGABLE
TO A LEVEL OF INSIGNIFICANCE
LIGHT AND GLARE
Significant Eff~ct~
The proposed project would create new sources of illumination on the site. An
increase in illumination levels from the site would be perceptible on the blocks
surrounding the site and would add to the ambient conditions off-site.
- sonu xo 431
Nighttime illumination of the project buildings and parking areas will spill over ~nto
the residential structures immediately south and southwest of the project site.
Proposed commercial structures and surface parking areas could increase glare from
the site, depending on the types of building materials used.
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect identified in the ]SIR.
Facts in Support of the Finding
The significant effects have been substantially lessened to a level of insignificance by
virtue of. the following mitigation measures identified in the Final EIR and
incorporated into the project,t'
Outside light fixtures shall be consistent with the City of Sant~ Aha
Building Code, National Electrical Code, and the requirements of the
City of Santa Aha Police Department and will be designed and installed
at angles to reduce light intruding onto adjacent land uses.
Prior to the issuance of a building permit, the applicant shall prepare a
point by point computerized photometric study showing the light
trespass into the adjacent residential neighborhood. The purpose of this
study is to ensure the extent of offsite light impacts to the adjacent
residential neighborhood will not exceed 0.2 candle foot. This study
shall be submitted to the City of Santa Aha, Police Department, Crime
Prevention Sergeant.
To minimize excessive light and glare, building exteriors shall utilize a
low reflectance glass. Mirrored glass and other highly reflective
building materials shall not be utilized on the exterior of the building.
Exterior building courts and corridor illumination shall be designed to
minimize intrusive glare 'at nearby residences. Low level security lights
shall be used along driveway entrances.
All Outdoor lighting other than identification signage shall be directed
from the perimeter of the property toward buildings and parking areas
utilizing cut-off fixtures.
Numben accompnnyiq mldeafion n~sun*cns in this documcnt ar~ th~ numbers anisned Ihosc measurcs in ~bc EIR.
RESOLUTION 94-023
Plant materials, shade structures, and other architectural design features
shall be used, where appropriate, to decrease reflectivity of hardscape
and light and glare toward adjacent residences.
Coordinating the photometric study with the Police Department will allow the project
to fine-tune the lighting plan to provide the maximum amount of security possible
while limiting overflow of nighttime lighting onto neighboring property. Emphasis on
low-glare building materials will minimize light and glare during the daytime.
TRANSPORTATION AND CIRCULATION - Bus Transit
Traffic flow on Seventeenth Street and Tustin Avenue may be hindered by buses
stopping at bus stops to pick up and drop off passengers.
Finding
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.
Facts in Support of the Finding
The significant effects have been substantially lessened to a level of insignificance by
virtue of the following mitigation measures identified in the Final EIR and
incorporated into the project.
19.
Construct eastbound bus turnout, a minimum of 70 feet in length, with
transition to existing improvements on 17th to Tustin.
20.
Construct southbound bus turnout, a minimum of 60 feet in length,
with transition to existing improvements on Tustin to 17th.
The bus turnouts have been designed to provide the maximum available use of buses
as mass transit access to the project while at the same time reducing impacts on other
traffic in the vicinity. This plan is intended to ensure that means of transportation
other than single occupancy vehicles are available to project patrons and that the
availability of such means creates a minimal impairment of existing traffic patterns.
TRANSPORTATION AND CIRCULATION - Parking
The proposed project has a parking deficiency of 77 spaces (6.7% of total spaces
required). During grading and construction of the project, parking for the Wells
Fargo Bank and Claim Jumper restaurant could be interrupted.
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zsonu xo 9 -ox3 433
Finding
Finding 1:
Changes or alterations have been reqo?ed in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect identified in the EIR.
Facts in Support of the Findine
The significant effects have been substantially lessened to a level of insignificance by
virtue of the following mitigation measures identified in the Final EIR and
incorporated into the project.
21.
Fifteen (15) parking spaces, or 20 percent of the spaces requested for
this minor exception, shall be designated as '30 Minute Parking'.
~hese designated spaces shall be located throughout the parking areas
di?ectly adjacent to decorative paved hardscaped sidewalks fronting
Buildings D-H and 1. Additionally the parking should be located in
those areas that would not require pedestrians to cross any vehicular
drive aisles in order to access Buildings D-H and J. Curbs for these
spaces shall be painted green. All signage shall be posted and included
in the Center's proposed Planned Sign Program.
22.
The project sponsor shall stage demolition of the existing parking lot
and construction of the new parking lot to minimize impacts to patrons
of the existing bank and restaurant. A staging plan shall be submitted
to the Planning Division and Public Works Agency and approved prior
to issuance of grading permits.
23.
The project sponsor shall monitor delivery truck arrival/departure to
ensure that no staging occurs on 16th Street or Williams Street.
These mitigation measures are intended to provide direct access and parking in
proximity to the precise destinations of patrons and delivery drivers. Specifically, in
light of the parking exception, it is important that delivery trucks not park adjacent to
16th Street or Williams Avenue and that vehicles (non-delivery) making short trips in
and out of Buildings G, H and J be provided short-term parking immediately adjacent
to those buildings.
The 7.2% difference between the City's usual parking requirements and parking
provided by the project is also intended to give patrons to the center an incentive to
use means other than single occupancy vehicles to reach the center.
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RESOLUTION 94-023
ODOR
The project creates the potential to affect residential land uses south of the project site
from odor emissions generated by trash containment areas on the project site,
depending on the types of tenants occupying the project. Based on the prospective
tenant mix, the proposed project is not anticipated to create significant odor impacts
on adjacent sensitive receptors.
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect identified in the FAIR.
Facts in Supoort of the Finding
The significant effects have been substantially lessened to a level of insignificance by
virtue of the following mitigation measure identified in the Final FAR and
incorporated into the project.
34.
In order to reduce the potential odor problems, disposal of trash at
Smith's Superstore shall be restricted to covered containers or enclosed
compactor containers. In addition there shall be other storage areas as
shown on the site plan for recyclable materials. All other tenants in the
center shall utilize trash enclosure areas with fully covered trash
containers to reduce releases of unpleasant odors.
These measures have proven to be successful when used in connection with
other projects to eliminate the potential of odors from reaching sensitive
residential uses. The grocery store is the project use that will include wet and
dry waste. As a result, this component of the project will employ an enclosed
and sealed trash compactor located on the side of the building not adjacent to
the neighboring residential use.
NOISE - Project Operation
Most of the noise generated by project operation would be traffic-related.
Specifically, the project would contribute to an increase in local traffic volumes,
resulting in higher noise levels along local roadways. However, noise levels would
remain within the normally acceptable ranges for sensitive uses in the project vicinity,
as well as for commercial and office uses, except during deliveries. Overall, traffic-
generated noise will contribute a maximum of 1.3 dBA to the local noise
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RESOLUTION 94-023 435
environment, resulting in an imperceptible increase In noise levels in the project area.
Delivery trucks using the rear access tothe buildings would intermittently generate
high noise levels.
Noise from the operation of the proposed shopping center, including air conditioners,
trash compactors, refrigeration equipment, exhaust fans and mechanical equipment for
loading dock operations would potentially affect the residential land uses adjacent to
the project site if not properly mitigated.
Finding
Changes or alterations have been required in, or incorporated into, the
project to avoid or substantially lessen the significant environmental
effect identified in the Final EIR.
Fact in ~up_non of tho Finding
The significant effect has been substantially lessened to a level of insignificance by
virtue of the following mitigation measures identified in the Final EIR and
incorporated into the project.
40.
If the plywood fence is constructed, within 48 hours of removal of the
fence and prior to the issuance of a certificate of occupancy for
Smith's, the applicant shall begin construction of a new contiguous
concrete block wall for the entire length of the south property line in
order to reduce long-term noise impacts. The wall along the Shady
Lane residential neighborhood shall be of slumpstone material. Subject
to final grading plans, the sound wall shall be a minimum of eight feet
on the project side and a maximum of ten feet on the adjacent property
to the south.
41.
The loading dock for Smiths shall be located on the westerly side of the
building fronting Williams Street rather than at the back (south) side of
the building to minimize noise impacts to .residents directly south of the
project site. In addition, the loading dock shall be designed so that the
access is down a ramp from street level further helping to attenuate any
noise created in the loading area.
42.
The project sponsor shall construct a sound shield around the air
conditioners at the Smith's store that provides 5 dBA of sound
reduction to the south for ail equipment located within 100 feet of the
south property line to keep the ambient noise level within acceptable
limits.
43.
The project sponsor shall not mount any external equipment on the
south side of the building.
436 RESOLUTION 94-023
A telephone hotline number will be provided to residents south and west of the
project to report any noise disturbances directly to the City of Santa Ana
Planning Manager.
The focus of these mitigation measures is to design the siting of buildings on the
project to take into account adjacent uses. Buildings that can accommodate high
volumes of traffic from customers and delivery trucks have been sited as far as
possible from sensitive receptors. Mitigations have been designed to take into account
residual impacts on neighboring uses. Impacts immediately adjacent to those uses will
be mitigated through the block wall and residual impacts from the remainder of the
project site will be mitigated through the use of sound shields and strategic placement
of external equipment.
Buildings D through H would be located near the south property line. Potential noise
from long-term operation to properties on the other side of the property line include
noise from loading docks and related noise from trucks.
Changes or alterations have been required in, or incorporated into, the
project to avoid or substantially lessen the significant environmental
effect identified in the Final EIR.
Fact in Sup_oort of the Finding
The significant effect has been substantially lessened to a level of insignificance by
virtue of the following mitigation measures identified in the Final EIR and
incorporated into the project which shall be implemented at the time of occupancy and
monitored during the long-term operation of the project.
45.
Tenants shall keep all loading doors closed .unless loading or unloading is in
progress.
46.
Tenants shall post signs at the vicinity of the loading doors reading: 'No
Horn Blowing'.
47.
Tenants shall be prohibited from storage of any refrigerated trailers on-site,
particularly in loading docks with compressors operating.
48.
Tenants shall specify some means for trucks to signal tenants to open and close
dock doors such as doorbells or buzzers or placement of a telephone near the
loading dock to minimize the potential for horn blowing.
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RESOLUTION 94-023
49.
Tenants shall post a notice inside stores near the loading dOCks so that radio
playing shall be curtailed while dock doors are open.
50.
Tenants shall post notice inside stores that loading docks are not to be used as
break areas, and excessive talking on the docks shall be curtailed.
51.
Vehicles of a size equal to an SU-30 truck and larger shall be allowed to make
deliveries only between thc hours of 9:00 am to 4:00 pm, Mondays through
Saturdays and between the hours of 12:00 pm (noon) to 4:00 pm on Sunday.
This applies to all businesses in buildings D-H to reduce peak traffic and
mitigate noise generated by the delivery activity.
52.
Prior to issuance of building permits for building D through FI the project
sponsor shall show, on working drawings, the following mitigation measures
(these measures shall be in place prior to issuance of initial occupancy
permits):
Erect a sound barrier around the rooftop air conditioners, where such
air conditioners are within IIX) feet of the residential propen'y line, that
provides a 5 dBA reduction in sound level.
No buildings shall have mechanical equipment mounting or vented on
the south side of the buildings.
Erect an eight foot (8') wall on the south side of the open loading
docks on Buildings D through F. Buildings (3 and FI do not require
wall because the loading area is between buildings.
Buildings D through H have the greatest potential for impacts on neighboring sensitive
receptors, especially from delivery trucks. These mitigation measures are focused on
those potential impacts. Specific measures controlling the ~ctual delivery metho4s,
communications between delivery trucks and persons within the buildings, and hours
of deliveries will have the effect of limiting any potential impacts on neighbors to a
level of insignificance.
437
GEDLOGY AND HYDROLOGY - Earthquake Potential
The proposed project has the potential to be affected by earthquakes and earthquake
related hazards; mainly the effects of groundshaking. The project would be subject to
strong ground motion during an earthquake.
RESOLUTION 94-023
86.
Project structures shall be designed and built in conformance with the Seismic
Safety Element of thc City's General Plan, applicable portions of the Building
and Municipal Codes and requirements of the Public Works Agency.
New gas lines shall be equipped with automatic shut off valves that would be
activated in the event of a major earthquake.
88.
All potentially dangerous non-structural features of the project shall be tied
into structural elements of thc building. Heavy equipment and other
potentially hazardous objects shall be secured to floors and walls.
9.
To assist in response to a seismic event, an emergency response and building
specific evacuation plan shall be developed for the project and posted in each
building.
The,se mitigation measures are designed to ensure that buildings meet current
reguhtory standards for seismic safety and, that if buildings are occupied during an
ea~%hq.a~% ba?ards to occupants are minimized. ,
Ve
SIGNIFICANT ENVIRONMFMTAL EFFECTS WHICH CANNOT BE
AVOIDF. D 1~ THE PROJECT IS IMPLEMENTED
TRANSPORTATION AND CBZCULATION -
Project-specific and Cumuhtive
Impacts
The proposed project (including the restaurant and bank) will generate up to 23,455
daily trips, of which 716 trips will occur during the a.m. peak hour and of which
2,007 will occur during the p.m. peak hour.
The I:.IR traffic analysis uses the adopted Santa Ana/Tustin Transportation System
Improvement Program (SATTSIP). Taking into account (1) project-generated traffic,
(2) project mitigations, (3) traffic generated from other entitled projects, and (4)
mitigations from other entitled projects, it was determined that with implementation of
the project, three intersections will operate at unacceptable levels of service: (1)
Tustin Avenue and Santa Clara (a.m. only), (2) Tustin Avenue and Seventeenth Street
(a.m. and p.m.), and (3) Tustin Avenue and Fourth Street (a.m. and p.m.).
The l~.lR's traffic analysis also includes a broader evaluation of cumulative wa/ftc
impacts coveting a larger area than the SATI'SIP model. Including cumulative
backgwund traffic calculations, the proposed project will make an incremental
contribution to cumulatively significant impacts on three intersections: (1) Tustin and
Seventeenth, (2) Tustin and Fourth, and (3) Tusfin and Santa Clara.
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RESOLUTION 94-023
Taking into account area-wide potential transportation improvements that could be
completed as traffic increases, the project will make an incremental contribution to
cumulatively significant impacts on two intersections: (1) Tustin and Seventeenth and
(2) Tustin and Fourth.
Changes or alterations have been required in, or incorporated
into the project which avoid or subsUantially lessen the
significant environmental effect identified in the EIR.
Facts in Suoport of the Finding
The significant effect has been substantially lessened, but not to a level of
insignifieSnce, by virtue of the following mitigation measures identified in the Final
Kr~ and incorporated into the project.
7. Construct northbound right-mm at southeast comer of Williams/17th.
8. Construct raised median a~d widen 17th Street.
Acquire easement from property owners on north side of 17th Street for
construction and maintenance of a traffic signal at 17th and the main entrance
to the project site.
10. Construct raised median and widen Tustin Avenue.
11.
Dedicate the required rights-of-way along Williams, 17th, and Tusfin to
construct ultimate street improvements except as stated in mitigation measure
12.
12.
