HomeMy WebLinkAbout2007-026 - Approving the Final Environmental Impact
KG 3/13/07
RESOLUTION NO. 2007-026
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING AND APPROVING THE FINAL
ENVIRONMENTAL IMPACT REPORT, APPROVING A
MITIGATION MONITORING AND REPORTING PROGRAM,
AND ADOPTING FINDINGS OF FACTS/STATEMENT OF
OVERRIDING CONSIDERATIONS FOR THE METRO EAST
MIXED USE OVERLAY ZONE AND THE PROJECT
LOCATED AT 1901 EAST FIRST STREET
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 adoption and approval of the Final
Environmental Impact Report No. 2006-01, Zoning Ordinance Amendment
No. 2007-01, Amendment Application No. 2007-01, General Plan
Amendment No. 2007-01, Development Agreement No. 2007-01, Site Plan
Review No. 2007-01 and Tentative Tract Map No 2007-01 (County Map No.
17069) to allow construction of two residential high rise buildings with 374
condominium units and 8,800 square feet of retail space for the property
located at 1901 East First Street.
B. For purposes of this resolution, the Final Environmental Impact Report No
2006-01 shall mean Volume I, entitled Metro East Mixed Use Overlay Zone;
Volume II entitled First and Cabrillo Towers Project; and Volume III entitled
Draft EIR Text Changes, Responses to Comments, and Mitigation
Monitoring and Reporting Programs.
C. On February 26, 2007, the Planning Commission held a duly noticed public
hearing and unanimously voted to recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume I) for the Metro East
Mixed Use Overlay Zone.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2007-01.
3. Adopt a resolution approving General Plan Amendment No. 2007-01.
Resolution No. 2007-026
Page 1 of 66
D. On February 26, 2007, the Planning Commission continued the following
actions to the March 12, 2007 meeting:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume II) for the First and
Cabrillo development project.
2. Adopt and ordinance approving Development Agreement No. 2007-
01.
3. Adopt a resolution approving Site Plan Review No. 2007-01 as
conditioned.
4. Adopt a resolution approving Tentative Tract Map No. 2007-01
(County Map No. 17069) as conditioned.
E. On February 26 and March 12, 2007, the Planning Commission
unanimously voted to recommend that the City Council adopt an ordinance
approving Amendment Application No. 2007-01.
F. On March 12, 2007, the Planning Commission unanimously voted to
recommend that the City Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2006-01 and approve the mitigation monitoring program and
statement of overriding considerations (Volume II) for the First and
Cabrillo development project.
2. Adopt and ordinance approving Development Agreement No. 2007-
01.
3. Adopt a resolution approving Site Plan Review No. 2007-01 as
conditioned.
4. Adopt a resolution approving Tentative Tract Map No. 2007-01
(County Map No. 17069) as conditioned.
G. On March 19, 2007, 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.
H. Due to the size of the project and the impacts to the environment, an
Environmental Impact Report (EIR) was prepared for this project.
I. On March 10, 2006, a Notice of Preparation was prepared, submitted to
interested persons, responsible and trustee agencies, and filed with the
County Recorder regarding this proposed project. The County Recorder
Resolution No. 2007-026
Page 2 of 66
posted on March 24, 2006 and it remained posted for thirty (30) days. The
project at that time was briefly described as the creation of a 200 acre
mixed-use overlay zone to allow for the development of mixed-use and/or
residential land uses within the Overlay Zone. Also the project contained
two specific developments, the Santa Ana Residential Village - a mixed-use
residential community with approximately 573 residential units, 3,800 square
feet of residential amenity space, and 7,800 square feet of commercial and
retail space within four structures which would range in height from 4 stories
to 20 stories; and the First and Cabrillo Tower - a project with 23 story high-
rise residential tower with approximately 200 units, two six-story mid-rise
towers with approximately 120 units and 16,000 square feet of
retail/commercial areas within the project.
J. On September 5, 2006 a second Notice of Preparation was prepared,
submitted to interested persons, responsible and trustee agencies, and filed
with the County Recorder regarding this proposed project, which the project
at that time was briefly described as the creation of a 200 acre mixed-use
overlay zone to allow for the development of mixed-use and/or residential
land uses within the Overlay Zone. Also the project contained one specific
development. The First and Cabrillo Towers project was briefly described as
approximately 374 residential units within two high-rise towers, one of 21
stories and one of 22 stories, as well as 8,900 square feet of
retail/commercial areas.
K. Three (3) alternatives to the proposed project were developed and studied.
L. The City prepared a Draft EI R for this proposed project, which was
submitted for public comment to all responsible agencies, the State
Clearinghouse, neighboring communities and districts, neighborhoods in the
vicinity and the requesting public.
M. All comments to the Draft EIR were considered and responded to in the
proposed Final EIR.
v N. A Mitigation Monitoring and. Reporting Program has been prepared (which is
also contained in Chapter 4 of Volume III of the EIR,), as has 26 pages of
Findings of Fact/Statements of Overriding Considerations, which are
attached to this Resolution as Exhibits "A" and "8" respectively and
incorporated by this reference as though fully set forth herein.
O. At its regular meetings of February 26 and March 12, 2007, the Planning
Commission of the City of Santa Ana voted unanimously to recommend to
the City Council that it adopt this Final EIR, the mitigation monitoring and
reporting program, and certain Findings of Fact/Statements of Overriding
Considerations.
Resolution No. 2007-026
Page 3 of 66
P. The Final EIR, the Mitigation Monitoring and Reporting Program, the 26
pages of Findings of Fact/Statements of Overriding Considerations, the
Request for Council Action, and the record of proceedings are incorporated
herein by this reference as though fully set forth. At the March 19, 2007
meeting, the City Council also adopted a resolution approving General Plan
Amendment No. 2007-01; adopted an ordinance approving Zoning
Ordinance Amendment No. 2007-01; adopted an ordinance approving
Amendment Application No. 2007-01; adopted an ordinance approving
Development Agreement No. 2007-01; and adopted a resolution approving
Site Plan Review No. 2007-01 and Tentative Tract Map No 2007-01 (County
Map No. 17069). This resolution incorporates by reference, as though fully
set forth herein, the ordinance and resolutions and said Final Environmental
Impact Report, Mitigation Monitoring and Reporting Program, and Findings
of Fact/Statement of Overriding Considerations, and all of their respective
facts, findings and conclusions in support of this resolution and the findings
made herein.
