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Home My WebLink About75A - 606 S. EUCLID ST. REQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: CLERK OF COUNCIL USE ONLY: SEPTEMBER 19, 2005 TITLE: PUBLIC HEARING - AMENDMENT APPLICATION NO. 2005-03 AND TENTATIVE PARCEL MAP NO. 2005-09 (COUNTY MAP NO. 2002-144) FOR A NEW RESIDENTIAL SUBDIVISION AT 606 SOUTH EUCLID STREET - TU VAN NGUYENC'/ :AJlIPLIC~ iL / / t!~) /2 I' I // jl L ~z1(r!/ j /.J . tL-- CITY MANAGER APPROVED o As Recommended o As Amended o Ordinance on 151 Reading o Ordinance on 2nd Reading o Implementing Resolution o Set Public Hearing For CONTINUED TO FILE NUMBER RECOMMENDED ACTION 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-138. 2. Adopt an ordinance approving Amendment Application No. 2005-03. 3. Adopt a resolution approving Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned. PLANNING COMMISSION ACTION On August 22, 2005, the Planning Commission recommended that the City Council approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-138; adopt an ordinance approving Amendment Application No. 2005-03; and adopt a resolution approving Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned by a vote of 7:0 to change the zoning designation from Community Commercial (Cl) to Single Family Residential (Rl) and to subdivide the property into two parcels at 606 South Euclid Street. The Planning Commission added a condition to the recommended conditions of approval to require two additional trees, IS-gallon in size to be planted with the front yard area as outlined in the attached staff report (Exhibit A) . FISCAL IMPACT There is no fiscal impact associated with this action. M. Trevino E cutive Director Planning & Building Agency AN:rb an\plancomm\aaOS-03tpmOS-09.cc 75A-1 REQUEST FOR Planning Commission Action ~/, --", / \. ~,~,~' '~"UcallOn I." ~.,.V "", /' ) \ "'i r- PLANNING COMMISSION SECRETARY PLANNING COMMISSION MEETING DATE: AUGUST 22, 2005 TITLE: PUBLIC HEARING - FILED BY TU VAN NGUYEN FOR AMENDMENT APPLICATION NO. 2005-03 AND TENTATIVE PARCEL MAP NO. 2005-09 (COUNTY MAP NO. 2002-144) FOR A NEW RESIDENTIAL SUBDIVISION AT 606 SOUTH EUCLID STREET APPROVED o As Recommended o As Amended o Set Public Hearing For DENIED o Applicant's Request o Staff Recommendation CONTINUED TO Prepared by Ann Hsin-An Ni M~~. fY'-- Planning Mager RECOMMENDED ACTION Recommend that the City Council: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-138. 2. Adopt an ordinance approving Amendment Application No. 2005-03. 3. Adopt a resolution approving Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned. DISCUSSION Request of Applicant Tu Van Nguyen is requesting approval of an amendment application to change the zoning designation from Community Commercial (Cl) to Single-Family Residence (Rl) and a tentative parcel map to allow a subdivision to construct two single-family residences at 606 South Euclid Street. Property Description The property is located in the Community Commercial (Cl) zoning district and has a General Plan land use designation of Low Density Residential at seven dwelling units per acre (LR7). This site is surrounded by multi- family residential to the east, a church/school to the west and north, and commercial uses to the south (Exhibits 1 and 2) . EXHIBIT A 75A-2 Amendment Application No. 2005-03 Tentative Parcel Map No. 2005-09 August 22, 2005 Page 2 The subject property is approximately .30 acres in area. The property is flat, rectangular in shape, and is currently vacant. The property is located on the west side of Euclid Street between McFadden Avenue and the Orange County Flood Control Channel. Project Description The proposed project involves the subdivision of a single-family lot into two single-family parcels and construction of two new single-family residences. Each lot is 6,600 square feet in size. Each residence will contain 2,813 square feet of living area, including four bedrooms, a den/office, three full bathrooms, a center island in the kitchen, separate tub and shower in the master bathroom, a walk- in closet in the master bedroom and a fireplace in the family room. Access to the proposed proj ect will be provided from Euclid Street. A two-car attached garage and two tandem spaces in the driveway will be provided for each unit. The architectural style proposed for this project is Spanish Mediterranean. The exterior material proposed includes tile roof, stucco, precast concrete stone and brick veneer and decorative window surrounds. Additionally, arched doorways and windows and a covered entry porch are features used on the elevations to characterize the Spanish Mediterranean architectural style (Exhibits 3 through 6). A combination of trees, shrubs and sod with an automatic sprinkler system will be installed within the front, side and rear yard setback area. Analysis of the Issues The current zoning classification for the subject property is Community Commercial (Cl). A zone change to Single-Family Residence (Rl) is required to facilitate the applicant I s request. The proposed Single- Family Residence (Rl) zoning district will be consistent with the LR7 General Plan land use designation (Exhibit 7). The property has remained vacant primarily due to the location and the size of the parcel. Because of the limited lot size and location, it has not been practical to achieve a viable and quality design for a commercial development. Additionally, this area failed to transition to commercial uses since the demand for commercial uses along Euclid Street 75A-3 Amendment Application No. 2005-03 Tentative Parcel Map No. 2005-09 August 22, 2005 Page 3 was minimal. The commercial zoning, which has been in place over 20 years, is not consistent with the Low Density Residential (seven dwelling units per acre) general plan land use designation. A rezoning to Single-Family Residence (Rl) is recommended in order to accommodate the proposed development as well as ensuring conformity between the Land Use Element and the zoning map. One of the goals in the City's Housing Element encourages the maintenance, preservation and revitalization of existing residential neighborhoods and supports quality housing for all economic groups within the community. The proposed zone change will allow the construction of two, new single-family dwelling units on a vacant lot which will help to satisfy the housing demand, as well as encourage the rehabilitation of existing housing in the area. A tentative tract map lS proposed to subdivide the existing .30-acre site into two parcels. The subdivision has been reviewed and is in conformance with the City's subdivision regulations as well as the California Subdivision Map Act. The individual parcels meet the provisions of the zoning code with respect to minimum lot size and street frontage. Further, the proposed subdivision is consistent with the Low Density Residential land use designation and all other elements of the General Plan. In an effort to inform the adj acent property owners of this proj ect, public hearing notices were distributed to property owners within a 300- foot radius of this property. Additionally, the Riverview West Neighborhood Association was contacted and they found the proposed single-family development to be compatible with the existing residential neighborhood. In summary, the proposed Single-Family Residence (Rl) zoning district is consistent with the General Plan land use designation of Low Density Residential (LR7) as well as the Housing Element to promote a range of suitable housing stock and preserve the integrity and character of neighborhoods. In addition, the tentative parcel map was found to be in conformance with the City's subdivision regulations as well as the California Subdivision Map Act. As a result, staff recommends that the Planning Commission recommend that the City Council approve Amendment Application No. 2005-03 and Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned (Exhibits 8 and 9) . 75A-4 Amendment Application No. 2005-03 Tentative Parcel Map No. 2005-09 August 22, 2005 Page 4 CEQA Compliance In accordance with the California Environmental Quality Act, a Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-138 have been prepared for this project (Exhibit 10). /~j/ /1-A?-72 ' / ~/l Ann Hsin-An Ni Associate Planner ~. -FeE:. Vince Fregoso, AICP Senior Planner AN:JM an\plancomm\aa05-03tpm05-09.pc 75A-5 ~ ~~ City of !~Ll~1_ jr--'1-1r- 1(--...J1 II 1;-- -~ IA111 ~~-=-Jl_::_ u :r-l~-:I-:I II I: I: I: A1 Garden Grove WATKINS WAY R2 II II 0 II II II Rl PRl Rl II R1 '.! " 0 60GB ~ Rl 0 Rl Rl Rl Cl R1 Rl Rl City of Fountain Valley Al -B C-SM C1 Cl-MD C2 C3 C3-A C4 C5 GENERAL AGRICULTURAL PARKING MODIFICATION COMMERCIAL SOUTH MAIN COMMUNITY COMMERCIAL COMM. COMMERCIAUMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL CR GC Ml M2 MO o P PCD PRO COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT Rl R2 R3 SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN R4 RE SO SP AA 05-3, PM 05-9 TU VAN NGUYEN 606 S. EUCLID STREET A rPf' - = 500 FEET 1" = 1000 FEET P LAN N N G A N D B U I L D EXHIBIT 1 75A-6 G N A G ENe Y ~ \ I I SINGLE FAMILY REDIDENTIAL I- W W c::: I- en SINGLE FAMILY REDIDENTIAL o. c. c. O. O. C. F. C. D. RECORD OF SURVEY SCHOOL PROJECT SITE CONDOS DONUTS FLOWERS MARKET GIFTS MEXICAN FOOD BOOK STORE C H U R C H MULTI-FAMILY (SUGAR AVE.) MC FADDEN AVENUE S C H 0 0 L C H U R C H MULTI-FAMILY C .J o :J W AA 05-3, PM 05-9 TU VAN NGUYEN 606 S. EUCLID STREET m ~--~ A ,g{' P LAN N N G AND B U L 0 N G AGE N C Y EXHIBIT 2 75A-7 y 0r~ " -t- j___--_--_-- BO'Fl/__ __ _ __ ~, '~ '.: >~ -:-,,:f::A-:-q.~-;.,..l!-ND~ ~~~.o 0'0" 0' , I ~~ , 'Li\+iD'X:AP~ -?r- - - - -, ~~ ~ i ': ~(f)1?0 ~-" . :..' -; ~ NEW CONCRETE 2%, ~"- ~ ~ ~ ~rL -----:;>' ,', ------;7 5 LAB D RJV~WA y ---;>- ------;? a2 v':r Ii W '.. Cl ;: III i( I:: .' 'J _ G') Il::) ~;.;. 40'1 , "Io!~:r~ I ":-~ 20' ~l ~ €~ * .~ I --r :,. LA-t-lpt;C;('e,.r.:H, ~ ,;.-:t?f~:' I .-- .-- -. l:.: ~-,..____v t 1_ ~ _. .C-H UR.,C-H,. D~I VI;: l--l A '1. I ~I I ~ Z - Y.. C!. '~ [, I 'J IL. :J ~ I ~ tJ \ \ ' \ ill \ 10- ~Ir ---- it! I : I ~ I -N. I ' 00' ~t NI ~ ~ <'1 -. 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COMMERCIALlMUSEUM DISTRICT GENERAL COMMERCIAL CENTRAL BUSINESS CENTRAL BUSINESS-ARTIST VILLAGE PLANNED SHOPPING CENTER ARTERIAL COMMERCIAL l' = 1000 FEET DAVIT F. R 1 - P R D .... W w a: .... en L R4 DAVIT R2 R2 R2 R2 R I AVENUE C. o. AVENUE R I R I RI R I D. RI f'I\OJECT SITE RI CI R4 o. C. R I o c :i o ::J W CR GC M1 M2 MO o P PCD PRD COMMERCIAL RESIDENTIAL GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED RESIDENTIAL DEVELOPMENT AA 05-3, PM 05-9 TU VAN NGUYEN 606 S. EUCLID STREET R4 AVENUE R I R1 R2 R3 SINGLE FAMILY RESIDENTIAL TWO FAMILY RESIDENCE MULTIPLE DENSITY MULTIPLE FAMILY RESIDENCE SUBURBAN APARTMENTS RESIDENTIAL ESTATE SPECIFIC DEVELOPMENT SPECIFIC PLAN GENERAL PLAN: LR7 ZONING: C1 to R1 R4 RE so SP A c:W' - = 500 FEET P LAN N N G AND B U L 0 N G AGE N C Y 7 S'l(lPf12' Tentative Parcel Map No. 2005-09 August 22, 2005 Page 1 of 2 Findings of Fact A. The proposed proj ect , as condi t ioned, improvements are consistent with the Low use designation of the General Plan and with all other elements of the General specific plans. and its design and Density Residential land are otherwise consistent Plan and any applicable The proposed subdivision will result residential units in conformance with land use designation. ln the two single-family density for this B. The proposed proj ect , as requirements of the zoning applicable City ordinances. conditioned, conforms to all applicable and subdivision codes as well as other The proposed provisions of size, frontage proj ect , as the R-l zoning and setbacks. conditioned, conforms district with respect to to all lot C. The project site is physically suitable for the type and density of the proposed project. The proposed site is physically suitable for the single-family development as proposed since the property will be located within the Single-Family Residential (Rl) zoning district and has a General Plan land use designation of Low Density Residential at seven dwelling units per acre (LR7) . Additionally, the site is surrounded by multi-family residential to the east, a church/school to the west and north and commercial uses to the south. D. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The project site is located in an urbanized area, and there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. EXHIBIT 8 75A-13 Tentative Parcel Map No. 2005-09 August 22, 2005 Page 2 of 2 E. The design or improvements of the proposed proj ect will not cause serious public health problems. The proposed subdivision is not anticipated to have any detrimental effects upon the general public. Each property will have sewer, water and the necessary infrastructure improvements as conditioned in Development Project Review No. 00-41. F. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design or improvements of the proposed proj ect will not conflict with easements necessary for public access through or use of the property within the proposed project since there is no easement within this property. 75A-14 AUGUST 22, 2005 PAGE 1 OF4 Conditions for Approval Tentative Parcel Map No. 2005-09 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the tentative parcel map. Failure to comply with each and every condition may result in the revocation of the tentative parcel map. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 2000-41 including floor plans, interior amenities and building materials. 2. An eight-foot high block wall is required along the north and south property lines where the back yard abuts adjacent commercial and church uses to assist in privacy and noise attenuation. The block wall shall be constructed of decorative masonry material with contrasting trim cap. 3. A six-foot construction fence with screen shall be provided along the perimeter of this property during construction. 4. Two copies of the recorded final tract map and CC&Rs shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 5. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. EXHIBIT 9 75A-15 AUGUST 22,2005 PAGE20F4 6. After proj ect occupancy, landscaping is to be maintained in accordance wi th the landscape plan approved for the proj ect . This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. 7. All materials excavated or graded will be sufficiently watered to prevent excessive amount of dust. Watering with complete coverage shall occur at least twice daily, once in the late morning and once after work is done for the day. 8. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. 9. Streets surrounding the project site should be cleaned at the end of each day of construction. 10. All materials transported off-site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. 11. The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. 12. Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. 13. To the extent feasible, gasoline powered equipment shall be used for on-site and off-site construction activities. 14. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the seismic constraints on the project site and if needed identify design recommendations to ensure the geotechnical stability of the project site. 15. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the liquefaction potential on the project site and if needed identify design recommendation to ensure the geotechnical stability of the project site. 16. Grading plans for the proposed project shall identify that Best Management Practices would be employed during construction operations to minimize erosion impacts. 75A-16 AUGUST 22, 2005 PAGE 3 OF4 17. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the soil constraints on the project site and the building load requirements of the project. 18. Prior to issuance of grading permit, the applicant shall submit for review and approval a surface drainage/grading/erosion control plan prepared by a registered Civil Engineer, showing the direction and means of flow to the adj acent street. The plan is to include existing and proposed elevations adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. 19. The proposed project is subject to Drainage Area I Assessment Fee. 20. Grading plans and building plans for the proposed project shall reflect that the lowest finish floor elevation of any structure shall be one foot above the highest adjacent grade for the AO-1 zone and at least as high as the depth number specified for the AE Zone on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance for complete requirements, Santa Ana Municipal Code, Chapter 7. 21. Prior to issuance of Building Permits, the project developer shall submit a noise study to the Planning Department that identifies traffic related noise levels and if needed design recommendations to ensure that the project complies with the City's interior noise standard of 45 db CNEL. 22. Grading plans and building plans for the proposed project shall note that construction activities on the project site shall not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. 23. No construction equipment on the project site shall operate including warming up until after 7:00 a.m. 24. All construction equipment shall be properly maintained and tuned to minimize noise emissions. 75A-17 AUGUST2~2005 PAGE40F4 25. All equipment shall be fitted with properly operating mufflers and air intake silencers no less efficient than those originally installed. 26. Stockpiling and vehicle staging areas shall be located away from existing residential uses. 27. Prior to the issuance of building permits, the project developer shall submit evidence to the City of Santa Ana of a fee payment between the developer and the Garden Grove School District to offset school facility impacts. 75A-18 MA YOR Miguel A. Pulido MAYOR PRO TEM Lisa B ist COUNCIL MEMBERS Claudia C. Alvarez Carlos Bustamante Alberta D, Christy Mike Garcia Jose Solorio ~ ~ CITY OF SANTA ANA CITY MANAGER David N, Ream CITY ATTORNEY Joseph W. Flelcher CLERK OF THE COUNCIL Patricia E, Healy PLANNING & BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O, BOX 1988 . Santa Ana, California 92702 (714) 667-2700 . Fax (714) 973-1461 www.santa-ana.org NOTICE OF INTENT TO ADOPT A NEGATIVE DECLARATION This is to inform the general public that the City of Santa Ana proposes to adopt a Negative Declaration for the following project: Project Title: Euclid Street Zone Change/Subdivision Project Description: The proposed proj ect is a request for a zone change from Arterial Commercial and Two- Family Residence to Single Family Residence and approval of a parcel map to allow the subdivision of two lots for the construction two single-family residences. Project Location: 606 South Euclid Street Project Number: ER 2005-138 Public Review Period: 7-22-2005 to 8-10-2005 Hearing Date: 8-22-2005 Hearing Location: City of Santa Ana Council Chambers 22 Civic Center Plaza Santa Ana, CA 92702 The Negative Declaration and Initial Study as well as all referenced documents will be available for public review at the City of Santa Ana Planning and Building Agency located at 20 Civic Center Plaza, Santa Ana, California. Please submit any comments on the Negative Declaration to the City on or before 8-10-2005. Please direct your comments to: Dan Bott, Environmental Coordinator, City of Santa Ana, P.O. Box 1988, M-20, Santa Ana, CA, 92702. If you have any questions or would like any additional information, please contact Ann Ni at (714) 667-2700. ~l!!11~ cs. 606-2 EucIid Street Zone Change/Subdivision ER 2005-138 EUCLID STREET ZONE CHANGE/SUBDIVISION INITIAL STUDY ER 2005-138 Project Request The proposed project is a request for a zone change from Community Commercial to Single Family Residence and approval of a parcel map to allow the subdivision of two lots for the construction two single-family residences. Setting The project site is located at 606 South Euclid Street on the Westside of Euclid Street between MacFadden Avenue and the Orange County Flood Control Channel. The project site consists of .30-acres of area, rectangular in shape and currently vacant. The project site is surrounded by multiple family residential uses to the east, a church/school to the west and north and commercial uses to the south. The project site is located within the Community Commercial zoning district and has a General Plan land use designation of Low density Residential at 7 dwelling units per acre. Project Description The proposed project involves the subdivision of two single family lots and the construction of two single family homes. Each lot would be 6,600 square feet in size. Each home would include 2,813 square feet of living area. A 2- car attached garage would be provided for each home. The architectural design for the proposed homes would be Spanish Mediterranean. The exterior building materials would include; tile roof, stucco, precast concrete stone and brick veneer and decorative window surrounds. The Spanish Mediterranean design of the homes would be accented with arched doorways, windows and entries. ENVIRONMENTAL IMPACT ANALYSIS The following is an environmental analysis on the proposed project based on the City of Santa Ana's CEQA Environmental Checklist Form. The analysis incorporates by reference the analysis in the City of Santa Ana Updated General Plan Land 1 75A-20 Euclid Street Zone Change/Subdivision ER 2005-138 Use Element FErR. For each environmental issue, the analysis identifies the level of impact that is anticipated to occur. Where required, mitigation measures have been identified to reduce potentially significant impacts to a level considered less than significant. I. AESTHETICS A. Have a substantial adverse effect on a scenic vista? B. Damage scenic resources, including but not limited to trees, rock outpourings and historic buildings wi thin a State highway? No Impact The proj ect site is situated wi thin an urban setting and surrounded by developed land uses. According to the City's General Plan there are no scenic vistas or scenic resources wi thin the immediate vicinity of the proj ect site. Therefore, implementation of the proposed project would not resul t in adverse impacts to any scenic vista or scenic resources along a State Highway. C. Substantially degrade the existing visual character or quality of the site and it's surrounding? Less Than Significant Impact The General Plan Urban Design Element identifies that the project site is located within the West Side Design District. The Urban Design Element establishes goals and policies to help guide the design of land uses proposed within a Design District. Specifically, land uses proposed within a Design District should exhibit high quality design and should incorporate design elements that are proportional and aesthetically related to the District setting. Through the City's development review process, the proposed project was determined to be consistent with the City's Urban Design Element and compatible with the existing aesthetic environment within the project area. Therefore, implementation of the proposed project would not decrease the existing visual character of the project site or surrounding project area. 2 75A-21 Euc~id Street Zone Change/Subdivision ER 2005-138 D. Create a new source of substantial light or glare, which would adversely affect day or nighttime views in the area? Less Than Significant Impact The proj ect site is situated wi thin an urbanized area and is surrounded by onstreet lighting. Implementation of the proposed project would not introduce substantial amounts of new sources of light and glare into the project area. Any lighting provided on the project site would be designed and located so that all direct rays are confined to the project site. I. AGRICULTURE A. Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance to non-agriculture use? B. Conflict with existing zoning for agriculture use or a Williamson Contract? C. Involve other changes in the existing environment, which, due to their loca tion or na ture , could individually or cumulatively result in loss of Farmland, to non-agriculture use? No Impact According to the California Department of Conservation Farmland Mapping and Monitoring Program, the project site does not contain Unique Farmlands, Prime Farmlands or Farmlands of Statewide Importance. Additionally, based on a site visit conducted by the City's Environmental Coordinator, the project site is currently not in agriculture production. Therefore, implementation of the proposed project would not result in adverse impacts to any agricultural resources. AIR QUALITY A. Conflict with or obstruct implementation of applicable Air Quality Attainment Plan or congestion Management Plan? No Impact 3 75A-22 Euc~id Street Zone Change/Subdivision ER 2005-138 The proj ect site is located wi thin the South Coast Air Basin and subject to the requirements of the Clear Air Act at both the Federal and State level, as implemented by the South Coast Air Quality Management District. The South Coast Air Quality Management Plan (AQMP) is the primary planning document to monitor if air quality standards and objectives are being achieved in the South Coast Air Basin. The air quality objectives in the AQMP are based upon population and growth projections provided in regional planning programs and local general plans. A project could be in conflict with the AQMP if it results in population and growth impacts beyond those identified in regional planning programs and/or local general plans. The proposed proj ect is consistent with the General Plan and its associated growth projections. Therefore, the proposed project would be considered to be consistent with the growth projections and air quality objectives established in the South Coast AQMP. B. Violate any stationary source air quality standard or contribute to an existing or proposed air quality violation? Potentially Significant Unless Mitigation Incorporated As mentioned previously, the South Coast Air Quality Management District (SCAQMD) regulates air quality pollutants in the South Coast Air Basin. Pollutants for which ambient standards have been established are referred to as criteria pollutants. Criteria pollutants include Ozone (03), Carbon Monoxide (CO), Nitrogen Dioxide (N02), Sulfur Dioxide (S02), and Particulate Matter (PMIO). The South Coast Air Basin is currently a non-attainment area for Ozone and Particulate Matter. The SCAQMD considers an air quality impact to be significant if it exceeds the criteria pollutant thresholds identified in the Table A-I. Table A-I EMISSION THRESHOLDS OF SIGNIFICANCE Project Pollutant Construction Tons/ Operations Pounds/Day Quarter Pounds/Day Carbon Monoxlde 550 24.75 550 Reactive Organic Compounds 75 2.5 55 4 75A-23 Euclid Street Zone Change/Subdivision ER 2005-138 , Nitrogen Oxides 100 2.5 