Prior to the isauance of building permits, execute an agreement binding the
owner as follows: a) to make an irrevocable offer to dedicate to the City the
necessary right-of-way to complete the improvements at the southwest comer
of Tustin and 17th and b) to fund the improvements.
13. Construct traffic signal at 17th and the project's main driveway entrance.
14. Modification of traffic signal at Tustin and 17th.
15. Modification of traffic signal at Tustin and Bentall driveway.
16.
Acquire easement from adjacent property owner on Tustin immediately south
of the project for modifications/alignment at Tusfin and the Bentall driveway.
440
RESOLUTION 94-023
17.
The project sponsor shall implement a Transportation Demand Management
Program CTDMP) included in Appendix C of the Traffic Analysis through the
CC&Rs on the project. The TDMP shall (I) set a performance standard of a
15% reduction in trips otherwise anticipated, (2) require annual monitoring of
traffic as compared to the standard, (3) contain a broad range of secondary
TDM strategies to further reduce traffic, and (4) require that the project
owners either pay a TDM penalty fee or implement the secondary strategies
until the standard is met.
18. Participation in TSIA area-wide fee programs.
24.
In addition to project specific mitigation measures listed above, the project
sponsor shall participate in the TSIA area wide traffic fee programs.
The project will cause four intersections immediately adjacent to the project currently
operating at acceptable level of service to operate at unacceptable levels of service
(80% of capacity or higher). Mitigation measures nos. 7 through 11, and 13 through
16 require the project proponent to complete all City master-planned improvements
for those adjacent intersections and adjacent roadways on all fight-of-way owned by
the proponent and through acquisition of right-of-way from the owner of property on
the north side of 17th Street and on Tustin Avenue immediately south of the project.
Mitigation measure no. 17 is designed to further reduce traffic impacts on those
roadways and intersections through implementation of a Transportation Demand
Management Program. The TDMP is designed to ensure that vehicle trips to the
project are reduced by 155 from average levels generated for similar projects of
Mitigation measure no. 18 on the project requires the pwponent to pay at the time of
building permit issuance $1,054,952 in Santa Ana/Tustin Transportation System
Improvement Area CTSIA) fees and $436,861 in Orange County Transportation
Management Fees as its pro rata contribution to transportation improvements designed
to mitigation area-wide traffic conditions, including traffic attributable to the project.
These fees are based on current ordinances and are triggered at the time of building
permit issuance. These ordinances are subject to change prior to that issuance.
Some changes or alterations are within the responsibility or
jurisdiction of another public agency and not the agency making
the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
Facts in Suo~ort of the Finding,
The EIR states that the following potential improvement would mitigate cumulative
traffic impacts at the intersection of Tustin and Santa Clara. However, jurisdiction
sCSS626 ' 12-
RESOLUTION 94-023
over designing and funding improvements at this intersection is within the joint
jurisdiction of the cities of Tustin and &ama Ana.
Tustin at Santa Clara - Construction of dual northbound and southbound left-
tom lanes.
The Cities of Santo Aha and Tustin have entered into a joint powers agreement to
jointly identify and fund necessary transportation improvements in a Transportation
System Improvement Area crSIA) identified by the two cities. Under the joint
powers agreement, the two cities agr__,~_ to jointly administer the collection and
expenditure of T$IA fees. The cities have also agreed to jointly prioritize
transportation improvements. The intersection of Tustin at Santa Clara is within the
coq~orate jurisdiction of the City of Santa Aha, but is within the TSIA area covered
by the joint powera agreement. This potential improvement has not been identified as
a TSIA improvement.
If the proposed project is developed immediately, cumulative traffic conditions at the
intersection will not reach unacceptable levels. (See EIR Table 8.) However, if
every entitled project considered in the EIR is developed, and is developed prior tn
the project, the project could have the effect of pushing the level of service at this
intersection to an unacceptable level.
Construction of dual northbound and southbound left-tom lanes at the intersection of
Tustin and Santa Clara was identified in the EIR as a possible improvement to the
intersection, but because the need for the improvement has not been substantiated at
this time, the cities have not adopted the improvement as part of the joint powers
agreement plan. The Santa Aha City Council hereby recommends that pursuant to
their joint powers agreement, the cities of Tustin and Santa Aha (1) continue to
monitor traffic at the intersection of Tustin and Santa Clara, and (2) if Waffle reaches
unacceptable levels, identify specific improvements for this intersection and add them
to the TSIA program to be funded with TSIA fees, or other appropriate action. (A
discussion of this improvement's feasibility is included with Finding 3, below.)
At such time as the impwvement is included in the TSIA program, the project
proponent would pay for its pro rata share of this improvement through payment of
the new TSIA fee as applicable.
Specific economic, social, or other considerations make
infeasible the mitigation measures or project alternatives
identified in the EIR.
441
Facts in Suonort of the Findin~
The gm. states that the following potential improvements could mitigate cumulative
traffic impacts at the corresponding intersections. However, the specific economic,
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442 RESOLUTION 94-023
social, or other considerations set forth below make the mitigatio.n measures
infeasible.
Tustin at 17th Street - Dedication of a fee interest of the necessary fight-of-
way and immediate completion of a second east-bound lane and an east-bound
right mm at the southwest coroer of Tusfin Avenue and 17th Street.
Mitigation measure no. 12 requires the project proponent to enter into an agreement
with the City to complete these improvements and to make an irrevocable offer of
dedication prior to issuance of permits. Although the project proponent has
approached the Claim Jumper regarding purchase of this interest at this time, the
Claim Jumper has no interest in selling the right-of-way. Therefore, immediate
implementation of these improvements is economically and legally infeasible.
Floweve~, the agreement with the City required under mitigation measure no. 12
provides for construction of these improvements as soon as the proponent has the
legal opportunity to acquire the Claim Jumper interest. The agreement provides for
the immediate deposit with the City of the funds necessary to complete the
improvements at the time the right-of-way is available.
The City Council has reviewed the overall cost of exactions and fees due as
conditions on the proposed project and has concluded that those exactions and fees
represent the project proponent's reasonable share of transportation improvements
necessary to address cumulative traffic impacts. The City Council finds that requiring
this potential improvement in addition to those exactions and fees would violate the
requirement of Government Code Section 66005 that exactions and fees on
development projects be reasonably related to impacts created by those projects.
Tustin at Santa Clara - Construction of dual northbound and southbound left-
lanes.
The City Council has reviewed the overall cost of exactions and fees due as
conditions on the proposed project and has concluded that those exactions and fees
represent the project proponent's reasonable share of transportation improvements
n~essary to address cumulative traffic impacts. The City Council finds that requiring
this potential improvement in addition to those exactions and fees would violate the
requirement of Government Code Section 66005 that exactions and fees on
development projects be reasonably related to impacts created by those projects.
Tustin at Fourth - Provision of a free westbound right-mm lane, and
conversion of an eastbound thru lane to an eastbound left-mm lane.
Pursuant to their joint powers agreement, the cities of Tustin and Santo Ant have
identified the westbound improvements at this intersection as a priority to be funded
with TSIA fees. Through payment of these fees, the project sponsor will contribute
- 1 ~ -
RESOLUTION 94-023 443
its pro rata share to the construction of these improvements as calculated under the
TSIA program.
Construction of eastbound improvements at this intersection was identified in the EIR
as a possible improvement to the intersection, but because the need for the
improvement has not been substantiated at this time, the cities of Tustin and Santa
Aria have not adopted the improvement as part of the joint powers agreement plan.
The Santa Aha City Council hereby recommends that pursuant to their joint powers
agreement, the cities of Tustin and Santa Aha (1) continue to monitor eastbound
traffic at this intersection, and (2) if traffic reaches unacceptable levels, identify
specific improvements for this intersection and add them to the TSIA program to be
funded with TSIA fees, or other appropriate action.
At such time as the improvement is included in the TSIA program, if TSIA fees have
not yet b. een levied on this project, the project proponent would pay for its pro rata
share of this improvement through payment of the new TSIA fee.
The City Council has reviewed the overall cost of exactions and fees due as
conditions on the proposed project and has concluded that those exactions and fees
represent the project proponent's reasonable share of transportation improvements
necessary to address cumulative traffic impacts. The City Council finds that requiring
this potential improvement in addition to those exactions and fees would violate the
requirement of Government Code Section 66005 that exactions and fees on
development projects be reasonably related to impacts created by those projects.
Tustin at 17th - Addition of a westbound right-mm lane, a third southbound
thru lane, a second westbound left-toro lane, and a northbound fight-toro lane
and conversion of a northbound right-toro lane to a shared northbound
thru/fight-mm lane.
Pursuant to their joint powers agreement, the cities of Tustin and Santa Aha have
identified these improvements at this intersection as a priority to be funded with TSIA
fees. Through payment of these fees, the project sponsor will contribute its pro rata
share to the construction of these improvements as calculated under the TSIA
program.
The City Council has reviewed the overall cost of exactions and fees due as
conditions on the proposed project and has concluded that those exactions and fees
represent the project proponent's reasonable share of transportation improvements
necessary to address cumulative traffic impacts. The City Council finds that requiring
this potential improvement in addition to those exactions and fees would violate the
requirement of Government Code Section 66005 that exactions and fees on
development projects be reasonably related to impacts created by those projects.
444 ~so~u~o~ 9~-023
AIR QUALITY - Short-term Construction-related Impacts
Potenti,lly significant construction-related emissions would consist primarily of dust
generated from earthmoving, excavation, and other construction activities,
hydrocarbon emissions from paints and asphalt, exhaust emissions from construction
equipment, and motor vehicle emissions associated with the construction activities.
Construction-generated dust would contribute to the relative high existing background
PM,o levels for approximately 32 weeks, particularly during the first four weeks when
mass grading of the site would be conducted. Average PM~o levels would be 19.8
pounds per day during construction which would be substa~tlal!y below the SCAQMD
threshold ,limit. Diesel-powered construction equipment and construction workers'
travel would result in lo~1i7~1 exhaust emissions. Construction emissions would be
below the threshold limits for CO, ROC, and PM,o emissions.
However, emissions of NO, would exceed the SCAQMD threshold limit of 100
pounds per day, resulting in a short-term significant impact to the air quality in the
immediate vicinity of the project site.
Sensitive receptors in the project vicinity would be significantly a~fected by the
tempora~ increase in local pollutant levels due to construction~related activities.
Findin~
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.
Facts in 5uooort of Findin~
The significant effects have been substantially lessened, but not to a level of
insignificance, by virtue of the following mitigation measures identified in the Final
EIR and incorporated into the project.
25. All unpaved demolition and construction areas shall be wetted at least twice a
day during excavation and construction, and temporary dust covers shall be
used on soft piles to reduce dust emissions and meet SCAQMD Rule 403.
26. All grading activities shall cease during periods of high winds (i.e., greater
than 25 knots).
27.
General contractors shall maintain and operate construction equipment so as to
minimize exhaust emissions. During construction, trucks and vehicles in
loading and unloading queues shall be kept with their engines off, when not in
use, to reduce vehicle emissions.
$CS~S6~.6
-16-
ESOLUT O 9 -023 445
28.
Construction activities shall be phased and scheduled to avoid emission peaks
and shall be discontinued during second-stage smog alerts..
29.
Prior to the issuance of Certificate of Occupancy of Smith's Superstore, until
construction on those pads commences, to minimize dust generations, any of
building pads A, B, D-H, I or L not under construction, in Building
Department Plan Check or it can be shown to the satisfaction of the City that
Plan Check is imminent, then said building pads areas shall be provided with
interim landscaping, as follows: Building D-H, wildflower mix; Buildings A,
B, I, L, planted with turf grass.
30.
Wheel washers shall be installed where vehicles exit unpaved roads onto paved
roads or wash off trucks and any equipment leaving the site before every trip.
Althougi-s complete mitigation of these short-term air quality impacts from
construction is not possible, these mitigation measures include all mitigation measures
commonly used by regulatory agencies and recommended by the AQMD for
mitigation of construction-related impacts. The relatively short project construction
schedule set forth in the EIR and these mitigation measures are designed to ensure
that the duration of these impacts will be as short as possible and that impacts will be
minimized to the greatest extent feasible for that duration.
AIR QUALITY - Project Operation Impacts
The project would create air quality impacts from stationary seurees due to natural
gas and electrical consumption. However, the project's greatest impacts would be
increases in emissions from mobile sources. Motor vehicle emissions would be the
largest source of pollutants. Nevertheless, the EIR concludes that future carbon
monoxide emissions would be less than existing levels due to the on-going vehicle
exhaust control programs that will produce a cleaner running vehicle fleet for 1995
compared to that for 1993.
Emissions of carbon monoxide (CO), Reactive Organic Compounds (ROC), and
Nitrogen Oxides (NO,) would exceed their corresponding threshold AQMD limits,
resulting in significant impacts.
Sensitive receptors in the project vicinity, including the Western Medical Center and
the Carehouse Convalescent Center, could be affected by the increase in local CO
levels due to project-generated traffic as well as the high ambient pollutant
concentrations projected for the area.
$C$362.6 - 17-
446 RESOLUTION 94-023
Because Orange County is designated as a non-attainment area for ozone (Ch), carbon
monoxide (CO), nitrogen oxides (NO~), and particulates (PMm), the project
contributes incrementally to cumulatively significant impacts in these areas.
Findine 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.
Facts in Surmon of Findin~
The significant effects have been substantially lessened, but not to a level of
insignificance, by virtue of the following mitigation measures identified in the Final
SIR and.incorporated into the project.
31. Implementation of a TDMP (mitigation measure 1~.
32.
Implementation of the following measures would mitigate on-road mobile
source emissions by the maximum emission reduction efficiency:
ROC NO. CO
- l~ovide on-site employee services such as0.2- 0.3. 0.3-
cafeterias (restaurants), banks, etc. 3.4% 4.5% 4.5%
Construct off-site bus turnouts
0. I- 0.1- 0.1-
1.0% 1.3% 1.3%
- Synchronize traffic lights on streets
impacted by the proposed development.
4.0- 4.0- 4.0-
8.0% 8.0% 8.0%
- Include retail services adjacent to
residential subdivisions.
1.0- 1.3- 1.3-
4.0% 6.0% 6.0%
Qualitative Measures
- The applicant in coordination with the
City of Santa Aha shall implement an
on-site circulation plan in parking lots to
reduce vehicle queuing.
Not quantifiable
- The applicant in coordination with the City
of Santa Aha shall contribute to regional
transit systems such as right-of way and
capital improvements.
Not quantifiable
- 18 -
RESOLUTION 94-023
33. Bicycle racks shall be provided on-site to encourage alternative modes of
tr~.nsportation by employees.
Mitigation measure no. 31 is designed to further reduce traffic impacts with
commensurate reductions in air quality impacts through implementation of a
Transpox~afion Demand Management Program (TDMP). The TDMP is designed to
ensure that vehicle trips to the project are reduced by 15% from average levels
generated for similar projects of similar size.
Although complete mitigation of these air quality impacts from mobile sources is not
possible, mitigation measures nos. 31 through 33 include all mitigation measures
commonly used by regulatory agencies and recommended by the AQMD for
mitigation of impacts generated from vehicular sources.