Section 2. The City Council has reviewed and considered the information
contained in the Final EIR prepared with respect to this Project. The City Council has,
as a result of its consideration of the record as a whole 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, the Final EIR
meets all requirement of CEQA, including but limited to: finding that the Final EIR
adequately addresses the impacts of the project; that it identifies and through the
Mitigation Monitoring and Reporting Program imposes all feasible mitigation measures
which will reduce all of the significant environmental impacts of the Project to a level of
insignificance, except those unavoidable impacts described more specifically in the
statement of overriding considerations; discusses a reasonable range of alternatives to
the Project; identifies the environmentally superior alternative; and based upon all of
which and the record as a whole the Council chooses to approve the Project. The City
Council hereby certifies and approves the Final EIR, the Mitigation Monitoring and
Reporting Program, the Findings of Fact/Statement of Overriding Considerations
attached to this Resolution as Exhibits "A" and "B" respectively and incorporated herein
by this reference, and directs that a Notice of Determination be prepared and filed with
the County Clerk of the County of Orange in the manner required by law.
Section 3. This Resolution shall take effect irnmediately after its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this 19th day of March, 2007.
Resolution No. 2007-026
Page 4 of 66
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee 0 Otto
Assista City Attorney
AYES Councilrnembers Alvarez. Benavides. Bustamante. Martinez.
Pulido. Sarmiento. Tinaiero (7)
NOES: Councilmembers None (0)
ABSTAIN: Councilmembers None (0)
NOT PRESENT Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2007-026 to be the original resolution adopted by the City
Council of the City of Santa Ana on March 19. 2007.
Date:
3~ '7f 7
I
~~~<
-'Patricia E. Healy
Clerk of the Council
City of Santa Ana
Resolution No. 2007-026
Page 5 of 66
CHAPTER 4
Mitigation Monitoring and
Reporting Program
4.1 INTRODUCTION
The Calijornia Environmental Quality Act (CEQA) requires the adoption of feasible mitigation measures to
reduce the severity and magnitude of potentially significant environmental impacts associated with
project development. The Final Environmental Impact Report (Final ElR) for the proposed Metro East
l\1ixed Use Overlay Zone ElR (State Clearinghouse No.2006031041) located within the City of Santa
Ana (City), includes prob'tam and project-specific mitigation measures to reduce the potential
environmental effects of the Overlay Zone, as well as the First and Cabrillo Towero Project.
Monitoring of the implementation of adopted mitigation measures is required by Public Resources Code
Section 21081.6. The Final ElR for the proposed project provides a list of mitigation measures, and
describes the process whereby the mitigation measures would be monitored. Following certification of
the Final ElR and approval of this Mitigation Monitoring Program (MMP) by the City, the mitigation
measures included in the Final EIR would be monitored as described in this MMP. It should be noted
that because this ElR contained program- and project-level components, two separate MMP tables are
presented as part of rhis MMP for the Overlay Zone and for the First and Cabrillo Towers project.
4.2 PURPOSE
The purpose of the proposed Overlay Zone ElR MMP is to ensure compliance with all mitigation
measures to mitigate or avoid potentially significant adverse environmental impacts resulting from the
proposed project that were identified in the Final ElR. Implementation of this MMP shall be
accomplished by the City of Santa Ana. Mitigation measures will be implemented (1) as part of design
development of the project, (2) during project construction, or (3) as part of project opetations.
4.3 RESPONSIBILITIES AND DUTIES
In general, monitoring wiD consist of demonstrating that mitigation measures were implemented, and
that the responsible unit monitored the implementation of the measures. The responsible unit for
derermining compliance with all mitigation measures will be the City. Monitoring will consist of
determining whether
. The specific issues identified in the mitigation mea5ures were considered In the design
development phase
. Construction contracts included the provisions specified in the mitigation measures
. The required actions specified in the mitigation measures occurred prior to or during construction
. Ongoing administrative activities included the provisions identified in the mitigation measures
Resolution No. 2007-026
p::.go ~ ,...f ~&::;
Metro East Mixed Use Overlay ZOne (Volume III)
EXIIlBIT A
4-1
Chapter 4 Mitigation MonitorIng and Reporting program
Any concerns between monitors and construction personnel shall be addressed by the City of Santa Ana,
Planning Department.
4.4
LIST OF MITIGATION MEASURES
As mentioned above, due to tbe ptob'Tam- and project-level components of this EIR, the MMP has been
divided into two parts to address each component separately. The mitigation measures that pertain to
implementation of the Overlay Zone and their method of implementation are listed in Table 4-1. Tbe
mitigation measures, which include several mitigation measures from the probrram-level component, that
pertain to the First and Cabrillo Towers proiect are listed in Table 4-2. All project-specific mitigation
measures included in the Final EIR for this project would be monitored as described above.
The mitigation monitoring matrix on the following pages is formatted to parallel the funnal of the
Executive Summa!)' table contained in the Final ElR. The matrix identifies the required mitigation
measures, the time frame for monitoring, and the responsible monitoring agencies.
It should be noted that the mitigation measures from Volume I that are contained within Table 4-2 have
been moclified slightly so as to clirectly apply to the First and Cabrillo Towers project. The content and
action required by each mitigation measure have not been modified.