55 Particulate Matter 150 6.75 150 Long-term Operational Air Quality Impacts The proposed proj ect would involve the development of 2 single- family dwelling units. The primary source of operational emissions would be generated by vehicle travel to and from the project site. A relatively minor amount of gaseous emissions would also occur from natural gas and electricity usage. Using the South Coast Air Quality Management District CEQA Air Quality Handbook as guideline, the threshold for potentially significant long-term alr quality impacts would involve the development of 166 single-family dwelling uni ts . The proposed proj ect would involve the development two single family residences and would be considerably less than the threshold of significance for long-term air quality impacts outlined in the CEQA Air Quality Handbook. Addi tionally, the proposed proj ect is consistent with the General Plan and the long emissions generated by the proj ect are accounted for in the City's General Plan Land Use Element EIR. Short-term constructed Related Air Quality Impacts Construction operations associated with the proposed project could potentially result ln short-term increases in particulate mater, and to a lesser degree increases in carbon monoxide and ozone. Peak day construction emissions for most pollutants would occur during the clearing, excavation and grading phases. Using the South Coast Air Quality Management District CEQA Air Quality Handbook as a guideline, the threshold for potentially significant short- term air quality impacts would involve the grading of 1,309,000 square feet of area. Assuming grading of the entire proj ect site, approximately 43,200 square feet of area would be graded. The proposed grading would be considerably less than the threshold of significance established by the CEQA Air Quality Handbook. To minimize dust impacts during construction, the proposed project would be required to comply with SCAQMD Fugitive Dust Rule 403 to suppress dust generated by construction operations. 5 75A-24 Euclid Street Zone Change/Subdivision ER 2005-138 Mitigation Measures . To ensure compliance with SCAQMD Fugi ti ve Dust 403, grading plans and demolition plans for proposed project shall reflect the following notes: Rule the 1. All material excavated or graded will be sufficiently watered to prevent excessive amounts of dust. Watering with complete coverage shall occur at least twice daily, once in the late morning and once after work is done for the day. 2. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. 3. Streets surrounding the proj ect site should be cleaned at the end of each day of construction. 4. All material transported offsi te shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. 5. The amount earthwork times. of area activities disturbed shall be by clearing minimized at and all 6. Equipment engines shall be maintained in good condi tion and in proper tune according to manufacturer's specifications. 7. To the extent feasible, equipment shall be used for construction activities. gasoline onsi te and powered offsite C. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard? Less Than Significant Impact The proposed proj ect would be consistent with the City's General Plan and would be consistent with the local growth forecasts for the Orange County sub region and regional 6 75A-25 Euclid Street Zone Change/Subdivision ER 2005-138 emissions budget developed by the Southern California Association of Governments for the 1999 Air Quality Management Plan. SCAG has determined that the air pollution impacts of any project that conforms to local growth forecasts would be consistent with this forecast and the regional air quality impacts would be adequately mitigated by the Plan to a level considered less than significant. D. Expose Sensitive receptors to substantial pollutant concentrations? Less than Significant Impact The proposed project would not exceed the South Coast Air Quality Management District threshold for potentially significant long-term and short-term air quality impacts. Therefore, implementation of the proposed project would not expose sensitive receptors to any substantial concentrations of air quality pollutants. E. Create objectionable odors affecting a substantial number of people? Less Than Significant Impact The operation of the proposed proj ect would not generate significant objectionable odors to the public. Construction operations associated with the proposed project could emit construction equipment emission odors that could potentially be objectionable. However, the potential impact would be short-term and would not be considered a significant impact. BIOLOGICAL RESOURCES A. Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status species in local or regional plans, policies or regulations or by the California Department of Fish and game or U.S. Fish and Wildlife Services? B. Have a substantial adverse impact on any riparian habitat or natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and game or U. S. Fish and Wildlife Service? 7 75A-26 Euc~id Street Zone Change/Subdivision ER 2005-138 C. Adversely impact individually or probable impacts removal, filling means? federally protected wetlands ei ther in combination with the known or of other acti vi ties through direct hydrological interruption, or other D. Conflict wi th any local policies protecting biological resources, preservation policy or ordinance? or such ordinances as tree No Impact The project site is situated within an urban setting. According to the California Department of Fish and Game Natural Diversity Data Base and the City's Updated General Plan Land Use Element EIR, there are no sensi ti ve biological resources located on or within the nearby vicinity of the project site. Therefore, implementation of the proposed project would not result in any adverse impacts to any sensitive biological resources. CULTURAL RESOURCES A. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064.5? No Impact The project site is currently vacant. There are no historical structures within the area of impact that effected by the construction and operation of the proposed project. Therefore, implementation of the proposed project would not result in adverse impacts to historical resources. B. Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to Section 15064.5? C. Directly or indirectly disturb or destroy a unique paleontogical resource or site? D. Disturb any human remains, including those interred outside of formal cemeteries. 8 75A-27 Euclid Street Zone Change/Subdivision ER 2005-138 No Impact According to the General Plan Land Use Element EIR, there are no known cultural resources on the project site. Given the fact that the project area site is currently improved, the probability for the discovery of unknown cultural resources would be low. VI. GEOLOGY/SOILS A-I. Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State geologist for the area or based on other substantial evidence of a known fault? No Impact The Seismic Hazards Mapping Act of 1991 established a statewide seismic hazard mapping and technical advisory program to assist cities and counties in protecting the public health and safety from the effects of strong ground shaking, liquefaction, landslides or other ground failure and other seismic hazards caused by earthquakes. Additionally, the Alquist-Priolo Act directs the State Geologist to delineate regulatory zones that encompass surface traces of active faults that have potential for future surface fault rupture to regulate development near active faults in order to mitigate the hazard of surface fault rupture. The applicable California Quadrangle Official Map of Seismic Hazard Zones dated January 17, 2001 was reviewed to evaluate potential seismic impacts on the project site. According to the Seismic Hazard Zone Map, the project site is not located within a designated Fault-Rupture Hazard Zone. Additionally, the surface traces of any active or potentially active faults are not known to pass directly through or extend towards the project site. Therefore, the potential for surface rupture due to faulting occurring beneath the project site during the design life of the proposed project is considered low. A-2. Strong Seismic Ground shaking? Potentially Significant Impact Unless ~tigation Incorporated 9 75A-28 Euclid Street Zone Change/Subdivision ER 2005-138 The project site is situated within a highly active seismic region of southern California. A total of 38 active faults have been identified wi thin an approximate 60-mile radius of the proj ect site. The Newport/Inglewood Fault located approximately 13 miles south from the City of Santa Ana is considered to be one of the most dominant faults in regard to potential seismic shaking impacts. The project site could potentially be subj ect to a maximum credible horizontal ground acceleration of O. 30g from a magnitude 6.9 earthquake along the Newport/lnglewood fault zone. A seismic event of this scale could potentially result significant damage to the proposed proj ect. However, the seismic risks at the proj ect site would not be considered significantly different from other areas in the southern California region. The proposed proj ect would be required to prepare a geotechnical report that addresses the seismic constraints on the project site and the building load requirements of the project. Additionally, the proposed project would be subject to the seismic safety standards of the Uniform Building Code. Preparation of the geotechnical report and compliance with the Uniform Building Code would reduce potential seismic shaking impacts to a level considered less than significant. Mitigation Measure · Prior to the issuance of grading permits, the proj ect developer shall submit a site specific geotechnical report that addresses the seismic constraints on the project site and if needed identify design recommendations to ensure the geotechnical stability of the project site. A-3. Seismic-related ground failure, including liquefaction? Potentially Significant Impact Unless Mitigation Incorporated Soil liquefaction occurs when loose soil deposits below the water table are subjected to large ground accelerations generated from seismic events. Liquefaction lS generally known to occur in saturated cohesionless soils at depths shallower than about 50-feet. According to the City's General Plan EIR, the potential for liquefaction impacts would be high to very high. However, it should be noted 10 75A-29 Euc~id Street Zone Change/Subdivision ER 2005-138 that the General Plan EIR characterization of the project actual potential for liquefaction si te a site specific geotechnical prepared. only provides a broad area. To determine the impacts on the proj ect report would need to be ~tigation Measure · Prior to the issuance of grading permits, the proj ect developer shall submit a site specific geotechnical report that addresses the liquefaction potential on the project site and if needed identify design recommendations to ensure the geotechnical stability of the project site. A-4. Landslides No Impact The project area is flat without any topographical relief. According to the City's General Plan EIR there are no landslide planes or slopes within the project area. Therefore, implementation of the proposed project would not result in adverse impacts in regards to landslides. B. Would the project result in substantial soil erosion or the loss of topsoil? Potentially Significant Unless ~tigation Incorporated Erosion refers to the removal of soil from exposed bedrock surfaces by water or wind. The effects of erosion are intensified with an increase in slope, the narrowing of runoff channels and by the removal of groundcover, which leaves the soil exposed. Construction operations for the proposed project would require the excavation, removal and recompaction of onsite soils, importing of fill material, and grading. The uncovered soils on the project site could potentially resul t in erosion and sedimentation impacts to onsi te and offsite drainage facilities. This potential impact could increase during periods of rain. During construction operations the proposed project would be required to incorporate Best Management Practices to reduce potential erosion impacts to a level considered less than significant. 11 75A-30 Euc~id Street Zone Change/Subdivision ER 2005-138 Mitigation Measure . Grading plans for the proposed project shall that Best Management Practices would be during construction operations to minimize impacts. identify employed erosion C. Would the project result in the loss of a unique geological feature? No Impact According to the City's General Plan Land Use Element EIR, the project site does not contain any unique geologic features. Therefore, implementation of the proposed project would not result in adverse impacts to any unique geologic feature. D. Is the project located on strata or soil that is unstable or that would become unstable as a result of the project and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Potentially Significant Unless Mitigation Incorporated According to the City's General Plan Land Use Element EIR soil conditions on the project site consist of Metz loamy Sand Soils. Based on the soil conditions on the project site, the proposed project is geotechnically feasible. The project would be required to prepare a site geotechnical report that considers the soil conditions on the project site with the building load requirements of the project and if needed identify design recommendations to ensure the geotechnical stability of the project. Mitigations Measures · Prior to issuance of grading permits, the project developer shall submit a site specific geotechnical study the addresses the soil constraints on the project site and the building load requirements of the project. E. Where sewers wastewater is are not available for the disposal of the soil capable of supporting the use 12 75A-31 Euclid Street Zone Change/Subdivision ER 2005-138 of septic tanks or alternative wastewater disposal systems? No Impact The project site lS located within urban setting where sewer service is available. The proposed project would not require septic tanks or alternative disposal systems. VII. HAZARDS/HAZARDOUS MATERIALS A. Create a significant hazard to environment through the routine disposal of hazardous materials? the public transport, or the use or B. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substance or waste within one- quarter mile of an existing or proposed school? Less Than Significant Impact The operation of the proposed project would not involve acti vi ties that would emit hazardous emissions or involve the routine handling of hazardous or acutely hazardous materials. Construction operations associated with the proposed project could involve incidental handling of hazardous materials such as solvents, paints, gasoline and oil. However, the quantities of the materials would be minimal and would not pose a safety hazard to the public. Any large quantities of hazardous materials used during construction would be subject to compliance with local, state and federal laws and regulations regarding the storage and handling of hazardous materials. C. Be located on a site which is located hazardous material sites compiles Government Code Section 659662.5 and, would it create a significant hazard to the environment? on a list of pursuant to as a result, the public or No Impact According to the City Santa Ana Fire Department, the project site is not included on a list of hazardous material sites. Implementation of the proposed project would not create a significant hazard to the public or the environment. 13 75A-32 Euc~id Street Zone Change/Subdivision ER 2005-138 D. For a project located within an airport land use plan or where such a plan has not been adopted, within two miles where a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No Impact According to the Orange County Airport Land Use Commission Airports Environs Land Use Plan, the proj ect site is not located wi thin an accident potential zone, clear zone or FAA Notification Area. Implementation of the proposed project would not result in safety hazards to people residing within the project area. VIII. HYDROLOGY/WATER QUALITY A. Viola te Regional Water Quality Control Board wa ter quality standards or waste discharge requirements? E. Otherwise substantially degrade water quality? I. Result in an increase in pollutant discharges to receiving waters? N. Tributary to an already impaired water body, as listed on the Clean Water Act Section 303(d) list. If so, can it result in an increase in any pollutant of which the body is already impaired? R. Cause or contribute to an exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? O. Tributary to other environmentally sensitive areas? If so, can it exacerbate already existing sensitive conditions? P. Have a potentially significant environmental impact or surface water quality to either marine, fresh or wetland waters? S. Impact aquatic, wetland or riparian habitat? Less Than Significant Impact 14 75A-33 Euclid Street Zone Change/Subdivision ER 2005-138 The proj ect site is located wi thin the Los Alami tos/East Garden Grove/Bolsa Chica sub watershed of the Santa Ana Watershed. The Santa Ana River watershed is under the jurisdiction of the Santa Ana Regional Water Quality Control Board and subject to the objectives, water quality standards and Best Management Practice requirements established in the Santa Ana River Basin Plan and Orange County Drainage Area Management Plan. The City of Santa Ana implements the goals, obj ecti ves and requirements of the Basin Plan and Drainage Area Management Plan through the City's Local Implementation Plan. The proj ect site storm water flows would drain by sheet flow southerly along Euclid Street to the East Garden Grove Wintersburg Channel ultimately discharging into the Pacific Ocean near Bolsa Chica State Beach. The Santa Ana Regional Water Quality Control Board has identified the mouth of the east Wintersburg Channel at the Pacific Ocean an impaired water body. The primary source of potential adverse water quality impacts associated with the operation of the proposed project would be from urban runoff flows. Urban runoff is defined as runoff that occurs during periods that are not usually associated with rainfall, and are most commonly produced from landscaping irrigation, leaking pipes, and water used to wash off surfaces tributary to the street. Since urban runoff flows usually originates in the street, they commonly contain many common pollutants found in streets such as oil and grease and sediment. Such impacts could potentially be in conflict with water quality standards established by the State Regional Water Quality Control Board. However, given the scale of the proposed project nuisance flows are expected to be minimal and would have a less than significant water quality impact. Additionally, during construction operations erosion control measures and other Best Management Practices would be employed to minimize construction-related water quality impacts. B. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level. Q. Have a potentially significant adverse impact on groundwater quality? 15 75A-34 Euclid Street Zone Change/Subdivision ER 2005-138 No Impact Construction operations for the proj ect would not require dewatering activities. The proposed project would also not interfere with ground water recharge because the project area is not located in an area that is known to recharge the ground water system. Implementation of the proposed project would not result in significant impacts to any underground water supplies. C. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of stream or river, or substantially increase the rate or amount of surface runoff in a manner, which would result in flooding on or off-site? D. Create or contribute runoff water which, would exceed the capacity of existing or planned stor.m water drainage systems or provide substantial additional sources of polluted run-off? L. Result in increased impervious surfaces and associated runoff? M. Create a significant adverse environmental impact to drainage patterns due to changes in runoff flow rates or volumes. Potentially Significant Unless Mitigation Incorporated The project site is currently vacant. The proposed project would introduce impervious surfaces onto the proj ect site and existing rates of surface water runoff would increase. To insure adequate drainage is available for the proposed project, the following mitigation measure shall be implemented. Mitigation Measure · Prior to issuance of a building permit, the project developer shall submit for review and approval a surface drainage plan showing the direction and means of flow to the adjacent street. Drainage routed to the street must be directed beneath the sidewalk and through the curb. 16 75A-35 Euc~id Street Zone Change/Subdivision ER 2005-138 · The proposed project is subject to Drainage Area I Assessment Fee. F. Place housing within a lOO-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? G. Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? H. Place within a lOO-year floodplain structures which would impede or redirect flood flows? Potentially Significant Unless Mitigation Incorporated The City of Santa Ana is a participant in the National Flood Insurance Program (NFIP). Communities participating in the NFIP must adopt and enforce minimum floodplain management standards, including identification of flood hazards and flood risks. Participation in the NFIP allows communities to purchase low cost insurance protection against losses from flooding. The published Flood Insurance Rate Maps (FIRM) for the project site is included on Community Panel No. 0602320256H. The project site located in Zone AOl, and subject to lOa-year flood risks. To minimize potential flood hazards the following mitigation measure shall be implemented. Mitigation Measure · Grading and building plans for the project shall reflect that the lowest finish floor elevation of any structure shall be one foot above the highest adjacent grade for the AO-l zone and at least as high as the depth number specified for the AE Zone on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance for complete requirements, Santa Ana Municipal Code, Chapter 7. IX. LAND USE/PLANNING A. Physically divide an established community? 17 75A-36 Euclid Street Zone Change/Subdivision ER 2005-138 No Impact The project site is situated within an area that is characterized with residential land uses. The proposed project would be compatible with existing residential uses in the area and would not physically divide any established community or neighborhood. B. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project adopted for the purpose of avoiding or mitigating an environmental effect? Less Than Significant Impact The General Plan designation for the project site is Low Density Residential (LR-7), which is consistent with the proposed project. However, to implement the proposed project the zoning designation on the project site would need to be changed from Community Commercial (Cl) to Single-Family Residence (Rl). With approval of the zone change the project would not be in conflict with any planning programs or policies applicable to the project site. C. Conflict with any applicable habitat conservation plan or natural community plan? No Impact According to the City's General Plan, the proj ect site is not included wi thin any habitat conservation plan or any natural community conservation plan. Therefore, implementation of the proposed project would not be in conflict with any habitat conservation plan. X. MINERAL RESOURCES A. Result in the loss of availability of a locally ~portant mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact 18 75A-37 Euc~id Street Zone Change/Subdivision ER 2005-138 According to the City's Updated General Plan Land Use Element EIR, there are no areas in Santa Ana that are designated significant Mineral Aggregate Resource Areas. Therefore, implementation of the proposed project would not resul t in the loss of any regionally or locally important mineral resource. XI. NOISE A. Exposure of persons to or generation of in excess of standards established in plan or noise ordinance, or applicable other agencies. noise levels local general standards of Potentially Incorporated Significant Impact Unless Mitigation The proj ect and subject General Plan Ordinance. si te is located wi thin the City of Santa Ana to noise standards and guidelines in the Noise Element and Municipal Code Noise The primary purpose of the City of Santa Ana Noise Element is to "Prevent significant increases in noise levels in the community and to minimize the adverse effects of currently existing noise sources." In accordance with the Noise Element, the City has adopted an exterior noise standard of 65 CNEL and an interior noise standard of 45 CNEL. The City also regulates stationary noise impacts though Chapter 18, Article VI of the Municipal Code. The Municipal Code Noise Ordinance presents permissible noise intrusion levels and sets an exterior noise standard for different time of the day and night. The Municipal Code Noise Ordinance also recognizes that some forms of noise are required for construction activity and maintenance. Section 18-314(e) of the Noise Ordinance exempts noise sources associated with construction, repair, remodeling, or grading of any real property, provided said activities take place between the hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday, and no construction activity on Sundays or federal holidays. The proposed residential units would front along Euclid Street. The City's Circulation Element identifies that Euclid Street is a Major Arterial designed to accommodate between 33,900 and 50,600 vehicle trips per day. Given the 19 75A-38 Euclid Street Zone Change/Subdivision ER 2005-138 potential amount of vehicle trips that could occur along Euclid Street, the proposed proj ect could be subj ect to vehicle noise impacts that could potentially exceed the City's interior noise standards. Because the exterior Ii ving areas would be shield by the proposed homes, it would be expected that the proposed project would meet the City's exterior living noise standard. To insure the proposed interior noise standard, shall be implemented. proj ect complies with the City's the following mitigation measure Mitigation Measure · Prior to issuance of Building Permits, the project developer shall submit a Noise Study to the Planning Department that identifies traffic related noise levels and if needed design recommendations to insure that the project complies with the City's interior noise standard of 45 db CNEL. C. A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project. Less than Significant Impact The proposed project would generate a minimal amount of additional traffic within the project area. No significant increases in existing noise levels are expected to occur from project related traffic. B. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels. Less Than Significant Impact Vibration is a trembling, quivering, or oscillating motion of the earth. Vibration can be either natural as in the form of earthquakes, volcanic eruptions, sea waves, landslides, etc. or man-made as from explosions, the action of heavy machinery, or heavy vehicles such as trucks or trains. Both natural and man-made vibration may be continuous such as from operating machinery, or transient as from an explosion. 20 75A-39 Euclid Street Zone Change/Subdivision ER 2005-138 Construction operations for the proposed project would involve conventional construction equipment and building practices. No significant vibration impacts would result from construction operations. Additionally, the operation of the proposed project would not result in any long-term vibration impacts. D. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without project. Potentially Significant Unless Mitigation Incorporated Short-term noise impacts are impacts associated with site preparation, excavation, grading, and construction of the proposed project. The construction-related short-term noise levels would be higher than the existing or ambient noise levels in the project area, but would no longer occur once construction of the project is complete. The City's Municipal Code recognizes that some forms of noise are required for urban development and maintenance and are difficult to control. Section 18-314(e) exempts noise sources associated with construction, repair, remodeling, or grading of any real property, provided said acti vi ties do not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. While adverse, construction, when performed in compliance wi th the requirements of the Municipal Code is typically considered to be less than significant. However, construction noise associated with the proj ect would have the potential to create nuisance noise at nearby residential land uses. To minimize short-term construction noise impacts the following mitigation measures shall be implemented. Mitigation Measures · Grading Plans and Building Plans for the proposed project shall note that construction activities on the project site shall not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. · No construction equipment on the project site shall operate including warming up until after 7:00 a.m. 21 75A-40 Euclid Street Zone Change/Subdivision ER 2005-138 · All construction equipment shall be properly maintained and tuned to minimize noise emissions. · All equipment shall be fitted with properly operating mufflers and air intake silencers. · Vehicle staging areas shall be located away from existing residential uses. E. For a project located within an airport land use plan or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact According to the Orange County Airport Environs Land Use Plan, the proj ect site is not located wi thin an area that is subj ect to high levels of aircraft noise. Therefore, implementation of the proposed proj ect would not expose people within the project area to significant aircraft noise impacts. XII. POPULATION AND HOUSING A. Induce substantial population growth in an area, ei ther directly or indirectly through extension of roads or other infrastructure. Less Than Significant Impact The proposed proj ect would add an additional two single- family dwelling units to the City's existing housing stock. Based on the City's current average household size of 4.7 persons per household, the population in the City is projected to increase by approximately 10 persons. This increase is consistent with the City's General Plan proj ections. The proposed proj ect is consistent with the General Plan and the projected population increase would not exceed the local or regional population growth projections for Santa Ana. B. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere. 22 75A-41 Euclid Street Zone Change/Subdivision ER 2005-138 C. Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impact The proposed proj ect the City and would residential uses or surrounding the project would increase the housing stock in not displace any existing onsite any offsite residential uses area. XIII. PUBLIC SERVICES Fire Protection: Less than Significant Impact The City of Santa Ana Fire Department would provide fire protection and emergency services to the project area. The Ci ty maintains ten fire stations throughout the City. The stations are situated where no location in the City is outside of an approximate 1.5 radius of a fire station. Additionally, the City maintains a Mutual Aid Agreement for fire protection services with the neighboring Cities of Fountain Valley, Garden Grove, Tustin, Irvine and Costa Mesa. According to the City of Santa Ana Insurance Service Organization, the City has a low fire risk rating. According to the Santa Ana Fire Department, the goal of the fire department is to have an onsite response time of 5:00 or less 80% of the time. Fire Station No. 8 located at 501 North Newhope would be the closest fire station to the project site. Presently, a shift at Fire Station No. 8 consists of six fire fighters, 1 fire truck, and 1 emergency response unit. The proposed project would result In minimal increased demand for fire protection and emergency services wi thin the project area. The Santa Ana Fire Department has indicated that under existing levels of manpower and equipment, it does not anticipate any significant constraints in providing adequate fire protection services to the proposed proj ect. Additionally, through the City's development review process, the Santa Ana Fire Department has determined that the proposed project would be in compliance with the City's Fire Code. Police Protection: Less Than Significant Impact 23 75A-42 Euclid Street Zone Change/Subdivision ER 2005-138 The Santa Ana Police Department would provide police protection services for the proposed proj ect. The Police Department is headquartered at 60 Civic Center Plaza. The City of Santa Ana is subdivided into four policing districts, with each district serving a section of the Ci ty. The proposed proj ect is located wi thin the Westend District. Implementation of the proposed project would increase minimally the demand for police protection services. The Santa Ana Police Department has indicated that under existing levels of manpower and equipment, they would have the ability to provide adequate police protection services. School Facilities: Potentially Significant ~tigation Incorporated Unless The proj ect site is wi thin the boundaries of the Garden Grove School District. The proposed project would increase the number of students at nearby schools and would contribute to increase demand for school services. The project would be subject to school impact fees to fund the enhancement of existing school facilities or for the construction of new school facilities. The payment of school impact fees to the Garden Grove School District would mitigate proj ect-related impacts to school services to a level considered less than significant. Mitigation Measure · Prior to the issuance of building permits, the project developer shall submit evidence to the City of Santa Ana of a fee payment between the developer and the Garden Grove School District to offset school facility related impacts. Parks: Less Than Significant The City of Santa Ana presently operates 35 facilities within its parks and recreation network, along with several public school grounds. The park and recreation facilities within the City of Santa Ana include 342.5 acres of lands, which is equivalent to approximately one acre per 1,000 residents. According to the City's General Plan Land Use Element EIR, the City's current goal for parkland is 2.0 acres per 1,000 residents. Based on the Cities current parkland goal and existing parkland to population ratio, 24 75A-43 Euclid Street Zone Change/Subdivision ER 2005-138 additional parkland is needed to meet the park needs of the communi ty. The proposed proj ect would increase the City's population and would further contribute to the parks/population ratio imbalance. However, to help fund new and or maintain existing park and recreation facilities, the proposed proj ect would be subj ect to the City's park fees. XIV. RECREATION A.Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? B. Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment. Less Than Significant Impact As mentioned above, additional parkland is needed in Santa Ana to meet current and future park needs of the community. Without additional parkland and recreational facilities being provided, residents would continue to use existing recreational facilities in the City. To help fund new and or maintain existing park and recreation facilities, the proposed project would be subject to the City's park fees. XV. TRANSPORTATION/TRAFFIC A. Cause an increase in traffic, which is substantial in relation to the existing traffic load and capacity of the street system? B. Exceed, either individually or cwnulatively, a level of service standard established by the county congestion management agency for designated roads or highways? Less Than Significant Impact The proposed project is consistent with the City's General Plan. Traffic volumes generated by the proposed project would be ,consistent with the traffic proj ections in the 25 75A-44 Euc~id Street Zone Change/Subdivision ER 2005-138 Circulation improvements impacts. Element. would be No needed additional for proj ect circulations related traffic C. Result in a change in air traffic patterns, including ei ther an increase in traffic levels or a change in location that results in substantial safety risks? No Impact Implementation of the proposed project would not increase the level air traffic or increase safety risks within the project area. D. Substantially increase hazards to a design feature No Impact No significant vehicle or pedestrian safety hazards would be associated with the implementation of the proposed project. E. Result in inadequate emergency access Less Than Significant Impact As part of the City's development review process the Santa Ana Police Department and the Santa Ana Fire Department has reviewed the proposed project for potential impacts in regards to emergency access. Both the Fire Department and the Police Department have indicated that implementation of the proposed proj ect would not pose any emergency access constraints or adverse impacts. F. Result in inadequate parking capacity Less Than Significant Impact Through the City's development review process, the Planning Department has determined that the proposed project is providing an adequate amount of parking. G. Conflict with adopted policies supporting al terna ti ve transportation Less Than Significant Impact 26 75A-45 EucIid Street Zone Change/Subdivision ER 2005-138 Presently, there are alternative modes of transportation within the project area to help reduce traffic trips generated by the proposed project. The Orange County Transportation Authority operates a fixed route bus service when the proj ect area. Metrolink and Amtrak Train Service would also be available through bus service to the Santa Ana Regional Transportation Center. The proposed project would not be in conflict with any City policies regarding alternative modes of transportation. Nor would implementation of the proposed proj ect displace any existing modes of public transportation provided within the project area. UTILITY/SERVICE SYSTEMS B. Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D. Are sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? Less than Significant Impact The City of Santa Ana Water Department would provide domestic water service for the proposed proj ect. The City of Santa Ana produces water from two sources. The Orange County Groundwater Basin provides 66% of the annual water supply and the Metropolitan Water District provides 34% of the annual water supply. The City of Santa Ana has 19 active wells with combined capacities of approximately 42,500 gallons per minute. The City also has seven MWD connections with combined normal operating capacities of 20,700 gallons per minute. The total combined capacity of all water production facilities is 63,200 gallons per minute. According to the City's 2000 Urban Water Management Plan, the projected water demand for the City in 2004 would be approximately 51,000 acre feet per year. The proposed proj ect is consistent with the General Plan and the water demands for the proj ect are accounted for ln the City's Urban Water Management. To adequately distribution service facilities the proposed would be project needed. new With water the 27 75A-46 Euc~id Street Zone Change/Subdivision ER 2005-138 construction of new water distribution facilities, impacts on water service would be less than significant. A. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? E. Result in the determination by the wastewater treatment provider, which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the providers existing commitments. Less Than Significant Impact The project area is improved with exiting wastewater distribution facilities. Wastewater service for the proposed proj ect would be provided by, the City of Santa Ana and the Orange County Sanitation District (OCSD). Wastewater from the project would be treated at the OCSD treatment plant No. 1 in the City of Fountain Valley. The wastewater demands for the project are accounted for in the Ci ty' s Urban Water Management Plan. The wastewater flows generated from the proposed project would provide an incidental increase in the amount of wastewater flows to the Fountain Valley treatment plant and would not have a significant impact on wastewater treatment facilities. However, to adequately service the proposed project new wastewater distribution facilities would be needed. The proposed project would be subject sewer connection fees with the City of Santa Ana and the Orange County Sanitation District. With the payment of sewer connection fees and the construction of new wastewater distribution facilities, impacts on wastewater service would be less than significant. C. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less Than Significant Impact Implementation of the proposed project would not significantly increase the amount of surface water runoff currently generated from the project site. The project would include the development of onsite drainage systems. 28 75A-47 Euclid Street Zone Change/Subdivision ER 2005-138 However, the construction of the facilities would not cause significant impacts to the environment. F. Is the project served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? G. Comply with federal, state and local statutes and regulations related to solid waste? Less Than Significant Impacts The City of Santa Ana would provide solid waste collection services to the project site. Solid waste is transported to the Environmental Service transfer station in Irvine, and then taken to the Bowerman Landfill. The Bowerman Landfill is permitted to accept 8,500 tons per day and is anticipated to close in year 2024. The California Integrated Waste Management Act of 1989 (AB 939) mandates all cities and counties in California to divert fifty percent of solid waste generated from landfill disposal. As part of the General Plan, the City of Santa Ana has prepared a Source Reduction and Recycling Element, which describe how the City complies with the mandates of AB 939. In order to comply with the requirements of AB 939, the City has implemented several waste reduction programs including green waste programs, source reduction programs, and recycling programs. According to the California Integrated Waste Management Board, a standard generation rate of 1 ton per person per year is used to estimate the quantity of solid waste generated. The proposed project would have a solid waste disposal demand of approximately 30 tons per year or .030 tons per day. The increases in solid waste would be considered minor in comparison to the 8,500 tons of solid waste taken to the Bowerman Landfill daily. Additionally, the proposed project would be required to comply with the City's recycling program for residential uses to reduce the demand for solid waste disposal. Compliance with the City's recycling program would reduce long-term solid waste disposal service impacts to a level considered less than significant. XVII. MANDATORY FINDINGS OF SIGNIFICANCE 29 75A-48 Euc~id Street Zone Change/Subdivision ER 2005-138 A. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory. No Impact Implementation of the proposed project would not substantially reduce the habitat of fish or wildlife species or cultural resources, in that no fish, wildlife or cultural resources are known to exist on the project site. B. Does the project have impacts that are individually limited but cumulatively considerable? Less Than Significant Impact Implementation of the proposed project would result in cumulati ve impacts to the environment. However, the proposed project's incremental contribution would not be considered cumulatively considerable because the proposed proj ect would comply with the applicable requirements of the uniform building code, conditions of approval and mitigation measures, which provide specific requirements that would avoid any significant cumulative impacts within the project area. Furthermore, the incremental impacts associated with the proposed project would be at a level where there would not be considered cumulatively considerable. C. Does the project have environmental cause substantial adverse effects either directly or indirectly? effects which will on human beings Less Than Significant Impact The proposed project involves the development of residential land uses. Construction and operation of the proposed project would not involve any activities that would cause substantial adverse effects on human beings, either directly or indirectly. Mitigation measures have been identified to reduce potential impacts to the 30 75A-49 Euclid Street Zone Change/Subdivision ER 2005-138 environment and human beings to a level considered less than significant. XVIII DETERMINATION Based upon the evidence in light of the whole record documented in the above environmental evaluation and cited references, I find that the proposed project could not have a significant effect on the environment and a Mitigated Negative Declaration has been prepared. XVIV REFERENCES City of Santa Ana Updated General Plan Land Use Element February 1998. Ci ty of Santa Ana Updated General Plan Land Use Element Environmental Impact, January, 1998, SCH 97071058 City of Santa Ana Zoning Ordinance, December 1998 City of Santa Ana Urban Design Element, July 6, 1998 City Santa Ana Local Register of Historic Structures City Santa Ana National Register of Historic Structures Flood Insurance Rate Map Community Panel No. 0602320256H City of Santa Ana Development Review Committee, August 2001 South Coast Air Quality Management District CEQA Air Quality Handbook, 1993 California Environmental Guidelines, January 1999 Quality Act Statues and Site Visit by Dan Bott Environmental Coordinator, June 2004 California Integrated Waste Management Website City of Santa Ana 2000 Urban Water Management Plan XX. PRE PARERS Dan Bott, City of Santa Ana Environmental Coordinator 31 75A-50 Euclid Street Zone Change/Subdivision ER 2005-138 32 75A-51 awfA Environmental Checklist For CEQA Compliance PLANNING DIVISION I. Project Title: Euclid Street Zone Change/Subdivision II. Project Numbers: ER 2005-138 III. Lead Agency Name and Address: City of Santa Ana Planning Division P.O. Box 1988 (M-20) Santa Ana, CA 92702 IV. Environmental Coordinator and Phone Number: Dan Bott (714) 667-2719 V. Project Location: 606 South Euclid Street Environmental Determination On the basis of this initial evaluation, I find that: A. D The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared, B. V Although the proposed project could have a significant effect on the environment, there will not be a significant A effect in this case because revisions to the project have been made by or agreed to by the applicant. A MITIGATED NEGATIVE DECLARATION will be prepared, c. D The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required. D. D Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in an earlier EIR (EIR No. -) pursuant to applicable standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation measures that are imposed upon the project, nothing further is required. E. D Pursuant to Section 15164 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier and only minor technical changes or additions are necessary to make the previous EIR adequate and these changes do not raise important new issues about the significant effects on the environment. An ADDENDUM to the EIR shall be prepared. F. D Pursuant to Section 15162 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier; however, subsequent ro osed changes in the project and/or new information of substantial importance will cause one or more 5' nifican ffects no previously discussed. A SUBSEQUENT EIR shall be prepared. Signature ~~~% Printed Name Julv 19. 2005 Date db\Env Form CEQA Chklst 75A-52 Page 1 of 1 arr~fA Environmental Checklist For CEQA Compliance Evaluation of Environmental Impacts: I. A brief explanation is required for all answers except "No Impact" answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project-specific factors as well as general standards (e.g" the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). II. All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. III. "Potentially Significant Impacf' is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impacf' entries when the determination is made, an EIR is required. IV. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact". The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level. Potentially Significant Potentially Unless Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact I. Aesthetics - Would the project: A. Have a substantial adverse effect on a scenic vista? 0 0 0 ~ B. Damage scenic resources, including but not limited 0 0 0 JKZ to, trees, rock outpourings and historic buildings within a state highway? C. Substantially degrade the existing visual character ~ or quality of the site and its surroundings? 0 0 0 D. Create a new source of substantial light or glare which would adversely affect day or nighttime views M in the area? 0 0 0 db\Env Form CEQA Chklst Page 1 of 1:1 ATTACHMENT 8 75A-53 aRIA Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated Less Than Significant Impact No Impact II. Agricultural Resources - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model prepared by the California Department of Conservation as an optional model to use in assessing impacts on agricultural farmland, Would the project: A. Convert Prime Farmland, Unique Farmland or Farmland of Statewide Importance (Farmland) to non-agricultural use? (The Farmland Mapping and Monitoring Program in the California Resources Agency, Department of Conservation, maintains detailed maps of these and other categories of farmland.) o o o o o ~ << ;f III. Air Quality - Where available, the significance criteria established by the applicable air quality management or pollution control district may be relied upon to make the following determinations. Would the project: B. Conflict with existing zoning for agricultural use or a Williamson Contract? C. Involve other changes in the existing environment which, due to their location or nature, could individually or cumulatively result in loss of Farmland, to non-agricultural use? A. Conflict with or obstruct implementation of applicable Air Quality Attainment Plan or Congestion Management Plan? B. Violate any stationary source air quality standard or contribute to an existing or proposed air quality violation? C. Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emission which exceed quantitative thresholds for ozone precursors)? D. Expose sensitive receptors to substantial pollutant concentrations? db\Env Form CEQA Chklst ATTACHMENT B 75A-54 o o o o o o o o o o yV o o ~ o ~ # o o o Page 2 of 1t mn.MNfA ANA. . i Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources E, Create objectionable odors affecting a substantial number of people? IV. Biological Resources - Would the project: A. Have a substantial adverse impact, either directly or through habitat modifications, on any species identified as a candidate, sensitive or special status species in local or regional plans, policies or regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Services? B. Have a substantial adverse impact on any riparian habitat or natural community identified in local or regional plans, policies, and regulations or by the California Department of fish and Game or U.S. Fish and Wildlife Service? C. Adversely impact federally protected wetlands (including, but not limited to, marsh, vernal pool, coastal, etc.) either individually or in combination with the known or probable impacts of other activities through direct removal, filling hydrological interruption, or other means? D. Conflict with any local policies or ordinances protecting biological resources, such as tree preservation policy or ordinance? V. Cultural Resources - Would the project: A. Cause a substantial adverse change in the significance of a historical resource as defined in Section 15064,5? B. Cause a substantial adverse change in the significance of a unique archaeological resource pursuant to define Section 15064.5? C. Directly or indirectly disturb or destroy a unique paleontogical resource or site? dblEnv Form CEQA Chklst ATTACHMENT B 75A-55 Potentially Significant Impact o o o o o o o o Potentially Significant Unless Mitigation Incorporated o o o o o o o o Less Than Significant Impact 'Z o o o o o o o No Impact o ~ ft( ft( ~ A A ~ Page 3 of 1~ ~'A! Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources D. Disturb any human remains, including those interred outside of formal cemeteries? VI. Geology and Soils - Would the project: A. Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: 1. Rupture of an known earthquake fault, as delineated on the most recent on the most recent Alquist-Priolo Earthquake Fault Zoning map issued by the State Geologist for the area or based on other substantial evidence of a known fault? 2. Strong seismic ground shaking? 3, Seismic-related ground failure, including liquefaction? 