NOISE :' Short-term Construction Noise
Construction of the proposed project would intermittently generate high noise levels
on and adjacent to the site. The loudest noise from construction activities would
affect sensitive receptors in the project vicinity for a period of approximately 32
weeks, the estimated duration of project construction. Residents immediately south of
the site would experience intermittent noise levels of up to 89 dBA. Residents to the
southwest would experience noise levels of up to 74 dBA, and the Carehouse
Convalesgent Center would experience noise levels of up to 71 dBA.
Findin~
Changes or alterations have been required in, or incorporated into the
project which avoid or substantially lessen the significant environmental
effect identified in the ErR.
Facts in SuD~°rt of Findin~
The significant effects have been substantially lessened, but not to' a level of
insignificance, by virtue of the following mitigation measures identified in the Final
EIR and incorporated into the project.
35.
All outdoor construction activities shall be limited to the hours of 7:00 a.m. to
8:00 p.m., Monday through Saturday. No construction activities shall be
permitted on Sundays or federal holidays.
36.
All construction equipment, stationary or mobile, shall be equipped with
properly operating and n~intained muffling devices.
RESOLUTION
94-023
37.
Stationary construction equipment shall be placed such that emitted noise is
directed away from residential land uses. Temporary noise barriers,
enclosures or shrouds shall be used, when appropriate, to reduce noise emitted
from stationary construction equipment.
38.
A wall profile shall be provided to the City for review and approval prior
site plan approval.
39.
Prior to the issuance of a grading permit, the applicant shall erect one of the
following: a) a temporary plywood fence or b) a permanent wall, along the
entire length of the south property line in order to reduce short-term noise and
dust impacts. Subject to final grading plans, the temporary fence or
permanent wall shall be a minimum of eight feet on the project side and a
maximum of ten feet on the adjacent property to the south. The temporary
f~nce (if constructed) shall stay in place until the grading and construction of
smith's is complete or the permanent wall construction has commenced.
Although complete mitigation of these short-term noise impacts from consU'uction is
not possible, these mitigation measures include all mitigation measures commonly
used by regulatory agencies for mitigation of construction-related impacts. The
relatively short project construction schedule set forth in the ErR and these mitigation
measures are designed to ensure that the duration of these impacts will be as short as
possible and that impacts will be minimized to the greatest extent feasible for that
duration.
PUBLIC SERVICES AND UTILITIES
The City finds that the project would contribute to cumulatively significant impacts on
some public services and utilities.
Cumulative Impacts on Sewer Systems
The proposed project would result in a net increase of approximately 41,405 gallons
of wastewater per day or 15.1 million gallons per year. Although based on current
land use zoning for the project site, the existing infrastructure serving .the project site
in Williams Street would have sufficient capacity to serve the proposed project (see
discussion of sewage impacts in Section VI, below). However, upon completion of
the project, the existing system would be near capacity, which is a cumulatively
significant impact.
SC$~626 -20-
RESOLUTION 94-023
449
Finding,
Changes or alterations have been required in, or incorporat~l into, the
project which avoid or substantially lessen the significant environmental
effect identified in the EIR.
Facts in Suo~ort of Finding
This cumulatively significant effect h~ been substantially lessened, but not to a level
of insignificance, by virtue of the following mitigation measures identified in the Final
EIR and incorporated into the project.
71.
Site planning and final design for the project shall be coordinated with the
Orange County Sanitation Districts (OCSD). All requirements of the OCSD
and the City shall be incorporated into the final design of the project.
Prior to issuance of building permits, the project sponsor shall obtain all
permits, pay all fees, and construct all facilities required by the City in order
to provide an acceptable level of sewage treatment service.
This project is in conformance with existing general plan designations for the site.
The sewer infrastructure for the vicinity has sufficient capacity for uses anticipated
under those designations. However, there is the possibility that amendments to the
geneaal plan would require additional capacity in the infrastructure and that this
project, in connection with projects approved under the revised designations, would
create a cumulatively significant impacts on that infrastructure.
Cumulative SoHdWastelmpacU
The development of the proposed project would result in a net increase of 1,335
pounds of waste per day or 244 tons per year over existing uses. Waste generated by
the project would be transported to the Sunset Environmental Materials Recovery
Facility. Non-recyelable solid waste will be transported to the Bee Canyon Landffil
for disposal. Because of the life expectancy of county landfills and the difficulty in
opening new landfill sites, this project, in connection with other projects generating
solid waste, will contribute to a cumulatively significant reduction in local landfill
capacity.
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect identified in the
SCS.3626
RESOLUTION 94-023
450
Facts in Suo~ort of Findine
This cumulatively significant effect has been substantially lessened, but not to a level
of insignificance, by virtue of the following mitigation measures identified in the Final
~IR and incorporated into the project.
79.
In accordance with the City's Solid Waste Integrated Management Plan, the
project sponsor shall prepare and submit a Source Reduction and Recycling
Plan to the Public Works Agency and the Planning Division, prior to issuance
of occupancy permits. The Plan shall document and outline the incorporation
of an on-sim recycling/conservation program.
80.
The design of the recycling system shall facilitate source separation and
collection of additional materials that may be designated as recyclable by the
City in the future.
81.
Prior to issuance of Certificate of Occupancy for Smith's, the Gateway Center
merchants shall form an agreement to monitor litter cleanup on a daily basis.
This cleanup program will be defined as set forth in the CC&Rs and funded by
all parties.
Although complete mitigation of these impacts is not possible, these mitigation
measures include all mitigation measures commonly used by regulatory agencies and
known to the City to address impacts from solid waste. It would be infeasible for this
project to be conditioned on expansion of existing landfills. However, ongoing
tipping fees paid by this and other new developments will provide a revenue source
for future development of new landfills or recycling facilities.
MITIGATION MEASUBF-~ FOR IMPACTS CONSIDEI~ED TO BE LESS
THAN SIGNIFICANT
This section describes mitigation measures for those effects of the proposed project
which are considered to be less than significant and that, therefore, are not required to
be mitigated under CEQA. Because these impacts are insignificant but can be still be
made mitigated somewhat, the City has identified mitigation measures for them.
The impacts determined to be less than significant and the corresponding mitigation
measures incorpora~d into the project are described below.
-~-
RESOLUTION 94-023
ENERGY
Energy would be consumed during site preparation for grading operations and
material transfer by heavy-duty equipment. Energy would also be consumed in the
operation of haul trucks used to transport excavated materials to the designated
landfill. Conslruction of the project would require approximately 183.7 million BTUs
of direct energy.
The project would result in a net increase in electrical consumption of 5.9 million
kWh per year or 60.2 billion BTUs annually. Development of the proposed project
would result in a net increase in natural gas consumption of approximately 6.8 l~illlon
cubic feet per year or 7.6 billion BTUs annually. Total building energy consumption
including natural gas and electricity representa a net increase of an estimated 67.9
billion BTUs per year over existing uses. Energy consumption from mobile sources
would result in a net increase of 2,401,386 gallons of fuel per year, or 336.2 billion
BI'Us annually. Total energy consumption would result in a net increase of an
estimated 404.4 billion BTUs annually.
53.
54.
55.
56.
57.
58.
The new shopping center will be constn~cted to comply with Title 24 of the
California Code of Regulations established by the California Energy
Commission regarding energy conservation standards. These standards relate
to insulation requirements, glazing, lighting, shading, and water and space
heating systems.
The project sponsor shall consult with the Southern California Edison
Company and the Southern California Gas Company regarding feasible energy
conservation measures that could be incorporated into the design of the
project.
Install occupant controlled light switches to permit individual adjustment of
lighting.
Control mechanical systems (I-IVAC) in the buildings with timing systems to
prevent accidental or inappropriate conditioning of unoccupied space.
Built-in appliances, refrigerators, and space-conditioning equipment should
exceed the minimum efficiency levels mandated in the California Code of
Regulations.
Implementation of a TDMP (mitigation measure 17).
RESOLUTION 94-023
45Z
PUBLIC SERVICES AND UTILITIF.._.S
The City has incorporated the following mitigation measures into the project to
further reduce the insignificant impacts on public services and utilities identified
below.
Service
Effect
The project would have an insignificant effect on the existing water system's ability to
provide adequate fire-flow. Fire protection for the project is considered adequate,
59.
Th; project sponsor shall consult with the San'. Aha Fire Department during
project design and prior to initial occupancy of the buildings to discuss and
implement such features as emergency access and emergency evacuation
plans. Definitive plans and specifications shall be submitted to the SAFD
prior to issuance of occupancy permits. Requirements for necessary permits
must be satisfied prior to commencement of any portion of the proposed
project. The project sponsor has submitted the final site plan, which shows
the accessways and turning areas for Fire Department approval.
The project shall comply with all applicable City and State fire cedes and
ordinances as well as the Public Safety Element of the General Plan.
61.
Sprinkler systems shall be required, in accordance with the San,. bna Fire and
Building code requirements.
Police Service
Additional police personnel or equipment would not be required to adequately serve
this site. The proposed project would result in a potential but insignificant security
problem due to the design of the walkway and parking at the south perimeter of the
Smith's building which would result in a poorly surveyable area of the parking lot.
62.
The project sponsor shall consult with the City of Santo bna Police
Department's Crime Prevention Unit on the design and implementation of a
security plan for the project. This plan shall be approved by the Chief of
Police. The security plan will require the use of private security guards to
monitor and patrol the project site during construction and operation. Said
RESOLUTION 94-023
453
security guard obligation shall be reviewed with the Police Department of
Santa Ana after six months of Smi~ Superstore opening and annually
thereafter for any modification to the security obligation based upon
observations by the Parcel owners and Police Department incident reports.
63.
The site will be designed with parking areas that provide good illumination,
minimum dead space, and maximum store visibility to eliminate areas of
concealment and opportunities for crime.
The project sponsor shall be responsible for maintaining the premises free of
graffiti. All graffiti shall be removed within 24 hours of its occurrence.
65.
Upon completion of the project, and prior to occupancy, the project sponsor
shall provide a diagram of the completed project to the Santa Arm Police
I2epartment. The diagram will include access routes, unit numbers, and any
information that might facilitate police response.
The project will comply with the provision of the City of Santa Ana Building
Security Ordinance (regarding lighting, visibility, haxdware, etc.) found in
Chapter 8, Article 2, Division 3 of the Santa Aha Municipal Code.
67.
The pwject sponsor shall ensure that on-site consumption Of alcoholic
beverages occurs only in approved areas of facilities licensed for on premise
sales of alcoholic beverages.
Schools
Employment opportunities created by the proposed project are anticipated to be filled
by the local labor force, which would create some impacts on the Tustin Unified
School District.
68. Prior to issuance of a building permit, the project sponsor shall pay
appropriate fees to the Tustin Unified School District.
-:'5-
RESOLUTION 94-023
454
Water
The proposed project would result in a net increase in water consumption of an
estimated 47,616 gallons of water per day, or 17.4 million gallons per year over
existing uses.
Based on current land use zoning for the site, the existing water infrastructure serving
the project site would have sufficient capacity to serve the proposed project.
69.
Water conservation and management techniques shall be incorporated into the
design, construction and operation of the project including the installation of
fixtures that use reduced volumes of water, landscaping irrigation in early
morning or evening hours to reduce water lost to evaporation and use of
drought tolerant plant species for new landscaping.
70.
The City of Santo Aha Fire Department will determine the precise fire flow
requirements from the proposed project during its review of the final project
plan. The design and implementation of any required on-site improvement to
provide the fire flow requirement, such as the proposed loop water system,
determined during site plan review will be borne by the project sponsor.
Storm Drains
The majority of site runoff (approximately 85-90%) will be conveyed by underground
storm drains to the existing culvert on Williams Street which has the capacity to
accept site runoff. The remaining site runoff will flow into the existing storm drains
in Seventeenth Street and Tustin Avenue, which are adequate.
73.
Project design for the conveyance of site runoff must be approved by the City
Public Works Agency and the Orange County Flood Control District, prior to
issuance of grading permits for the project site.
74.
A surface drainage plan showing the project design for the conveyance of site
runoff must be approved by the City Engineer prior to issuance of grading
permits for the project site.
SCS36~.6
-26-
RESOLUTION 94-023
455
All paved areas shall be designed to carry surface water to the nearest practical
street or storm drain. Concentrated flows of water from parking areas shall
not flow by gravity over any Public property or pedestrian walkway, but shall
be collected in an appropriate manner within the property confines and
conducted under the sidewalk except where approved by the Public Works
Agency.
76.
The project sponsor shall file a report with the City and the Regional Water
Quality Control Board (RWQCB) which complies with the requirements of the
National Pollution Discharge Elimination System (NPDES) permit for
stormwater discharge, including the full description of the discharge and the
demonstration of compliance with EPA specified effluent limits. The project
sponsor shall comply with the guidelines and policies of the RWQCB and all
local responsible agencies.
Solid Waste - Project Construction
Effect
Project consu'uction would cream an insignificant impact on solid waste facilities
through the disposal of approximately 6,100 cubic yards of din excavated for the
project.
77.
Prior to issuance of grading permits the project sponsors shall submit a haul
route for the removal of construction related solid waste which would include
measures to reduce dust and control din spilled on roadways.
78.
The sponsors shall explore recycling or other means of disposing of excess soil
rather than disposal in a landfill. Soil excavated during construction could be
used at other construction sites within the area requiring fill for projects, and
may not need to be transported to a landfill. Asphalt removed from the
project site can be sold to blacktop recycling companies.
GEOLOGY AND HYDROLOGY
Export of Excavated Material
Grading for the proposed project will require the export of approximately 6,100 cubic
yards of soil in order to create developable pad areas and to allow proper drainage.
$CS36~.6 - Z7-
Grading will result in the disruption and compaction of soils previously graded and
covered with the former use.
82.
Prior to issuance of grading permits, all plans and calculations for grading, on-
site conveyance of drainage and interim erosion control shall be submitted to
the Environmental Coordinator, the Public Works Agency and Building Safety
Division for Plan Check.
83.
Prior to commencement of grading, qualified geotechnical consultants (soils
engineer, engineering geologist, and their representatives) shall be employed
for the purpose of observing earthwork procedures and testing the fills for
conformance with the recommendations for earthwork and grading set forth in
the geotechnical report.
A haul route shall be prepared and approved by the Environmental
Coordinator and the Public Works Agency for exported soil material. Haul
mutes shall be established, where possible; through non-residential areas so as
tO minimize the effects of noise and dust.
85.
Soil or other materials that may be spilled on the roadways from construction
operations shall be removed by the project sponsor by the end of each working
day, per SCAQMD Rule 403. Also see mitigation measures for air quality
impacts.
Hydrology
The project would create insignificant changes in absorption rates, drainage patterns,
and the amounts of impervious surfaces on the site. However, the amount of surface
runoff is not expected to change significantly.
During construction, portions of the site could be exposed to elements which could
cause insignificant erosion.
Prior to the issuance of Certificate of Occupancy of Smith's Superstore, until
consmacfion on those pads commences to minimize dust generation, any of
building pads A, B, D - H, J or L not under construction, in Building
Department Plan Check or it can be shown to the satisfaction of the City that
-28-
RESOLUTION 94-023 457
Plan Check is imminent, then said building pad areas shall be provided with
int~qm landscaping, as follows: Building D-I-I, wildflower mix; Buildings A,
B, J, L, planted with turf grass.