4-2
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METRO EAST
MIXED USE OVERLAY ZONE
Findings of Factj
Statement of Overriding Considerations
Prepared for
City of Santa Ana
20 Civic Center Plaza, Ross Annex M-20
Santa Ana, California 92702
Prepared by
EIP Associates, a Division of PBS&J
12301 Wilshire Boulevard, Suite 430
Los Angeles, California 90025
February 2007
EXHIBIT B
Resolution No. 2007-026
Page 41 0166
Resolution No. 2007-026
Page 42 of 66
Contents
CHAPTER 1 Introduction.........m..m........................................................................................... 1-1
CHAPTER 2 CEQA Findings ......................................................................................................2-1
2.1 Introduction......................................................................................................... ............ 2-1
CHAPTER 3 Findings Regarding Project Alternatives ............................................................... 3-1
3 .1 Introduction ......................................... ............................................................................ 3-1
3.2 Project Objectives.............. m................... ............................. .......................................... 3-1
3.3 Selection of Alternatives ..............................................m...............................................3-2
3.4 Project Alternative Findings ..........................................................................................3-2
3.4.1 Metro East Mixed Use Overlay Zone Alternatives (program-
Level) ....... .................................................... .................................. ...... .............. 3-2
3.4.2 First and Cabrillo Towers Alternatives (project-Level).............................. 3-6
CHAPTER 4 Statement of Overriding Considerations ............................................................... 4-1
4.1 Introduction................................... ........... ............... ............... ..................... .................... 4-1
4.2 Unavoidable Significant Adverse Impacts...................................................................4-1
4.2.1 Metro East Mixed Use Overlay Zone Alternatives (program-
Level) ........................................... ............................................................. ......... 4-1
4.2.2 First and Cabrillo Towers Alternatives (project-Level).............................. 4-3
4.3 Findings..... ............. ...................................... .................. ....................................... ........... 4- 3
4.4 Overriding Considerations... .................................................................................... ...... 4-4
Table
Table 2-1
CEQA Findings for the Metro East Mixed Use Overlay Zone (program-Level
Component) .............................................................................................................................. 2-2
CEQA Findings for the First and Cabrillo Towers (project-Level Component)........... 2-6
Alrernative 2 and Proposed Overlay Zone Characteristics ................................................ 3-4
Alternative 3 and Proposed Overlay Zone Characreristics ................................................ 3-5
Alternative 2 Development Scenario.....................................................................................3-8
Table 2-2
Table 3-1
Table 3-2
Table 3-3
Metro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding Con~,lf'eS~WJ~sA ~~g:~'; 'oi~~ III
Resolution No. 2007-026
Page 44 of 66
CHAPTER 1
Introduction
This document presents the Findings of Fact and Statement of Overriding Considerations that must be
adopted by the City of Santa Ana (City) pnrsuant to the requirements of Sections 15091 and 15093,
respectively, of the CalifOrnia Environmental Quality Act Guidelines (CEQA Guidelines) prior to the
approval of the Metro East Mixed Use Overlay Zone (proposed project).
This document is organized as follows:
Chapter 1 Introduction to the Findings of Fact and Statement of Overriding Considerations.
Chapter 2 Presents the CEQA Findings of the Environmental Impact Report (EIR),
including the identified significant impacts.
Chaprer 3 Presents the alternatives to the proposed project and evaluates them in relation to
the findings contained in Section 15091 (a) (3) of the CEQA Guidelines. The City
must consider and make frndings regarding alternatives when a project would
involve environmental impacts that cannot be reduced to a less-than-significant
level., or cannot be substantially reduced, by proposed mitigation measnres.
Chapter 4 Presents a Statement of Overriding Considerations that is required in accordance
with Section 15093 of the CEQA Guidelines for significant impacts of the
proposed project that cannot be mitigated to a !ess-than-sigmficant level.
As stated in the EIR, the Metro East Mixed Use Overlay Zone is a land use plan that guides the physical
development within the boundaries of the Overlay Zone. It is not an implementation plan, and adoption
of the Overlay Zone does not constitute a commitment to any specific project, construction schedule, or
funding priority. Rather, it provides for an alternative to existing office and commercial zoning
designations in an area that may result in mixed-use/residential development if property owners wish to
exercise the provisions of the Overlay Zone. Each development proposal undertaken dnring the planning
horizon of the Overlay Zone must be approved individually by the City of Santa Ana Planning
Department, the City Planning Commission, and the City Council, in compliance with CEQA.
Therefore, the Metro East Mixed Use Overlay Zone EIR is a program-level environmental assessment
that evaluates the effects of implementation of the entire Overlay Zone. The environmental assessment
for the Overlay Zone is provided in this volume (Volume I) of the Metro East Mixed Use Overlay Zone
ErR.
As previously described, preparation of the Overlay Zone converged with a project-specific proposal,
First and Cabrillo Towers, to provide a mixed use development on the northwest comer of First Street
and Cabrillo Park Drive. The proposed First and Cabrillo Towers development is described in detail,
including the project-specific environmental analysis, in Volume II of the Metro East Mixed Use Overlay
Zone EIR.
With respect to other individual development projects that may be proposed dnring the Overlay Zone
planning horizon, Section 15168(c) of the CEQA Guidelines states that subsequent activities should be
examined in light of the Program EIR to determine whether additional environmental docwnentation
must be prepared. If a later activity would have effects that were not examined in the Program EIR,
Metro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding ConMag~{I'J~~ ~~g::~:o~~~ 1-1
Chapter l/ntroduction
subsequent environmental documentation must be prepared, consisrent with Sections 15162 through
15164 of the CEQA Guidelines, If no new effects would occur and no new mitigation measures would
be required, the subsequent activity could rely on the scope of the environmental analysis provided in the
Program ErR, and no additional envu:onmental documentation would be required.
As the proposed project involves a program- and project-level component, each component is discussed
herein. For ease of understanding, the program-level component will be discussed first in the adjoining
chapters, followed by the project-level component.
Resolution No. 2007-026
1.2 "'age 40 or O"'81ro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding Considerations
CHAPTER 2
CEQA Findings
2.1 INTRODUCTION
This chapter presents the potential impacts that were identified in the ErR and the findings that are
required in accordance with Section 15091 of the CEQA Guidelines. The possible findings for each
significant and/ or potentially significant adverse impact are as follows:
(a) Changes or alterations have been required in, or incorporated into the project which avoid,
substantially lessen, or reduce the magnitude of the significant environmental effect as identified in
the ErR ("Finding 1").
(b) Such changes or alterations are within the responsibility and Jurisdiction of another public agency
and not the agency making the findings. Such changes have been adopted by such other agency or
can and should be adopted by sueb other agency. ("Finding 2")
(c) Specific economic, social, or other considerations make infeasible the mitigation measures or
project alternatives in the ErR ("Finding 3").
Table 2-1 (CEQA Findings for the Metro East Mixed Use Overlay Zone (program-Level Component))
and Table 2-2 (CEQA Findings for the First and Cabrillo Towers (project-Level Component))
summarize the significant unavoidable impacts of Volumes I and II of the ErR, respectively, as currendy
proposed for certification and adoption of the proposed project.
Adrlitional facts that support the findings are set forth in the Draft EIR, the Final ErR, the staff reports
to the Planning Conunission and City Council, and the record of proceedings.
Metro East Mixed Use Overlay Zone EIR Findings of Feel/Statement of Overriding Co~fJe'rl.f,cl'ris:.~g;~~~~~~ 2-1
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CHAPTER 3
Findings Regarding Project
Alternatives
3.1
INTRODUCTION
The EIR prepared for the Metro East Mixed Use Oveday Zone considered two sepatate sets of
alternatives. The first set of alternatives addressed the program-level component of the Mixed Use
Overlay Zone (as part of Volume 1 of the EIR) and included three alternatives. The second set of
altcrnatives addressed the project-level component, also known as the First and Cabrillo Towers project
(as part of Volume 2 of the EIR), and included three alternatives to that component. Pursuant to Sectlon
15126.6(a) of the CEQA Guidelines, the primary intent of an alternatives evaluation is to "describe a
range of reasonable alternatives to the project, or to the location of the project, which would feasibly
attain most of the basic objectives of the project but would avoid or substantially lessen any of the
significant effects of the project, and evaluate the comparative merits of the alternatives."