4, Landslides? B. Would the project result in substantial soil erosion or the loss of topsoil? C, Would the project result in the loss of a unique geologic feature? D. Is the project located on strata or soil that is unstable or that would become unstable as a result of the project and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? E, Where sewers are not available for the disposal of wastewater, is the soil capable of supporting the use of septic tanks or alternative wastewater disposal systems? db\Env Form CEQA Chklst ATTACHMENT B 75A-56 Potentially Significant Impact o o o o o o o o o o Potentially Significant Unless Mitigation Incorporated o o o ~ ~ o ~ o J( o Less Than Significant Impact o o o o o o o o o o No Impact M o A o o i( o j;{ o ~ Page 4 of 1t crrrfA Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources VII. Hazardous and Hazardous Materials - Would the project: A. Create a significant hazard to the public or the environment through the routine transport, use or disposal of hazardous materials? B. Emit hazardous emissions or handle hazardous or acutely hazardous materials, substance or waste within one-quarter mile of an existing or proposed school? C. Be located on a site which is located on a list of hazardous materials sites compiled pursuant to Government Code Section 659662.5 and, as a result, would it create a significant hazard to the public or the environment? D. For a project located within an airport land use plan or where such a plan has not been adopted, within two miles where of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? VIII. Hydrology and Water Quality - Would the project: A. Violate Regional Water Quality Control Board water quality standards or waste discharge requirements? B. Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (Le., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? dblEnv Form CEOA Chklst ATTACHMENT B 75A-57 Potentially Significant Impact o o o o o o Potentially Significant Unless Mitigation Incorporated o o o o o o Less Than Significant Impact w w o o )xC o No Impact o o )( )( o JXf Page 5 of 1l an'k Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources C. Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off- site? D, Create or contribute runoff water which would exceed the capacity of existing or planned storm water drainage systems or provide substantial additional sources of polluted run-off? E. Otherwise substantially degrade water quality? F. Place housing within a 100-year floodplain, as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? G, Place within a 100-year floodplain structures which would impede or redirect flood flows? H. Expose people or structures to a significant risk of loss, injury, or death involving flooding, including flooding as a result of the failure of a levee or dam. I. Result in an increase in pollutant discharges to receiving waters? Consider water quality parameters such as temperature, dissolved oxygen, turbidity and other typical storm water pollutants (e.g, heavy metals, pathogens, petroleum derivatives, synthetic organics, sediment, nutrients, oxygen-demanding substances, and trash) J, Result in significant alteration of receiving water quality during or following construction? K. Could the proposed project result in increased erosion downstream? L. Result in increased impervious surfaces and associated increased runoff? dblEnv Form CEQA Chklst ATTACHMENT B 75A-58 Potentially Significant Impact D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated fd ~ D ~ ~ ~ D D D ~ Less Than Significant Impact D D p( D D D ~ ~ p( D No Impact D D D D D D D D D D Page 6 of 1t anfA Environmental Checklist For CEQA Compliance M. Create a significant adverse environmental impact to drainage patterns due to changes in runoff flow rates or volumes? N. Tributary to an already impaired water body, as listed on the Clean Water Act Section 303(d) list: If so, can it result in an increase in any pollutant of which the water body is already impaired? O. Tributary to other environmentally sensitive areas? If so, can it exacerbate already existing sensitive conditions? p, Have a potentially significant environmental impact on surface water quality to either marine, fresh, or wetland waters? Q, Have a potentially significant adverse impact on groundwater quality? R. Cause or contribute to an exceedance of applicable surface or groundwater receiving water quality objectives or degradation of beneficial uses? S, Impact aquatic, wetland, or riparian habitat? IX. Land Use and Planning- Would the project: A. Physically divide an established community? B. Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? C. Conflict with any applicable habitat conservation plan or natural community conservation plan? X. Mineral Resources - Would the project: A. Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan, or other land use plan? D D D D D D D D D D D ~ D D D D D D D D D D D ~ ~ 9\ D )f Ji D ~ D D D D D D % D D ~ D ~ ~ Issues & Supporting Information Sources dblEnv Form CEQA Chklst Potentially Potentially Less Than No Significant Significant Significant Impact Page 7 of 1t ATTACHMENT 8 75A-59 aR~fA Environmental Checklist For CEQA Compliance XI. Noise - Would the project result in: A. Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? B. Exposure of persons to or generation of excessive groundborne vibration or ground borne noise levels? C, A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? D. A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without project? E. For a project located within an airport land use plan or where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? XII. Population and Housing - Would the project: A. Induce substantial population growth in an area, either directly (for example, by proposing new homes and business) or indirectly (for example, through extension of roads or other infrastructure)? B. Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? C, Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? Issues & Supporting Information Sources db\Env Form CEQA Chklst Impact o o o o o o o o Unless Mitigation Incorporated w o o )Z o o o o Impact o pi ~ o o )l o o o o o o )( o ~ P( Potentially Potentially Less Than No Page 8 of 12 ATTACHMENT 8 75A-60 . crnfA Environmental Checklist For CEQA Compliance XIII. Public Services A. Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service rations, response times or other performance objectives for any of the public service: Fire protection? Police protection? Schools? Parks? Other public facilities? XIV. Recreation A. Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? B. Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? XV. Transportation I Traffic A. Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e. result in a substantial increase in either the number of vehicle trips, the volume to capacity ration on roads, or congestion at intersections?) db\Env Form CEQA Chklst ATTACHMENT 8 75A-61 Significant Impact o o o o o o o o o Slgnrflcant Unless Mitigation Incorporated o o o ~ o o o o o Slgnrflcant Impact o l( ~ o .H %- ~ J( )t Impact o o o o o o o o o Page 9 of 1~ aRIA Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources B. Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? C. Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? D. Substantially increase hazards to a design feature (e.g. sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? E. Result in inadequate emergency access? F. Result in inadequate parking capacity? G. Conflict with adopted policies supporting alternative transportation (e.g, bus turnouts, bicycle racks)? XVI. Utilities and Service Systems A. Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? B, Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? C. Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? D. Are sufficient water supplies available to serve the project from existing entitlements and resources or are new or expanded entitlements needed? E. Result in the determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? dblEnv Form CEQA Chklst ATTACHMENT B 75A-62 Potentially Significant Impact D D D D D D D D D D D Potentially Significant Unless Mitigation Incorporated D D D D D D D D D D D Less Than Significant Impact fti- o o ~ ~ fl?L- ~ ~ ftC ~ ~ No Impact D ~ ~ D D D D D o o D Page 10 of 12 crnfA Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources F. Is the project served by a landfill with sufficient permitted capacity to accommodate the project's sold waste disposal needs? G, Comply with federal, state and local statutes and regulations related to solid waste? XVII. Mandatory Findings of Significance A. Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? B, Does the project have impacts that are individually limited but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, effects of other current projects and the effects of probable future projects). C. Does the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? db\Env Form CEQA Chklst ATTACHMENT 8 75A-63 Potentially Significant Impact Potentially Significant Unless Mitigation Incorporated No Impact Less Than Significant Impact o )?f o o o ~ o o o J2( o o o Ji o o o R o o Page 11 of 1~ ORDINANCE NO. NS-2698 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA REZONING THE PROPERTY LOCATED AT 606 SOUTH EUCLID STREET FROM COMMUNITY COMMERCIAL (C1) TO SINGLE-FAMILY RESIDENCE (R1) (AA NO. 2005-03) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana does hereby find, determine and declare as follows: A. The Applicant is requesting approval of Amendment Application No. 2005-03 to change the zoning designation from Community Commercial (C1) to Single-Family Residence (R1) and Tentative Parcel Map NO. 2005-09 to allow a subdivision to construct two single-family residences at 606 South Euclid Street. (County Map No. 2002-144) B. On August 22, 2005, the Planning Commission held a duly noticed public hearing and unanimously voted to recommend that the City Council: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005-138. 2. Adopt an ordinance approving Amendment Application No. 2005-03. 3. Adopt a resolution approving Tentative Parcel Map No, 2005-09 (County Map No. 2002-144) as conditioned. C. On September 19, 2005 the City Council of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. D. Amendment Application No. 2005-03 is consistent with the General Plan, including but not limited to its goals and policies to preserve and improve the character and integrity of existing neighborhoods. Land Use Element Goal No. 3.0. E. The City Council has weighed and balanced the general plan's policies and has determined that based upon this balancing that the project is consistent with the purpose of the general plan. F. The City Council also adopts as findings all facts presented in the Request for Council Action dated September 19, 2005 accompanying this matter. For these reasons, and each of them, Amendment Application No. 2005-03 75A-64 is hereby found and determined to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare. G. The Mitigated Negative Declaration and Mitigation Monitoring Program for Environmental Review No. 2005-138, was approved and adopted by resolution which came before the City Council on September 19, 2005. This ordinance incorporates by reference, as though fully set forth herein, this resolution and the Mitigated Negative Declaration and Mitigation Monitoring Program. Section 2. The real property located at 606 South Euclid Street is hereby reclassified from Community Commercial (C1) to Single-Family Residence (R1). Amended Sectional District Map number 17-5-10 showing the above described change in use district designation, is hereby approved and attached hereto as Exhibit "A" and incorporated by this reference as though fully set forth herein. (AA No. 2005-03). Section 3. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that anyone or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. ADOPTED this _ day of ,2005. Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher City Attorney By: Kylee O. Otto Assistant City Attorney 75A-65 AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the attached Ordinance No. NS-2648 to be the original ordinance adopted by the City Council of the City of Santa Ana on , and that said ordinance was published in accordance with the Charter of the City of Santa Ana. Date: Clerk of the Council City of Santa Ana 75A-66 01 1~~1O + +~!16-5-10 !