Effect
Increased automobile traffic and parking due to project development would likely
result in an increasing concentration of contaminates in storm runoff. The project
would produce similar pollutants as at the existing sim, but there would be an increase
in the quantity of these pollutants. Resulting levels would stilt remain insignificant.
91.
Prior to the commencement of construction activities, the project sponsor shall
submit a schedule for timely removal and proper disposal of landscape debris,
construction debris, fuel and chemical residue or other type of potentially
harmful residue from areas susceptible to runoff.
92.
During periods of rain or when water is used during construction, runoff shall
be diverted from areas exposed by construction through the use of berms (sand
bags) or other such devices to minimize stormwater contamination and prevent
sediment-filled runoff from being deposited in City storm drains.
93.
Parking area maintenance and sweeping shall be conducted a minimum of
three times a week (without the use of water) to reduce the amount of
pollutants entering the City storm drain system.
94.
Hu?ardous materials used by future tenants (dry cleaning, auto parts stores,
etc.), shall be properly stored and located to prevent contact with precipitation
or runoff. All receptacles containing toxic materials shall be protected from
rainfall so that runoff from the project site does not contain contaminants.
Effective monitoring and cleanup programs for spills and leaks of ba?arflous
materials shall be prepared by owner for approval by the appropriate agencies
(Santa Aha Fire Department, Santa Aha Planning Division, County Health
Agency, etc.).
95.
Should any project-generated sediment be deposited in City or County storm
drains, the project sponsor shall immediately fund any required clean-up to the
satisfaction of the City of Santa Aha Public Works Agency and the Orange
County Flood Control District.
- 29 -
458 RESOLUTION 94-023
The project would result in the disturbance of more than five acres of land area.
96.
The project sponsor shall file a report with the City of Santa Aha Public
Works Agency and the Regional Water Quality Control Board (RWQCB)
which complies with the National Pollution Discharge Elimination System
(NPDES) permit for stormwater discharge, including the full description of the
discharge and the demonstration of compliance with EPA specified effluent
limits. The project sponsor shall comply with the guidance and policies of the
City Engineer and the RWQCB.
97.
l~he project sponsor shall prepare a comprehensive, long-term post-
construction stormwater management plan, incorporating structural and non-
structural best management practices.
Effect
The existing bank building may contain Asbestos Containing Building Materials.
98.
The project sponsor shall prepare an operations and maintenance plan for
Asbestos Containing Building Materials (ACBMs) that are not removed,
possibly in the Wells Fargo Bank building, and shall establish and maintain
employee notification as required by the Connelly Bill.
The project will require site plan review including review of landscape plans.
99. The design of the project is subject to site plan review and approval prior to
the issuance of any permits to upgrade the property. An architectural theme
shall be developed and initiated throughout the entire project to tie the
buildings together.
-30-
RESOLUTION 94-023
101.
Prior to issuance of building permits a landscape plan shall be approved by the
Landscap~ Devel.o, pment Associate. This plan must be consistent with the
Building Division s set of working drawings (including the grading plan
approved by the Public Works Agency.) For all street trees removed, the
applicant shall fund the replacement of street trees. The quantity and type of
street trees shall be replaced as specified by the Public Works Agency.
The site shall be inspected and approved by the City Case Planner and
Landscape Development Associate. All landscaping and irrigation for the
entire site shall be completed and approved prior to issuance of oocupancy.
CUL~ Ia~.qOURCES
Effect
Excavation and grading may uncover historic or prehistoric resources not previously
uncovered.
In the event that cultural resources are encountered on the project site during
the course of construction, all earthmoving activity in the area of the impact
shall cease until the project sponsor retains the services of a qualified
archaeological consultant, who shall examine the findings, assess their
significance and offer recommendations for any procedures deemed appropriate
to either further investigate or mitigate impacts to those cultural resources
which have been encountered.
VII. FINDINGS REGARDING ALTERNATIVES TO THE PROPOSED PROJECT
Section 15126(d) of the State CEQA Guidelines requires that EIRs describe a ,'range
of reasonable alternatives to the project, or to the location of the project, which could
feasibly attain the basic objectives of the Project, and evaluate the comparative merits
of the alternatives.' Four alternatives to the proposed project were identified: (1)
No-Project Alternative, (2) Mixed-Use Retail/Office Alternative, (3) Reduced
Intensity Alternative, and (4) Mixed Use ~ Retail and Multi-Screen Theater
Alternative. The.~ four alternatives are discussed below.
Alternative locations for the project were also evaluated. In the initial stages of EIR
preparation, the City identified and considered two alternative sites for the project but
ruled them out as infeasible. The first, a 5.91 acre parcel at the comer of First Street
and Golden Circle, is a vacant lot used to grow strawbemes. The second site is a 9.7
acre site located on Fourth Street at the I-5 Freeway. Both sites were dismissed from
consideration early in the process because both were too small to accommodate the
SCS3626 -31-
project or any of the project alternatives, including the environmentally superior
alternative. The anticipated need of significant acreage at both sites as right-of-way
for the I-5 widening made each site even less viable as an alternative location.
NO-PROJECT ALTERNATIVE
Under the No-Project Alternative, the proposed project would not be developed. The
bank and restaurant would remain on site, and the remainder of the site would remain
vacant, at least until future piecemeal development occurred.
The environmental characteristics of this alternative would be generally those
currently existing on the site and, for the foreseeable future, the site would remain
blighted and vacant. Additionally, this alternative would fail to fulfill all project
objectives.
This alternative would result in a net reduction in CO, ROC and NO~ emissions due
to the on-going vehicle exhaust control programs that will produce a less polluting
fleet for 1995 compared to that for 1993; vehicular emissions of PMto per mile are
expected to remain the same. However, as the trip length is estimated to be slightly
longer in 1995 than in 1993, this alternative would generate 280 vehicle miles per day
more than the number of Vehicle miles traveled per day by existing uses resulting in a
negligible increase in PMt0 emissions. Stationary emissions, which result from
energy consumption, would be the same as existing under this alternative, and would
remain negligible.
This alternative would emit approximately 352.16 pounds per day of CO, 39.77
pounds per day of ROC, 33.81 pounds per day of NO~, 0.17 pounds per day of SOx,
and 4.10 pounds per day of PM~0, for a net decrease of 46.33 pounds of CO, 8.27
pounds of ROC, and 4.7i pounds of NOx, and a net increase of 0.07 pounds of PM~o.
Energy consumption would remain as under existing conditions, representing
approximately 95% less building energy demand than the proposed project.
Transportation energy consumption would be approximately equal to existing
conditions, resulting in approximately 88% less consumption of vehicular fuel than
the project.
This alternative would have no impacts on fire protection and emergency services, but
could result in security concerns such as the potential use of the site by homeless
people. It would create no impacts from water consumption and would create no
demands on sewer or solid waste systems. It would avoid all impacts from light and
glare, noise, excavation and grading, drainage, seismic ha,-rds, and increases in
contaminants entering the storm drains.
SCS36~6 -$~-
RESOLUTION 94-023
4Gl
MIXED-USE RETAIL/OFFICE ALTERNATIVE
The Mixed-Use Retail/Office Alternative would result in 157,000 square feet of new
construction, resulting in a shopping center 20% smaller than the proposed project.
With the existing restaurant and bank, the shopping center development under this
alternative would total approximately 173,000 square feet, for a total of 78,012 square
feet of supermarket, 60,000 square feet of office space, 18,090 square feet of retail,
and 898 square feet of restaurant added to the existing restaurant on site. With the
exception of the supermarket, this alternative would not include the neighborhood
commercial component. Compared to the project and other development alternatives,
this alternative would be the environmentally superior alternative.
Although the impacts from this alternative would be similar to the project impacts in
the areas of light and glare and geology and hydrology, it would lessen impacts in the
areas of traffic and circulation, air quality, noise, and public services and utilities.
Compared to the project, this alternative would generate approximately 142 fewer
trips during the a.m. peak hours (or 269; less) and 722 fewer trips during the p.m.
peak hours (or 419; less). Compared to the proposed project, this alternative would
reduce CO emissions by 744.26 pounds per day, ROC by 81.05 pounds per day, NOx
by 68.18 pounds per day, and PMm by 9.16 pounds per day. Although this would
represent a reduction in these emissions, they would still exceed SCAQMD threshold
limits for CO, ROC, and NO..
This alternative would reduce construction noise impacts and would reduce noise from
vehicle trips and deliveries. This alternative would consume 13% less building
energy than the project. Use of vehicle fuel would increase 1.3 million gallons per
year over existing uses, but would result in 43% less consumption than the proposed
project. Water consumption would be 26% less than the proposed project and solid
waste generated would be 26% less.
REDUCED INTENSITY ALTERNATIVE
The Reduced Intensity Alternative would retain the existing uses and develop the site
with a varied land use that would be consistent with the general character of the area.
This alternative would include new construction of a 78,012 square foot superstore,
46,090 square feet of specialty retail, and 898 square feet of restaurant space. Net
development in addition to the existing uses would be 125,000 square feet. This
alternative would be a neighborhood commercial center similar to the proposed
project, but of reduced density.
Although the impacts from this alternative would be similar to the project impacts in
the areas of light and glare and geology and hydrology, it would lessen impacts in the
areas of traffic and circulation, air quality, noise, and public services and utilities.
scsS626 -S3-
RESOLUTION 94-023
46Z
This alternative would generate 74 fewer a.m. vehicle trips than the proposed project
(or 14.% less) and 691 fewer p.m. trips (or 40% less). Compared to the proposed
project, this alternative would result in a net decrease of 691.98 pounds of CO; 75.14
pounds of ROC, 64.80 pounds of NO,, 0.17 pounds of SO., and 8.60 pounds of
PM~o. Although this alternative would generate a reduction in these emissions, they
would still exceed SCAQIVlD threshold limits for CO, ROC, and NOx.
This alternative would reduce construction noise impacts and would reduce noise from
vehicle trips and deliveries when compared to the proposed project. This alternative
would result in consumption of 27% less building energy and 41% less vehicle fuel
than the proposed project. Water consumption would be 32% less than the proposed
project, wastewater generated would be 32% less, and solid waste generated would be
30% less.
Generally, this alternative would be environmentally superior to the proposed project,
but not superior to the Mixed Use Retail/Office Alternative.
MIXED USE - RETAIL AND MULTI-SCREEN THEATER ALTERNATIVE
The Mixed Use - Retail and Multi-Screen Theater Alternative would include a varied
land use consistent with the general character of the area. This alternative would be
comprised of a 78,012 square foot superstore, 898 square feet of restaurant, and a
1,500 seat multi-screen movie theater in addition to the existing 7,000 square feet of
bank and 8,976 square feet of restaurant space. The proposed project's specialty
retail shops would not be included.
Although the impacts from this alternative would be similar to the project impacts in
the areas of light and glare and geology and hydrology, it would lessen impacts in the
areas of traffic and circulation, air quality, noise, and most public services and
utilities. However, it would cause a much higher amount of solid waste gefieration
due to a much higher generation rate for movie theaters.
This alternative would generate a total of 12,698 daily vehicle trips, more than any
other alternative. However, compared to the proposed project, this alternative would
generate approximately 365 fewer trips during the a.m. peak hours or (68% less) and
828 fewer trips during the p.m. peak hours (or 48% less).
Compared to the proposed project, this alternative would represent a net decrease of
589.24 pounds of CO, 63.53 pounds of ROC, 56.26 pounds of NOx, 0.25 pounds of
SOu, and 7.44 pounds of PM,o. Although this option would result in a reduction in
these enfissions, they would still exceed SCAQMD threshold limits for CO, ROC,
and NOx.
Construction noise wouM be less than that generated by the proposed project and the
reductions in vehicle trips and deliveries would result in fewer noise impacts. This
alternative would consume 30% less building energy and 34% less vehicular fuel than
-34-
the proposed project. It would consume 51% less water annually than the project,
and 50% less wastewater. It would generate 468% more solid waste than the
proposed project.
464 RESOLUTION 94-023
EXHIBIT B
STATEMENT OF OVERItlDING CONSIDERATIONS
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines provide that:
"CEQA requires the decision-maker to balance the benefits of a proposed project against
its unavoidable adverse risks in determining whether to approve the project. If the
benefits of the proposed project outweigh the unavoidable adverse environmental effects,
the adverse impacts may be considered 'acceptable.'
Where the decision of the public agency allows the occurrence of significant effects
which are identified in the final EIR but are not at least substantially mitigated, the
agency shall state in writing the specific reasons to support its action based on the final
EIR and/Or other information in the record. This statement may be necessary if the
agency also makes a finding under Section I5091(a)(2) or (a)(3).
If any agency makes a statement of overriding considerations, the statement should be
included in the record of the project approval and should be mentioned in the Notice of
Determination." (Section 15093 of the State CEQA Guidelines.)
Project benefits are defined as those improvements or gains to the community that would not
occur without the proposed project.
IMPACTS FROM PROPOSED PROJECT
As stated in Section V of the Statement of Findings of Fact for the Santa Aha Gateway
Center accompanying this Statement of Overriding Considerations, the proposed project
would have the following significant unavoidable environmental effects: (1) project-
specific and cumulative traffic impacts, (2) short-term construction related impacts and
project operation impacts on air quality, (3) short-term construction noise impacts, (4)
cumulative impacts on sewer systems, and (5) cumulative solid waste impacts.
I '~OJECT BENEFITS
The City Council finds that the proposed project would provide the following overriding
social and economic benefits to the City of Santa Aha and the region.
A. New Revenue to the City
The City estimates that total sales generated from the Santa Aha Gateway Center
will be as follows:
JAR3403
485
Annual Projected Sales
Smith's Food & Drug
Marshalls
Petsmart
Staples
Buildings H, J, A, B
Claim Jumper*
Wells Fargo
$25,r~00,000
$6,000,000
$5,000,000
$4,0O0,000
$6,000,000
increase of $600,000 annually
N/A
*current restaurant sales are declining based upon the deterioration of the site
Virtually all sales activities will be subject to local sales tax which will create new
revenues for the City.
B. Employment Opportunities
The proposed project will help achieve the City's objective of providing
employment opportunities for existing and future residents of the City as follows:
Merchant/Tenant
No. of New Employees
Smith's Food & Drug 200
Marshalls 60
Petsmart 35
Staples 30
Buildings H, J, A, B 50
Claim Jumper N/A
Wells Fargo N/A
C. Urban Renewal throu~,h Site and Landscape Improvements
The project site is currently an eyesore to the community and surrounding area.
Previous buildings on the site were underutilized and dilapidated. These
conditions are known to depress neighborhood property values. The new
development would incorporate new dc,.ign and landscape techniques wtdch
should enhance property values on site while providing adequate buffers for
adjacent residential uses. The proposed project would provide an attractive retail
and restaurant establishment for the surrounding business community.