This chapter describes the project objectives and design criteria used to develop and evaluate project
alternatives preseored in the Draft EIR. A description of the alternatives compared to the proposed
project and the findings regarding the feasibiliry of adopting the described alternatives is presented for
use by the Ciry in the decision-making process.
3.2
PROJECT OBJECTIVES
Implementation of the Overlay Zone is intended to fulfill the following major objectives:
· Create an active, mixed-use urban village where it is possible to live, work, shop and play all within
a short walk of each other.
· Facilitate well-designed new mixed-use development projects that combine residential and non-
residential uses through innovative and flexible design solutions.
· Achieve the harmonious integration of new mixed-use development within the existing fabric of
the mid-rise and high-rise office environment.
· Encourage urban form and architecture that incorporate contemporary design sryles and solutions
as well as the use of sustainable building and site design concepts such as green buildings, energy-
conserving building materials, and landscaping designs that reduce water consumption.
· Create higWy-amenitized streetscapes that provide items such as landscaping, street furniture,
niche or linear parks, passive and active water features, public plazas and courryards, public art
and public transportation shelters in a design that integrates the public realm with the private
development and serves to create a distinct identiry for the district.
· Provide for adequate buffering from the Santa Ana (1-5) and Costa Mesa (SR-55) Freeways.
· Create a highly-integrated pedestrian system that provides for connectiviry between the residential
areas and public recreation amenities to the north and the Overlay Zone.
· Provide for active street life through the inclusion of dedicated pedestrian-oriented design and
active uses on the ground floor at strategic locations.
· Provide for a mix of housing in order to encourage a continuum of living and a variety of
household rypes.
6~",,,1,,1;,,.. ',1.. 'UiA7_f19A
Metro East Mixed Use OVerlay Zone EIR Findings of Fact/Statement of Overriding Considerations Page 53 of 663-1
Chapter 3 findings Regarding Project Alternatives
. Ensure that each project includes exceptional site planning, unique architecture, high-quality
building materials, extensive open space, indoor and outdoor amenities and fust-rate public
improvements.
. Encourage parking solutions that provide for adequate parking to ensure the long-term quality of
the project, bur that are creative in their design thereby enhancing the area's urban form. Parking
requirements are designed to create a level of scarcity that will discourage vehicle trips, increase
pedestrian activity, and enhance the provision of high-quality building and site design.
. Facilitate project designs that encourage adequate amounts of retail or commercial space to
service residents and/or employees within the development and the larger Overlay Zone.
. Allow for the development of varied residential types in a mixed-use configuration including, but
not limited to, loft-style units, live/work units, attached row houses, and high-quality stacked flats.
. Provide adequate access for public safety services.
. Stimulate investment and reinvestment in the area through the provision of a comprehensive
planning framework that facilitates private-market success.
3.3 SELECTION OF ALTERNATIVES
The range of feasible alternatives was selected and discussed in a manner to foster meaningful public
participation and informed decision-making. Among the factors that were taken into account when
considering the feasibility of alternatives (as descrihed in CEQA Guidelines Section 15126.6[f][1]) were
environmental impacts, economic viability, availability of infrastructure, regulatory limitations,
jurisdictional boundaries, and attainment of project objectives. As stated in Section 15126.6(a) of the
CEQA Guidelines, an EIR need not consider an alternative whose effects could not be reasonably
identified, whose implementation is remote or speculative, or one that would not achieve the basic
project objectives. The analysis includes sufficient information about each alternative to provide
meaningful evaluation, analysis and comparison with the proposed project.
3.4 PROJECT ALTERNATIVE FINDINGS
The following is a description of the alternatives evaluated in comparison to the proposed project, as well
as a description of the specific economic, social, or other considerations that make them infeasible for
avoiding or lessening the impacts. The City finds that the adoption of any of the alternatives to the
project is infeasible. The reasons for each fmding are provided following the description of the
alternative, and are further described in the Draft EIR.
3.4.1
Metro East Mixed Use Overlay Zone Alternatives (Program-
Level)
As shown below and in Chapter 5 (Alternatives) of Volume 1 of the Draft EIR, four alternatives were
evaluated in comparison to the Overlay Zone. The environmental advantages and disadvantages of each
of these alternatives are described. The alternatives that were selected for analysis include:
. Alternative I-No Project/Reasonably Foreseeable Development (Continuation of
Existing General Plan): Under this alternative, development in the project area would occur
under the exisring General Plan and zoning designations.
Resolution No. 2007-026
3-2 I'-,,~c A ur Ill/,etro East Mixed Usa Overlay Zone EIR FIndings of Fael/Statement of Overriding Considerations
Chapter 3 FIndings Regarding Project Alternatives
· Alternative 2-Higher Intensity Commercial Project: Tbis alternative would permit a illgher
intensity of commercial development and a corresponding decrease in residential density for
projects proposed within the Overlay Zone relative to the proposed overlay plan, In general, this
alternative would reduce the number of residences and increase employment opportunities as a
result of more commercial/office uses in the area.
· Alternative 3-Reduced Project: Tills alternative would allow development at a maXlffium Floor
Area Ratio (FAR) of 1,25 for each developable parcel within the Overlay Zone without a
consideration of the residential density (du/ac). The anticipated mix of commercial, office and
residential land uses would be identical to the proposed project, however, a maximum FAR ratio
would be established that would limit development potential. Under tills alternative, there would
be no differentiation between different areas (districts) of the Overlay Zone.
. Alternatives Considered but Eliminated from Further Evaluation
As the Overlay Zone is designed to guide the development of a particular portion of the City, an
alternative site would not be appropriate as an alternative to the proposed project, Other land uses such
as complete residential would not acilleve the objectives of the proposed project and could result in
incompatibility with adjacent land uses. An all-residential development would not attract a wide range of
activities to maintain a dynamic environment for the Overlay Zone or promote the image of a gateway to
the City of Santa Ana. Therefore, these alternatives were rejected from further analysis in the EIR
because they do not meet the objectives of the proposed project listed above, Finally, under the no
project alternative analysis~ there is no discussion of a no project alternative with a freezing of conditions
(i,e" no development). Under CEQA Guidelines Section 15126,6(a), the no project alternative for a land
use plan analyzes the continuation of existing land use plans into the future, Analysis of a no project Ino
development alternative is more appropriate for analyzing specific development projects,
. Alternative 1: No Project/Reasonably Foreseeable Development
Alternative (Continuation of Existing General Plan)
Implementation of the No Project/Reasonably Foreseeable Development Alternative would represent
the continuation of the City's cxisting General Plan and zoning designations to guide furure growth and
development within the project area, The majority of the Overlay Zone is zoned Professional, For this
alternative, impacts would be analyzed under a maximum buildout scenario with1n the project area with
the allowed land uses and development standards designated in the existing General Plan and zoning
designations.