~r ' I FIRST I (BOlSA AVE.) ST. : il R1 I ['-'R1 C i t Y Grove Westminster R1 o a: ~ City 01 Fountain Valley R1 i~~ L + 20-5-101 121-5-10 EDINGER AVE. Zoning Distri<:t ADOPTED BY RESOlUTION NO. 5186 BYTHE SANTA ANA PlANNING COMMISION PART OF ORDINANCE NO_ NS-394 ADOPTED BY THE SANTA ANA CITY COUNCIL, AUGUST 17, 1959, SCALE IN FEET Al GENERAL AGRICULTURAL -B PARKING MODIFICATION Cl COMMUNITY COMMERCIAL Cl-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTISTS' VILLAGE C4 PlANNED SHOPPING CENTER C5 ARTERIAL COMMERCIAL CR COMMERCIAL RESIDENTIAL C-SM GC Ml M2 MO o P PCD PD PRD SOUTH MAIN STREET COMMERCIAL DISTRICT GOVERNMENT CENTER LIGHT INDUSTRIAL HEAVY INDUSTRIAL MILITARY OPERATIONS OPEN SPACE PROFESSIONAL PLANNED COMMUNITY DEVELOPMENT PLANNED DEVELOPMENT PlANNED RESIDENTIAL DEVELOPMENT Rl SINGLE-FAMILY RESIDENCE Rl-4000 SMALL LOT SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE R3 MULTIPLE-FAMILY RESIDENCE R4 SUBURBAN APARTMENT RE RESIDENTIAL ESTATE SD SPECIFIC DEVELOPMENT SP SPECIFIC PLAN o 1000 ~ MINIMUM FRONTAGE -6000 MINIMUM lOT AREA Latest Re''''n Dale, 1-15-98 THIS MAP IS THE OFFICIAl SECTIONAl DISTRICT MAP OF THE CITY Of SANTA. ~A. AS AUTHORIZED BY CITY COUNCIL RESOlUTION NO. 74-163, DATED 11-1e-74,1 HEREBY ATTEST THAT THIS MAP IS A TRUE COPY OF THE ORIGINAl.. SECTIONAl DISTRICT MAPNO~'7-5-fO Signe<l ROB lJPT"E EXECUTIVE DIRECT Pl~N3 & BUlOWGAGENCY c.rtifica.. Da" SEPTEMBER 10 1982 RES. I A..A. I ANl<. NO ORD.I RES. NO. ADOPTED DATE APPPAQVEO 55 71 " 60t A.A .A 1015 A.A.97- 1-171 -18-61 7. '-t7- 1 -17-73 1 -1 -n '-15-97 ee RES. I A.A. I AN)(. NO. ORD.I RES. NO. ADOPTED CATE APPPRQVED ~ . " ~l=rT.OI\J A L DIC:::TU I~T MAP 1 7- 5 -1 0 !ll; ;f. PREPARED BY THE PLANNING DIVISION CITY OF SANTA ANA CALIFORNIA I~l KO - 9/12/05 RESOLUTION NO. 2005-090 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING A MITIGATED NEGATIVE DECLARATION AND MITIGATION MONITORING PROGRAM, AND APPROVING TENTATIVE PARCEL MAP NO. 2005-09 AS CONDITIONED FOR THE PROPERTY LOCATED AT 606 SOUTH EUCLID STREET (COUNTY MAP NO. 2002-144). BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The Applicant is requesting approval of Amendment Application No. 2005- 03 to change the zoning designation from Community Commercial (C1) to Single-Family Residence (R1) and Tentative Parcel Map to allow a subdivision to construct two single-family residences at 606 South Euclid Street. (County Map No. 2002-144) B. On August 22,2005, the Planning Commission held a duly noticed public hearing and unanimously voted to recommend that the City Council: 1. Approve and adopt the Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2005- 138. 2. Adopt an ordinance approving Amendment Application No. 2005- 03. 3. Adopt a resolution approving Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned. C. On September 19, 2005 the City Council of the City of Santa Ana held a duly noticed public hearing and at that time considered all testimony, written and oral. D. The City Council determines that the following findings have been established: 1. The proposed project, as conditioned, and its design and improvements are consistent with the Low Density Residential land use designation of the General Plan and are otherwise consistent 75A-68 with all other elements of the General Plan and any applicable specific plans. The proposed subdivision will result in two single-family residential units in conformance with the density for this land use designation. 2. The proposed project, as conditioned, conforms to all applicable requirements of the zoning and subdivision codes as well as other applicable City ordinances. The proposed project, as conditioned, conforms to all provisions of the R-1 zoning district with respect to lot size, frontage and setbacks. 3. The project site is physically suitable for the type and density of the proposed project. The proposed site is physically suitable for the single-family development as proposed since the property will be located within the Single-Family Residential (R1) zoning district and has a General Plan land use designation of Low Density Residential at seven dwelling units per acre (LR7), Additionally, the site is surrounded by multi-family residential to the east, a church/school to the west and north and commercial uses to the south. 4. The design and improvements of the proposed project will not cause substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. The project site is located in an urbanized area, and there are no known fish or wildlife populations existing on the project site. Therefore, the proposed subdivision will not cause any substantial environmental damage or substantially and avoidably injure fish and wildlife or their habitat. 5. The design or improvements of the proposed project will not cause serious public health problems. The proposed subdivision is not anticipated to have any detrimental effects upon the general public. Each property will have sewer, water and the necessary infrastructure improvements as conditioned in Development Project Review No. 00-41. 75A-69 6. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project. The design or improvements of the proposed project will not conflict with easements necessary for public access through or use of the property within the proposed project since there is no easement within this property. Section 2. The City Council has reviewed and considered the information contained in the initial study and the mitigated negative declaration and mitigation monitoring program, Environmental Review No. 2005-138, prepared with respect to this Project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a mitigation negative declaration and mitigation monitoring program adequately addresses the expected environmental impacts of this Project. On the basis of this review, the City Council finds that there is no evidence from which it can be fairly argued that the Project will have a significant adverse effect on the environment. The City Council hereby certifies and approves the mitigated negative declaration and mitigation monitoring program and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. Pursuant to Title XIV, California Code of Regulations ("CCR") ~ 735.5(c)(1), the City Council has determined that, after considering the record as a whole, there is no evidence that the proposed project will have the potential for any adverse effect on wildlife resources or the ecological habitat upon which wildlife resources depend. The proposed project exists in an urban environment characterized by paved concrete, roadways, surrounding buildings and human activity. Therefore, pursuant to Fish and Game Code ~ 711.2 and Title XIV, CCR ~ 735.5(a)(3), the payment of Fish and Game Department filing fees is not required in conjunction with this project. Section 3. The City Council after conducting the public hearing hereby approves Tentative Parcel Map No. 2005-09 (County Map No. 2002-144) as conditioned in Exhibit "A" attached hereto and incorporated herein. This decision is based upon the evidence submitted at the abovesaid hearing, which includes but not is not limited to: the Request for Council Action dated September 19, 2005 and exhibits attached thereto; and the public testimony, all of which are incorporated herein by this reference Section 4. The approval of Tentative Parcel Map No. 2005-09 is expressly conditioned upon adoption by the City Council of Amendment Application No. 2005-03 to rezoning the property located at 606 South Euclid Street from Community Commercial (C1) to Single-Family Residence (R1). The rights of the applicant under this Tentative Parcel Map shall not vest until the effective date of such ordinance, Should no such amendment become effective, then this Tentative Parcel Map is null and void and of no effect. 75A-70 ADOPTED this _ day of September, 2005. APPROVED AS TO FORM: Joseph W. Fletcher City Attorney By: Kylee O. Otto Assistant City Attorney AYES: Councilmembers NOES: Councilmembers ABSTAIN: Councilmembers NOT PRESENT: Councilmembers Miguel A. Pulido Mayor CERTIFICATE OF ATTESTATION AND ORIGINALITY I, PATRICIA E. HEALY, Clerk of the. Council, do hereby attest to and certify the attached Resolution No. 2005-089 to be the original resolution adopted by the City Council of the City of Santa Ana on Date: Clerk of the Council City of Santa Ana 75A-71 Conditions for Approval for Tentative Parcel Map No. 2005-09 Tentative Parcel Map No. 2005-09 is approved subject to compliance, to the reasonable satisfaction of the Planning Manager, with all applicable sections of the Santa Ana Municipal Code, the California Administrative Code, the Uniform Fire Code, the Uniform Building Code and all other applicable regulations. The applicant must comply in full with each and every condition listed below prior to exercising the rights conferred by this approval. The applicant must remain in compliance with all conditions listed below throughout the life of the tentative parcel map. Failure to comply with each and every condition may result in the revocation of the tentative parcel map. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 2000-41 including floor plans, interior amenities and building materials. 2. An eight-foot high block wall is required along the north and south property lines where the back yard abuts adjacent commercial and church uses to assist in privacy and noise attenuation. The block wall shall be constructed of decorative masonry material with contrasting trim cap. 3. A six-foot construction fence with screen shall be provided along the perimeter of this property during construction. 4. Two additional trees, 15-gallon in size shall be planted within the front yard area at the applicant consent and subject to approval of the Planning Manager. 5. Two copies of the recorded final map shall be submitted each to the Planning Division, Building Division and Public Works Agency within 10 days of recordation. 6. The tentative parcel map, final map and all improvements required to be made or installed by the subdivider shall be in accordance with the requirements and design standards and specifications of the City of Santa Ana and the requirements of the State Subdivision Map Act. 7. After project occupancy, landscaping is to be maintained in accordance with the landscape plan approved for the project. This shall include the minimum levels of plant materials shown on the landscape plan and installed at the time of occupancy. Exhibit A Page 1 of 3 75A-72 8. All materials excavated or graded will be sufficiently watered to prevent excessive amount of dust. Watering with complete coverage shall occur at least twice daily, once in the late morning and once after work is done for the day. 9. All clearing and earthwork activities shall cease during period of high winds (winds greater than 25 mph averaged over one hour) or during Stage 1 or Stage 2 smog episodes. 10. Streets surrounding the project site should be cleaned at the end of each day of construction. 11 . All materials transported off-site shall either be sufficiently watered or securely covered to prevent excessive amounts of dust. 12. The amount of area disturbed by clearing and earthwork activities shall be minimized at all times. 13. Equipment engines shall be maintained in good condition and in proper tune according to manufacturer's specifications. 14. To the extent feasible, gasoline powered equipment shall be used for on- site and off-site construction activities. 15. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the seismic constraints on the project site and if needed identify design recommendations to ensure the geotechnical stability of the project site. 16. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the liquefaction potential on the project site and if needed identify design recommendation to ensure the geotechnical stability of the project site. 17. Grading plans for the proposed project shall identify that Best Management Practices would be employed during construction operations to minimize erosion impacts. 18. Prior to issuance of grading permit, the project developer shall submit a site specific geotechnical report that addresses the soil constraints on the project site and the building load requirements of the project. 19. Prior to issuance of grading permit, the applicant shall submit for review and approval a surface drainage/grading/erosion control plan prepared by a registered Civil Engineer, showing the direction and means of flow to the adjacent street. The plan is to include existing and proposed elevations 75A-73 adjacent to all property lines. Drainage routed to the street must be directed beneath the sidewalk and through the curb. 20. The proposed project is subject to Drainage Area I Assessment Fee. 21. Grading plans and building plans for the proposed project shall reflect that the lowest finish floor elevation of any structure shall be one foot above the highest adjacent grade for the AO-1 zone and at least as high as the depth number specified for the AE Zone on the flood insurance rate map. All elevations must be referenced to the National Geodetic Vertical Datum. Reference should be made to the Flood Plain Management Ordinance for complete requirements, Santa Ana Municipal Code, Chapter 7. 22. Prior to issuance of Building Permits, the project developer shall submit a noise study to the Planning Department that identifies traffic related noise levels and if needed design recommendations to ensure that the project complies with the City's interior noise standard of 45 db CNEL. 23. Grading plans and building plans for the proposed project shall note that construction activities on the project site shall not take place between the hours of 8:00 p.m. and 7:00 a.m. on weekdays, including Saturday, or any time on Sunday or a federal holiday. 24. No construction equipment on the project site shall operate including warming up until after 7:00 a.m. 25. All construction equipment shall be properly maintained and tuned to minimize noise emissions. 26. All equipment shall be fitted with properly operating mufflers and air intake silencers no less efficient than those originally installed. 27. Stockpiling and vehicle staging areas shall be located away from existing residential uses. 28. Prior to the issuance of building permits, the project developer shall submit evidence to the City of Santa Ana of a fee payment between the developer and the Garden Grove School District to offset school facility impacts. Exhibit A PCWe 3 of 3 /5A-74