Because the project is proposed to be developed as an integrated whole, the
project will provide the benefits eg an integrated architectural, landscaping, and
JAR3~03 -2-
RESOLUTION 94-023
signage scheme. This plan will result in an harmonious physical and visual
environment that piecemeal development of the site would not provide.
Neighborhood Services
The project would provide the following new retail opportunities and services that
are not currently available to the nearby older residential area:
A full line grocery superstore which provides greater selection and variety
beyond what is available in the area currently.
Apparel shopping and office supplies that will be readily available within
walking distance of both the residential community and the strong
concentration of businesses within the immediate project vicinity.
Planned restaurants with hardscape and attractive outdoor amenities and
landscaping that will provide a gathering place for patrons and citizens of
the community.
ALTERNATIVES EVALUATION
Section 15126(d) of the State CEQA Guidelines requires that EIRs describe a "range of
reasonable alternatives to the project, or to the location of the project, which could
feasibly attain the basic objectives of the Project, and evaluate the comparative merits of
the alternatives." Section VII of the Statement of Findings of Fact for the proposed
project outlines the following four alternatives to the proposed project: (1) No-Project
Alternative, (2) Mixed-Use Retail/Office Alternative, (3) Reduced Intensity Alternative,
and (4) Mixed Use - Retail and Multi-Screen Theater Alternative.
A. No-Proj¢Cl Alternative
Under the No-Project Alternative, the proposed project would not be developed.
The bank and restaurant would remain on site, and the remainder of the site
would remain vacant, at least until future redevelopment occurred.
Although this altern~ .ce would avoid or reduce the environmental impacts ~,.
discussed in Exhibit A (Findings Regarding Alternatives to the Proposed Project),
it would not achieve the project objective of developing a new neighborhood
shopping center to serve the household retail needs of the local residents in this
part of San',a Aha and nearby Tustin.
Furthermore, this alternative would not provide any of the project benefits
outlined in Section II, above. Although piecemeal development over time might
produce new revenues to the City, it would not produce the revenues in the near-
term or to the extent a master-planned development would provide them. This
JAR3403 -3-
RESOLUTION 94-023 48]
alternative would not provide the employment opportunities anticipated. Urban
renewal of the site would not oe-~uf in the near-term and the advantages of
master-planning would be lost. Neighborhood services would not be provided at
this time, and the City would lose the opportunity to enhance its image through
construction of a major gateway project.
Mixed-Use Retail/Office Alternative
The Mixed-Use Retail/Office Alternative would result in 157,000 square feet of
new construction, resulting in a shopping center 20% smaller than the proposed
project. With the existing restaurant and bank, the shopping center development
under this alternative would total approximately 173,000 square feet, for a total
of 78,012 square feet of supermarket, 60,000 square feet of office space, 18,090
square feet of retail, and 898 square feet of restaurant added to the existing
restaurant on site. With the exception of the supermarket, this alternative would
not include the neighborhood commercial component. Compared to the project
and other development alternatives, this alternative would be the environmentally
super/or alternative.
Although this alternative would avoid or reduce the environmental impacts
discussed in Exhibit A (Findings Regarding.Alternatives to the Proposed Project),
it would not achieve the project objective of developing a new neighborhood
shopping center to serve the household retail needs of the local residents in this
part of Santa Ana and nearby Tastin to the extent provided by the proposed
project.
Furthermore, this alternative would not result in the project benefits outlined in
Section II, above, as fully as the proposed project. Substitution of office space
for 20% of retail space would impair the City's ability to collect sales tax for
businesses in that space, presumably by a corresponding 20%. Urban renewal
of the site would not occur in the near-term and the advantages of master-
planning would be lost because it has not been demonstrated that this alternative
is economically viable at this time. Neighborhood services would not be provided
to the extent the proposed project would provide them.
Reduced Intensity Alternative
The Reduced Intensity Alternative would retain the existing uses and develop the
site with a varied land use that would be consistent with the general character of
the area. This alternative would include new construction of a 78,012 square foot
ouperstore, 46,090 square feet of specialty retail, ana 898 square feet of
restaurant space. Net development in addition to the existing uses would be
125,000 square feet. Ires alternative would be a neighborhood commercial
center similar to the proposed project, but of reduced density.
JAR3G03 -4-
RESOLUTION 94-023
Although this alternative would avoid or reduce the environmental impacts
discussed in Exhibit A (Findings Regarding Alternatives to the Proposed Project),
it would not achieve the project objective of developing a new neighborhood
shopping ,~enter to serve the household retail needs of the local res;dents in this
pan of Santa Ana and nearby Tustin as completely as the proposed project.
Furthermore, this alternative would not provide the project benefits outlined in
Section II, above, to the extent the proposed project would achieve. The
reductions in retail space would impair the City's ability to collect sales tax for
businesses in that space, presumably in commensurate percentages. Fewer
employment opportunities would be provided. Urban renewal of the site would
not occur in the near-term and the advantages of master-planning would be lost
since it has not been demonstrated that this alternative is economically viable at
this time. Neighborhood services would not be provided to the extent the
prqposed project would provide them.
Mixed Use - Retail and Multi-Screen Theater Alternative
The Mixed Use - Retail and Multi-Screen Theater Alternative would include a
varied land use consistent with the general character of the area. This alternative
would be comprised of a 78,012 square foot superstore, 898 square feet of
restaurant, and a 1,500 seat multi-screen movie theater in addition to the existing
7,000 square feet of bank and 8,976 square feet of restaurant space. The
proposed project's specialty retail shops would not be included.
Although this alternative would avoid or reduce the environmental impacts
discussed in Exhibit A (Findings Regarding Alternatives to the Proposed Project),
it would create substantially greater solid waste impacts. Also, due to the
reductions in specialty shops, it would not achieve the project objective of
developing a new neighborhood shopping center to serve the household retail
needs of the local residents in this pan of Santa Ana and nearby Tustin to the
extent the proposed project would allow.
Furthermore, this alternative would not provide the project benefits outlined in
Section II, above, to the extent the proposed project would. The substitution of
movie theaters -- where admission is not subject to local sales tax -- and
reductions in retail space would impair the Cit.~'s ability to collect sales tax for
businesses in that space, presumably in commensurate percentages. The less
labor-intensive theater use would provide fewer employment opportunities.
Urban renewal of the site would not occur in the near-term and the advantages
of master-planning would be lost ~mce it has not been demonstrated that this
alternative is economically viable at this time. Neighborhood services would not
be provided to the extent the proposed project would provide them. Although the
Smith's store would provide some retail opportunities, they would not include the
specialty retail uses included in the proposed project.
-5-
RESOLUTION 94-023 483
STATE54~,NT OF OVERRIDING CONSIDERATIONS
The City Council hereby finds that despite thc incorporation of all thc mitigation
measures outlined in the Findings of Fact on the proposed project, certain environmental
impacts remain which cannot be mitigated to a level of insignificance. The City Council
finds that these unmitigable impacts are outweighed by the project benefits described
above and are therefore acceptable. Furthermore, for the reasons di~ussed above, the
project alternatives identified in the EIR will have greater environmental impacts than the
project, will not meet the project objectives, or will not provide the project benefits to
the same extent as the project. Therefore, for the reasons described in detail above,
these economic, social, and other considerations make the project alternatives identified
in the EIR infeasible.
470 '
RESOLUTION 94-023
City of Santa Aha
EXHIBIT C
FINAL
SANTA ANA GATEWAY CENTER
Mitigation Monitoring Program
SCH # 93121020
May 2, 1994
~epared~n
Contact Person:
City of Santa Ana
Planning Division
206 West Fourth Street
Santa Aha. CA 92702
Charles View, Senior Planner
Environmental
Sciencl
Associates, Inc.
4221 Wilshim Blvd.
Suite 480
LOs Ang-.ies. Cailfomia
90010-3512
(213) 933-6111
"- ESA
RESOLUTION 94-023
L0
2.0
A
B
TABLE OF CONTENTS
INTRODUUI]ON
PROGRAM MANAGEMENT
Mitigation Monitoring Plan
Sample Compliance Verification Form
4
RESOLUTION 94-23
SANTA ANA GATEWAY
MITIGATION MONITORING PROGRAM
Lead Agency
City of Santa Ana
Planning Division
206 West Fourth Street
Santa Ana, CA 92702
(714) 667-2700
Contact: Charles View, Senior Planner
Prepared in cooperation with the City of Santa Aha by:
Environmental Science Associates. Inc.
4221 Wilshire Boulevard. Suite 480
Los Angeles, CA 90010
(213) 933-6111
Contact: Nancy Ferguson, Senior Associate
Applicant:
Smith's Food and Drug Centers, Inc.
1550 South Redwood Road
Salt Lake City, UT 84104
(801) 467-8484
Contact: Wade Williams, Real Estate Department
May 2, 1994
~so~u~o~ ~-o~ 473
TABLE OF CONTENT,~
Section
1.0
2.0
A
B
INTRODUCTION
PROGRAM MANAGEMENT
Mitigation Monitoring Plan
Sample Compliance Verification Form
PaL~_fi
4
474 RESOLUTION 94-023
1.0 INTRODUCTION
'me State of California Public Resources Code § 21081.6 (AB 3180) requires that a lead or
responsible agency must adopt a mitigation monitoring or reporting program when approving or
carrying out a project where an environmental document, either an Environmental Impact Report
(EIR) or Mitigated Negative Declaration has identified measures to reduce potential adverse
environmental impacts to levels that are less than significant. The City of Santa Ant is the lead
agency for the Santa Aha Gateway Center project and, therefore, is responsible for
implementation of the mitigation monitoring program. An EIR 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 monitoring program is required to
ensure that adopted mitigation measures are successfully 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 contains the mitigation measures for the project and identifies the timing of the
implementation or verification of each measure, the method of verification, and the party
responsible for verifying that the measure is successfully implemented. The applicant is
responsible for the implementation of each measure, and the City representative is responsible for
verifying that the measure has been satisfactorily completeti tiuough plan check, field
inspections, and/or written evidence submitted to the City by the applicant, or the applicant's
agent, which verifies that the measure has been successfully implemented.
Attachment B contains a sample "compliance verification" form which can be used to report the
project's compliance of each measure. The City may develop alternative forms for use in
compliance verification.
-1-
RESOLUTION 94-023
475
2.0 PROJECT MANAGEMENT
The mitigation monitoring program (M/vIP) for the development of the Santa .ama Gateway
Shopping Center 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 Ana. The primary City 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 implemented by the applicant and are vested with the authority to act
accordingly.
Planning and Building Agency
Planning Manager
Senior Planner, Development and
Environmental Coordination
Environmental Coordinator
Case Planner
Landscape Associate
Public Works Agency
Develo~I~ent En~neefin~ Division
Engineering Services Manager
Enterprise Coordinator
Fire Department
· v ' 'vi i
Fire Marshal
Police Department
Community Services Division
Deputy/Chief
Building Division
Inspection Services Manager
Senior Plan Check Engineer
Water Resources Division
Water Resources Manager
Police Adqlillistration
Community Services Specialist
-2-
RESOLUTION 94-023
The Enviwnmental Coordinator, or designated assignee, will, primarily through plan checks and
field inspections, supervise the design and construction of the project, and will be responsible for
the overall management of the MMP. The above noted designated "monitors" shall oversee
elements of the MMP and review compliance through the use of complianee verification forms to
be developed by the City and supported by the Environmental Coordinator. A sample of a
compliance verification form is provided in Agachment B. Designated monitors shall ensure
compliance verification forms are filled out correctly and proper action is being taken on each
measure. Designated monitors will also be responsible for filing and updating 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, such as a consulting engineer, if technical
expertise beyond the monitor's ability is required. If it is found that an adopted mitigaxion
measure is not being properly implemented, the designated monitors shall require corrective
actions to ensure adequate implementation.
-3-
RESOLUTION 94-023
APPENDIX A: MITIGATION MONITORING PROGRAM
LIGHT AND GLARE
Outside light fixtures shall be consistent with the City of Santa Ana Building Code,
National Electrical Code, and the requirements of the City of Santa Aha Police Department
and will be designed and installed at angles to reduce light intruding onto adjacent land
US~S.
Timin~ of Imnlementation/Verification
Prior to building permit
issuance; verify prior to
occupancy
Method of Verification
Architectural and electrical plan
check; photometric study; and field
inspection
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division;
Community Services Specialist.
Police Administration
Prior to the issuance of a building permit, the applicant shall prepare a point by point
computerized photometric study showing the light trespass into the adjacent residential
neighborhood. The purpose of this study is to ensure the extent of offsite light impacts to
the adjacent residential neighborhood will not exceed 0.2 candle foot. Tiffs study shall be
submitted to the City of Santa Ana, Police DeparUnent~ Crime Prevention Sergeant.
Timine of Implementation/Verification
Prior to building permit issuance
Method of Verification
Architectural and electrical plan
check; photometric study; field
inspection
Responsible Parties
City of Santa Aha Police Depamnent,
Crime Prevention Sergeant
To minimize excessive light and glare, building exteriors shall utilize a low reflectance
glass. Mirrored glass and other highly reflective building materials shall not be utilized on
the exterior of the building.
Timing of Implementation/Veil fication
Prior to building permit issuance;
verify prior to occupancy
Method of Verification
Amhitectural plan check and field
inspection
RESOLUTION 94-023
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
Exterior building courts and corridor illumination shall be designed to minimize intrusive
glare at nearby residences. Low level security lights shall be used along driveway
entrances.
Timine of ImotementationFqefification
Prior to building permit
issuance; verify prior to
occupancy
Method of Verification
Architectural and electrical plan
check; field inspection
Responsible Parties
Environmental Coordinator. Case
Planner, Planning Division; Police
Administration
All outdoor lighting other than identification signage shall be directed from the perimeter of
the property toward buildings and parlOng areas utilizing cut-off fixtures.
Timin~ of Imnlementation/Verifieation
Prior to building permit
· isSUance; verify prior to
occupancy
Method of Verification
Architectural and electrical plan
check; field inspection
Responsible Parties
Environmental Coordinator, Case
Planner. Planning Division; Police
Administration
Plant materials, shade structures, and o~her architectural design features shall be used, where
appropriate, to decrease reflectivity of hardscape and light and glare toward adjacent
residences.
Timin~ of Implementation/Verification
Prior to building permit issuance;
verify prior to Certificate of
Occupancy issuance
Method of Verification
Site construction drawing plan check
and landscape plans
Resv, onsibl¢ p~rties
Landscape Associate, Environmental
Coordinator. Case Planner, Planning
Division
-5-
RESOLUTION 94-023
479
7. Construct northbound right-mm at southeast comer of Williams/17th.
Timine of Implement ationfVerificafion
Prior to Certificate of Occupancy
issuance
Resrmnsible Parties
Field inspection
Environmental Coordinator, Planning
Division, Engineering Services
Manager. Development Engineering
Division
8. Construct raised median and widen 17th Street.
Timine of lmolementation/Vefi fication
Prior to Certificate of Occupancy
issuance
Field inspection
Res_~onsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
9. Acquire easement from property owners on north side of 17th Street for construction and
maintenance of a traffic signal at 17th and the main entrance to the project site.