Tbis alternative is considered environmentally superior in certain issue areas (per the CEQA Guidelines)
but would also result in similar environmental impacts to the proposed project in other areas,
Implementation of Alternative 2 would result in lesser environmental impacts than the proposed project
with respect to Aesthetics, Land Use, Noise, Population and Housing, Public Services, Transportation,
and Utilities and Service Systems due to the lesser level of development and/or changes to existing land
uses that would occur witilln the Overlay Zone, Impacts with respect to Air Quality, Biological
Resources, Cultural Resources, Geology, Hazards and Hazardous Materials. and Hydrology and Water
Quality would result in impacts similar to the proposed project under tills alternative.
I (SG811:Hl8R J I ..&':":., A
Metro East Mixed Use Overlay Zone EIR Rndlngs of Fact/Statement of OVerriding Considerations Page 55 of 66 3-3
Chapter 3 Findings Regarding Project Alternatives
Findings
The City hereby finds rhar the No Project/No Development Alternative is infeasible for the following
environmental. economic, social, and other considerations:
. Would not create an active, mixed-use urban village where it is possible to live, work, shop and
play all within a short walk of each other.
. Would not facilitate well-designed new mixed-use development projects that combine residential
and non-residential uses through innovative and flexible design solutions.
. Would not achieve the harmonious integration of new mixed-use development within the existing
fabric of the mid-rise and high-rise office environment.
· Would not create highly-amenitized streetscapes that provide items such as landscaping, street
furniture, niche or linear parks, passive and active water features, public plazas and courtyards,
public art and public transportation shelters in a deslgn that integrates the public realm with the
private development and serves to create a distinct identity for the district.
. Would not create a highly-integrated pedestrian system that provides for connectivity between the
residential areas and public recreation amenities to the north and the Overlay Zone.
. Would not provide for active street life through the inclusion of dedicated pedestrian-oriented
design and active uses on the ground floor at strategic locations.
. Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types.
. Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft-style units, live/work units, attached row houses, and high-
quality stacked flats.
. Alternative 2: Higher Intensity Commercial Project
The Higher Intensity Commercial Alternative involves permitting a higher intensity of commercial
development and a corresponding decrease in residential density for projects proposed within the
Overlay Zone relative to the proposed project. In general, this alternative would reduce the number of
residences and increase employment opportunities as a result of more conunercialJ office uses in the area.
For example, if, under the proposed project, 2,000 square feet (sf) of residential, 1,000 sf of office, and
1,000 sf of commercial space would be constructed, 1,000 sf of residential, 1,000 sf of office, and 2,000
sf of commercial space would be constructed under this alternative. Specific development characteristics
that would be allowed under this alternative relative to the proposed Overlay Zone are specified in
Table 3-1 (Alternative 2 and Proposed Overlay Zone Characteristics).
Alternative 2
Proposed Overlay Zone
SOURCE: PBS&J 2006
sf - square feet
. Gn:iss PariJIliI
R\!lSkienIIIIIll1Is
2,707
5,551
This alternative is considered environmentally superior in certain issue areas (per the CEQA Guidelines).
Implementation of Alternative 2 would result in lesser environmental innpacts than the proposed project
Rp.solulion No. 2007-026
3-4 ...age ~o 01 O~etro East Mixed Use OVe~ay Zone EIR Andlngs of Fact/Statement of OVemdlng Considerations
Chapter 3 Findings Regarding Project Alternatives
with respect to Population and Housing, Public Services, Transportation, and U tiliries and Service
Systems due to the change in mix of anticipated land uses that would occur within the Overlay Zone.
Impacts with respect to Aesthetics, Air Quality, Biological Resources, Cultural Resources, Geology,
Hazards and Hazardous Materials, Hydrology and Water Quality, Land Use, and Noise would result in
impacts similar to the proposed project under this alternative.
Findings
The City hereby finds that the Higher Intensity Commercial Alternative is infeasible for the following
environmental, economic, social, and other considerations:
· Would not create an active, mixed~use urban village where it is possible to live, work, shop and
play all within a short walk of each other to the extent of the proposed project.
. Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types to the extent of the proposed project.
. Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft-style units, live/work units, attached row houses, and high-
quality stacked flats to the extent of the proposed project.
. Alternative 3: Reduced Project
This alternative would allow development at a maximum FAR of 1.25 for each developable parcel within
the Overlay Zone. The anticipated mix of commercial, office and residential land uses would be identical
to the proposed project, however the potential on-site densities would be reduced to less than half that
of the currently proposed Active Urban district. Under this alternative, there would be no differentiation
between different areas (districts) of the Overlay Zone. Specific development characteristics that would
be allowed under this alternative relative to the proposed Overlay Zone are specified in Table 3-2
(Alternative 3 and Proposed Overlay Zone Characteristics).
NternaUve 3
Proposed Overlay Zone
SOURCE: PBS&J 2006
sf. square feet
. '"1\liit'RlonW
ilsiu.. 4lI_i
2,965
5,551
Under this alternative, impacts with respect to Air Quality, Noise, Population and Housing, Public
Services, Transportation, and U tiIities and Service Systems would be less than the proposed project,
while impacts related to Aesthetics, Land Use and Planning, Noise, and Population and Housing would
be similar in nature and scale to the proposed General Plan Update.
Findings
'1 he Ciry hereby finds that the Reduced Project Alternative is infeasible for rhe following environmental,
economic, social, and other considerations:
Metro East Mixed Use Overlay Zona EIR Findings of Fact/Statement of Overriding Consl era ons Page 57 of 66 3-5
Chapter 3 Findings Regarding Project Alternatives
. Would not create an active, mixed-use urban village where it is possible to live, work, shop and
play all within a short walk of each other to the extent of the proposed project.
. Would not achieve the harmonious integration of new mixed-use development within the existing
fabric of the mid-rise and high-rise office environment due to the reduced development illtensity
compared to the proposed project.
. Would not create a differentiation between different areas of the Overlay Zone.
. Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types to the extent of the proposed project.
. Would not facilitate project designs that encourage adequate amounts of retail or commercta.!
space to service residents and/or employees within the development and the larger Overlay Zone.
. Would not allow for the development of varied residential types ill a mixed-use configuration
illcluding, but not limited to, loft-style units, live/work units, attached row houses, and high-
quality stacked flats to the extent of the proposed project.
3.4.2
First and Cabrillo Towers Alternatives (Project-Level)
As shown below and ill Chapter 5 (Alternatives) of the Volume 2 of the Draft EIR, three alternatives
were evaluated ill comparison to the First and Cabrillo Towers development. The environmental
advantages and disadvantages of each of these alternatives are described. The alternatives that were
selected for analysis include:
. Alternative I-No Project/No Development: Under this alternative, no changes to the
proposed project site would occur. Physical conditions at the site would remain in their current
state.
. Alternative 2-No Project/Development Under Existing General Plan: Under this
alternative, the proposed mixed use development would not be constructed. Rather, the project
site would be developed in a manner consistent with its existing zoning and General Plan land use
designation. This alternative provides an analysis of the type of development and impacts that
would be expected to occur if the site were used solely for commercial purposes, and did not
include any mixed uses.
. Alternative 3-Reduced Residential Component: This alternative would involve construction
of a smaller mixed use development on the project site. This alternative would construct the
buildings ill the same location as under the proposed project, and maintain the ground floor use as
commercial; however the height of each residential tower would be reduced to a maximum of 19
stories each. This would reduce the total FAR of the property from a 2.7 FAR under the proposed
project, to a 2.5 FAR under this alternative, which is the minimum envisioned FAR in the Active
Urban district under the proposed Overlay Zone. With a reduced height limit, the number of
residential units would also be reduced from 374 to approximately 335.
. Alternatives Considered but Eliminated from Further Evaluation
As the proposed project is restricted, ill terms of location, to an area within the Overlay Zone, an
alternative site would not be appropriate as an alternative to the proposed project. The number of
alternative sites that could be selected within the Overlay Zone would be limited and restricted to those
areas within the 200+ acre program area. No identifiable difference or benefit ill terms of environmental
impacts is anticipated. Other land uses such as all residential for all new or redevelopment would not
achieve the objectives of the proposed project and the Overlay Zone and could result in incompatibility
P9'iQI,tti,...,n ~I,..., ?nn7_n?R
3-6 Page 58 of 61lletro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding Considerations
Chapter 3 Findings Regarding Project Alternatives
with adjacent land uses. All-residential development would not attract a wide range of activities to
maintain a dynamic environment for the Overlay Zone or promote the image of the Overlay Zone as a
mixed-use community. Therefore, these alternatlves were rejected from further analysis in the EIR
because they do not meet the objectives listed above for the proposed project.
. Alternative 1: No Project/No Development
Sectlon 15126.6(e) of the CEQA Guidelines requires the analysis of a "no project" alternatlve.' This "no
project" analysis must discuss the existing condition, as well as what would reasonably be expected to
occur in the foreseeable future if the project was not approved. Since the proposed project is a
development project, the following from Section 15126.6(e)(3)(B) of the CEQA Guidelines is applicable
to the proposed project:'
The "no project" alternative is the ci.ccumsrance under which the project does not proceed. Here
the discussion would compare the environmental effects of the property remaining in its existing
state against environmental effects that would occur if the project were approved. If disapproval of
the project nnder consideration would result in predictable actions by others, such as the proposal
of some other project, this "no project" consequence should be discussed. In certain instances, the
"no project" alternative means "no build" wherein the existing envirorunental setting is
maintained, However, where failure to proceed with the project will not result in preservation of
existing environmental conditions, the analysis should identify the practical result of the project's
nun-approval and not create and analyze a set of artificial assumptions that would be required to
preserve the existing physical environment.
Based on the above CEQA guidelines, under this alternative, the proposed First and Cabrillo Towers
project would not be constructed. Rather, the property would remain in its current condition as a two-
story office building and parking garage. No identifiable change in site conditions or use would occur
under this alternative.
In general, no new environmental effects would direcdy result from the selection of this alternative.
Maintenance of the project site in its present state would allow the on-site uses to continue. The site
would not be developed with new conunercial and residential uses, as it is currently developed as a
commercial site, and no demolition activities would occur, Significant construction impacts associated
with air quality and noise would be eliminated. Further, significant and unavoidable impacts to
transportation would also be avoided. The site would remain visually as-is, eliminating changes to the
visual character and land uses on site. However, implementation of the Overlay Zone, introducing mixed
use development into a core downtown area, would also not occur. As such, no significant and adverse
environmental impacts directly or cumulatively associated with this alternative would occur.
Findings
The City hereby fInds that the No Project/No Development Alternative for the First and Cabrillo
Towers development is inferior to the proposed project because it would not meet any of the objectives
of the proposed Overlay Zone or First and Cabrillo Towers project.
1 California Resources Agency. 2006. California Code of Regulations, Title 14. Chapter 3, Guidelines for Implementation of
the California Environmental Quality Act; ~15t26.6 (e). Sacramento, CA.
:z California Environmental Quality Act (CEQA) Guidelines, California Code of Regulations (CCR), Title 14, Division 6,
Chapt., 3, ~15126.6(e)(3)(B). 2006.
Metro East Mixed Use Overlay Zone EIR Findings of FactlStatemant of Overriding ConSlil9i\l\!i\\\1!l1 I"'. ,,00/-102663-7
Page 59 0 6
Chapter 3 Findings Regarding Project Alternatives
. Alternative 2: No ProjecVDevelopment Under Existing General Plan
As mentioned previously, undcr this alternative, the proposed mixed-use development would not be
constructed. Rather, the project site would be developed in a manner consistent with its existing zoning
and General Plan land use designation. This alternative provides an analysis of the type of development
and impacts that would be expected to occur if the site were used solely for commercial purposes, and
did not include any mixed uses. As mentioned in Chapter 2 of Volume 2 of the ErR, the City's General
Plan Land Use Element designates the NDC Site as "Professional and Administrative Office" in the
General Plan, and the zoning for the site is "Arterial Commercial". Under the current zoning, it is
reasonably foreseeable that all, or portions of, the NDC Site could be developed with private business
offices, banks, medical offices, art galleries, or other various professional uses and supporting services
pursuant to Division 16 of the Zoning Code.
The Development Standards of the Arterial Commercial section of the Zoning Code have been applied
ro the project site in order to determine the maxirnum development potential, as shown in Table 3-3
(Alternative 2 Development Scenario). The information presented assumes that the existing parking
garage would remain on-site, and it would provide sufficient parking to meet code requirements. Under
this scenario, the maxirnum development that could occur would be a two-story, 311,922 sf structure.
Total Lot Area 5.2 acres (225,555 sij
Development Standards
Setbacks
Front Yard 15 feet
Side Yard 15 feet adjacent to street. otherwise N/A
Rear Yard NJA
Landscaping 15 feet wide along property lines abutting street, except at approved driveways
Potential Maximum Development
Developable Area 155.961 sf
Maximum Floor Area 311,922 sf
SOURCE: PBS&J 2006
sf-square feet
This alternative is considered environmentally superior in certain issue areas (per the CEQA Guidelines)
but would also result in potentially greater environmental impacts than the proposed project in other
areas. For example, and as shown in Chapter 5 of the Draft EIR, Alternative 2 would result in potentially
greater environmental impacts than the proposed project with respect to:
. Air Quality-As the increase in commercial! office space could result in a greater increase in
traffic, and thereby air emissions, impacts would be potentially greater.
. Noise- As the increase in commercial/office space could result in a greater increase in traffic.
and thereby noise levels along local and regional roadway, impacts would be potentially greater.
Rpc:nllltinn No ?007_0?R
3-8 Page bU or b~etro East Mixed USe Overlay Zone EIR FIndings of Fael/Statement of OverridIng COnsiderations
Chapter 3 Findings Regarding Project Alternatives
. Transportation-Under this alternative, a greater level of commercial development could result in
greater velucle trips associated with the proposed project site, resulting in potentially greater
unpacts.
Implementation of Alternative 2 would result in lesser environmental impacts than the proposed project
with respect to Aesthetics, Population and Housing, Public Services, and Utilities and Service Systems
due to the lack of changes to existing land uses that would occur at the proposed project site. Impacts
with respect to Biological Resources, Cultural Resources, Geology and Soils, Hazards and Hazardous
Materials, Hydrology and Water Quality, and Land Use would result m impacts similar to the propDsed
project under this alternative.
Rnd/ngs
The City hereby fmds that the No Project/Development Under Existing General Plan Alternative is
infeasible for the following environmental, economic, social, and other considerations:
. Would nDr create an active, mixed-use urban village where it is possible tD live, work, shop and
play all within a short walk of each other to the extent Df the proposed project.
. Would not aclueve the harmoniDus integration of new mixed-use develDpment within the existing
fabric of the mid-rise and Iugh-rise office environment due to the reduced development intensity
compared to the proposed project.
. Would not create a differentiation between different areas of the Overlay Zone.
· Would not provide for a mix of housing in order to encourage a continuwn of living and a variety
of household types to the extent of the proposed project.
. Would not facilitate project designs that encourage adequate amounts of retail or commercial
space to service residents and/or employees within the development and the larger Overlay Zone.
. Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft-style units, live/work units, attached row houses, and high-
quality stacked flats to the extent of the proposed project.
. Alternative 3: Reduced Residential Component Alternative
The Reduced Residential Component Alternative would involve construction of a smaller mixed-use
development on the project site. TIlls alternative would construct the buildings in the same location as
under the proposed project, and maintain the ground floor use as commercial; however the height of
each residential tower would be reduced to a maximum of 19 stories each. This would reduce the total
FAR of the property from a 2.7 FAR under the proposed project, to a 2.5 FAR under this alternative,
which is the minimum envisioned FAR in the Active Urban district under the proposed Overlay Zone.
With a reduced height limit, the number of residential units would also be reduced ftom 374 to
approximately 335.
ImplementatiDn of Alternative 2 would result in lesser environmental impacts than the proposed project
with respect to Air Quality, Noise, Population and Housing, Public Semces, Transportation, and Utilities
and Service Systems due to the reduced level of development that would occur at the proposed project
site. Impacts with respect to Biological Resources, Cultural Resources, Geology and Soils, Hazards and
Hazardous Materials, Hydrology and Water Quality, and Land Use wDuld result in impacts similar tD the
prDpDsed project under this alternative.
Metro East Mixed Use OVertay Zone ElR Findings of Fact/Statement of OVarrtdlng ConJI:reS~WJWsR ~~g:~~ 'D~~~ 3-9
Chapter 3 Findings Regarding Project Alternatives
Findings
The City hereby finds rhat the Reduced Project Alternative is infeasible for the following environmental,
economic, social, and other considerations:
. Would not aid in the creation of an active, mixed-use urban village where it is possible to live,
work, shop and play all within a short walk of each other ro the extent of the proposed project.
. Would not achieve the harmonious integration of new mixed-use development within the existing
fabric of the tnid-rise and high-rise office environment due to the reduced development intensity
compared to the proposed project.
Resolution No. 2007-026
3-10 "'''Y~ 01 c/o /lIiretro East Mixed Use Overlay Zone EIR Findings of Fact/Statement of Overriding Considerations
CHAPTER 4
Statement of Overriding
Considerations
4.1 INTRODUCTION
Section 15093 of the CEQA guidelines states:
(a) CEQA requires rhe decision-making agency to balance, as applicable, rhe economic, legal, social,
technological, or orher benefits of a proposed project against its unavoidable environmental risks
when determining wherher to approve rhe project. If rhe specific economic, legal, social,
technological, or orher benefits of a proposed project outweigh rhe unavoidable adverse
environmental effects, the adverse environmental effects may be considered "acceptable."
(b) When rhe lead agency approves a project which will result in rhe occurrence of siguificant effects
which are identified in rhe final EIR but are not avoided or substantially lessened, rhe agency shall
state in writing rhe specific reason to support its actions based on rhe final EIR and/or orher
information in the record. The statement of overriding considerations shall be supported by
substantial evidence in the record.
(c) If an agency makes a statement of overriding considerations, rhe statement should be included in
the record of rhe project approval and should be mentioned in rhe notice of determination.
The City of Santa Ana (City) proposes to adopt a Statement of Overriding Considerations regarding rhe
potential unavoidable significant impacts of the proposed project. This section describes the anticipated
economic, social, and other benefits or other considerations of the proposed project to support the
decision to proceed with the project even though all of the identified impacts are not mitigated to a less-
than-significant level.
4.2 UNAVOIDABLE SIGNIFICANT ADVERSE IMPACTS
The City is proposing to approve the proposed project, with reductions and revisions to reduce
environmental impacts, and has prepared an EIR requited by CEQA. Even with reductions and revisions
in the project, rhe following impacts are unavoidable because it has been determined rhat no feasible
mitigation is available. Refet to Chapter 2 (CEQA Findings) for further clarification regarding the
impacts listed below.