Timine of Imnlementation/Verification
Prior to building permit issuance
Vri] i
Building plan check
Responsible Parties
Environmental Coordinator, Plann~ing
Division; Engineering Services
Manager, Development Engineering
Division
10. Construct raised median and widen Tustin Avenue.
Timine of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of Vefifiqation
Field inspection
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
-6-
480
RESOLUTION 94-023
11. Dedic~ the required rights-of, way along Williams, 17th. and Tustin to construct ultimate
see, et improvements except as stated in mitigation measure 12.
Timing of Imolementation/Vefification
Prior to building permit issuance
Method of Verification
Building, grading and off-site
impmvemem plan check
Resnonsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
12.
Prior to the issuance of building permits, execute an agreement binding the owner as
follows: a) to make an irrevocable offer to dedicate to the City the necessary right-of-way to
complete the improvements at the southwest comer of Tustin and 17th and b) to fund the
improvements.
Timine of Imnlementation/Vefi fication
Prior to building permit issuance
Method of Verification
City Council approval; verification of
written agreement
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division; City Council
13. Construct traffic signal at 17th and the project's main driveway entrance.
Timine of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of Verification
Final inspection
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division; City Council
14. Modification of traffic signal at Tustin and 17th.
Timin~ of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of V~fification
Field inspection
Resnonsible Pan'ies
Environmental Coordinator, Planning
Division; Engineering Services
-7-
RESOLUTION 94-023
Manager, DevelopmentEngineering
Division
15. Modification of traffic signal at Tusfin and Bentall driveway.
Tilnine of lmolementation/Vefification
Prior to Certificate of Occupancy
issuance
Method of Verification
Field inspection
l~esoonsible Parties
Environmental Coordinaton Planning
Division; Engineering Services
Manager, Development Engineering
Division
16. Acquire easement from adjacent property owner on Tusfin immediately south of the project
for modifications/alignment at Tustin and the Bentall driveway.
Timin~ of Imnlementation/Vefification
Prior to building permit issuance
Method of Verification
Grading and off-site improvement
plan check
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
17.
The project sponsor shall implement a Transportation Demand Mahagement Program
(TDMP) included in Appendix C of the Traffic Analysis through the CC&Rs on the project.
The TDMP shall (1) set a performance standard of a 15% reduction in trips otherwise
anticipated, (2) require annual monitoring of traffic as compared to the standard, (3) contain
a broad range of secondary TDM strategies to further reduce traffic, and (4) require that the
project owners either pay a TDM penalty fee or implement the secondary strategies until the
standard is met.
Timine of lmolementation/Vefification
Condition of Certificate of
Occupancy; on-going during life of
project
Method of Verification
Written report to be provided by the
project sponsor or representative
annually; recorded TDMP in project's
CC&Rs
Responsible Parlies
Engineering Services Manager,
Development Engineering
Division; Public Works Agency;
Project Sponsor or representative
-8-
482 RESOLUTION 94-023
18. Participation in TSIA a~a-wide fee programs.
Timin¢, of Implementation/Verification
Prior to issuance to building permits
Written verification of canceled
checks
Responsible Parties
Engineering Services Manager,
Development Engineering Division;
Public Works Agency
Bus Transit
19. Construct eastbound bus turnout, a minimum of 70 feet in length, with transition m existing
improvements on 17th to Tustin.
Timing, of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of Verification
Grading and off-site improvement
plan check; field inspection
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
20. Construct southbound bus turnout, a minimum of 60 feet in length, with transition to
existing improvements on Tustin to 17th.
Timing of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of Verification
Grading and off-site improvement
plan check; field inspection
Responsible Parties
Environmental Coordinaton Planning
Division; Engineering Services
Manager, Development Engineering
Division
RESOLUTION 94-023
483
21.
Fifteen (15) parking spaces, or 20 percent of the spaces requested for this minor exception,
shall be designated as "30 Minute Parking". These designated spaces shall be located
throughout the parking areas direcdy adjacent m decorative paved hardscaped sidewaLks
fronting Buildings G, H and J. Additionally the parking should be located those areas that
would not require pedestrians to cross any vehicular drive aisles in order to access Buildings
D-H and I. Curbs for these spaces shall be painted green. All signage shall be posted and
included in the Center's proposed Planned Sign Program.
Timin~ of ImDlementationPqerification
Prior to Ce~ficate of Occupancy
issuance
Striping, grading and building plan
check: Field inspection
Responsible Parties
Environmental Coord!nator, Case
Planner. Planning Division;
Engineering Services Manager,
Development Engineering Division
22.
The project sponsor shall stage demolition of the existing parking lot and construction of the
new parking lot to minimize impacts to patrons of the existing bank and restaurant. A
staging plan shall be submitted to the Planning Division and Public Works Agency and
approved prior to issuance of grading permits.
Timine of Implementation/Verification
Prior to grading permit issuance
Grading and building plan check
Responsible Parties
Case Planner, Planning Division;
Engineering Services Manager,
Development Engineering Division
23. The project sponsor shall monitor delivery truck arrival/departure to ensure that no staging
occurs on 16th Street or Williams Street.
Timin~ of Implementation/Veil fication
Condition of Occupancy permit
issuance
Method of Verification
Verification from project sponsor,
field inspection
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
-10-
24. In addition to project specific mitigation measures listed above, the project sponsor shall
participate in the TSIA area wide tramc fee programs.
Timine of ImolementationPv'erification
Method of Verification
p. esponsible Parties
AIR QUALITY
Short-Term Project Construction
25.
Prior t~ issuance of building permits
Written verification of canceled
checks
Engineering Services Manager,
Development Engineering Division;
Public Works Agency
All unpaved demolition and construction areas shall be wetted at least twice a day during
excavation and construction, and temporary dust covers shall be used on soil piles to reduce
dust emissions and meet SCAQMD Rule 403.
Timing of Implementation/Verification
Method of Verification
Resnonsible Parties
During grading and consWaction
Periodic field inspection during
grading and construction
Environmental Coordinaton Planning
Division; Inspections Services
Manager, Building Division
26. All grading activities shall cease during periods of high winds (i.e. greater than 25 knots).
Timine of lmt)lementation/Verification
V riff
Responsible Parties
Conditions of grading permit;
wind speed gauge with warning
light; grading contractor
Grading plan check; field inspection
Environmental Coordinator, Planning
Division; Inspection Services
Manager, Building Division
General contractors shall maintain and operate construction equipment so as to minimize
exhaust emissions. During construction, trucks and vehicles in loading and unloading
queues shall be kept with their engines off. when not in use, to reduce vehicle emissions.
Timing of Implementation/Verification During grading/construction
operations
-11-
485
28.
29.
30.
Method of Verification
Grading plan check; periodic field
inspection during grading
operations
Responsible Parties
Environmental Coordinator, plammng
Division; Inspection Services
Supervisor. Building Division
Construction activities shall be phased and scheduled [o avoid emission peaks and shall be
discontinued during second-stage smog alerts.
Timing of Imnlementation/Vefification
During grading and construction
Method of Verification
Grading plan check and field
inspection
Res_t~nsible Parties
Environmental Coordinator,
Planning Division; Inspection
Services Supervisor. Building
Division
Prior to the issuance of Certificate of Occupancy of Smith's Superstore, until construction
on those pads commences, to minimize dust generations, any of building pads A, B, D-H. J
or L not under construction, in Building Depamment Plan Check or it can be shown to the
satisfaction of the City that Plan Check is imminent, then said building pads areas shall be
provided with interim landscaping, as follows: Building D-H, wildllower mix: Buildings A,
B, J, L, planted with tuff grass.
Timing of Implementation/Verification
Prior to issuance of Certificate of
Occupancy for Smiths; and on-going
during construction
Methg0 9f Verification
Grading. architectural, and
landscaping plan check; periodic field
inspections during grading
operations
Responsible Parties
Environmental Coordinator, Case
Planner and Landscape Associate,
Planning Division: Inspection
Services Supervisor. Building
Division
Wheel washers shall be installed where vehicles exit unpaved roads onto paved roads or
wash off trucks and any equipment leaving the site before every trip:
Timing of tmglementation/Vefi fication
Condition of grading permit
issuance (note on grading plan)
-12-
RESOLUTION 94-023
Grading plan check; periodic field
inspections during grading
opera,ohs
Resoonsible Ps.les
Environmental Coordinator, Planning
Division; Inspection Services
Supervisor, Building Division
Lone Term Proiect Ooeration
31. l. mplementation of a TDMP (mitigation measure 17).
Tirnine of Imolementation/Vefification
Condition of Certificate of
Occupancy; on-going during life of
project
Written report to be provided by
the project sponsor or representative
annually and TDMP recorded in
project CC&Rs
Rest~nsible Parties
Engineering Services Manager,
Development Engineering
Division; Project Sponsor or
representative; tenants
32. Implementation of the following measures would mitigate on-road mobile source emissions
by the maximum emission reduction efficiency:
ROC NOx CO
Provide on-site employee services such as cafeterias 0.2-3.4% 0.3-4.5% 0.3-4.5%
(restaurants), banks, etc.
Construct off-site bus turnouts
0.1-1.0% 0.1-1.3% 0.1-1.3%
Synchronize traffic lights on s~eets impacted by the 4.0-8.0% 4.0-8.0% 4.0-8.0%
proposed development.
ROC NOx CO
Include retaflservicesadjacent to residenfial
subdivisions.
1.0-4.0% 1.3-6.0% 1.3-6.0%
Qualitative Measures
-13-
487
33.
Odor
34.
- The applicant in coordination with the City of Santa
Aha shall implement an on-sim circulation pl~ in
parking lots to reduce vehicle queuing.
- The applicant in coordination with the City of Santa
Ana shall contribute to regional transit systems such
as fight-of way and capital improvements.
Timine of Imolementation~erification
Method of Verification
Resoonsible Panics
Bicycle racks shall be provided on-site to encourage
employees.
Timing of Implementation/Verification
Method of Verification
Responsible Parties
Not quantifiable
Not quantifiable
Prior to Certificate of Occupancy
issuance; on-going during life of
project
Periodic inspection during life
of the project
Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
alternative modes of transportation by
Prior to issuance of Certificate of
Occupancy; On-going during life
of project
Arckitecmral plan check; periodic
inspection during life of the project
Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
In order to reduce the potential odor problems, disposal of trash at Smith's Superstore shall
be restricted to covered containers or enclosed compactor containers. In addition there shall
be other storage areas as shown on the site plan for recyclable materials. All other tenants
in the center shall utilize trash enclosure areas with fully covered trash containers to reduce
releases of unpleasant odors.
Timin~ o f lmolem entation/Vefification
Prior to issuance of Certificate of
Occupancy; on-going during life
of project
Method of Verification
Site plan review: Periodic inspection
during life of the project
-14-
RESOLUTION 94-023
Responsible Parties
Case Planner, Planning Division;
Inspection Services Manager,
Building Division
NOISE
~bort-Term Pro)ect Construction
35.
All outdoor construction activities shall be limited to the hours of 7:00 a.m. to 8:00 p.m.,
Monday through Saturday. No construction activities shall be permitted on Sundays or
federal holidays.
Timin~ of lmnlementation/Vefification
Prior to grading permit
issuance (note on grading plan);
during construction: posting of
complaint hotline number to field
office
Method of Verification
Field inspection
Res_tmnsible Par~ies
Environmental Coordinator,
Planning Division; Inspection
Services Manager, Building Division
36. AIl construction equipment, stationary or mobile, shall be equipped with properly operating
and maintained muffling devices.
Timing of Implementation/Verification
Prior to grading permit issuance (note
on grading plan)
Method of Verification
Grading plan check; written
verification provided by the project
sponsor, field inspections
Rest>onsible Parties
Environmental Coordinator,
Planning Division: Inspection
Services Manager, Building
Division
37.
Stationary construction equipment shall be placed such that emitted noise is directed away
from residential land uses. Temporary noise barriers, enclosures or shrouds shall be used,
when appropriam, to reduce noise emitted from stationary construction equipment.
Timine of ImplementationFVefi fication
Prior to building permit
issuance
Method Qf Verification
Building plan check; field
inspection
RESOLUTION 94-023 48~
Responsible Parties
Environmental Coordinator, Case
Planner. Planning Division;
Inspection Services Manager,
Building Division
38. A wall profile shall be provided to the City for review and approval prior to site plan
approval.
Timine of Implementation/Verification
Prior to site plan approval
Site plan check
Rest~onsible Parties
Environmental Coordinator, Case
Planner, Planning Division; Senior
Plan Check Engineer, Building
Division
39.
Prior to the issuance of a grading permit, the applicant shall erect one of the following: a) a
temporary plywood fence or b) a permanent wail, along the entire length of the south
property line in order to reduce short-term noise and dust impacts. Subject to final grading
plans, the temporary fence or permanent wall shall be a minimum of eight feet on the
project side and a maximum often feet on the adjacent property to the south. The
temporary fence (if consU'ucted) shall stay in place until the grading and construction of
Smith's is complete or the permanent wall construction has commenced.
Timin~ of Implementation/Verification
Prior to issuance of grading permit,
building permits, Certificate of
Occupancy
Method of Verification
Architectural, building and grading
plan check, field inspection
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
Long Term Project Ot~eration
40.
If the plywood fence is constructed, within 48 hours of removal of the fence and prior to the
issuance of a certificate of occupancy for Smith's, the applicant shall begin construction of a
new contiguous concrete block wall for the entire length of the south property line in order
to reduce long-term noise impacts. The wall along the Shady Lane residential neighborhood
shall be of slumpstone material. Subject to f'mal grading plans, the sound wall shall be a
minimum of eight feet on the project side and a maximum of ten feet on the adjacent
property to the south.
RESOLUTION 94-023
490
41.
42.
Timing of Implementation/Verification
Prior to issuance of Certificate of
Occupancy for Smiths or within 48
hours of removal of plywood fence;
subject to final grading plan approval
Amhitecmral, building and grading
plan check, ce~ficate of occupancy
Re _sponsible Parties
Environmental Coordinator, Case
Planner, Planning Division; Senior
Plan Check Engineer, Building
Division
The loading dock for Smiths shall be located on the westerly side of the building fronting
Williams Street rather than at the back (south) side of the building to minimize noise
impacts to residents directly souUh of the project site. In addition, the loading dock shall be
designed so that the access is down a ramp from street level further helping to attenuate any
noise creaW~d in the loading area.
Timin~ o f lmnlementation/Verification
Prior to building permit
issuance
V ' i
Building plan check
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division; Senior
Plan Check Engineer, Building
Division
The project sponsor shall construct a sound shield around the air conditioners at the Smith's
store that provides 5 dBA of sound reduction to the south for all equipment located within
100 feet of the south property line to keep the ambient noise level wiilfin acceptable limits.
Timine of lmolementation/Verification
CC&Rs; prior to issuance of building
and mechanical permits; prior to
issuance of Certificate of Occupancy
Method of Verification
Review of CC&Rs; building,
architectural and mechanical
construction drawings in plan check;
field inspection
Responsible Parties
Environmental Coordinator, Case
Planner, Planning Division; Senior
Plan Check Engineer, Building
Division
-17-
RESOLUTION 94-023 491
43. Thepmje~sponsorsh~ notmountanyextem~e~ipmentonthesou~sideofthe
~ng.