4.2.1
Metro East Mixed Use Overlay Zone Alternatives (Program-
Level)
Air Quality
Impact 4.2-4
Construction activities associated wirh rhe proposed project would exceed Sourh
Coast Air Quality Management District Standards for VOC and NOx, and would
result in a projected air quality violation.
Metro East Mixed Use OVerlay Zone EIR FindIngs of Fact/Statement of OVerriding Con~~1~~Jh5~ I ~~g:~~:o~~~ 4-1
Chapter 4 Statement of Overriding Conslderatfons
Impact 4.2-5
Impact 4.2-6
Operation of the proposed project would exceed South Coast Air Quality
Management District standards for VOC, NOx, CO, and PM", and would result
in a projected air quality violation.
Construction and operation of the proposed project could result in a cumulatively
considcrable net mcrease of criteria pollutants for which the proposed project
region is in nonattainment under an applicable federal or state ambient air quality
standard.
Cumulatively, the proposed project would also have significant and unavoidable impacts with regards to
the above-mentioned impacts.
Noise
Impact 4.9-6
Impact 4.9-7
Construction activities associated with the proposed project could generate or
expose persons or structures to excessive groundbome vibration.
Operation of the proposed project would generate increased local traffic volumes
that would cause a substantial permanent increase in ambient noise levels in the
project vicinity.
Cumulatively, the proposed project would also have significant and unavoidable impacts with
regards to the above-mentioned impacts.
Transportation
Impact 4.12-7
Impact 4.12-8
Implementation of the proposed project would cause an increase in traffic which
is substantial in relation to the existing traffic load and capacity of the street
system.
Implementation of the proposed projecr would exceed standards established by
the Orange County Transportation Authority within the study area.
Cumulatively, the proposed project would also have a significant and unavoidable impact with regards to
the above-mentioned impact.
. Short-Term Impacts
Of the seven significant unavoidable impacts directly attributable to the proposed project and associated
cumulative impacts, as identified above, none would be classified as short-term. Because this document is
programmatic in nature and would be used to guide future development and subsequent environmental
analysis within the City, pOlential short-term impacts will be analyzed during specific projects CEQA
reVlew.
. Long-Term Impacts
Of the seven significant unavoidable impacts directly attributable to the proposed project and associated
cumulative impacts, as identified above, all of the aforementioned impacts are considered long-term.
Resolution No. 2007-026
4-2 I'd~C 64 vi a~etro East Mixed Use OVe~ay Zone EIR Findings of Fact/Statement of Overriding Considerations
Chapter 4 Statement of Overriding Considerations
4.2.2
First and Cabrillo Towers Alternatives (Project-Level)
Air Quality
Impact 4.2-6
Construction activities associated with the proposed project would exceed South
Coast Air Quality Management District Standards for VOC and NOx, and would
result in a projected air quality violation.
Construction of the proposed project could result in a cumulatively considerable
net increase of criteria pollutants for which the proposed project region is in
nonattainment under an applicable federal or state ambient air quality standard.
Impact 4.2-7
Impact 4.2-8
Construction activities associated with the proposed project would generate
emissions that would result in exceedance of localized significance thresholds
established by the SCAQMD, and could therefore expose sensitive receptors to
substantial pollutant concentrations.
Cumulatively, the proposed project would also have significant and unavoidable impacts with regards to
the above-mentioned impacts.
. Short-Term Impacts
Of the three significant unavoidable impacts direcdy attributable to the proposed project and associated
cumulative impacts, as identified above, all would occur during construction activities and would be
considered short-term.
. Long-Term Impacts
Of the three significant unavoidable impacts direcdy attributable to the proposed project and associated
cumulative impacts, as identified above, none of the aforementioned impacts are considered long-term.
4.3 FINDINGS
The City has evaluated all feasible mitigation measures and project revisions with respect to these impacts
(see Chapter 2, CEQA Findings). The City has also examined a reasonable range of alternatives to the
proposed project (see Chapter 3, Findings Regarding Project Alternatives). Based on this examination,
the City has determined that, from a programmatic perspective, the No Project/Reasonably Foreseeable
Development Alternative (Alternative 1) and, with respect to the First and Cabrillo Towers development,
the Reduced Residential Component (Alternative 3) are considered to be the environmentally superior
alternatives for their respective analyses, whether program- or project-leveL While each of the program-
and project-level alternatives listed above would potentially result in less significant environmental
impacts than the proposed project, the City finds these alternatives infeasible and less desirable than the
proposed project and has rejected these alternatives from further consideration because they would not
achieve the enviroruncntal, economic, social, and other considerations outlined in Chapter 3 (Findings
Regarding Project Alternatives).
Metro East Mixed Use Overlay Zone EIR Findings of Fael/Statement of Overriding Co~8~t1BX~ ~;g:~~:~~~ 4-3
Chapter 4 Statement of Overriding Considerations
4.4
OVERRIDING CONSIDERATIONS
Specific economic, social, or other considerations outweigh the impacts stated above. The reasons for
proceeding with the proposed project, even though all of the identified impacts arc not fully mitigated to
a less-than-significant level, are described below.
. Proposed Project Benefits
1. The Overlay Zone substantially increases opportunities for employees to live in proximity to their
jobs reducing the number and length of vehicle commutes. The Overlay Zone provides for the
conversion of retail and office properties for mixed-use residential putposes, increasing the City's
total housing capacity by approximately 5,551 units.
2. The proposed project emphasizes the development of mixed-use structures that integrate housing
with ground level retail and office uses. In addition to providing opportunities for residents to live
closer to their jobs (live/work and other facilities), residents would be located closer to retail,
commercial services, and entertainment. Additionally, locating residents in proximity to
commercial uses increases the customer base and economic activity of businesses, provides an
"eyes-on" mixed-use community that improves public safety, and increases pedestrian activity
within the area.
3. The Overlay Zone provides development and design guidelines that will maintain and enhance the
character of the project area. It provides for management of the design and scale of new structures
within the Overlay Zone to preserve and enhance their character and quality. It distinguishes
pedestrian from automobile-oriented commercial districts, by regulating the location and design of
sidewalk fronting, building elevations, location of parking, and implementation of stteetscape
amenities in the latter.
Resolution No. 2007-026
4-4 Fay" 00 UI 00 Metro East Mixed Use Overlay Zone ElR Findings of Facl/Statement of Overriding Considerations