Timine of Implementation/Verification
CC&Rs; prior to building permit
issuance; prior to issuance of
Certificate of Occupancy
Review of CC&Rs; architectural
building, and mechanical plan check;
field inspections
Responsible Parties
Environmental Coordinawr, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
44. A telephone hotline number will be provided to residents south and west of the project to
report any noise disturbances directly to the City of Santa Ana Planning Manager.
Timin~ of Implementation/Verification
Prior to issuance of Certificate of
Occupancy
Method of Vefificatioll
Verification from project sponsor or
representative; field inspection
Responsible Parties
Project Sponsor or representative;
Environmental Coordinator, Case
Planner. Planning Division;
Inspection Services Manager,
Building Division
BUILDINGS D through H
These buildings would be located near the south property boundary. Potential noise impacts
from long-term operation include noise from the loading docks and related truck traffic noise.
The following mitigation measures shall be implemented at the time of occupancy and shall be
monitored during long-term operation of the project by the project sponsor or its successor.
45. Tenants shall keep all loading doors closed unless loading or unloading is in progress.
Timin~ of Implementation/Verification
Prior to issuance of Certificate of
Occupancy; CC&Rs
Method of Verification
Verification from tenants; field
inspection; CC&Rs
Resoonsibte Parties
Environmental Coordinator, Case
Planner. Planning Division;
492 RESOLUTION 94-023
Inspection Services Manager,
Building Division
46. Tenants shall post signs at the vicinity of the loading doors marling: "No Horn Blowing".
Timin~ of Implementation/Verification Prior to issuance of Cerdficates of
Occupancy
Method of Verification Verification from tenants; building,
architectural plan check; field
inspection
~ Environmental Coordinator, Case
Planner, Planning Division;
Inspection Services Manager,
Building Division
47. Tenants shall be prohibited from storage of any refrigerated trailers on-site, particularly in
loading docks with compressors operating.
Timin~ of Implementation/Verification Prior to issuance of Certificates of
Occupancy
V ' i Verification from tenants; field
inspection
Responsible Parties Environmental Coordinator, Planning
Division; Inspection Services
Manager, Building Division
48. Tenants shall specify some means for tracks to signal tenants to open and close dock doors
such as doorbells or buzzers or placement of a telephone near the loading dock to minimize
the potential for horn blowing.
Timin~ of Implementation/Verification Prior to issuance of Certificates of
Occupancy
Method of Verification Verification from tenants; field
inspection
Responsible Parties Environmental Coordinator, Planning
Division: Inspection Services
Manager. Building Division
49. Tenants shall post a notice inside stores near the loading clocks so that radio playing shall be
curtailed while dock doors are open.
Timin~ of Implementation/Verification Prior to issuance of Certificates of
Occupancy
-19-
RESOLUTION 94-023
Responsible Parties
Verification fi'om tenants; field
inspection
Environmental Coordinator, Planning
Division; im%pection Services
Manager. Buiiding Division
50. Tenants shall post notice inside smms near loading docks am not :~ be used as break areas,
and excessive talking on the docks shall be curtailed.
Timin~ of Implementation/Verification
Prior to issuance of Certificates of
Occupancy
~[ethod gf Verification
Verification from tenants; field
inspection
Responsible Parties
Envimnmenxtl Coordinator, Case
Planner, Pl:~mng Division;
Inspection 5e.wices Manager,
Building Di~Ssion
51.
Vehicles of a size equal to an SU-30 track and larger shalI be allowed to make deliveries
between the hours of 9:00 am to 4:00 pm, Mondays through Saturdays and between the
hours of 12 pm (noon) and 4 pm on Sundays. This applies to all b~inesses in buildings D-
H to reduce peak traffic and mitigate noise generated by the deliver3.' activin,.
Timing of Implementation/Verification
Prior to iss'~ce of Certificates of
Occupancy
Method of Verification
Verification :'mm tenants; field
inspection
Resoonsible Parties
Envimnmentai Coordinator, Case
Planner. Pla."~,mg Division;
Inspection Services Manager,
Building Di~.sion
52.
Prior to issuance of building permits for building D through H the project sponsor shall
show, on working drawings, the following mitigation measures (:2z~e measures shall be in
place prior to issuance of initial occupancy permits):
Erect a sound barrier around the rooftop air conditioners, where such air conditioners
are within 100 feet of the residential property line, that provic2es a 5 dBA reduction in
sound level.
No buildings shall have mechanical equipment mounting or vented on the south side of
the buildings.
494 RESOLUTION 94-023
Erect an eight foot (8') wall on the south side of the open loading docks on Buildings D
through F. Buildings G and H do not require a wall because the loading area is between
buildings.
Timine of Implementation/Verification
Prior to issuance of building permits
or Certificates of Occupancy
Plan check of construction
drawings; field inspection
~$ponsible Parties
Environmental Coordinator, Case
Planner, Planning Division; Senior
Plan Check Engineer. Inspection
Services Manager, Building
Division
ENERGY
53.
The new shopping center will be constructed to comply with Title 24 of the California Code
of Regulations established by the California Energy Commission regarding energy
conservation standards. These standards relate to insulation requirements, glazing, lighting,
shading, and water and space heating systems.
Timine of lmolementation/Vefificafion
Prior to issuance of building permits
or Certificates of Occupancy
[Method of Verification
Plan check of constmction
drawings; field inspection
Res[mnsible Parties
Environmental Coordinaton Planning
Division; Senior Plan Check
Engineer, Building Division
54. The project sponsor shall consult with the Southern California Edison Company and the
Southern California Gas Company regarding feasible energy conservation measures that
could be incorporated into the design of the project.
Timine of Imnlementation/Verification
Prior to building/occupancy permit
issuance
Method of Verification
Plan check of construction drawings
Resrmnsibte Parties
Environmental Coordinator. Planning
Division; Senior Plan Check
Engineer, Building Division
55. Install occupant controlled light switches and thermostats to permit individual adjusUnent of
lighting and HVAC.
Timing of lmt~lementation/Verification
Prior to issuance of building permits
or Certificates of Occupancy
Method of V~lSfication
Plan check of construction drawings;
field hqspection
Restxmsible Parties
Senior Plan Check Engineer, Building
Division
56. Control mechanical systems (HVAC and lighting) in the buildings with timing systems to
prevent accidental or inappropriate conditioning or lighting of unoccupied space.
Timing of Implementation/Verification
Prior to issuance of building permits
or Certificates of Occupancy
Method of Verification
Plan check of construction drawings;
field inspection
Responsible Parties
Senior Plan Check Engineer, Building
Division
57. Built-in appliances, refrigerators, and space-conditioning equipment shoulfl exceed the
minimum efficiency levels mandated in the California Code of Regulations.
Timing Of Implementation/Veil ficarion
Prior to issuance of building permits
or Ce~ficates of Occupancy
Method of Verification
Plan check of construction drawings;
field inspection
Responsible Parties
Senior Plan Check Engineer, Building
Division
58. Implementation of a TDMP (mitigation measure 17).
Timing of Implementation/Verification
Prior to issuance of Certificates of
Occupancy; on-going during life of
project
Method of Verification
Written report provided by the
project sponsor or representative
annually and recorded in project
CC&Rs
Responsible Pgrties
Planning Division; Engineering
Services Manager, Development
Engineering Division, Project Sponsor
or representative
-22-
RESOLUTION 94-023
PUBLIC SERVICESAJTIL1TIkS
Fire Protection and Emergency Services
59.
Thc project sponsor shall COnsult with the Santa Aha Fire Departraent during project design
and prior to imtial occupancy of the buildings to discuss and implement such features as
emergency access and emergency evacuation plans. Definitive plans and specifications
shall be submitted to the SAFD prior to issuance of occupancy permits. Requirements for
necessary permits must be satisfied prior to commencement of any portion of the proposed
project. The project sponsor has submitted the final site plan, which shows the accessways
and turning areas for Fire Department approval.
Timin~ of lmnlementation/Vefification
During project design and prior to
initial Certificate of Occupancy
Method of Verification
Plan check review
Responsible Parties
Case Planner, Planning Division;
Senior Plan Check Engineer,
Building Division; Fire Marshall, Fire
Department
60. The project shall comply with all applicable City and State fire codes and ordinances as well
as the Public Safety Element of the General Plan.
Timin~ of Implementation/Verification
Prior to issuance Certificates of
Occupancy; on-going during the life
of the project
Method of Verification
Plan check; periodic field
inspections
Resoonsible Par~ies
Senior Plan Check Engineer,
Inspection Services Manager
Building Division; Fire Marshal, Fire
Department
61. Sprinkler systems shall be required, in accordance with the Santa Ana Fire and Building
code requirements.
Timine of Implementation/Verification
Plan Check; prior to issuance of
Certificates of Occupancy
Method of Verification
Plan check; field inspections
Responsible Par~ies
Senior Plan Check Engineer,
Inspection Services Manager,
Building Division: Fire Marshal, Fire
Department
-23-
Police Services
62.
The project sponsor shall consult with the City of Santa Ana Police Department's Crime
Prevention Unit on the design and implementation of a security plan for the project. This
plan shall be approved by the Chief of Police. The security plan will require the use of
private security guards to monitor and patrol the project site during construction and
operation. Said security guard obligation shall be reviewed with the Police Department of
Santa Ana after six months of Smith's Superstore opening and annually thereafter for any
modification to the security obligation based upon observations by the Parcel owners and
Police Deparunent incident reports.
Timine of ltrlplementation/Veri fication
Plan check, during construction, on-
going during the life of the project
Method of Verification
Plan check review; field
inspections
Responsible Parties
Case Planner, Planning Department;
Engineering Services Manager.
Development Engineering Division;
Community Services Specialist.
Police Depamnent: Senior Plan Check
Engineer, Inspection Services
Manager. Building Division
63. The site will be designed with parking areas that provide good il/umination, minimum dead
space, and maximum store visibility to eliminate areas of concealment and opportunities for
crime.
Timin~ of Iml~lem entationFv'erification
Prior to issuance Certificate of
Occupancy; plan check; and on-going
during the life of the project
Method of V~rifieation
Plan check review; field
inspections
Responsible Parties
Case Planner, Planning Division;
Senior Plan Check Engineer.
Inspection Services Manager.
Building Division; Community
Services Specialist, Police
Depamnent
64. The project sponsor shall be responsible for maintaining the premises free of graffiti. All
graffiti shall be removed within 24 hours of its occurrence.
Timin~ of Implementation/Verification
On-going during the life of the project
Method of Verification
Field inspections
-24-
498 RESOLUTION 94-023
Responsible Parties Project Sponsor or representative
65. Upon completion of the project, and prior to occupancy, the project sponsor shall provide a
diagram of the completed project to the Santa Aaa Police Department. The diagram will
include access routes, unit numbers, and any information that might facilitate police
response.
Prior to issuance of Certificate of
Occupancy
Project sponsor or representative to
submit written memo with diagram
CommunRy Services Specialist,
Police Department
66. The project will comply with the provision of the City of Santa Aha Building Security
Ordinance (regarding Lighting, visibility, hardware, etc.) found in Chapter 8, Article 2,
Division 3 of the Santa Aha Municipal Code.
Timin~ of ImDlementatior~'erification Plan check; prior to building permit
issuance: field inspection
Method of Verification Plan check review; field inspection
ResP%sible Parli~,~ Community Services Specialist,
Police Deparanent; Senior Plan
Check Engineer, Inspection
Services Manager, Building Division
67. The project sponsor shall ensure that on-site consumption of alcoholic beverages occurs
only in approved areas of facilities licensed for on premise sales of alcoholic beverages.
Timin~ of Imnlementation/Verification
Method of Verification
Re _sponsible Parties
Schools
68.
Timin~ of lmplementation?v'erification
V T i
Resmonsible Parties
Prior to issuance of Certificate of
Occupancy; ABC licence approval;
on-going during the life of the project
Field inspections
Project Sponsor or representative;
Case Planner, Planning Division;
Police Department (vice section)
Prior to issuance of a building permit, the project sponsor shall pay appropriate fees to the
Tustin Unified School District.
Timin~ of Implementation/Verification Prior to building permit issuance
Method of Verification
Copy of canceled checks
Responsible Parties
Environmental Coordinator. Planning
Division; Project Sponsor or
representative; Tustin Unified School
District; Senior Plan Check Engineer,
Building Division
Water
69.
Water conservation and management techniques shall be incorporated into the design,
construction and operation of the project including the installation of fixtures that use
reduced volumes of water, landscaping irrigation in early morning or evening hours to
reduce water lost to evaporation and use of drought tolerant plant species for new
landscaping.
Timin~ of lmnlementation/Verification
Plan check; during construction
Method of Verification
Review and inspection of landscape
plan
Responsible Parties
Landscape Associate Planning
Division; Water Resources Manager,
Water Resources Division
70.
The City of Santa Ana Fire Department will determine the precise fire flow requirements
from the proposed project during its review of the final project plan. The design and
implementation of any required on-site improvement to provide the fire flow requirement,
such as the proposed loop water system, determined during site plan review will be borne
by the project sponsor.
Timing of ImplementationFqerification
Han check
Method of Verification
Review and inspection
Resnonsible Parties
Fire Marshall, Fire Deparanent;
Engineering Services Manager,
Engineering Division: Water
Resources Manager, Water
Resources Division; Project Sponsor
or representative
Sewer
71.
Site planning and final design for the project shall be coordinated with the Orange County
Sanitation Districts (OCSD). All requirements of the OCSD and the City shall be
incorporated into the final design of the project.
Timin~ of lmolementafionfVefification
-26-
Plan check
RESOLUTION 94-023
Method of Verification
Review and inspection
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division, Orange County Sanitation
Districts
72.
Prior m issuance of building permits, the project sponsor shall obtain all permits, pay all
fees, and construct all facilities required by the City in order to provide an acceptable level
of sewage treatment service.
Timine of lmnlementation/Verification
As stipulated by City and County
policies
Method of Verification
Written memo from responsible
agency/deparanent; copy of canceled
checks: field inspections
Respon ,.':ble Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division, Orange County Sanitation
Districts, Project Sponsor or
representative
73. Project design for the conveyance of site runoff must be approved by the City Public Works
Agency and the Orange County Flood Control District, prior to issuance of grading permits
for the project site.
Timing of Implementation/Verification
Condition of grading plan approval
(note on grading plan)
Method of Verification
Grading plan check
Resoonsible Parties
Regional Water Quality Control
Board; Orange County Flood Control
Districts; Engineering Services
Manager, Development Engineering
Division; Water Resources Manager,
Water Resources Division
74. A surface drainage plan showing the project design for the conveyance of site runoff must
be approved by the City Engineer prior to issuance of grading permits for the project site.
Timing of lmvlementafionfl%rification
Prior to grading permit issuance
(note on grading plan)
RESOLUTION 94-023 50[
75.
76.
Method of Verification
Surface drainage plan check
Responsible Parties
Regional Water Quality Control
Board: Orange County Flood Control
Districts; Engineering Services
Manager, Development Engineering
Division; Water Resources Manager,
Water Resources Division
Ail paved areas shall be designed to carry surface water to the nearest practical street or
storm drain. Concentrated flows of water from pariong areas shall not flow by gravity over
any public property or pedestrian walkway, but shall be collected in an appropriate manner
within the property confines and conducted under the sidewalk except where approved by
the Public Works Agency.
Timing of lmr>lementation/Verification
Prior to grading permit issuance
Method of v~rification
Surface drainage plan check
Responsible Parties
Regional Water Quality Control
Board; Orange County Flood Control
Districts; Engineering Services
Manager, Development Engineering
Division; Water Resources Manager,
Water Resources Division
The project sponsor shall file a report with t.he City and the Regional Water Quality. Control
Board 0tWQCB) which complies with the requirements of the National Pollution Discharge
Elimination System (NPDES) permit for stormwater discharge, including the full
description of the discharge and the demonstration of compliance with EPA specified
effluent limits. The project sponsor shall comply with the guidelines and policies of the
RWQCB and all local responsible agencies.
Timin~ of Implementation/Verification
Prior to grading permit issuance
Method of Verification
Surface drainage plan check
Responsible Parties
Regional Water Quality Control
Board; Orange County Flood Control
Districts; Engineering Services
Manager, Development Engineering
Division; Water Resources Manager,
Water Resources Division
50Z RESOLUTION 94-023
77.
Prior to issuance of grading permits the project sponsors shall submit a haul route for the
removal of construction related solid waste which would include measures to reduce dust
and control dirt spilled on roadways.
Timine of Imnlementation/Verification
Prior to grading permit issuance
V 'ir i n
Grading plan check; inspection during
construction
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
78.
The sponsors shall explore recycling or other means of disposing of excess soil rather than
disposal in a landfill. Soil excavated during construction could be used at other
construction sites within the area requiring fill for projects, and may not need to be
transported to a landfill. Asphalt removed from the project site can be sold to blacktop
recycling companies.
Timin~z of Imnlementation/Verificatioll
During construction
'Method of Verification
Grading plan check; field
investigation
Responsible Parties
Environmental Coordinaton Planning
Division; Engineering Services
Manager, Development Engineering
Division; Project Sponsor
79. In accordance with the City's Solid Waste Integrated Management Plan. the project sponsor
shall prepare and submit a Source Reduction and Recycling Plan to the Public Works
Agency and the Planning Division, prior to issuance of occupancy permits. The Plan shall
document and outline the incorporation of an on-site recycling/conservation program.
Timine of Implementation/Verification
Prior to issuance of CeMficate of
Occupancy of the first building; plan
check
Method of Verification
Project sponsor or representative to
submit a written plan; plan check
Resr~onsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division: Enterprise Coordinator,
Public Works Agency
-29-
503
80. The design oftbe recycling system shall facilitate source separation and collection of
additional materials that may be designated a~ recyclable by the City in the future.
Timing of Implementation/Verification
On-going program
Method of Verification
Review of project sponsor's plan and
inspections
Responsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Engineering Division
81. Prior to issuance of Certificate of Occupancy for Smith's, the Gateway Center merchants
shall form an agreement to monitor litter cleanup on a daily basis. This cleanup program
will be defined as set forth in the CC&Rs and funded by all parties.
Timin~ of Implementation/Verification
Prior to issuance of Certificate of
Occupancy; CC&Rs
Method of Verification
Review CC&Rs
Re _sponsible Parties
Environmental Coordinator, Case
Planner. Planning Division; tenants
and Project Sponsor
GEOLOGY/HYDROLOGY
Grading
82.
Prior to issuance of grading permits, all plans and calculations for grading, on-site
conveyance of drainage and interim erosion control shall be submitted to the Environmental
Coordinator, the Public Works Agency and Building Safety Division for Plan Check.
Timing of lm~lementationfVerification
Prior to grading permit
issuance; during grading
operation
M~[hod of Verification
Grading plan check and/or field
inspection during grading
Responsible Parties
Environmental Coordinator,
Planning Division; Inspection
Services Manager, Building
Division; Engineering
Services Manager, Development
Engineering Division
83.
Prior to commencement of grading, qualified geotechnicai consultants (soils engineer,
engineering geologist, and their representatives) shall be employed for the purpose of
-30-
504 RESOLUTION 94-023
observing earthwork procedures and testing the fills for conformance with He
recommendations for earthwork and grading set forth in the geoteclmical report.
Timinff of lmolementation/Vefification
Prior to grading permit
issuance: during grading
Grading plan check and/or field
inspection
~es~onsible Parties
Senior Plan Check Engineer,
Building Division; Engineering
Services Manager, Development
Engineering Division;
Environmental Coordinator,
Planning Division
84. A haul route shall be prepared and approved by the Environmental Coordinator and the
Public Works Agency for exported soil material. Haul roues shall be established, where
possible, through non-residential areas so as to minimize the effects of noise and dust.
Timing of Implementation/Vefificafi on
Condition of grading permit; on-going
during grading
Method of Verification
Grading plan check
Resoonsible Parties
Environmental Coordinator, Planning
Division; Engineering Services
Manager, Development Engineering
Division
85.
Soil or other materials that may be spilled on the roadways from construction operations
shall be removed by the project sponsor by the end of each working day, per SCAQMD
Rule 403. Also see mitigation measures for air quality impacts.
Timing of Implementation/Verification
On-going during grading and
construction
Method of Verification
Field inspection during
grading/construction
Responsible Parties
Engineering Services Manager.
Development Engineering Division;
Environmental Coordinator,
Planning Division; Project Sponsor or
representative
RESOLUTION 94-023 505
86.
Project structures shall be designed and built in conformance with the Seismic Safety
Element of the City's General Plan, applicable portions of the Building and Municipal
Codes and requirements of the Public Works Agency.
Timin~ of lmolementation/Verifieation
Prior to approval of any
building permits; during
construction phase
Building plan check; field
inspection
Responsible Parties
Senior Plan Check Engineer,
Inspection Services Manager,
Building Division
87. New gas lines shall be equipped with automatic shut off valves that would be activated in
the event of an major earthquake.
Timing of Implementation/Verification
Plan check; inspection during
construction
Method of Verification
Review of plans; field
inspections
Re _sponsible Parties'
Senior Plan Check Engineer,
Building Division
88.
All potentially dangerous non-structural features of the project shall be tied into structural
elements of the building. Heavy equipment and other potentially hazardous objects shall be
secured to floors and walls.
Timine of Imr~lementation/Verification
Plan check; prior to issuance of
Certificates of Occupancy for heavy
equipment and on-going for non-
structural features
Method of Verification
Plan check; on-going inspections
Res_m3nsible Parties
Senior Plan Check Engineer,
Building Division; Fire
Marshall, Fire Deparanent
89. To assist in response to a seismic event, an emergency response and building specific
evacuation plan shall be developed for the project and posted in each building.
-32-
Timing of Implementation/Verification
Method of V~gification
Prior to issuance of Certificates of
Occupancy; on-going during project
operation
Field inspection of
buildings/verification of tenant's plans
Responsible Parties
Environmental Coordinator, Planning
Division; Supervisor of Inspections,
Building Division; Fire
Marshal. Fire Department
Hydrolo~, - Drainage and Water Oualitv
90. Prior to the issuance of Certificate of Occupancy of Smith's Superstore, until construction
on those pads commences. To minimize dust generation, any of building pads A, B, D - H.
J or L not under construction, in Building Department Plan Check or it can be shown to the
satisfaction of the City that Plan Check is imminent, then said building pad areas shall be
provided with interim landscaping, as follows: Building D-H, wildflower mix; Buildings A,
B, J, L, planted with tuff grass.
Timin~ of Implementation/Verification
Condition of grading permit issuance
(note on grading plan); on-going
during construction
Method of Verification
Architectural, landscaping, and
grading plan check; periodic field
inspection during grading
Responsible Parties
Environmental Coordinator,
Landscape Associate, Case
Planner. Planning Division;
inspection Services Supervisor,
Building Division
91. Prior to the commencement of construction activities, the project sponsor shall submit a
schedule for timely removal and proper disposal of landscape debris, construction debris,
fuel and chemical residue or other type of potentially harmful residue from areas susceptible
to mnoff.
Timing of Implementation/Verification
Condition of grading pen'nit (note on
grading plan)
Field inspections
Responsible Parties
Environmental Coordinator, Planning
Division: Inspection Services
Manager, Building Division;
Engineering Services Manager, Public
Works Agency
-33-
92. During periods of rain or when water is used during construction, runoff shall be diverted
from areas exposed by construction through the use of berms (sand bags) or other such
devise to minimize stormwater contamination and prevent sediment-filled runoff from being
deposited in City storm drains.
Timin~ of Imnlementation/Verification
Condition of grading (note on grading
plan) and building permits; weekly
inspection during consa'uction
Grading plan check; field
inspection
Re _sponsible Parties
Engineering Services Manager,
Developraent Engineering
Division
93.
Parking area maintenance and sweeping shall be conducted a minimum of three times a
week (without the use of water) to reduce the amount of pollutants entering the City storm
drain system.
Timing of Implementation/Verification
Prior to issuance of Cerdficates of
Occupancy; included in CC&Rs
Review CC&Rs, written notice
from project sponsor or representative
Responsible Parties
Environmental Coordinator,
Planning Division; Engineering
Services Manager, Public Works
Agency
94.
Hazardous materials used by future tenants (dry cleaning, auto parts stores, etc.), shall be
properly stored andlocated to prevent contact with precipitation or runoff. All receptacles
containing toxic materials shall be protected from rainfall so that runoff from the project site
does not contain contaminants. Effective monitoring and cleanup programs for spills and
leaks of hazardous materials shall be prepared by owner for approval by the appropriate
agencies (Santa Aha Fire Department, Santa Ana Planning Division, County Health
Agency, etc.).
Ti~irm of Implementation/Verification
Prior to Certificate of Occupancy
issuance
Method of Verification
Review CC&Rs; building plan check;
periodic field inspections
Responsible Parties
Enviromental Coordinator, Case
Planner, Planning Division; Fire
Marshall, Fire Depamnent
-34-
508 RESOLUTION 94-023
95.
Should any project-generated sediment be deposited in City or County storm drains, the
project sponsor shall immediately fund any required clean-up to the satisfaction of the City
of Santa Ana Public Works Agency and the Orange County Flood Control District.
Timin~ of lmnlementation/Verification
Condition of grading permit (note on
grading plan); on-going during life of
project
Grading plan check and/or field
inspection
Restmnsible Parties
Development
Engineering Services Manager,
Engineering Division; Water
Resources Manager, Water
Resources Division: Project Sponsor
96.
The project sponsor shall file a report with the City of Santa )ma Public Works Agency and
the Regional Water Quality Control Board (RWQCB) which complies with the National
Pollution Discharge Elimination System (NPDES) permit for stormwater discharge,
including the full description of the discharge and the demonstration of compliance with
EPA specified effluent limits. The project sponsor shall Comply with the guidance and
policies of the City Engineer and the RWQCB.
Timing of Implementation/Verification
Prior to grading permit issuance
Method of Verification
Surface drainage and grading plan
check
Responsible Parties
Regional Water Quality Control
Board; Orange County Flood Control
District; Engineering Services
Manager, Development
Engineering Division; Water
Resources Manager, Water
Resources Division; Project Sponsor
97. The project sponsor shall prepare a comprehensive, long-term post-construction stormwater
management plan, incorporating structural and non-structural best management practices.
Timing of lmnlement afl on/Verification
Prior to grading permit issuance
Surface drainage and grading plan
check
Res_t~nsible Parties
Regional Water Quality Control
Board: Orange County Flood Control
District: Engineering Services
Manager, Development
Engineering Division; Water
-35-
Resources Manager, Water
Resources Division
98. Thc project sponsor shall prepare an operations and maintenance plan for Asbestos
Containing Building Materials (ACBM_s) that are not removed, possibly in thc Wells Fargo
Bank building, and shall establish and maintain employee notification as required by the
ConncUy Bill.
Timin~ of Implementation/Verification
Prior to issuance of Certificate of
Occupancy for the first building
Vri '
Project sponsor or representative shall
submit an operations and maintenance
plan
Responsible Parties
Environmental Coordinator, Planning
Division; Inspection Services
Manager, Building Division, project
sponsor
AESTHETICS
9.
The design of the project is subject to site plan review and approval prior to the issuance of
any permits to upgrade the property. An architectural theme shall be developed and
initiated throughout the entire project to tie the buildings together.
Timing Of Implementation/Verification
Prior to building permit issuance
V df' '
Site plan, architectural plan and
construction, plan review
Responsible Parties
Environmental Coordinator, Case
Planner, Landscape Associate,
Planning Division; Senior Plan Check
Engineer, Building Division
100. Prior to issuance of building permits a landscape plan shall be approved by the Landscape
Development Associate. This plan must be consistent with the Building Division's set of
working drawings (including the grading plan approved by the Public Works Agency.) For
all street trees removed, the applicant shall fund the replacement of sue, et trees. The
quantity and type of street trees shall be replaced as specified by the Public Works Agency.
Timine of lmnlementatiort/Vefification
Prior to issuance of a building permit
v 'fi i
Architectural and landscape
construction drawings, grading and
landscape plan; field inspection
-36-
RESOLUTION 94-023
Responsible Parties
Environmental Coordinator, Case
Planner, Landscape Associate,
Planning Division
101. The site shall be inspected and approved by the City Case Planner and Landscape
Development Associate. All landscaping and irrigation for the entire site shall be completed
and approved prior to issuance of occupancy.
Timin~ of Implementation/Verification
Prior to issuance of Certificates of
Occupancy
Method of Verification
Field inspection
Responsible Parties
Landscape Associate, Case Planner
Planning Division; Senior Plan Check
Engineer, Building Division
CULTURAL RESOURCES
102. In the event that cultural resources are encountered on the project site during the course of
construction, all earthmoving activity in the area of the impact shall cease until the project
sponsor retains the services of a qualified archaeological consultant, who shall examine the
findings, assess their significance and offer recommendations for any procedures deemed
appropriate to either further investigate or mitigate impacts to those cultural resources which
have been encountered.
Timing o f Imolem entafion/Verification
On-going during grading
Method of Verification
Field inspection
Responsible Parties
Environmental Coordinator, Planning
Division: Senior Inspections
Manager. Building Division
RESOLUTION 94-023 · 51 ~
APPENDIX: B
SANTA ANA GATEWAY MITIGATION MONITORING PROGRAM
SAMPLE COMPLIANCE VERIFICATION FORM
Mitigation Measure: #
Location:
Impact Issue:
Onsite
Project Phase: Design
Description of Activity/Method of Implementation:
Water, Traffic, etc.)
Offsite Administrative
Construction Operation
Disposition:
Commenrs/Revision~:
Mitigation measure for the above-noted pro. jeer phase implemented. No
further amion is required.
Mitigation measure for the above-noted project phase is not full),
implemented. Further action required. (please explain b'eiow)
The mitigation measure for the above-noted project phase is not in
compliance. Further action required. (please explain below)
Completed by: Name:
Title:
Date:
Approved by: Name:
Title:
Date: