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75D - PH ZONING ORD AND CUP CALIFORNIA PALMS
BEQUEST FOR COUNCIL ACTION CITY COUNCIL MEETING DATE: JULY 16, 2007 TITLE: PUBLIC HEARING - ZONING ORDINANCE AMENDMENT NO. 2007-02 AND CONDITIONAL USE PERMIT NO. 2007-07 TO ALLOW THE CONVERSION OF THE CALIFORNIA PALMS TO A TRANSIENT/RESIDENTIAL HOTEL AT 801 AND 901 SOUTH HARBOR BOULEVARD - ADVANCED REAL ESTATE SERVICES, INC., APPLICANT CIT ANAGER~ CLERK OF COUNCIL USE ONLY: APPROVED ^ As Recommended ^ As Amended ^ Ordinance on 1 ~' Reading ^ Ordinance on 2n0 Reading ^ Implementing Resolution ^ Set Public Hearing For_ CONTINUED TO FILE NUMBER RECOMMENDED ACTION 1. Approve and adopt the Negative Declaration for Environmental Review No. 2004-158. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2007-02. 3. Adopt a resolution approving Conditional Use Permit No. 2007-07 as conditioned. PLANNING COMMISSION ACTION On June 25, 2007, the Planning Commission recommended that the City Council approve and adopt the Negative Declaration for Environmental Review No. 2004-158, adopt an ordinance approving Zoning Ordinance Amendment No. 2007-02 and adopt a resolution approving Conditional Use Permit No. 2007-07 as conditioned by a vote of 5:0 (De La Torre and Munoz absent) to allow the conversion of the California Palms to a transient/residential hotel within the North Harbor Specific Plan (SP2) zoning district at 801 and 901 South Harbor Boulevard. The Planning Commission made no changes to the recommended conditions of approval outlined in the attached staff report (Exhibit A). FISCAL IMPACT There is no fiscal impact associated with this action. _~_'^ ~~ Ja~yJ M. Trevino EXecutive Director Planning & Building Agency AN:rb an\plancomm\zoa0]-02cup0]-0].cc 75D-1 REQUEST FOR Planning Commission Action PLANNING COMMISSION MEETING DATE: JUNE 25, 2007 TITLE: PUBLIC HEARING - ZONING ORDINANCE AMENDMENT NO. 2007-02 AND CONDITIONAL USE PERMIT NO. 2007-07 TO ALLOW THE CONVERSION OF THE CALIFORNIA PALMS TO A TRANSIENT/RESIDENTIAL HOTEL AT 801 AND 901 SOUTH HARBOR BOULEVARD Prepared by Ann Hsin-An Ni Executive Director RECOMMENDED ACTION Recommend that the City Council: PLANNING COMMISSION SECRETARY APPROVED ^ As Recommended ^ As Amended ^ Set Public Hearing For DENIED ^ Applicant's Request ^ Staff Recommendation CONTINUED TO Planning Man~~er 1. Approve and adopt the Negative Declaration for Environmental Review No. 2004-158. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2007-02. 3. Adopt a resolution approving Conditional Use Permit No. 2007-07 as conditioned. DISCUSSION Request of Applicant Advanced Real Estate Services, Inc. is requesting a zoning ordinance amendment to add transient/residential hotel as a conditionally permitted use in the General Commercial overlay district within the North Harbor Specific Plan (SP2) and a conditional use permit to allow the conversion of California Palms into a transient/residential hotel at 801 and 901 South Harbor Boulevard. Property Description The subject property is approximately 3.72 acres in size. The property is flat, rectangular in shape, and is currently occupied by a 207-unit motel. Structures associated with the motel include 12 buildings and two pools. A total of 182 parking spaces currently exist on-site. Access to the site is provided via one driveway along Kent Avenue and three driveways located along Harbor Boulevard. EXHIBIT A 75D-2 Zoning Ordinance Amendment No.2007-02 Conditional Use Permit No. 2007-07 June 25, 2007 Page 2 The property is located at the northeast corner of Harbor Boulevard and Kent Avenue. Harbor Boulevard is designated as an Arterial Street and Kent Avenue as a local street in the General Plan Circulation Element. The property is located within the General Commercial overlay district of the North Harbor Specific Plan (SP2) and has a General Plan land use designation of General Commercial (GC) with a floor area ratio of 0.5 (Exhibit 1). Surrounding land uses include commercial uses to the north, south and west, and single-family residential units to the east (Exhibit 2). Project Description The proposed project involves interior and exterior improvements to an existing motel. A number of physical site improvements are proposed that will comply with the standards set forth for transient/residential hotels. These improvements include: - Internal remodeling of motel units, including consolidating and expanding units; - Modifications to the building exterior, new exterior paint and signage; - Realignment and/or closure of an existing access driveway and re-striping and reconfiguration of the parking lot; and - Landscaping improvements. Access to the proposed project will be provided from Harbor Boulevard and Kent Avenue. An additional 28 parking spaces will be added that will result in a total of 210 parking spaces for the site (Exhibit 3). Analysis of the Issues On May 7, 2001 the City Council adopted Ordinance No. NS-2471 to provide a means to differentiate hotels catering to business travelers, long- term stay business guests and transient/residential hotels. The ordinance allowed the establishment of new long-term stay business hotels and the design and development of such hotels in limited circumstances on a case by case basis. The ordinance also amended the 75D-3 Zoning Ordinance Amendment No.2007-02 Conditional Use Permit No. 2007-07 June 25, 2007 Page 3 zoning code to provide a definition for transient/residential hotels and to ensure that hotels acting as the primary residence for guests are permitted only when they provide appropriate amenities for children and families. A transient/residential hotel differs from a hotel/motel in that, while guests at a hotel/motel have another primary residence, the guests at a transient/residential hotel are utilizing it as their primary residence. Any hotel and motel that rents, lets, or otherwise provides for compensation 25 percent or more of the total number of rooms therein to any person, firm, partnership, corporation, association, or other business entity for occupancy which exceeds 28 consecutive days in any 60 consecutive day period shall be deemed to be a transient residential hotel. No transient/residential hotel may be established in the City after June 7, 1999 unless (a) it was existing on June 7, 1999 and (b) it is permitted by a Specific Plan (SP) or Specific Development (SD) district and then only as a conditional use. The applicant proposes to remodel the interior and exterior of the California Palms to comply with the design and development standards created for transient/residential hotels. The remodeling would reduce the number of units from 207 to 190 units to comply with the minimum room size requirement of 220 square feet. All guest room kitchens would be updated to include a kitchen sink with disposal, new cooking appliances and refrigerators, updated dry food and utensil storage, and granite counter tops. Lighting and ventilation would also be updated. All rooms will be pre-wired with telephone and cable television services. Equipment in the fitness room would be updated and new washers and dryers would be installed in the three laundry rooms on-site. The existing northernmost driveway along Harbor Boulevard would be removed to comply with Public Works Agency requirement. The parking lot is proposed to be re-striped to reflect changes in driveway access locations and internal circulation. A total of 210 parking spaces would be available for residents and visitors. Landscaping enhancement would be provided throughout the site and along the east property line abutting single-family residences. A 2,200-square foot common open space surrounded by landscaping and a a- foot decorative brick wall is proposed between Building 1 and 4. This area will include three shade structures, picnic tables, benches and B-B-Q area. The two existing pools will be enhanced by decorative paving and additional landscaping. 75D-4 Zoning Ordinance Amendment No.2007-02 Conditional Use Permit No. 2007-07 June 25, 2007 Page 4 The proposed project also includes adding an exterior brick facade that is similar to the existing facade along Harbor Boulevard. The brick facade would unify the appearance of the buildings. New windows and doors are also proposed to enhance the building's appearance. Implementation of the proposed project has the potential to result in cumulative impacts in the following areas. - Increase dust level in the area temporarily - Disturbance of undiscovered cultural resources - Disposal of asbestos containing building materials, lead based paint, and PCB-containing lighting ballasts - Generate runoff - Expose people to excessive noise and vibration - Create hazardous condition at an intersection in the vicinity of the proposed project Mitigation measures and a Mitigation Monitoring Program are proposed to mitigate these potential environmental impacts associated with this project. In an effort to inform the adjacent property owners of this project, 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 transient/residential hotel development to be compatible with the existing residential neighborhood. The proposed zoning ordinance amendment will add transient/residential hotel as a conditionally permitted use in the general commercial overlay district of the North Harbor Specific Plan (SP2). This action is consistent with the City Council's desire to ensure that a transient/residential hotel is permitted only when it provides appropriate amenities for children and families, including open space, laundry rooms, landscaping and kitchens. The proposal is consistent with the General Plan goal of promoting land uses that enhance the City's economic and fiscal viability while ensuring that impacts of development are mitigated. Further, the project complies with the provisions set forth in the Transient/Residential Hotel Ordinance, the design and development standards for transient/residential hotels, the SP2 zoning district and the Land Use Element of the General Plan. Therefore, staff recommends that the Planning Commission recommend that the City Council approve Zoning Ordinance Amendment No. 2007-02 and Conditional Use Permit No. 2007-07 as conditioned (Exhibits 4 and 5). 75D-5 Zoning Ordinance Amendment No.2007-02 Conditional Use Permit No. 2007-07 June 25, 2007 Page 5 CEQA Compliance In accordance with the California Environmental Quality Act, Mitigated Negative Declaration and Mitigation Monitoring Program, Environmental Review No. 2004-158 has been prepared for this project (Exhibit 6). Ann Hsin-An Ni Associate Planner AN:jm an\plancomm\zoa0]-02cup07-09.pc ~ ' UL_ Vince Fre oso, A CP Senior P1 (one 75D-6 Al GENERALAGRICULTURAL -B PARKING MODIFICATION C1 COMMUNITY COMMERCIAL Cl-MD COMMUNITY COMMERCIAL-MUSEUM DISTRICT C2 GENERAL COMMERCIAL C3 CENTRAL BUSINESS C3-A CENTRAL BUSINESS-ARTISTS'VILLAGE C4 PLANNED SHOPPING CENTER CS ARTERIAL COMMERCIAL CR COMMERCIAL RESIDENTIAL u CS gC2~ R1 R2 Cz MI J IIi.GRII GSM SOUTH MAIN STREET COMMERCIAL DISTRICT -F FLOOR AREA RATIO GC GOVERNMENT CENTER Ml LIGHT INDUSTRIAL M2 HEAVY INDUSTRIAL MO MILITARY OPERATIONS 0 OPEN SPACE -OZ OVERLAY ZONE P PROFESSIONAL PCD PLANNED COMMUNITY DEVELOPMENT PD PLANNED DEVELOPMENT PRD PLANNED RESIDENTIAL pEVELOPMENT R1 SINGLE-FAMILY RESIDENCE R2 TWO-FAMILY RESIDENCE R3 MULTIPLE-FAMILY RESIDENCE R4 SUBURBAN APARTMENT RE RESIDENTIAL ESTATE SD SPECIFIC DEVELOPMENT SP SPECIFIC PLAN r :-;~: ZOA 07-2/CUP 07-7 ~ CALIFORNIA PALMS ~,, ._. 801 & 901 SOUTH HARBOR BLVD. _ _=SDD FEET ~~ 1" = 1000 FEET P L A N N I N G A N D B U I L D I N G A G E N C Y VICINITY7MAP ~~F~I / 1 COMMERCIAL ENTER W F. 2 W U J Q U ~ C O M M E R C / A L C E N E R Q W j F Z U ~ U g U m 0 U J Q J J J ~ R e f a i l ¢ I' 1~ F- z 1~ W z 2 W W W O ¢ W - - - - ¢ O W W U W W h W W J - h W Q ¢ ¢ W ¢ ~ W Z N F N W ~ ¢ .J ~ ~ J J J LL ~ W ~ ~ ~ W W J J J J W ~ c~ ; ~ W Retail _ 2 W m W h y h (J J z ROBERTS DRIVE z_ ~' S/N LE FA ILY R ES OE TIAL KENT AVENUE ~' J J MU I FA ILY RE /DEN /AL S/ GLE FAM Y R /DE TIAL <ti W BAKERY W Z J Wo y ~ KENT AVENUE J y °C o a ? ¢ < m ¢ ~ ~ SI GLE AMIL RES/ ENTIAL ~l U ~ z W = U > ~ ¢ ~ ~ SIN LE FAM LY W m U 4 IL R S/D NTl L i CRYSTAL LN. ;~ r' ZOA 07-2/C U P 07-7 CALIFORNIA PALMS 801 & 901 SOUTH HARBOR BLVD. ~ P L A N N I N G A N D B U I L D I N G A G E N C Y LAND USE MAP EXHIBIT 2 75D-8 r~~ 4 ~ dqC ~ ~ J I` i Y d~¢ 8 I~iE ~o €_ ~ ~` F ff Y' i 2 ~~ I~7£ Fg iy ~ s fy4 ccY y~ O C bg$~F5 ~j ~ ~ Q~~ A C7e y~3 O g~ €~t#e~g Eg~ u W~ ~ ¢ 2 yY~~a~4~°~3E3~y~~y~~3~d„y Q.r I~du Q-~§~~' eu ~ a e ~ ~ `~ i~ ~\~ O ~ ~ ~~ ~~ Q ~~ ,, - N Z ~, z °` ~\~ ~ ,~ o J ;~ ~4.v \:~\ 41 z ~ ~t ~. 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"~ ~I m N W a~ z~ ~~ ~I wl a m 0 ~I a~ W> z L~ ~ ,a I -1 ,~ it ~~ii )~~~ ~, I ~'I~ ~~_ i_~~n~~ }uoua}io~l., ~,2~~dea,~ -- .fie ;~ ~ 3 i~ ~ ~ ~°~~ ~~ (/1 IJ L U 0 A 4 ~~ ~ ~ ~ E 2 it i Q U r~~r ~ ~~~~ - Y _ s gi J /~~ L/ 3 rJ 1 1 J $~ l ~ j il ~ _~ r~ C. F @ W n a~~~e,~ y~,~; I s " elf . 3 a~ ~ x w ~~I e.^,~e °I'I~i - ~ ~e~ Lei a F- -~ L U O u~ Y ~~ ~, ~) o ~~,; t~ P yes ~~' ag r ~ w9ff ~~i ~~cll eln V e ~ ,3$ iI O i~ ~~ ~ :~~ sP O &:I ~ ~4~. ~~ ~ .a ~ w I~~I'; I z ~~ ~~~ss~ ~ `~: ~"~~ U ~3.~ ~, a ~~~~~J ~ 0 /~ V 3 O O w, ~I z U ._~ a~ ~I s Conditional Use Permit No. 2007-07 June 25, 2007 Page 1 of 2 Findings of Fact A. Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed California Palms transient/residential hotel will contribute to the general well being of the community by eliminating an existing blighted motel and providing additional housing opportunities for all economic segment of the community through revitalization of an existing motel. It will provide appropriate amenities for children and families living in the California Palms transient/residential hotel, including open space, laundry rooms, landscaping and kitchens. B. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed transient/residential hotel use will not be detrimental to persons residing and working in the area. The Mitigated Negative Declaration (Environmental Review No. 2004- 158) identified less than significant impacts associated with the implementation of this project. These impacts will be mitigated through mitigation measures identified in Environmental Review No. 2004-158. C. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed transient/residential hotel will not adversely affect the economic stability of the area. The residents of the transient/residential hotel will provide a customer base to the retail and restaurant uses, which will reinforce the economic viability of the adjacent business community. ZOA 07-2/CUP 07-7 EXHIBIT 4 75D-28 Conditional Use Permit No. 2007-07 June 25, 2007 Page 2 of 2 D. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use. The project will be in compliance with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code as well as the provisions of Ordinance No. NS-2471 and the North Harbor Specific Plan (SP2) zoning district as well as the design and development standards established by the City Council for transient/residential hotels. E. Will the proposed use adversely affect the General Plan or any specific plan of the City? The proposed transient/residential hotel will not adversely affect the General Plan as transient/residential hotels are conditionally permitted within the General Commercial Overlay district of the North Harbor Specific Plan (SP2). Further, Policy 1.4 of the Land Use Element promotes the maintenance and fostering of a variety of residential land uses in the city. Also, Policy 4.1 of the Housing Element encourages the development of new housing units and opportunities for all segment of the community. 75D-29 JUNE 25, 2007 PAGElOF6 Conditions for Approval Conditional Use Permit No. 2007-07 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, 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 conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 2004-52. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. Prior to issuance of building permits, the landscape plans shall be revised to reflect 24-inch boxed size trees and five- gallon shrubs for all required plants of this project. 4. The existing pole sign along Harbor Boulevard shall be removed. 5. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy. Mi~tion Measures 6. All construction and operations will comply with SCAQMD rules and regulations. All applicable control measures listed in SCAQMD Rule 403 will be used to minimize impacts to air quality. These include but are not limited to the following measures: ZOA~07~2/gCKUP 07-7 / ~U-3~ JUNE 25, 2007 PAGE 2 OF 6 06-1 Stabilize wind erodible surfaces to reduce dust, 06-2 Stabilize surface soil where support equipment and vehicles will operate, 06-3 Stabilize loose soil and demolition debris, 06-4 Comply with AQMD Rule 1403, 06-5 Stabilize disturbed soil throughout the construction site, and 06-6 Stabilize disturbed soil between structures. 7. In the event that human remains are found on the project, all work will stop and the County Coroner will be called to asses the remains and exhume them. In the event that the County Coroner recognizes the remains as being of Native American origin, the County Coroner is responsible to contact the Native American Commission within 24 hours. The Commission has various powers and duties to provide for the ultimate disposition of any Native American remains, as does the assigned Most Likely Descendant. Section 5097.98 and 5097.99 of the Public Resources Code also call for "protection to Native American human burials and skeletal remains from vandalism and inadvertent destruction." 8. As a condition of approval for a demolition permit, an asbestos- containing materials, lead-based paint, and polychlorinated biphenyl survey will be performed by a qualified environmental professional and conducted in accordance with all federal, state and local requirements, including those established by National Emissions Standards for Hazardous Air Pollutants (NESHAPS) guidelines and the Occupational Safety and Health Administration (OSHA). A report will be furnished by said qualified environmental professional and will outline the occurrence of hazardous materials on the project site. 9. If asbestos containing materials are discovered during site investigations, all potentially friable asbestos-containing materials will be removed in accordance with federal, state, and local laws and the NESHAP guidelines prior to building demolishing or renovation that may disturb the materials. All demolishing activities will be undertaken in accordance with California Occupational Safety and Health Administration (Cal/OSHA) standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than one 75D-31 JUNE 25, 2007 PAGE 3 OF 6 percent asbestos are also subject to SCAQMD regulations. Demolition performed in conformance with these federal, state and local laws and regulations will avoid significant exposure of construction workers and/or the public to asbestos containing materials. 10. If lead-based paint is discovered during onsite investigations, all building materials containing lead-based paint will be removed in accordance with Cal/OSHA lead in construction standards, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings will be disposed of at landfills that meet acceptance criteria for the waste being disposed. Demolition performed in conformance with these federal, states, and local laws and regulations will avoid significant exposure of construction workers and/or the public to lead-based paint. 11. If polychlorinated biphenyls (PCBs) are discovered during onsite investigations, all PCB-containing lighting ballasts will be removed and disposed of in conformance with federal, state and local laws and regulations so as to avoid exposure of construction workers and/or the public to PCB containing materials. 12. A Water Quality Management Plan (WQMP) will be prepared and implemented as part of the design of the project. The WQMP will include structural treatment and non-structural best management practices (BMPs), including installation of storm filters and other control mechanisms. 13. All rooms will include forced air ventilation allowing the residents to leave windows closed reducing interior noise level. 14. The developer will specify a minimum Sound Transmission Class (STC) rating of 29 for all windows and/or door assemblies that front Harbor Boulevard (west facing). These windows and/or doors are to be well fitting with vinyl (or equivalent) gaskets that form an airtight fitting. 15. All exterior fittings that enter the structures (e.g., electrical conduits, HVAC ducts) along Harbor Boulevard will be sealed with caulk such that the fittings are rendered airtight. Any metal ductwork that is exposed to the exterior environmental will be enclosed and insulated to avoid noise transference through the ducting. 75D-32 JUNE 25, 2007 PAGE 4 OF 6 16. Any in-room air conditioning units placed along Harbor Boulevard will be placed in baffled enclosures reducing transmitted noise, but allowing airflow. 17. All construction equipment will be in proper operating condition and fitted with standard factory noise attenuation features. All equipment will be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. 18. Approved haul routes will be used to minimize exposure of sensitive receptors to potential adverse noise levels from hauling operations. 19. To the degree feasible, construction equipment will be sited away from adjacent residential land uses. 20. Hydraulic hammer attachments used in pavement and structure demolition will be equipped with a silencing package. 21. The project developer will contribute a fair share contribution toward the installation of a traffic signal at the intersection of Harbor Boulevard and Kent Avenue, in an amount determined by the City of Santa Ana Public Works Department. 22. The project developer will install a right turn only sign facing motorists exiting the site from the project site driveway closest to Kent Avenue. B Police Department 1. The property owner will be required to continuously and actively participate in the City of Santa Ana's Crime Free Multi-housing Program. This will require the property owner, managers, leasing staff, maintenance personnel and others in the management team to attend an entire eight-hour training program conducted by the Police Department and that the three phases of the program (Training, OPTED Inspection and safety social) be completed and that the Full Certification Program be maintained through the life of the project. 2. The applicant will be required to incorporate the Crime Free Lease/drug free housing Addendum into their leasing procedures. The addendum is subject to review by the Police Department. 75D-33 NNE 25, 2007 PAGE 5 OF 6 3. The new building and parking lot must conform with the provisions of Chapter 8, Article II Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. 4. The applicant shall be responsible for maintaining the premises free of graffiti. All graffiti shall be removed within 24 hours of occurrence. Prior to removal, all graffiti must be photographed and documented for Police Department use. 5. No exterior pay phones will be allowed. All other pay phones will be required to allow outgoing calls only. 6. There shall be no coin-operated games maintained on the property at any time. 7. Between the hour of 5:00 p.m. and 5:00 a.m. the property owner shall provide a minimum of one-uniformed, licensed security guard in the parking lot and shall maintain order therein and prevent any activity which would interfere with the quiet enjoyment of their property by nearby residents. 8. The conditional use permit shall be reviewed at sixth months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 9. The site must be properly posted with P.C. 602 signage and up to date waiver must be kept on-file with the Police Department. 10. The properties landscaping must be properly maintained. Shrubs must be maintained at a minimum three-foot level, trees must be trimmed up to a minimum six-foot level. 11. Property owner must keep the Police Department up to date with all staff emergency numbers. 12. A lease addendum must be signed by all adults that will be living in a room. The addendum will be required to include a list of the rules of the hotel and contain a clause which states that violation of these rules will be good cause to terminate the lease/tenancy. 75D-34 JUNE 25, 2007 PAGE 6 OF 6 13. All proposed laundry high activity area. receive prior Police stage. rooms must be placed in a highly visible, All proposed laundry locations must Department approval at the Plan Check 75D-35 MAYOR Miguel A. Pulido MAYOR PRO TEM Claudia C. Alvarez COUNCIL MEMBERS David Benavides Carlos Bustamante Michele Martinez Sal Tinajero Vincent F. Sarmiento CITY ~F SANT,6 ANA PLANNING & BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O. BOX 1988 . Santa Ana, California 92702 www.santa-ana.org CITY MANAGER David N. Ream CITY ATTORNEY Joseph W. Fletcher CLERK OF THE COUNCIL Patricia E. Healy POSTED 1UN Q 7 [Wr TOkI DULY, r -__~uera, 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: California Palms transient/residential hotel Project Description: The proposed project consists of requests to amend the North Harbor Specific Plan to add transient/residential hotel as a conditionally permitted use in the General Commercial district and a conditional use permit to convert the existing California Palms to a transient/residential hotel. Project Location: 801 & 901 South Harbor Boulevard Project Number: DP 04-52, ER 04-158, ZOA 07-02, CUP 07-07 Public Review Period: June 1, 2007 to June 30, 2007 Hearing Date: June 25, 2007 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 6-20-07. Please direct your comments to: Ann Ni, Associate Planner, 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- 2725. ANI\NEGDECS1N014ND ZOA 07-2/CUP 07-7 EXHIBIT 6 75D-36 MAYOR Miguel A. Pulido MAYOR PRO TEM Claudia C. Alvarez COUNCIL MEMBERS David Benavides Cados Bustamante Michele Martinez Sal Tinajero Vincent F. Sarmiento CiT~ OF SANTA ANA PLANNING 8 BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O. BOX 1988 . Santa Ana, California 92702 www.santa-ana.org CITY MANAGER David N. Ream CITY ATTORNEY Joseph W. Fletcher CLERK OF THE COUNCIL Patricia E. Healy POSTED JUN ~ 1 2007 i0M DALY, CLERK-RECORDER By --T] MITIGATED NEGATIVE DECLARATION oERDTy Pursuant to the Procedures of the City of Santa Ana for implementation of the California Environmental Quality Act, the Environmental Evaluator has completed an Initial Study for the project described below: Project Number: ZOA 2007-02 and CUP 2007-07 Applicant: Advanced Real Estate Services, Inc. Project Location /Address: 801 & 901 South Harbor Boulevard Project Title /Description: The proposed project consists of requests to amend the North Harbor Specific Plan to add transient/residential hotel as a conditionally permitted use in the General Commercial district and a conditional use permit to convert the existing California Palms to a transient/residential hotel. And does hereby find: That although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of revisions to the project and mitigation measures placed on the project, and agreed to by the applicant, reduce each impact to below a level of significance. Signature: Date: S-3/-~ Ann NI, Associate Planner This determination is not final until adopted by the decision-making body or administrative official, and a Notice of Determination is filed. 75D-37 California Palms Initial Study/ Mitigated Negative Declaration Prepared for: City of Santa Ana, Planning and Building Agency 20 Civic Center Plaza, Ross Annex M-20 Santa Ana, CA 92702 Contact: Ann Ni, Associate Planner 714/667-2700 Prepared by: Jones & Stokes 17310 Red Hill Avenue, Suite 320 Irvine, CA 92614-5600 Contact: Chad Beckstrom 949/260-1080 May 2007 75D-38 MAYOR Miguel A. Pulido MAYOR PRO TEM Claudia C. Alvarez COUNCIL MEMBERS David Benavides Carlos Bustamante Michele Martinez Sal Tinajero Vincent F. Sarmiento CITY MANAGER David N. Ream CITY ATTORNEY Joseph W. Fletcher CLERK OF THE COUNCIL Patricia E. Healy CITY OF SANTA ANA PLANNING & BUILDING AGENCY 20 Civic Center Plaza (M-20) P.O. BOX 1988 • Santa Ana, California 92792 wwwsanta-ana.org MITIGATED NEGATIVE DECLARATION Pursuant to the Procedures of the City of Santa Ana for implementation of the California Environmental Quality Act, the Environmental Evaluator has completed an Initial Study for the project described below: Project Number: ZOA 2007-02 and CUP 2007-07 Applicant: Advanced Real Estate Services, Inc. Project Location /Address: 801 & 901 South Harbor Boulevard Project Title /Description: The proposed project consists of requests to amend the North Harbor Specific Plan to add transient/residential hotel as a conditionally permitted use in the General Commercial district and a conditional use permit to convert the existing California Palms to a transient/residential hotel. And does hereby find: That although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because of revisions to the project and mitigation measures placed on the project, and agreed to by the applicant, reduce each impact to below a level of significance. 5- 3 t - p'- Date This determination is not final until adopted by the decision-making body or administrative official, and a Notice of Determination is filed. 75D-39 Ann Ni. Associate Planner Panted Name Contents Page I Chapter 1 Introduction and Overview ...................................................... 1-1 Overvie ............ w ..................................................................................... Authority ................. ............1-1 ..................................................................... Scope of the IS/MND .................................................................. ............1-1 ............1-2 Impact Terminology .................................................................... ......... 1-3 i IS/MND Organization .................................................................. ... ............1-3 Chapter 2 Project Description ................................................. 2-1 ................... Project Overview .......................................................................... ........... .......... 2-1 Project Background ..................................................................... . ..... 2-1 Project Location ..................................... . ..................................... ...... ......... 2-2 Existing Conditions and Surrounding Land Uses ........................ .. ..... 2-3 I Proposed Project ......................................................................... ...... ...........2-3 I Internal Remodeling ............................................................... ...........2-3 Exterior Architecture and Signage ......................................... ...........2-4 Driveway Access and Parking ............................................... ...........2-4 i Landscaping ........................................................................... ....... 2-4 Projects Relationship to -General Plan and Zoning ...................... ... ....... 2-4 General Plan ........................................................................... ... ........ 2-4 I Zoning ..................................................................................... .. ..........2-5 Discretionary Approvals Required .......................................... ..........2-5 Chapter 3 Environmental Checklist ................................................ 3-1 ............ I. Aesthetics .......... I ............................................................................ II. Agricultural Resources ......................................................... ........3-15 ........3-15 ~ III. Air Quality ............................................................................ ..... 3-16 IV. Biological Resources ............................................................ ... ...... 3-18 V. Cultural Resources ............................................................... . ...... 3-19 VI. Geology and Soils ................................................................. . .......3-19 f VII. Hazards and Hazardous Materials ........................................ . 3-20 VIII. Hydrology and Water Quality ................................................ ...... .. 3-22 ~ X. Mineral Resources ................................................................ ..... .. 3-24 XI. Noise ..................................................................................... ..... . 3-24 XVII. Mandatory Findings of Significance ...................................... ...... .......3-31 Chapter 4 Mitigation Monitoring Plan and Report ....................................... Introduction ........4-1 ..................................................................................... Project Overview . ........4-1 I ............................................................................ ........4-1 Initial Study/Mitigated Negative Declaration May 2007 i J&S 0296-0] I 75D-40 Monitoring and Reporting Procedures ....................................................4-2 Mitigation Monitoring Plan Implementation .............................................4-2 Verification of Compliance ......................................................................4-3 Chapter 5 References ............................................................................................5-1 Chapter 6 List of Preparers ...................................................................................6-1 Appendix A. Trip Generation Study Appendix B. Focused Noise Study Gafifornia Palms Initial Study/Mitigated Negative Declaration ji 75D-41 J&5 0296-07 Tables Table Page 3-1 Remaining Capacity of Existing Landfills Serving the Project Area ..........................................................................................3-31 4-1 Summary of Mitigation Monitoring Plan ..................................................4-3 Initial Study/Mitigated Negative Declaration May 2007 ~ iii f 75D-42 ~&5°z9°.°' Figures Figure Follows Page 1 Regional Location ...................................................................................2-2 2 Project Vicinty .........................................................................................2-2 3 Existing Conditions .................................................................................2-4 4 Proposed Site Plan .................................................................................2-4 i California Palms May 2007 Initial Study/Mitigated Negative Declaration IV 75D-43 ~&S°296_°' i Acronyms and Abbreviations City City of Santa Ana IS initial study MND mitigated negative declaration CEQA California Environmental Quality Act GC General Commercial NHSP North Harbor Specific Plan SR-57 Orange Freeway SR-55 Newport Freeway SR-22 Garden Grove Freeway PMMP Farmland Mapping and Monitoring Project Basin South Coast Air Basin SCAQMD South Coast Air Quality Management District CO carbon monoxide 03 ozone PM10 particulate matter 10 microns in diameter or less PM2.5 particulate matter 2.5 microns in diameter or less AQMP Air Quality Management Plan SCAG Southern California Association of Governments RCPG Regional Comprehensive Plan and Guide NESHAPS National Emissions Standards for Hazardous Air Pollutants OSHA Occupational Safety and Health Administration Cal/OSHA Califomia Occupational Safety and Health Administration CCR California Code of Regulations PCBs polychlorinated biphenyls BMPs best management practices WQMP Water Quality Management Plan SMARA Surface Mining And Reclamation Act of 1975 dBA A-weighted sound level CNEL Community Noise Equivalent Level STC Sound Transmission Class CMP Congestion Management Plan TIA traffic impact analysis OCTA Orange County Transit Authority RWQCB Santa Ana Regional Water Quality Control Board MMP mitigation monitoring plan NESHAPS National Emissions Standards for Hazardous Air Pollutants OSHA Occupational Safety and Health Administration Cal/OSHA California Occupational Safety and Health Administration CCR Califomia Code of Regulations PCBs polychlorinated biphenyls Initial Study/Mitigated Negative Declaration ~~~°Y `VV v 75D-44 ~8s°2°°-°' Chapter 1 Introduction and Overview Overview The City of Santa Ana (City) has prepazed this initial study (IS) and proposed mitigated negative declaration (MND) to evaluate the potential environmental consequences associated with the Califomia Palms project. The proposed project consists of remodeling the existing California Palms Motel and related site improvements to convert the motel to a transienUresidential hotel in accordance with City Ordinance No. NS-2471. The proposed project includes a zoning ordinance amendment to the North Harbor Specific Plan, and conditional use permit. The project site is located at 901 South Harbor Boulevard on the northeast corner of the intersection of Hazbor Boulevazd and Kent Street. As part of the City's permitting process, the proposed project is required to undergo an environmental review in accordance with the Califomia Environmental Quality Act (CEQA). The initial study is a preliminary analysis prepared by a lead agency [o determine whether an environmental impact report or a negative declaration is required. If the initial study concludes that the project may have a significant effect on the environment, an environmental impact report must be prepared. Otherwise, a negative declaration or mitigated negative declaration is prepared. The information in this initial study and related special studies supports the conclusion that a mitigated negative declaration is the appropriate CEQA compliance document. Authority The preparation of an IS/MND is governed by two principal sets of documents: CEQA (Public Resources Code Section 21000, et seq.) and the State CEQA Guidelines (California Code of Regulations Section 15000, et seq.). Specifically, Section 15063 of the State CEQA Guidelines and Sections 15070-15075 of Article 6 guide the process for the preparation of a negative declaration or a mitigated negative declaration. Where appropriate and supportive to an understanding of the issues, reference will be made either to the statute, the State CEQA Guidelines, or appropriate case law. May 2007 Initial Study/Mitigated Negative Declaration ~_~ gas oses-o~ 75D-45 City of Santa Ana Chapter 1. Introduction and Overview This IS/MND, as required by CEQA, contains 1) a project description; 2) a description of the environmental setting, potential environmental impacts, mitigation measures for any significant effects, and consistency with plans and policies; and 3) names of preparers. The mitigation measures included in this IS/MND are designed to reduce or eliminate the potentially significant environmental impacts described herein. Where a mitigation measure described in this document has been previously incorporated into the project, either as a specific feature of design or as a mitigation measure, this is noted in the discussion. Mitigation measures are structured in accordance with the criteria in Section 15370 of the State CEQA Guidelines. Scope of the IS/MND This IS/MND evaluates the proposed project's effects on the following resource topics: ^ aesthetics, ^ agricultural resources, ^ air quality, ^ biological resources, ^ cultural resources, ^ geology and soils, ^ hazards and hazardous materials, ^ hydrology and water quality, ^ land use and planning, ^ mineral resources, ^ noise, ^ population and housing ^ public services, ^ recreation, ^ transportation/traffic, and ^ utilities and service systems. California Palms May 2007 Initial Study/Mitigated Negative Declaration t_Z J&S W96-0] 75D-46 City of Santa Ana Chapter'I. Introduction and Overview Impact Terminology The following terminology is used to describe the level of significance of impacts: ^ A finding of no impact is appropriate if the analysis concludes that the project would not affect the particular topic area in any way. ^ An impact is considered Zess than sign cant if the analysis concludes that it would cause no substantial adverse change to the environment and requires no mitigation. ^ An impact is considered less than significant with mitigation incorporated if the analysis concludes that it would cause no substantial adverse change to the environment with the inclusion of environmental commitments or other enforceable measures that have been agreed to by the applicant. ^ An impact is considered potentially significant if the analysis concludes that it could have a substantial adverse effect on the environment. For the proposed project, no impacts were determined to be potentially significant. IS/MND Organization The content and format of this report are designed to meet the requirements of CEQA. The IS/MND consists of the proposed findings that the project, as mitigated, would have no significant impacts. The bulk of this IS/MND consists of the initial study and supporting studies. The report contains [he following sections. ^ Chapter 1, "Introduction and Overview," identifies the purpose and scope of the IS/MND and the terminology used in the report. ^ Chapter 2, "Project Description," identities the location, background, and planning objectives of the project and describes the proposed project in detail. ^ Chapter 3, "Environmental Checklist and Analysis," presents the checklist responses for each resource topic. This section includes a brief setting section for each resource topic and identifies the impacts of implementing the proposed project. 1 ^ Chapter 4, "Mitigation Monitoring Plan and Report," presents a list of the - mitigation measures, identifies the time frame for implementation, identifies the responsible monitoring agency, and includes a reporting form for verification of compliance. ^ Chapter 5, "References," identifies all printed references and individuals cited in this IS/MND. I f ^ Chapter 6, "List of Preparers," identifies the individuals who prepared this report and their areas of technical specialty. California Palms Initial Study/Mitigated Negative Declaration May 2007 1-3 gas ozes-m 75D-47 City of Santa Ana Chapter 1. Introduction and Overview Appendices present data supporting the analysis or contents of this IS/MND. The appendices are: ^ Appendix A. Trip Generation Study, and ^ Appendix B. Focused Noise Study. California Palms Initial Study/Mitigated Negative Declaration May 2007 1-4 J85 0296-0] 75D-48 Chapter 2 Project Description Project Overview The project proponent proposes remodeling the California Palms Motel at 901 South Harbor Boulevard in the Ciry of Santa Ana. The project involves interior and exterior improvements to an existing motel, and an amendment to the North Harbor Specific Plan. The project will change the designation of the existing motel facility to a transient/residentia] hotel pursuant to Ordinance No. NS-2471. Project Background The City of Santa Ana Development Review Committee initially reviewed the proposal on September 8, 2004, endorsing it to move forward subject to conditions and resolution of specific questions and informational items. The proposed project involves interior and exterior improvements to an existing motel, and an amendment to the North Harbor Specific Plan pursuant to Ciry j Ordinance No. NS-2471. The City of Santa Ana adopted City Ordinance No. NS-2471 as an update to City Ordinance Nos. NS-2393, NS-2397, and NS-2429. Ordinance No. NS-2471 provides a means to differentiate between hotels catering to long-term stay business guests and transient/residential hotels. The ordinance allows for the establishment of new long-term stay business hotels and the design and development of such hotels in limited circumstances on a case-by- case basis. Ordinance No. NS-2471 also provides a means of updating the zoning code to provide a definition for transient/residential hotels and to ensure that hotels acting as the primary residence for guests are permitted only when l they provide appropriate amenities for children and families. j Design and development standards created for transient/residential hotels j pursuant to Ordinance No. NS-2471 include the following elements: .I i ^ Pedestrian Walkways. A pedestrian walkway with a minimum dimension of four (4) feet in width exclusive of vehicle overhang shall be provided. A pedestrian walkway needs to connect a pedestrian from the street to the main entry and from the building to any on-site amenities. Initial Study/Mitigated Negative Declaration 2_1 J85 0296.0] 75D-49 City of Santa Ana Chapter 2. Project Description ^ Walls/Fences. A six (6)-foot high minimum solid decorative masonry wall designed in the same manner as the proposed building shall be provided along the side and rear property lines, except at reciprocal driveways and parking areas. Said wall shall not exceed thirty-six (36) inches in height within twenty (20) feet of the property line abutting a street. ^ Open Space. A minimum of four hundred (400) square feet of common open space shall be provided, exclusive of required setbacks. If the project exceeds 30 units, the common open space shall be increased by ten (10) square feet per unit above 30 units. Common open space shall consist of a minimum of fifty percent ground level open space that is sod-covered or landscaped with a minimum dimension of twenty feet in each direction. The remaining may consist of amenities listed below. ^ Outdoor Amenities. Outdoor amenities, which may include spa, pool, barbeque pit, children's playground, sandbox, and benches. Any combination of at least three of the above listed amenities needs to be integrated into the site design. ^ Landscaping Standards. All areas not used for buildings and parking shall be landscaped according to the commercial landscape standards. ^ Kitchen. Each guest room shall have a kitchen. Such kitchen shall include a kitchen sink with disposal, cooking appliances, refrigeration facilities, dry food and utensil storage and a food preparation area having a clear working space of not less than 30 inches (762 mm). Light and ventilation conforming to the Uniform Building Code shall be provided. ^ Laundry Room. Laundry room facility shall include one washer and one dryer for each 20 units or fractions thereof. ^ Minimum Room Size. Each guest room shall be a minimum of two hundred and twenty (220) square feet. ^ Pre-wired Rooms. Each guest room shall be pre-wired with telephone and cable television service. These amenities were defined as part of Ordinance No. NS-2471 as guidelines for any transient/residential hotel seeking a conditional use permit. These amenities provide for the health and safety of families that use transient/residential hotels as their primary residence. Project Location The proposed project is located in the eastern part of the City of Santa Ana, which is located in central Orange County. Figure 1 shows the regional location of the project area. The project site encompasses 3.72 acres located at 901 South Harbor Boulevard on the northeast corner of the intersection of Harbor Boulevard and Kent Street. Figure 2 shows the local vicinity of the proposed project site. California Palms Initial Study/Mitigated Negative Declaration May 2007 2-2 J85 0296.0] 75D-50 Figure 1 4S^ Regional Location Jones&Stokes 75D-51 California Palms Project avurccC tJKI 5[reetmap USA (2005) SOURCE: ESRI St2etmap USA (2005) Figure 2 Project Vicinity 4 R Jones & Stokes 75D-52 California Palms Project City of Santa Ana Chapter 2. Project Description Existing Conditions and Surrounding Land Uses The existing site is currently developed with a 207-unit motel. Stmctures associated with the motel consist of twelve buildings, two pools, and landscaping. A total of 182 parking spaces and approximately fifty trees exist on the site. Access to the site is provided via one driveway along Kent Street, and three driveways located along Harbor Boulevard. As shown on Figure 3, surrounding land uses include commercial developments to the north, west, and south; and single-family residential units to the east, separated from the project site by a masonry block wall. Proposed Project The project proponent proposes to remodel the existing California Palms Motel and related site improvements to comply with Ordinance No. NS-2471. The proposed physical improvements related to the project include: ^ internal remodeling of motel units, including consolidating and/or expanding some units; ^ modifications to the building exterior and new exterior paint and signage; ^ realignment and/or closure of the one existing access driveways and re-striping and reconfiguration of the parking lot; and ^ landscaping improvements. Figure 4 shows the overall conceptual site plan. These activities are described in detail below. Internal Remodeling The project would reduce the number of units from 207 to 190 units for the transient/residential hotel. The remodeling would increase room size to at least 220 square feet. All guest room kitchens would be updated to include a kitchen sink with disposal, new cooking appliances and refrigerators, updated dry food and utensil storage, and granite counters. Lighting and ventilation would also be updated. All rooms would be pre-wired with telephone and cable television service. Equipment in the fitness room would be updated, and new washers and dryers would be installed in the three laundry rooms on site. Initial Study/Mitigated Negative Declaration 2-3 J85 0296.0] 75D-53 City of Santa Ana Chapter 2. Project Description Exterior Architecture and Signage The proposed project includes an exterior brick facade that is similar to the existing motel buildings' fapades. The brick facade would unify the appeazance of onsite buildings. Windows and doors would be replaced to update the buildings' appearance. Driveway Access and Parking The proposed project would reduce the number of driveways along North Harbor Boulevard. The northernmost driveway along Harbor Boulevazd would be removed and a "right turn only" sign would be added to the southernmost driveway along Harbor Boulevard in order to comply with City of Santa Ana Public Works Agency Requirements. The parking lot would continue to be used for resident parking. The lot would be re-striped to reflect changes in driveway access locations. The dead end parking aisle in the northeast part of the project site would be removed, and the number of onsite parking spaces would be changed. A total of 210 parking spaces would be available Yo residents for parking. Landscaping Most of the existing landscaping would be retained, and enhancements would be provided in those areas that would be altered by changes to driveway access. Meandering walkways would be installed in place of straight concrete walkways. Additional lawn areas and picnic-barbeque areas would be added for residents to use in courtyard aeeas. Project's Relationship to General Plan and Zoning General Plan The proposed project site has a general plan designation of General Commercial (GC). The project site is also designated GC in the North Harbor Specific Plan (SP2). Motel and hotel uses are subject to conditional use permits under these designations. The project site's designation under Ordinance No. NS-2471 does not comply with the General Plan and Specific Plan designation of GC. A specific plan amendment to the North Harbor Specific Plan will be required. The specific plan will be amended to add transient/residential hotel as a conditionally permitted use in the North Harbor Specific Plan (SP2). Initial Study/Mitigated Negative Declaration 2_4 dos ozss.m 75D-54 SOURCE: ESRI Sueetmap USA (2005) Figure 3 Existing Conditions ~OIi~S & StOI~~S California Palms Project 75D-55 1 _~ a ~ o l ` ~ ~~ LL N N l ~~ y R __- __ __ _. ;_ __-_ a ~°. R is _o ~~ ~ ~~ ~~ ~; `D 1332/1S 1N3H °' i a ~ F OLZ V` _ O 9011 ~$6C m M.#Y£ 1 iCl 3~~ ~p o R ^ u J F vry, _I ~ 9L~ a I e ~ ~~ l ~ _ ~ ";z ,~,u ~~ o tl ~r , ~~= N~. ~ [ I \~ =.F, ° ~ ~ ~~~ ~ ~ e 4 - _- ^~ € o .~i e x i a _ _ a ~ _ I~y ~~ ~~ -. ~ ~~°~ t B }\ ry /M3A y0 ~1 HL IYMJA I +~ ~ ~ ~ ~ t ~ L? o -.._. ~ - ~ s ,_ _ ,.. ~ ~ i a h ~ o t m ~ ~ o ~., ^~ La .. .~ I ,~~ -J -- y ~ I ~(/ .. ~ ` ~q ~ +„ s ry P ~ i a~-I o. •. - i ~ L ~ e i _.. _.I o III ~ °-. ~ '~r.~~ s ~ ~ ~~~ co 2 z ~, N vz sz ` ~ ~N]' ~ ~ ~ ~~ ~ ~ ~ ar o~ - a m m ~ N e, I f O r la~ J Q ~ ,:: ~ I ''~ ~ ~ ~j ,E /Jq e m a i s` ~ S sa ~_~ ~V ~ ~"' c , 1 - ~ soure ~ .. 1i ~~OLZ ~ W H~ m m _ Ei - e.. as nit 'e € _ ~ $ K C~ "g mmxa ~~ ~A ~ ~~ e ~ 0 (LG9Z~~Iy.yV~~ yl$~~~d ~ ppr]dF'4V A GO P6Z001 tlNV tl1NVS d0 ,LIp 1 g103fO2id A 51'J 1 N t j City of Santa Ana Chapter 2. Project Description Zoning The project site is designated SP-2. A zoning designation of SP-2 indicates that the proposed project site is part of the North Harbor Specific Plan. Implementation of the proposed project requires a zoning ordinance amendment and a conditional use permit. Discretionary Approvals Required The City of Santa Ana is the lead agency under CEQA and is responsible for planning and implementing the projecC. The applicant requests the following discretionary actions to implement the project: ^ North Harbor Specific Plan amendment, ^ conditional use permit, ^ major site plan review, ^ design review committee, and ^ mitigated negative declaration. Initial Study/Mitigated Negative Declaration 2-5 gas ozss.o~ 75D-57 Chapter 3 Environmental Checklist For CEQA Compliance PLANNING DIVISION I. Project Title: California Palms II. Project Numbers: ZOA2007-2 and CUP2007-7 111. Lead Agency Name and Address: City of Santa Ana, Planning and Building Agency 20 Civic Center Plaza, Ross Annex M-20 P.O. Box 1988 Santa Ana, CA 92702 IV. Environmental Coordinator and Phone Number: Ann Ni (714) 667-2700 V. Location: 901 South HarborBoulevard, Santa Ana, CA. VI. Environmental Determination. On the basis of this initial evaluation, I find that: A. ^ The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE DECLARATION will be prepared. B. ~ Although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions to the project have been made by or agreed to by the applicaht. A MITIGATED NEGATIVE DEC~,4RATION will be prepared. C. ^ The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT REPORT is required. D. ^ Although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately in ah earlier EIR (EIR No. -)pursuant to applicable standards and (b) have been avoided or mitigated pursuant to thatearlier EtR; including revisions ormitigation measures that are imposed upon the project, nothing further is required. E. ^ 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 ElR adequate and these chahges do not raise important new issues about the significant effects on the environment. An ADDENDUM to the EIR shall be prepared. F. ^ Pursuant to Section 15162 of the CEQA Guidelines,. an EIR (EIR No. -)has been prepared earlier; however, subsequent proposed changes in the project and/or new information of substantial importance will cause one or more significant effects no previously discussed. A SUBSEQUENT EIR shall be prepared. 5-3t- n Date Initial Study/Mitigated Negative Declaration 3-t J850296.Oi 75D-58 Ann NI Associate Planner Printed Name Environmental Checklist For CEQA Compliance Project Sponsor's Name and Address: City of Santa Ana Planning and Building Agency General Plan Designation: General Commercial (GC) Description of Project: The project consists of the renovation of the existing California Palms Motel so that the project site can be designated atransient/residential hotel to comply with Ordinance No. NS-2471. Building exteriors and interiors, parking, and landscaping would be changed to comply with design and development standards associated with the ordinance. The 207-unit motel would be reduced to a 190-unit transientlresidential hotel. The northernmost driveway would be removed and replaced by landscaping and barbeques. Existing straight concrete pathways between buildings and onsite amenities. would be removed and replaced with meandering walkways and vegetation. Ingress and egress points on the property would be improved so that they comply with the City of Santa Ana Municipal Code. Anew use district would be added to the SP2 as part of the proposed project. Surrounding Land Uses: The project site is surrounded by single-family residential uses to the east, commercial uses to the north and west, and multiple-family residential and vacant commercial to the south. Zoning: The project site is designated GC in the SP2. The City of Santa Ana Municipal Code states that hotels, motels, lodging houses, care homes, fraternity houses, and sorority houses are permitted in GC districts subject to the issuance of a conditional use permit. The project site is not located within one of the five focus project areas listed in the NHSP. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-2 75D-59 J85 0296.0] l ,-,- ~ ~ Environmental Checklist For CEQi4 Compliance Environmental Factors Potentially Affected: 1 The environmental factors checked below reflect potentially significant impacts associated with the proposed project, as indicated by the checklist on the following pages. O Aesthetics O Mineral Resources l O Agricultural Resources O Noise ~ O Air Quality O Population /Housing O Biological Resources O Public Services I ~ O Cultural Resources O Recreation i O Geology /Soils O Transportation /Traffic O Hazards and Hazardous Materials O Utilities /Service Systems j O Hydrology /Water Quality O Mandatory Findings of Significance O Land Use and Planning California Palms May 2007 Initial Study/Mitigated Negative Declaration 33 J85 0296.0] 75D-60 Environmental Checklist For CEQA Compliance Evaluation of Environmental Impacts: 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 aproject-specific screening analysis). 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 Impact" is appropriate if there is substantial evidence that an effect is significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. IV. "Less Than Significant with 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. Less Than Significant Potentially with 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? ^ ^ ® ^ B. Damage scenic resources, including but not limited ^ ^ ^ 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? ^ ^ ^ D. Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? ^ ^ ^ California Palms Initial Study/Mitigated Negative Declaration 3-4 75D-61 May 2007 das ozes.a~ Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources Less Than Significant Potentially with Significant Mitigation Impact Incorporated Less Than Significant No Impact 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.) 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? 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: 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? ^ ^ ® ^ California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-5 ~'i J8S 0296.0] 75D-62 ~ \ ~ Environmental Checklist For CEQA Compliance Less Than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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 ^ ^ ^ paleontological resource or site? California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-6 75 D-63 J8S 0296.0] ~ ~ ~ ~ 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 a 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? Less Than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact ^ ® ^ ^ ^ ^ ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ^ ® ^ ^ ^ ^ California Palms May 2D07 Initial Study/Mitigated Negative Declaration 3-7 75D-64 ~$SOZ96o' Environmental Checklist For CEQA Compliance Potentially Significant Issues & Supporting Information Sources Impact VII. Hazards 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 (i.e., 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)? Less Than Significant with Less Than Mitigation Significant No Incorporated Impact Impact ® ^ ^ ^ ^ ^ ^ ^ ^ ® ^ ^ ^ ^ l:alltornla Palms Initial Study/Mitigated Negative Declaration 3-8 750-65 May 2007 J85 0296.0] - ~ - Environmental Checklist For CEQA Compliance Less Than. Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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 stormwater drainage systems or provide substantial additional sources of polluted run-off? E. 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? F. Place within a 100-year floodplain structures which ^ ^ ® ^ would impede or redirect flood flows? 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? 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? California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-9 75 D ~~ ~ das ores o~ ~ \ ~ Environmental Checklist For CEQA Compliance Less Than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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? 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 groundborne 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? California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-10 75D-67 850296.0' Environmental Checklist For CEQA Compliance Issues & Supporting Information Sources 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? 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? Initial Study/Mitigated Negative Declaration 3-11 75D-68 Less Than Significant Potentially with Less Than Significant Mitigation Significant No Impact Incorporated Impact Impact ^ ^ ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ® ^ ^ ^ ^ May 2007 gas sz9s.o~ ~ \ ~ Environmental Checklist For CEQA Compliance Less Than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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 /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?) 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)? California Palms May 2007 Initial StudylMitigated Negative Declaration 3-12 75D-69 ~&SO296o' - ~ - Environmental Checklist For CEQA Compliance Less Than Sign cant Potentially with. Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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 dr 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? 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? California Palms May 20117 Initial Study/Mitigated Negative Declaration 3-13 7 5 D ~~ O gas o2es o7 - \ - Environmental Checklist For CEQA Compliance Less Than Significant Potentially with Less Than Significant Mitigation Significant No Issues & Supporting Information Sources Impact Incorporated Impact Impact 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? California Palms Initial Study/Mitigated Negative Declaration 3-14 75D-71 May 2007 J&5 0296.01 J ~ ~ Environmental Checklist For CEQA Compliance Aesthetics A. Less Than Significant Impact. The proposed project would result in a less than significant impact because it would not change visual elements along the Harbor Boulevard intercity corridor. The Scenic Corridors Element of the Santa Ana General Plan (City of Santa Ana 1982:27) identifies certain corridors that serve as major views and vantage points to the City of Santa Ana. These corridors consist of existing scenic vistas or views open to the public. The proposed project is located along Harbor Boulevard, which is designated as an intercity corridor. Intercity corridors act as major image-makers for the City of Santa Ana. Although the proposed project is located along an intercity corridor as designated by the general plan, it would not obstruct any scenic vista in the City because it would not add new scenic elements in the intercity corridor. A less than significant impact would occur. B. No Impact. The Orange Freeway (SR-57), Newport Freeway (SR-55), and Garden Grove Freeway (SR-22) are the three state highways that can be found in the City of Santa Ana. The proposed project is a developed area and does not include any scenic resources, nor is the project located on a state highway or a scenic highway. No impact would occur. C. No Impact. The proposed project would not impact the existing visual character or quality of the site and its surroundings because the proposed project would improve the visual character of the project site. The project is located in an area that is zoned and developed as GC within the City's NHSP. The surrounding area is developed in the same character as the proposed project. Furthermore, the proposed project would use an existing structure and does not propose to develop any new buildings. The project would not result in substantial degradation of the existing visual character or quality of the site or its surroundings. Landscaping and building exteriors would be changed to be consistent with Ordinance No. NS-2471 (City of Santa Ana 2001). As such, building exteriors would comply with the Design and Development Standards for Transient/Residential Hotels (City of Santa Ana 2003) provided as part of Ordinance No. NS-2471. Implementation of the Design and Development Standards for Transient/Residential Hotels will improve the visual character of the project site. No impact would occur. No Impact. As mentioned above, the project is located in an area that is zoned for and developed with commercial land uses. The existing site includes pole-mounted lighting in the parking lot and building lights for security. The proposed project would not incorporate any new light sources. Minor lighting modifications may be made on the building during exterior renovations. No impact would occur. II. Agricultural Resources A. No Impact. According to the Santa Ana General Plan and the Farmland Mapping and Monitoring Project (FMMP), no Prime Farmland, Unique Farmland, or Farmland of Statewide Importance is located on the project site or in the vicinity of the proposed project. The FMMP designates the project site Urban and Built Up Land (California Department of Conservation, Division of Land Resource Protection, FMMP 2006). Therefore, no important farmland would be converted as a result of the proposed project. No impact would occur. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-15 75D-72 ~85o2sso, Environmental Checklist For CEQA Compliance No Impact. The Williamson Contract applies to parcels consisting of at least 20 acres of Prime Farmland or at least 40 acres of land not designated as Prime Farmland. The California Department of Conservation indicates that there are no Williamson Act Contract or Preservation lands on or near the project site (California Department of Conservation, Division of Land Resource Protection, Williamson Act Program 2006). Therefore, no Williamson Contract lands would be removed as part of the proposed project. The proposed project site is zoned as SP-2 -Specific Plan (City of Santa Ana 2005) and designated GC in the NHSP (City of Santa Ana no date). Therefore, the proposed project would not conflict with existing agricultural zoning. No impact would occur. C. No Impact. The proposed project would not disrupt or damage the operation or productivity of any areas designated as farmland. As discussed above, no farmland is located within the project site or within the surrounding areas that would be affected by any elements of the proposed project. The project would not induce growth that could result in the premature conversion of existing farmland in the area. No impacts would occur. III. Air Quality A. Less Than Significant Impact. The proposed project would not conflict with or obstruct the implementation of applicable air quality attainment or congestion management plans because the proposed project is accounted for in both the South Coast Air Quality Management Plan and the Orange County Congestion Management Plan. Therefore, the proposed project would result in a less than significant impact. The project site is located within the 6,600-square-mile South Coast Air Basin (Basin). The South Coast Air Quality Management District (SCAQMD) is required, pursuant to the federal Clean Air Act, to reduce emissions of criteria pollutants for which the Basin is in nonattainment (i.e., carbon monoxide [CO], ozone [03], particulate matter 10 microns in diameter or less [PM10] and particulate matter 2.5 microns in diameter or less [PM2.5]). As such, the project would be subject to the SCAQMD's Air Quality Management Plan (AQMP). The AQMP contains a comprehensive list of pollution control strategies directed at reducing emissions and achieving ambient air quality standards. These strategies are developed, in part, based on regional population, housing, and employment projections prepared by the Southern California Association of Governments (SCAG). SCAG is the regional planning agency for Los Angeles, Orange, Ventura, Riverside, San Bernardino, and Imperial Counties, and addresses regional issues relating to transportation, economy, community development, and environment. With regard to air quality planning, SCAG has prepared the Regional Comprehensive Plan and Guide (RCPG), which includes Growth Management and Regional Mobility chapters that form the basis for the land use and transportation control portions of the AQMP and that are used in the preparation of the air quality forecasts and consistency analysis included in the AQMP. Both the RCPG and AQMP are based, in part, on projections originating with County and City general plans. Although the proposed project would change the zoning and specific plan designation of the project site, the proposed use of the project site would not be California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-16 J&5 0296.01 75D-73 Environmental Checklist For CEQA Compliance substantially different from existing uses. Trips calculated for existing land use and zoning designations on site are 1,165 daily trips. The proposed project would result in 1,277 daily trips; this represents an increase of 112 daily trips over existing traffic estimates. SCAQMD estimates a total of 52,539,300 average daily trips as part of the models used in the AQMP (SCAQMD 2003). An increase of 112 daily trips that would occur as a result of the proposed project and a similar land use as the existing motel would not result in a substantial increase in pollutants calculated as part of the SCAQMD air quality models (SCAQMD 1993). As such, proposed project-related emissions are accounted for in the AQMP, which is crafted to bring the Basin into attainment for all criteria pollutants. Potential impacts would be less than significant, and no mitigation measures are necessary. B. Less Than Significant Impact with Mitigation Incorporated. The proposed project would result in less than significant impact to air quality standards related to dust after implementation of Mitigation Measure AQ-1. As discussed above, the project site is located within the Basin. State and federal air quality standards are often exceeded in many parts of the Basin. SCAQMD Rule 403 (SCAQMD 2005) governs emissions related to fugitive dust release. The proposed project would contribute to regional air pollutant emissions during construction and project occupancy. However, emissions from the small amount of construction equipment and demolition required on site would not exceed SCAQMD thresholds. Also, the small increase in average daily trips and vehicular miles traveled would not exceed SCAQMD thresholds. Although emissions are not anticipated to exceed existing air quality standards, Mitigation Measure AQ-1 will ensure that no violations of SCAQMD Rule 403 occur. Potential impacts would be less than significant with the implementation of Mitigation Measure AQ-1. AQ-1 All construction and operations will comply with SCAQMD rules and regulations. All applicable control measures listed in SCAQMD Rule 403 will be used to minimize impacts to air quality. These include but are not limited to the following measures: 06-1 stabilize wind erodible surfaces to reduce dust, 06-2 stabilize surface soil where support equipment and vehicles will operate, 06-3 stabilize loose soil and demolition debris, 06-4 comply with AQMD Rule 1403, 07-1 stabilize disturbed soil throughout the construction site, and 07-2 stabilize disturbed soil between structures. C. Less Than Significant Impact. The proposed project is accounted for in the AQMP; therefore, the proposed project would result in a less than significant impact to cumulatively considerable net increases of criteria pollutants in anon-attainment area. The SCAQMD's approach for assessing cumulative impacts is based on the AQMP forecasts of attainment of ambient air quality standards in accordance with the requirements of the federal and state Clean Air Acts. As discussed above in response to Section III.A, project emissions are accounted for in the AQMP, which is intended to bring the Basin into attainment for all criteria pollutants. In addition, the mass regional emissions for the proposed project are anticipated to be less than the applicable SCAQMD daily significance thresholds, which are designed to assist the California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-17 75 D-74 J85 0296.07 Environmental Checklist For CEQA Compliance region in attaining the applicable state and national ambient air quality standards. As such, cumulative impacts would be less than significant. D. Less Than Significant Impact. The proposed project would result in a less than significant impact because the proposed project would not expose sensitive receptors to substantial pollutant concentrations. Sensitive receptors include land uses such as homes and schools where receptors would be more susceptible to health effects from air pollution. Sensitive receptors in the vicinity of the proposed project include homes located east and southeast of the project site. No schools are located in the vicinity of the proposed project. The closest school to the proposed project is New Hope Elementary School, which is located approximately 0.5 mile southwest of the proposed project. As described above in response to Section III.B, construction and operation of the proposed project would not result in any substantial localized or regional air pollution impacts and therefore would not expose any nearby sensitive receptors to substantial pollutant concentrations. Also, implementation of Mitigation Measure AQ-1 would reduce fugitive dust from the project site in compliance with SCAQMD Rule 402. Potential impacts would be less than significant, and no mitigation measures are necessary. Less Than Significant Impact. Mandatory compliance with SCAQMD Rules will result in a less than significant impact as a result of objectionable odors. According to the SCAQMD CEQA Air Quality Handbook, land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding (SCAQMD 1993). The proposed project would not include any land uses identified by the SCAQMD as being associated with odors and therefore, would not produce objectionable odors. Potential sources that may emit odors during construction activities include asphalt paving and the use of architectural coatings and solvents. SCAQMD Rules 1108 (SCAQMD 1985) and 1113 (SCAQMD 2006) limit the amount of volatile organic compounds from cutback asphalt, architectural coatings, and solvents. Via mandatory compliance with SCAQMD rules, no construction activities or materials are proposed that would create a significant level of objectionable odors. Potential impacts during short-term construction would be less than significant. IV. Biological Resources A. No Impact. The project site is located in a fully urbanized setting and is void of any native vegetation or wildlife habitat; therefore, it does not have the potential to accommodate sensitive biological resources. No impacts would occur. No Impact. The site is void of any riparian habitat or other natural communities; therefore, it does not have the potential to accommodate sensitive biological resources. No impacts would occur. C. No Impact. The project would not result in impacts to wetland areas as no wetlands are located on the project site. No impacts would occur. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-18 J85 0296.D1 75D-75 Environmental Checklist For CEQA Compliance No Impact. The project site does not contain any biological resources that are protected by local policies. Therefore, the project would not conflict with any local policies or ordinances protecting biological resources. No impacts would occur. V. Cultural Resources A. No Impact. The project site does not have any structures listed on local, state, or federal historic resource lists and have not been determined to be eligible for such lists (City of Santa Ana 1998:A-54). Interior and exterior renovations of the structures would not cause adverse changes or significance to historic resources. No impacts would occur. B. No Impact. The project site is located within an urbanized area and has been disturbed by previous and existing development; therefore, it is unlikely that any significant archaeological resources exist on site (City of Santa Ana 1998:A-53). No impacts would occur. C. No Impact. The project site is located within an urbanized area and has been disturbed by previous and existing development; therefore, it is unlikely that any significant paleontological resources exist on site. No impacts would occur D. Less Than Significant with Mitigation Incorporated. The project site is not known to contain -human remains interred inside or outside formal cemeteries. The proposed project site is not located on a cemetery or burial ground, is currently developed; and has been disturbed in the past. The proposed project would include only a minimal amount of grading associated with resurfacing of the parking lot. Discovery of human remains is governed by state law, which requires stop of work and reporting to authorities. Although it is unlikely that human remains would be discovered at the project site, in the event that human remains are discovered on the project site during construction activities, Mitigation Measure CR-1 will reduce any unforeseen impacts related to the discovery of human remains to below a level of significance. CR-1 In the event that human remains are found on the project site, all work will stop and the County Coroner will be called to assess the remains and exhume them. In the event that the County Coroner recognizes the remains as being of Native American origin, the County Coroner is responsible to contact the Native American Heritage Commission within 24 hours. The Commission has various powers and duties to provide for the ultimate disposition of any Native American remains, as does the assigned Most Likely Descendant. Sections 5097.98 and 5097.99 of the Public Resources Code also call for "protection to Native American human burials and skeletal remains from vandalism and inadvertent destruction." VI. Geology and Soils A-1 No Impact. According to the most recent Alquist-Priolo Zoning Map, no known fault traces are located in the City of Santa Ana (California Department of Conservation, California Geologic Survey 2006). No impact would occur. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-19 75D-76 ~85o2sso' Environmental Checklist For CEQA Compliance A-2 Less Than Significant Impact. Seismic hazard from ground shaking is typical for large areas of southern California. However, the project is limited to interior and exterior renovation of existing structures and does not involve new construction. All demolition would occur in accordance with building and safety standards as specified by the City Building Division. Potential impacts would be less than significant, and no mitigation measures would be necessary. A-3 Less Than Significant Impact. According to Exhibit A-7 of the Santa Ana General Plan Land Use Element, the project site is located in an area of high-very high liquefaction hazard (City of Santa Ana 1998:A-39). However, the project is limited to interior and exterior renovation of existing structures and does not involve new construction. All demolition would occur in accordance with building and safety standards as specified by the City Building Division. Potential impacts would be less than significant, and no mitigation measures would be necessary. A-4 No Impact. The project area is generally flat and implementation of the proposed project would not require slope cuts that could result in landslides. No unstable hills or cliffs are located in the project vicinity. No impacts associated with landslides would occur. B. No Impact. The proposed project is currently developed and consists of large amounts of impermeable surfaces (asphalt, concrete, and buildings) that are not susceptible to erosion. Furthermore, low topographic relief on site is not significant; therefore, no impacts associated with substantial erosion or loss of topsoil would occur. C. No Impact. The project site has been previously developed and does not contain any unique geological or physical feature. No impact would occur. D. Less Than Significant Impact. According to City of Santa Ana General Plan Land Use Element, the proposed project is located on sensitive or unstable soil, in an area of liquefaction or subsidence (City of Santa Ana 1998: A-40). However, the project is limited to interior and exterior renovation of existing structures and does not involve new construction. All demolition would occur in accordance with building and safety standards as specified by the City Building Division. Potential impacts would be less than significant, and no mitigation measures would be necessary. _. No Impact. Sewer access is available throughout the project area. No septic tanks or alternative wastewater disposal systems are included as part of the proposed project. The project site would tie into existing subterranean sewer lines located along Harbor Boulevard. No impacts would occur. VII. Hazards and Hazardous Materials A. Less Than Significant Impact with Mitigation Incorporated. Implementation of the proposed project may be associated with the disposal of hazardous substances as a result of the demolition of the various structures. Development of the proposed project would require the demolition of existing interior and exterior features on the site. The buildings on site were constructed in 1965 and 1967 and no extensive renovations to the existing structure have occurred since that time (Ni pers. comm.). This indicates that the structures may contain asbestos-containing building materials, California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-20 J&5 0296.0] 75D-77 .i , ~ ~ Environmental Checklist For CEQA Compliance lead-based paint, and/or polychlorinated biphenyl containing lighting ballasts. -l Mitigation Measure HM-1 will ensure that proper disposal of any hazardous materials, if discovered, will be followed as directed by the City of Santa Ana Building Division and Fire Department. Impacts are therefore considered less than significant with mitigation incorporated. HM-1 As a condition of approval for a demolition permit, an asbestos-containing materials, lead-based paint, and polychlorinated biphenyl survey will be performed by a qualified environmental professional and conducted in accordance with all federal, state, and local requirements, including those established by National Emissions Standards for Hazardous Air Pollutants (NESHAPS) guidelines and the Occupational Safety and Health Administration (OSHA). A report will be furnished by said qualified environmental professional and will outline the occurrence of hazardous materials on the project site. If asbestos containing materials are discovered during site investigations, all potentially friable asbestos-containing materials will be removed in accordance with federal, state, and local laws and the NESHAP guidelines prior to building demolition or renovation that may disturb the materials. All demolition activities will be undertaken in accordance with California Occupational Safety and Health Administration (Cal/OSHA) standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than 1 % asbestos are also subject to SCAOMD regulations. Demolition performed in conformance with these federal, state, and local laws and regulations will avoid significant exposure of construction workers and/or the public to asbestos containing materials. If lead-based paint is discovered during onsite investigations, all building materials containing lead-based paint will be removed in accordance with Cal/OSHA lead in construction standard, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings will be disposed of at landfills that meet acceptance criteria for the waste being disposed. Demolition performed in conformance with these federal, state, and local laws and regulations will avoid significant exposure of construction workers and/or the public to lead-based paint. I If polychlorinated biphenyls (PCBs) are discovered during onsite investigations, all PCB-containing lighting ballasts will be removed and disposed of in conformance with federal, state and local laws and regulations so as to avoid exposure of construction workers and/or the public to PCB-containing materials. B. No Impact. The proposed project is not within 0.25 mile of an existing or proposed school. The closest school to the project site is New Hope Elementary School, located approximately 0.5 mile southwest of the project site. No impact would occur and no mitigation measures would be necessary. Initial Study/Mitigated Negative Declaration 3-21 75D-78 dos ozss.m Environmental Checklist For CEQA Compliance C. No Impact. The proposed project site is not identified as a hazardous material site nor is on any lists compiled by the City of Santa Ana Fire Department (Ellman pers. comm.). Therefore, no impacts would occur. D, No Impact. The project is not located within an airport land use plan or within 2 miles of an airport. The closest airport to the project site is John Wayne Airport approximately 4.5 miles southeast of the project site. No new structures would be constructed at the project site. The proposed project would not result in hazardous obstructions to operations at John Wayne Airport (City of Santa Ana 1998: A-45). No impacts would occur. VIII. Hydrology and Water Quality A. Less Than Significant Impact with Mitigation Incorporated. The proposed project does not include a substantial amount of new construction on the proposed project site. The existing structure would be utilized and modified internally and externally to conform to City Ordinance No. NS-2471 standards. The proposed project would reduce impervious surfaces by removing a driveway on the southern end of the project and concrete walkways throughout the site and replacing these impervious surfaces with planters and grass areas. Runoff from the project area would be similar to existing conditions and would not degrade water quality standards or significantly violate waste discharge requirements. Best management practices (BMPs) included as part of Mitigation Measure WQ-1, would further limit impacts from project site runoff. Impacts are therefore considered less than significant with mitigation incorporated. WQ-1 A Water Quality Management Plan (WOMP) will be prepared and implemented as part of the design of the project. The WQMP will include structural treatments and non-structural best management practices (BMPs), including installation of storm filters, and other control mechanisms. 3. No Impact. The proposed project site is currently developed and mostly paved; therefore, the project site is not a source of groundwater recharge. No impact would occur. C. No Impact. The existing site is mostly impermeable to stormwater due to the impermeable surfaces on site. stormwater runoff currently drains to the storm drains located along Harbor Boulevard and Kent Street. Site drainage after development would continue to be the same. No streams or rivers pass through the proposed project site. No impact would occur. D. Less Than Significant Impact. The proposed project would not increase flooding potential or result in any substantial change in the drainage patterns on or adjacent to the project site. Because of the urban character of the area and the use of the project site as a motel, substantial amounts of stormwater are not readily absorbed into the soil. The existing drainage would remain the same across the proposed project site with little change due to the minor decrease in impervious surfaces. The removal of the driveway in the north part of the project site and the addition of (awns and planters would have beneficial impacts to water quality because they would remove impermeable surfaces on the project site. A less than significant impact would occur. Initial Study/Mitigated Negative Declaration 3-22 75D-79 zoos J85 0296.0] -, - - Environmental Checklist For CEQA Compliance --I E. Less Than Significant Impact. The project site is located within the 100-year floodplain associated with the Prado Dam inundation zone (City of Santa Ana 1998: A-41). Prado Dam is a flood control and water conservation project constructed and operated by the U.S. Army Corps of Engineers, Los Angeles District. The Los Angeles District has begun construction to increase the capacity of the reservoir behind Prado Dam. Modifications to the dam are divided into three phases: 1. raise the height of the dam by 30 feet, build a new intake tower, and construct improvements to the dam's outlet works (Mar 2003 -Sept 2003); 2. construct dikes in the basin to protect property (Sept 2004 -Sept 2007); and 3. raise the height of the adjacent spillway by 20 feet (Jul 2006 -Jan 2008) (U.S. Army Corps of Engineers 2004). I However, in the event of a dam failure, based on the distance to Prado Dam, the projected depth of potential floodwaters (less than 1 foot), and the emergency warnings that would be issued in the event of dam failure, the project would not expose people or structures to a significant risk. Impacts would be less than II significant. Less Than Significant Impact. The project would involve the renovation of existing structures. As stated previously under Section VIII.E, although the proposed project is located within the 100-year floodplain, improvements to Prado Dam would limit impacts to the project site. Therefore, existing structures on the project site would not impede or redirect flood flows. Impacts would be less than significant. G. Less Than Significant Impact. As stated previously under Section VIII.E, the proposed project is within the 100-year floodplain; however, improvements to Prado Dam would limit impacts to the project site. Impacts would be less than significant. IX. Land Use and Planning A. No Impact. The proposed project involves the renovation of an existing motel and redesignation of the project site to comply with zoning, land use, and design and development standards associated with Ordinance No. NS-2471. The amended zoning and land use designations for the project site would be compatible with the mix of land uses that border the site, including residential to the east and commercial uses to the north, south, and west. Existing uses on the property would be maintained and the zoning would be amending to reflect these uses. Renovations of the existing motel buildings, and the revised zoning and land use designations associated with the proposed project would not divide the existing community. No impacts would occur. B. Less Than Significant Impact. The project site is zoned as SP-2, which indicates that it is part of the NHSP. The designation of the property in the NHSP is General Commercial (C-2). Existing onsite uses are compatible with the zoning code through a conditional use permit. Changing the land use and zoning designation of the project site to Transient/Residential Hotel would be incompatible with existing land use and zoning designations in the NHSP. However, as part of the project, the City California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-23 75 D-80 ~&S 029fi 0~ Environmental Checklist For CEQA Compliance would add Transient/Residential Hotel as a conditionally permitted use within the General Commercial district of the NHSP. C. No Impact. The proposed project is located in an urbanized setting and no locally designated species or natural communities are known to exist in the project area. The site is not part of any habitat conservation plan or natural community preservation plan. Therefore, no impacts would occur. X. Mineral Resources A. No Impact. There are no areas designated in the Surface Mining and Reclamation Act of 1975 (SMARA) or existent oil fields within the City of Santa Ana (City of Santa Ana 1998:A-44); therefore, no impacts would occur. XI. Noise A. Less Than Significant with Mitigation Incorporated. The proposed project would result in significant adverse impacts to interior spaces due to exceedance of the noise standards set forth by the City of Santa Ana. Mitigation Measures N-1 through N-4 will reduce impacts to below a level of significance. The following summarizes the results presented in the California Palms Focused Noise Study prepared by Synectecology. Exterior Noise The proposed project would include the conversion of a motel to a transient/residential hotel. The use would be considered as ahigh-density residential use and the City sets a maximum limitation of 70 decibels of A-weighted sound level (dBA) Community Noise Equivalent Level (CNEL) for habitable exterior spaces. CNEL is defined as the average A-weighted noise level during a 24-hour day, obtained after addition of 5 decibels in the evening from 7:00 p.m. to 10:00 p.m. and after addition of 10 decibels to sound levels measured in the night between 10:00 p.m. and 7:00 a.m. Habitable exterior spaces are spaces outside of a dwelling that can be used for living, sleeping, eating, or cooking (i.e. pool and BBQ areas). As noted in the Noise Study (Synectecology 2005:5), the most prevalent source of noise at the project site is from traffic traveling along Harbor Boulevard. The CNEL was inferred to be about 58 to 59 dBA in exterior habitable spaces. At buildout of the City of Santa Ana General Plan, traffic along Harbor Boulevard is projected to increase from about 42,000 ADT to 47,000 ADT. This increase would raise future noise levels by 0.5 dBA CNEL. Future noise levels in the habitable areas would be raised accordingly, but would remain under 60 dBA CNEL (Synectecology 2005:13). Impacts to exterior habitable areas as a result of noise would be less than significant. Interior Noise Monitoring in Room 462 located along Harbor Boulevard indicates an existing, in- room CNEL of approximately 50.7 dBA. This level would be raised by about 0.5 dBA to approximately 51.2 dBA CNEL at buildout. Based on a 45 dBA CNEL interior standard, the impact of noise on the proposed land use would be significant California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-24 75 D-81 J85 0296.0] _ , ~ ~ Environmental Checklist For CEQA Compliance (Synectecology 2005:13). Mitigation Measures N-1 through N-4 would reduce impacts associated with the increase in dBA contours in the interior habitable spaces to below a level of significance. N-1 All rooms will include forced air ventilation allowing the residents to leave windows closed reducing interior noise level. N-2 The developer will specify a minimum Sound Transmission Class (STC) rating of 29 for all window and/or door assemblies that front Harbor Boulevard (west facing). These windows and/or doors are to be well fitting with vinyl (or equivalent) gaskets that form an airtight fitting. I N-3 All exterior fittings that enter the structures (e.g., electrical conduits, HVAC ducts) along Harbor Boulevard will be sealed with caulk such that the fittings are rendered airtight. Any metal ductwork that is exposed to the exterior I environment will be enclosed and insulated to avoid noise transference j through the ducting. N-4 Any in-room air conditioning units placed along Harbor Boulevard will be placed in baffled enclosures reducing transmitted noise, but allowing airflow. B. Less Than Significant Impact. The proposed project would involve the renovation and operation of an existing motel. Construction would be limited primarily to hand tools and no large-scale use of heavy equipment would be required. Additionally, no excessive groundborne vibrations or groundborne noise would be created by the operation of the proposed project (Synectecology 2005:14). Though the project would not result in a significant noise impact from construction activities, Mitigation Measures N-5 through N-8 are recommended as project enhancement measures to minimize noise generated during the construction phase of the project. These measures are additional to adherence to existing codes. N-5 All construction equipment will be in proper operating condition and fitted with standard factory noise attenuation features. All equipment will be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. N-6 Approved haul routes will be used to minimize exposure of sensitive receptors to potential adverse noise levels from hauling operations. N-7 To the degree feasible, construction equipment will be sited away from adjacent residential land uses. N-8 Hydraulic hammer attachments used in pavement and structure demolition will be equipped with a silencing package. C. Less Than Significant Impact. The project includes the conversion of an existing motel to a transient residential hotel. Based on the trip generation value provided by RK Engineering and using the Caltrans Sound32 Noise Model, it was found that the increase in noise related to the increase in traffic associated with the change of land use designation is so small as to be immeasurable (i.e., less than 0.5 dBA CNEL) (Synectecology 2005:14). This is less than the significance criterion 3 dBA; i California Palms May Initial Study/Mitigated Negative Declaration 3-25 JSS @96.0] 75D-82 Environmental Checklist For CEQA Compliance therefore, there would be a less than significant impact as a result of a substantial permanent increase in ambient noise levels. D. Less Than Significant Impact. Short-term noise impacts are impacts typically associated with site preparation, excavation, grading, and construction of structures. However, the project includes renovation of existing structures and heavy equipment use would be limited. Most renovation would consist of remodeling and would occur within the rooms. Renovation could make use of common hand tools as well as small-scale pneumatic tools (e.g., nail guns). Local sensitive land uses include the residential units that are located on the east side of the facility. The closest of these units would be approximately 50 feet from the nearest renovation activities (Synectecology 2005:14). The municipal code recognizes that some forms of noise are required for urban development and maintenance and are difficult to control. Section 18-314(c) exempts noise sources associated with construction, repair, remodeling, or grading of any real property, provided said activities 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. Compliance with the code is requisite and as such, is not considered as mitigation under CEQA. While adverse, construction, when performed in compliance with the requirements of the municipal code, is considered to be less than significant. E. Less Than Significant Impact. The project site is located approximately 4.5 miles northwest of the John Wayne International Airport. The project is located to the west of the established flight path and is beyond the airport's 60 dBA CNEL noise contour (Airport Land Use Commission 2002). Implementation of the proposed project would not expose the site occupants to excessive aircraft noise levels and no mitigation measures would be necessary. There would be a less than significant impact. XII. Population and Housing A. No Impact. The proposed project includes the renovation of an existing motel including a reduction of the number of units in the motel to make the project site comply with Ordinance No. NS-2471. As some people residing at the motel use the facility for short-term housing, the proposed project would create a more permanent housing alternative to the motel. Although the proposed project would create a more permanent housing facility for those who use the existing motel for short-term housing, it would not create new jobs during operation because existing employees would continue to manage the property. No additional homes or businesses would be required to serve the residents at the transient/residential hotel. Also, no new roads would be required to serve the residents. Therefore, the project would not induce substantial population growth either directly or indirectly and no impacts would occur. B. Less Than Significant Impact. The project would reduce the number of units at the motel from 207 to 190. This would displace the people who may use the 17 units as short-term housing. This is a loss of less than 1% of the 73,002 (U.S. Census Bureau 2000:Matrices H3, H4, H5, H6, H7, and H16) total housing units available in the City of Santa Ana. Data from the U.S. Census for the City of Santa Ana indicate that approximately 2.1% (U.S. Census Bureau 2000:Matrices H3, H4, H5, H6, H7, California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-26 J85 0296.OI 75D-83 -i - - Environmental Checklist For CEQA Compliance and H16.) or 1,586 of the City's housing units are vacant. Of these vacancies, 700 _~ units are available for rent (U.S. Census Bureau 20DO:Matrices H3, H4, H5, H6, H7, and H16); therefore, there is adequate housing in the City of Santa Ana to accommodate the people who would be displaced from the project site. The construction of replacement housing would not be required because the City of Santa Ana has adequate housing to accommodate those displaced by the proposed project. There would be a less than significant impact. C. Less Than Significant Impact. As stated in Section XII.B above, adequate housing exists in the City of Santa Ana to house persons who use the motel as a short-term residence. Therefore, the impact would be less than significant. XIII. Public Services Fire Protection: Less Than Significant Impact. Implementation of the project could potentially contribute additional demand for fire protection and emergency medical services, including possible additional wear on fire equipment and increased use of medical supplies. The City of Santa Ana Fire Department would provide fire protective services to the propose project site. The project site would be served by the nearest fire station, Station 8, which is located at 501 N. Newhope Street and is approximately 0.6 mile northwest of the project site. Under the City's Mutual Aid Agreement for fire protection services with the neighboring Cities of Fountain Valley, Garden Grove, Tustin, Irvine, and Costa Mesa, Garden Grove Fire Station #3, located at 12132 Trask Avenue, would provide backup service as needed (Orange County Fire Authority date unknown). Based on the existing use of the project site as a motel and the short distance to the nearest fire station, the increase in service demand associated with the change in land use designation would not require new or additional fire facilities. Emergency vehicle access for the project would be provided to the project site via Harbor Boulevard or Kent Street. Prior to final site plan approval, the applicant would submit plans to the department for review of compliance with applicable water pressure and fire equipment regulations. Impacts would be less than significant. Police Protection - I Less Than Significant Impact. The Santa Ana Police Department would provide police protection services for the proposed project. The West End Sub-Station, located at 3750 W. McFadden Avenue, #I, (City of Santa Ana Police Department 2007) is the closest police station to the project site. Although the proposed project may increase the population at the project site by increasing the permanency of housing provided on site, it is not expected to place a significant added burden on the Santa Ana Police Department. Additionally, the department is currently patrolling the project site and surrounding areas. Emergency vehicle access for the project would be provided to the project site via Harbor Boulevard or Kent Street. Prior to final site plan approval, the applicant would submit plans to the department for review of compliance with applicable safety regulations. The project would not require new or additional police facilities. Impacts would be less than significant. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-27 I J&5 D296.O1 75D-84 Environmental Checklist For CEQA Compliance Schools Less Than Significant Impact. School services in the City are provided by the Santa Ana Unified School District. The demand for new schools is generally associated with population increases or impacts on existing schools. Although it is unlikely that the population on site would increase, it is possible that the increase in permanent housing provided by the proposed project may increase the number of children housed at the project site. If it is assumed that no children currently live on site and that the average family in the City of Santa Ana consists of two parents and 2.72 children, there would be 517 children living on site as a result of the proposed project. Based on available census data for the City of Santa Ana, approximately 298 of the children on site would be school-aged children. Of these children approximately 165 would attend elementary school, 45 would attend middle school, and 88 would attend high school (U.S. Census Bureau 2000:Matrix P14). If families with children become residents at the proposed project site, the proposed project would increase the number of students attending schools. The project applicant would be required to pay development school impact fees to offset the increase in school population that would result from the proposed project. Impacts would be less than significant after payment of school impact fees. Parks Less Than Significant Impact. The demand for parks is generally associated with the increase of housing or population in an area. Although it is unlikely that the population on site would increase, it is possible that the increase in permanent housing provided by the proposed project may increase the population that use parks, which would increase demand on existing parks. Based on census data, the proposed project could increase the population by 897 persons (U.S. Census Bureau 2000:Matrices P17, P26, P27, P33, P34, P35). The project applicant would be required to pay park impact fees to offset the demand for parks caused by the increase in population on site. The impacts would be less than significant after payment of park impact fees. Other Public Facilities No Impact. The project would not require any other new or altered service facilities. No impacts would occur. XIV. Recreation A. Less Than Significant Impact. An increase in the use of parks is generally associated with the increase of housing or population in an area. Although it is unlikely that the population on site would increase, it is possible that the increase in permanent housing provided by the proposed project may increase the population that use parks, which would increase demand on existing parks. Based on census data, the proposed project could increase the population by 897 persons (U.S. Census Bureau 2000:Matrices P17, P26, P27, P33, P34, P35). The increase in population caused by the proposed project would accelerate the deterioration of existing recreational facilities. On site recreation facilities in the form of lawns, pool renovations, picnic areas, etc. would provide onsite recreation for residents so that residents would not need to use existing City recreational facilities. Although on site Initial Study/Mitigated Negative Declaration 3-28 J&5 0296.0] 75D-85 I ,-,- - - Environmental Checklist For CEQA Compliance recreation facilities would reduce impacts to existing City recreational facilities, the project applicant would be required to pay park impact fees to offset deterioration of existing parks when residents use City parks instead of on-site recreation facilities. The impacts would be less than significant because of the payment of park impact fees and the presence of onsite recreation. B. Less Than Significant Impact. The proposed project replaces some paved areas on site with lawns, and picnic and barbeque areas. It is not anticipated that the removal of paving and the installation of lawns and picnic areas on site will result in j an adverse physical effect on the environment. The impacts would be less than significant. XV. Transportation/Traffic A. Less Than Significant with Mitigation Incorporated. The project would result in additional traffic on the local roadway network in the vicinity of the project site. The trip generation study (RK Engineering Group, Inc. 2006) indicates that the existing motel generates 1,165 daily trips. The proposed 190-unit transient/residential hotel would generate 1,277 daily trips. The City Engineer for the City of Santa Ana reviewed the trip generation study and indicated that the additional motorists resulting from the conversion of the motel units to long-term rental would be using the intersection of N. Harbor Boulevard and Kent Street to enter and exit the project site. The City Engineer also indicated that a large number of accidents occur at the intersection and that the risk of accidents would increase due to the additional trips originating and ending at the project site. This would result in a potential adverse impact to safety at the intersection of N. Harbor Boulevard and Kent Street. Implementation of Mitigation Measures T-1 and T-2 would reduce impacts to a less than significant level. T-1 The project developer will contribute a fair share contribution coward the installation of a traffic signal at the intersection of N. Harbor Boulevard and Kent Street, in an amount determined by the City of Santa Ana Public Works Department. T-2 The project developer will install a right turn only sign facing motorists exiting the site from the project site driveway closest to Kent Avenue. B. No Impact. The Orange County Congestion Management Plan (CMP) states that "a traffic impact analysis (TIA) will be required for CMP purpose for all proposed developments generating 2,400 or more daily trips" and that "for developments which will directly access a CMP Highway System link, the threshold for requiring a TIA should be reduced to 1,600 or more trips per day' (OCTA 2005:61). The proposed project will access Harbor Boulevard and Kent Street, which are not CMP facilities. Furthermore, the proposed project will not produce more than 2,400 daily trips. Therefore, no threshold would be violated and no impact would occur. C. No Impact. The proposed project would not affect air traffic patterns. The project is not located in the vicinity of an airport or private airstrip, nor would it include any structures that would extend into the air and affect aircraft circulation. No impacts would occur. California Palms - May 2007 Initial Siudy/Mitigated Negative Declaration 3-29 dos azss.o~ 75D-86 Environmental Checklist For CEQA Compliance D. Less Than Significant with Mitigation Incorporated. As stated in Section XV.A, the City Engineer for the City of Santa Ana indicated that a significant adverse impact would occur at the intersection of N. Harbor Boulevard and Kent Street as a result of the proposed project. Implementation of Mitigation Measures T-1 and T-2 would reduce impacts to this intersection to a Tess than significant level. E. Less Than Significant Impact. The project would not result in inadequate emergency access. Additionally, the project would not affect existing emergency access routes. All appropriate fire and emergency access conditions would be incorporated into the design of the project. Prior to final site plan approval, the applicant will submit plans to the department for review of compliance with applicable fire equipment regulations. Impacts would be less than significant. No Impact. Section 41-1344 of the City of Santa Ana Municipal Code states that "the minimum off-street parking requirements for hotels and motels are as follows: one (1) space for each guest room, plus one (1) space for each ten (10) rooms, plus two (2) spaces for a manager's unit, if provided". No manager's unit is provided as part of the proposed project. The 190 rooms proposed as part of the transient/residential hotel require 209 parking spaces. A total of 210 parking spaces would be provided as part of the proposed project. This exceeds the amount of parking required as part of the municipal code. There would be no impact as a result of inadequate parking capacity. G. Less Than Significant Impact. The project would not conflict with adopted policies, plans, or programs supporting alternative transportation. No bike route is provided or proposed along either Harbor Boulevard or Kent Street as part of the City of Santa Ana Bikeway Master Plan (City of Santa Ana 2003). The project site is served by the Orange County Transit Authority (OCTA) bus route #47 along Harbor Boulevard and route #66 along McFadden Avenue (OCTA. 20D6. Bus System Map). Additionally, the project is within walking distance of a number of retail needs. No significant impacts would occur. XVI. Utilities and Service Systems A. Less Than Significant Impact. The project site is located within the service area of the Santa Ana Regional Water Quality Control Board (RWOCB). The project would not exceed the wastewater treatment requirements of the RWOCB. The site currently generates municipal wastewater. The proposed project would not result in the construction of additional building square footage; therefore, there would not be an increase in wastewater generated by the project site. Wastewater treatment requirements would not be exceeded and impacts would be less than significant. B. No Impact. The project does not involve either new construction or the expansion of existing onsite buildings. The project site would not generate any additional wastewater; therefore, no new or expanded water or wastewater treatment facilities would be required to accommodate the proposed project. No impacts would occur. C. No Impact. Refer to Section XVI.B California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-30 J&5 0296.07 75D-87 ~~ t ~'~ ~ ~ Environmental Checklist For CEQA Compliance D. No Impact. The proposed project would not involve either new construction or the expansion of existing buildings. The number of residents on site would not increase and the water required by the project site would not increase. Existing water supplies serving the site are sufficient to meet the needs of the proposed project. No new or expanded entitlements would be required to serve the project site. No impacts would occur. E. No Impact. Refer to Section XVI.B. F. Less Than Significant Impact. The project would generate additional solid waste as a result of the interior and exterior rehabilitation of the existing buildings. A preliminary review of landfills currently serving the project area shows significant remaining capacity. Santa Ana disposed of a total of 419,794 tons in the year 2004, at a rate of 2 pounds/resident/day and 12.1 pounds/employee/day (CIWMB 1995). A study of the area landfills and their remaining capacity is presented in the following ~ table. I Table 3-1. Remaining Capacity of Existing Landfills Serving the Project Area ~ Municipal Waste I Closure Remaining Capacity Contributed by Santa Ana Landfill Year (million cubic yards) in Year 2000 (tons) Arvin 2008 2.2 23.0 Bradley West and West 2007 4.7 4.0 Expansion Colton 2006 0.6 3.0 Frank R. Bowerman 2022 63 290,175 Olin da Alpha 2013 38 74,965 i Prima Deshecha 2067 87.4 2,158 Puente Hills #6 2013 62.3 2.p Simi Valley Landfill and 2034 9.5 33.0 Recycling Center Remaining Capacity in System 267.7 No additional residential waste would be generated by the proposed project. Construction waste generated by the proposed project during rehabilitation of - existing buildings would result in a temporary increase in the total construction and demolition waste stream anticipated by the City of less than 1%. There is likely sufficient current capacity to accommodate waste generated by the project. Less than significant impacts would occur. G. No Impact. The solid waste created by the demolition of the structures would be i removed per local, state, and federal guidelines. No significant impact is anticipated. Initial Study/Mitigated Negative Declaration 3-31 75D-88 May das ozss.a~ Environmental Checklist For CEQA Compliance XVII. Mandatory Findings of Significance A. Less Than Significant Impact. The project area is highly urban in character and does not contain biological resources that would be affected by the implementation of the project. Additionally, no cultural resources, either historical or prehistorical, are expected to be affected by the construction or operation of the project. No significant impacts would occur. Less Than Significant Impact. The project would not result in impacts that are cumulatively considerable. The City of Santa Ana identified two projects within the vicinity of the proposed project. These projects include a 22,OOD square foot commercial development at 421 N. Harbor Boulevard and a 44,000 square foot commercial/office development at 520 S. Harbor Boulevard. The proposed project has the potential to result in cumulative impacts in conjunction with these two projects: Implementation of the proposed project has the potential to temporarily increase dust levels in the project area. The proposed project in conjunction with those listed above would have the potential to contribute to a cumulative impact to air quality in the project area. The mitigation measure identified in Section III.B would reduce the significant air quality impacts associated with the proposed project to a level of less than significant. Since it is unlikely that all activities would occur in the same area at one time, increases in dust levels would be dispersed and a significant air quality impact would not occur. Implementation of the proposed project has the potential to result in the disturbance of undiscovered cultural resources. In conjunction with the projects listed above, the proposed project would have the potential to contribute to a cumulative impact to cultural resources. It is unlikely that asphalt removal and landscaping associated with the proposed project would uncover a major cultural find because the project site is a previously disturbed area. The mitigation measure identified in Section V.D would reduce the significance of impacts to cultural resources associated with disturbance of an undiscovered cultural resource. Other projects in the vicinity of the proposed project would be required to implement measures similar to Mitigation Measure CR-1. As such cumulative impacts associated with the proposed project would be less than significant. Implementation of the proposed project may result in the disposal of asbestos containing building materials, lead based paint, and PCB-containing lighting ballasts. In conjunction with the projects listed above, the proposed project would have the potential to contribute to a cumulative impact to hazards and hazardous materials. The mitigation measure identified in Section VILA would reduce the significance of impacts to cultural resources associated with disposal of hazardous materials to a less than significant level. Hazardous waste that may be found at other project sites would be disposed of according to local, state, and federal requirements. Implementation of the mitigation measure provided as part of the proposed project and implementation of other safety measures in the cumulative scenario would reduce cumulative impacts associated with the proposed project to below a level of significance. California Palms May 2007 Initial Study/Mitigated Negative Declaration - 3-32 J85 0296.0] 75D-89 - 1 - ~ ~ Environmental Checklist "I For CEQA Compliance • Implementation of the proposed project has the potential to generate runoff. In conjunction with the projects listed above, the proposed project has the potential to contribute to a cumulative impact to hydrology and water quality. The mitigation measure identified in Section VIII.A would reduce the significance of impacts to hydrology and water quality to a less than significant level. Other projects in the vicinity of the proposed project would be required to institute WOMPs and implement BMPs. Implementation of WOMPs and BMPs in a cumulative scenario would reduce cumulative impacts associated with the I proposed project to a less than significant level. Implementation of the proposed project has the potential to expose people to excessive noise and vibration. Implementation of mitigation measures identified in Section XI.A and XI.B would reduce impacts from noise exposure to a less than significant level. Projects in the vicinity of the proposed project would be required to institute similar measures if they were found to expose people to excessive noise. Implementation of mitigation measures would reduce cumulative impacts associated with the proposed project to a less than significant level. Implementation of the proposed project has the potential to create hazardous conditions at an intersection in the vicinity of the proposed project. Implementation of mitigation measures identified in Section XV.A would reduce traffic impacts to a less than significant level. Other projects in the vicinity of the proposed project would be required to comply with City of Santa Ana traffic requirements identified during design review. As such, cumulative impacts associated with the proposed project would be reduced to a less than significant level. Although the proposed project would contribute to environmental impacts along Harbor Boulevard, impacts associated with the proposed project would not be cumulatively considerable because all impacts associated with the proposed project would be reduced to a less than significant level with implementation of mitigation measures provided in this MND. A less than significant impact would occur. C. Less Than Significant Impact. Implementation of the proposed project is not expected to have environmental impacts that may cause substantial adverse effects on human beings, either directly or indirectly. There would be no significant impact. California Palms May 2007 Initial Study/Mitigated Negative Declaration 3-33 J85 0296.0] 75D-90 Chapter 4 ~ Mitigation Monitoring Plan and Report Introduction The California Public Resources Code, Section 21081.6, requires that a lead or responsible agency adopt a mitigation monitoring plan (MMP) when approving or carrying out a project when a Mitigated Negative Declaration (MND) identifies measures to reduce potential adverse environmental impacts [o less- than-significant levels. As lead agency for the proposed project, the City is responsible for adoption and implementation of the MMP. An IS/MND has been prepared for the project that addresses the potential environmental impacts, and, where appropriate, recommends measures to mitigate these impacts. As such, an MMP is required to ensure that adopted mitigation measures are successfully implemented. This document plan lists each mitigation measure, describes the methods for implementation and verification, and identifies the responsible party or parties. Project Overview The project proponent proposes to remodel the existing California Palms mote] and related site improvements to comply with Ordinance No. NS-2471. The proposed physical improvements related to the project include: ^ internal remodeling of motel units, ^ modifications to the building exterior and new exterior paint and signage, ^ realignment and/or closure of the one existing access driveways and re- striping and reconfiguration of the parking lot, and ^ landscaping improvements. Additional details regarding the project description are contained in Chapter 2, "Project Description." California Palms May 2007 Initial Study/Mitigated Negative Declaration 4-1 gas ozas.or 75D-91 City of Santa Ana Chapter 4. Mitigation Monitoring Plan Monitoring and Reporting Procedures The MMP for the proposed project will be in place through all phases of the project, including design, constmction, and operation. The City will be responsible for administering the MMP and ensuring that all parties comply with its provisions. The City may delegate monitoring activities to staff, consultants, or contractors. The City will also ensure that monitoring is documented through periodic reports and that deficiencies are promptly corrected. The designated environmental monitor will track and document compliance with mitigation measures, note any problems that may result, and take appropriate action to rectify problems. Mitigation Monitoring Plan Implementation Table 4-1 lists, by resource area, each mitigation measure included in the draft IS/MND. Certain inspections and reports may require preparation by qualified individuals and these are specified as needed. 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O 2 ~ N U U ~, ~ v v 0 V N O m Z v d io rn E ~ T a~ m ~ ~~ o ~ m 'c :J - 75U-y4 1 ,~ a m f-r, C O O C ~, a ~V U I ~ c m _I ~ O T U d U 0 w .X O 7.. O :.: ~.; U . d .ti c CQ A.I. f h _ w • C y'_. d._~ r p L U - G ~ C' R~..o. ~. z ~' L_-.C w 0 ; C i i . d ~ ~" V b ~ y' w`~o ~' '~ '~' ~~ ; N m ^ ^ ~ a a ~ ~ 3 ~ o m ~ '" a a~ ~ appp ~ ai ~ ~ .~ b b b ~ ~, y ~p ~ °' -n U o; ~ o 3 ` a~ °J ' ~ ° o ' a i 7 > ~ B ~ ~ ~' b o ~~ b x ~ 'D ~ 3 ° ~ ° o u '~ o c c ap ~ ' ~.~ a ~ x p d ~ d b O ~ > ' p O N F~' d U N vii .y'/. p~ ~' i O ~ Q ~ ~ A O U . . ~ v~ ~p m ~ ~ 3 m ~ Y ~ '~ rn C-~ ^ O '., .b G ~ O 4'-I O ~' VJ N PY y O 4~ q O v ,d (C O y h O~ : a t. U ~ O rW-~ 0 ~ x ~ ~ ~ ro ~ .~ . a ~ d " ~ rob G .~ °o° a o ~ .~ ° .° 0 G v] W cai F 'c w `d ~ ° ai y ~ c" Ci~ r°r~~ ~ ~ ~ . ~ `~ R: ~ i cd ~ °' ° U ~ v E :-C v~~ v b Od~ O ti a ' W o m v O a itl !' W E 3z G y ¢J N v ~~ U b^ O W Od o O cB U V N i 4. n ~ (~ y b 0 4. :; o P v> ~ b . . . ~ . ~ ~ . c z 5U-"5 a m u m 0 N m a m m E m , a T m C N O ~ m U - W a m `o C O d L U a a U u C m 0 U W 1 O Y. D G i:. 9 1 r~ / w U w _„ d w ~ ~ A ro _., . .~ ~, ; ~ ~ ~, ^ d p . ~ .. ~ U `~ X a ~ , ~3 ~ x yp ' ~aQ o ° w ° '~ Y o . ~ Cd ~ .,.. a ~ 'b U 3~ ~1 y ^^ ~. F O ~ ~ ~ N ~ ~, CL C pi"p ° O 'v ~ ~ [~ ~R~' ~ , Q~v am p ~C ~" ~ N y CD ~ p ~ Q O ~ ~ ~ p U C ° ~ N ~ .. ~ ~ o t O 3 d U . ~ o '° ° w° o ~ ~ p a. ~ . ~ ~ ~, ., °' ~ ° o x ' 7 ~ N i) W G c O '~ `-' u N °~ .G' .+ v' ~ w o Ri G' -~ N ~ G' v m U ~ p G 'A ~ ~ U ~ ~ ~ GL "° A . O ~D s,+ a ^ N J~ ?? ', b ~ ~ .. . f: ~ ' . . ~ " ~ Dp ~ p ~" b0 C .o y b C ~ .. d O ^d v~ A ~ ~ w 'O ~ _ is ~ m ~ U e n = ~ ~ E ~ ~ ^ ~ ~ d 3 ° ~ ._ 3 o v ~ ~ ~'" 3 o ° ° a ~ m d m 3 o ~. ro a n..~ ° a w ° .~ ~~ .. ~ c a z ° 3 V 0 Z m a i ~u-moo C N a m o 0 0 c o v a I t U a` m T U d u G 0 w O O ^~ U p ..4i w .ti ~ Y A . _ H ~ ~ ~ cd ^ ^ :" d O ~ ~ a+ ~ ~ C o ^ C ~ ^ C . . O+ X'i .1 w '", ~ an N w V] an N C% On U V7 aA N V] a0 N ~/ ~ .,: 0 'b ~ o b N O b cd o b N o b W ~ ' U W ~1 U W Q UCOQ U0. 1q U0.~1Q '~ C O p o 0 0 0 4a .i+ L+.. ~ CC i.. O O i ~" o ' ~-. O ' ++ s A ~ ' w ; bx . ~b i. ~ ~ F, a ~ o W ~~ ~' ~ ~ ~ ~ ~ ~ `~ ° a°i ~ bx w ~ ~ bx u7 ~ ~ ~~ p ' '_" ~ ~ ~ O O ~ ~ " y"" ~ ~ C ,. c+ , . .OA y. O b_A U p L ~ _ U o p H ~ _y. `4 ~ v~ ~y qb cam ~ v~ ro CL Q•o ¢ ~ a ~ ~ Q °' ¢ ~.y ~ ^ t, a N a y~ v. ~ . v ,~ q•o ~ Q A a~ . . a ~ ti v ~" ~ ~ O ~c-o ~ a . i ~ °-0p. 3 ~ , y c `~ ~ 3 °~ o o ~ ,Y v fib. R. c tl d ob b 3 ~ ~~ ~ ~ n N w ~ ~~ ~~ ~ R ~' w ~ b 0. ~ ~ b p, ~ ~ ce .c C o 3 . a J C '~ ~ ~ ~ a i U ~ ~, y ~ ~ w a ~ O a ~, ~ . ~ 3 d : N ~ > N N o ~ iU a-0 `~ ~ N d N N N ~ ~' Q H 0 CJ Sir" H C .,~ ~ ' ~ ; '~ ~~ H o ~ ~ '°~ o ~ c ~p p `~b ~' 3 ~ -. "° b °' ~..v v .. 3 ^ ~ `" ca ° a i ~ ~ :: ~ ou a . .. 5. 5 >,.~ a 3 ~ p N . .d ~ .4 ctl O O N ~ ^ O y C. > > t, C p, ~ y N . ~ R. y ~ ~, ~. ~ w^ awn o "' ~ c 5 o ~= ~ ° ~ ~ ' ti '..H ~ .ti L o , Y y .ti r-+ N ~ M w ~ ro ~ ~ y ti ~ `° ' ' d ~ ° a ~ ~ oq ,o ~ F, ~ o 3 3 y ~ ~ N x ~ `~ ~ on ~ y o '. o .C ,p 3 'c1 b p 4i'; N bn ~ x x .~ ~ ..G. ~ a ~ x b P m p 'C ~ ~ ¢ ~ ~ .. a w ~, ~ ay o ~ any ~ ti eo ~' o .c~. ~ ~ o d~ v F~ v~ N -w N w w d :~ ~ v '~ ° ro Y d ~~ ° d o w ~ ro o c a i C.: ~i 1 y y -. N M V VI z i ~u-~ i a C m U 0 z a a ro a ~, `o c m v d U Q T U d U G .iii O m W 1 O ~ O ~ w U .. , W tr"~i r .. 6 ~~+ _. r ~ Q m ..~ ~.+ . ~ I1 ~ DA G o C :. , ~ ~ .~ C ~ ~ ~ ~ Q 'v, c v ro at Eg ~ x ;9 x' C N C q ~, U a n1 ~ CN a ~C ~ rNr . ` o .. ctl O ~ c7 NC ^ ~d . N~ !~O CNC ~ Q O ~,. w ~ ~ w ~ G w ~ y ~ : w Y. W G a ~ O b ~ O b ~ O F y b m ; O ~~ ~ O ~~ ~ ~' ' ~ aai ~ '~ N ~ ~ 7 a~ : ~ A ~ '~' P ~ CJ , 0.lQ U 0.1C-1 U mQ . :, UPS- Q U a~.C~ w ~ ~ ~ ~ a ~ L ~iy. a i U i U '. Cb ~ y .~'. O O O ~ ~ ro ~ C ~ U V U ': ~ ~ ~ ~ ~ d bA OD M ~ ^ a C ~ q . ~ R. .O R. Q ~ Q ~ Q ~ ~ Pte- ~ Pte- c'S'C . . . ~ ~ '~ . m ~ ~ .. U U [tl b ` 4" F. ~d O ~"' A L `~ y O c ~ ~ 3 ~ ~ ~ ~ ~ ~ ~ . ~ ~ m ~ " - o U ~ ~ A '. O y V~ '" OA U . ~ ~ ~ o U ~ °„ 3 ~ ~ p 3 v .b N ~ a i ^ ^~ ~ ~~" ~ ~ °J ~ n a ~ o ~ '~ ~ ~ b ' o a~ ~ b ~ ..~ a ~, s ~ .ty m 3 o 0 ~ ~ vOi ~ ~ ~ ~ ti ~ ~; j .O ~ ? C O ~ OA U °' 3 w ~ .~ ~~ o " °' ~ b ~ ~ y N A O N '~ ^ b : cC: .a? G ~ o W .d ~ a' ~ m a> ~ O N O ~! .Y .y w ~~ .= ~ ~ O H , O O Q O ~ W~~ O .N ,L' ~ it Q ~] ~ Q.t~ iy ~ \: . e ~ ~ ~ ~ Q.1 ~c!~ ~ fy . .. O O 00., ~ >. T ~ ~ w .C ~ N ~ p .C A O N R. O [ eJ ~. . i R. N ~ Y F-~ ai .Ti rJ 0.i H O w ryi F O' ~. VD l~ 00 m .~ N z z z z ~ F H F 75U-ytf m v c 0 m N U 0 N m m Z d m T U N N C Chapter 5 References Printed References Airport Land Use Commission. 2002. Airport Environs Land Use Plan for John Wayne Airport. John Wayne Airport Impact Zones: Appendix D. California Department of Conservation, California Geologic Survey. 2006. Alquist-Priolo Earthquake Fault Zones. Last Revision: January 29, 2007. http://www.consrv.ca.gov/CGS/rghm/ap/index.htm. Accessed: March 20, 2007. California Department of Conservation, Division of Land Resource Protection, Farmland Mapping and Monitoring Program. 2006. Important Farmland in California, 2004. California Department of Conservation, Division of Land Resource Protection, Williamson Act Program. 2006. Agricultural Preserves 2004. Last revision: December 21, 2006. http://www.consrv.ca.gov/DLRP/Ica/index.htm. Accessed March 20, 2007. City of Santa Ana. Date Unknown. North Harbor Specific Plan. City of Santa Ana. 1982. City of Santa Ana General Plan. Scenic Corridors Element: 27. City of Santa Ana. 1998. General Plan. Land Use Element. Adopted February 2, 1998. City of Santa Ana. 2001. Ordinance No. NS-2471. City of Santa Ana. 2003. Bikeways Master Plan. City of Santa Ana. 2003. Design and Development Standards for Transient/Residential Hotels. City of Santa Ana. 2005. Zoning District Map. May 2007 Initial StudylMitigated Negative Declaration ~~~_~~ J&5 0296.0] City of Orange Chapter 5. References City of Santa Ana Police Department. Date Unknown. SAPD Locations and Business Hours. Available: < http://www.ci.santa- ana.ca.us/pd/generalinfo.asp >. Accessed: March 22, 2007. CIWMB. 1995. Jurisdiction Profile Overview-Waste Stream Profile. Jurisdiction Profile for the City of Santa Ana. Last Revision: 2007. Available: <http://www.ciwmb.ca.gov>. Accessed March 23, 2007 OCTA. 2005. Orange County Congestion Management Plan. Orange County Fire Authority. Date Unknown. Orange County, CA Fire Stations. Available:<http://ocfa.know-where.com/ocfa/>. Accessed: March 22, 2007. RK Engineering Group, Inc. 2006. California Palms Transient/Residential Hotel -City of Santa Ana Trip Generation Study. SCAQMD. 1985. Rule 1108 Cutback Asphalt. Adopted May 4, 1979. Amended February 1, 1985. SCAQMD. 1993. CEQA Air Quality Handbook. SCAQMD (South Coast Air Quality Management District). 2003 Air Quality Management Plan. August 1, 2003. SCAQMD. 2005. Rule 403 Fugitive Dust. Adopted May 7, 1976. Amended June 3, 2005. SCAQMD. 2006. Rule 1113 Architectural Coatings. Adopted September 2, 1977. Amended June 9, 2006. Synectecology. 2005. California Palms Focused Noise Study. U.S. Army Corps of Engineers, Los Angeles District. 2004. U.S. Census Bureau. 2000. Census 2000 Summary File 1, Matrices H3, H4, H5, H6, H7, and H16. Personal Communication Ellman, Karl. City of Santa Ana Fire Department, City of Santa Ana, CA. May 1, 2007-telephone message. Ni, Ann. Associate Planner. City of Santa Ana Planning and Building Agency. April 26, 2007-phone conversation. Initial Study/Mitigated Negative Declaration 7505 ~ oo J85 0296-9] Chapter 6 'l List of Preparers .+ i City of Santa Ana I Associate Planner Ann Ni Jones & Stokes Project Director Chad Beckstrom, AICP Project Manager Jennifer Hobbs Graphics Aaron Carter i Editing and Production Elizabeth Irvin 77 I t I ( California Palms May 2007 Initial Study/Mitigated Negative Declaration 6-1 i J&5 0296.0] 75D-101 r i Appendix A Trip Generation Study 75D-102 CALIFORNIA PALMS TRANSIENT/RESIDENTIAL HOTEL TRIP GENERATION STUDY City of Santa Ana, California D ~ ~ 'a ~ ~ m n DRIVEWAY WS m cz ~=0 OD 2= _ N_ N Ol ~ V V1 DRIVEWAY W M u w ~ N y N N .. J °' m n v> il o co oo~wd ooao 00 c~.q yea ~: N w s. fir[ m N ~p V O Cv ~{p N7 w +- w a. w a s +. WW r n e ~ m ` v v m c v y m . i v. p a WW n ~a~ W N N ~~,^ m W a ~ b0 Zm G; ~ W iv s. P A T: ,. ,H N N N N N W W± j W GI Y 4 W 10 tP 0 4 N N . F ia~ ~ _ ~ r r f ~ ~ N O w 0 . 0 a m F a .~ a 9 p a z m a A 1. 4 D w w W W w w w v v w c°u m en w 4 ~ A w w DRIVEWAY 0 PARKING AREA ~: ^' A w Ry m m-~ DRIVEWAY Wz mb m$ crs cm ~ $ ~:m -. ' m a` C fn a -,i ii ~' i-O WA a t ~ C w ~ O ni w ~'"' Zx WW ~ mo ~ 75D-103 'O a z D S m a a z Z a 9 m s engineering group, inc. engineering group, inc. January 31, 2005 Mr. Richard Fitch HUNSAKER & ASSOCIATES Three Hughes Irvine, CA 92618-2021 transportation planning -traffic engineering acoustical /air quality studies Subject: California Palms Transient/ftesidential Hotel -City of Santa Ana Trip Generation Study Dear Mr. Fitch: Introduction RK ENGINEERING GROUP, INC. (RK) is pleased to submit this trip generation study for the California Palms Transient/Residential Hotel. This document has been prepared pursuant to the City of Santa Ana DP200452 (Master I.D. 2004-55844), ER2004-158 for the California Palms TransienVResidential Hotel. The existing project is located at 901 South Harbor Boulevard in the City of Santa Ana. The location of the site is shown in Exhibit A, and the existing/proposed Site Plan is shown in Exhibit B. The proposed project is an existing motel that includes 207 units as shown in the Site Plan (Exhibit B). The project is located south of McFadden Avenue and east of Harbor Boulevard in the City of Santa Ana, The proposed project would convert the existing 207 unit motel facility into a transient/residential hotel for long-term .rental living accommodation, similar to an apartment. The purpose of this study is to compare the trip generation for the existing motel to a long-term rental transient/residential hotel. It should be noted that in the final design of the facility, the number of units may be reduced to somewhat less than 207. However, for purposes of this trip generation analysis, 207 apartment units have been considered in the evaluation. Pindinas The following findings have been determined for the project: 1. The existing motel facility includes 207 units that include 111 studios, 59 suites, and 37 motel units. 75D-104 20201 s.w. birch street, suite 250 newport beach, California 92660 tel 949.474.0809 fax 949.474.0902 http://www. rkengi neer. com 2. The proposed facility would be a transient long-term rental facility. comparable to an apartment from a traffic standpoint. It is anticipated that the proposed use would have 207 or less units when the final site plan is developed. 3. The existing motel facility generates approximately 1,065 trip-ends per day, with 93 vehicles per hour during the AM peak hour and 98 vehicles per hour during the PM peak hour. 4. The proposed long-term rental transient/residential hotel facility would generate 1,391 trip-ends per day, with 106 vehicles per hour during the AM peak hour and 129 vehicles per hour during the PM peak hour. 5. Therefore, the proposed long-term rental transient/residential hotel facility would generate 226 more trip-ends per day, with 13 more vehicles per hour during the AM peak hour and 31 more vehicles per hour during the PM peak hour than the current motel use. Trip Generation Trip generation represents the amount of traffic that is produced and attracted by a development. Trip generation rates for this study have been based upon those published by the ITE (Institute of Transportation Engineer) in their document Trip Generation, 7th Edition, 2003. The existing use is a motel facility with 207 units. The land uses for both existing and proposed facilities are shown in Table 1. For purposes of this study, it is assumed the same number of units would exist in the future with the transient residential hotel facility. However, this number could be reduced, pending the final Site Plan design. Trip generation rates utilized in this study are shown in Table 2 for both the existing motel and proposed transient/residential hotel (apartment) facilities. Trip generation calculation worksheets are included in Appendix A. These rates have been based upon the ITE Land Use Categories 320 and 220, respectively. The project trip generation is shown in Table 3. The existing motel facility generates approximately 1,065 trip-ends per day, with 93 vehicles per hour during the AM peak hour and 98 vehicles per hour during the PM peak hour. The proposed long-term rental transient/residential hotel (apartment) facility would generate 1,391 trip-ends per day, with 106 vehicles per hour during the AM peak hour and 129 vehicles per hour during the PM peak hour. A comparison of the trip-generation for the existing motel and proposed long-term rental transient/residential hotel facility is shown in Table 4. The proposed project that would operate as a long-term rental facility would generate 226 more trip-ends per day, with 13 more vehicles per hour during the AM peak hour and 31 more vehicles per hour during the PM peak hour. 75D-105 l Conclusions 1 RK has completed a trip generation analysis for the California Palms Transient/Residential Hotel facility. Based upon this analysis, the additional trip generation for the proposed facility as a long-term rental facility has been determined. The proposed project would generate slightly more trips than the existing motel facility if the same number of units were implemented. If a lower number of units are developed, the proposed long-term l rental transientlresidential hotel trip generation would be somewhat less than what has been calculated in this study. RK appreciates this opportunity to work with Hunsaker & Associates on this project. If you have any questions regarding this study, or need further review; please call me at (949) 474-0809. ~ Sincerely, RK ENGINEERING GRC (~, lv.,.; ~ 1c Robert Kahn, P.E. Principal Attachments RK:~d/RK2937.doc ~~_~ O~ JN:0022-OS-07 Exhibits 1 Exhibit A Location Map I N oozZ-aSAI «,~ engineering I ,CALIFORNIA PALMS TRANSIENT/RESIDENTIALHOTELTRIPGENERATIONSTUDY,,CkyofSanpAna,Califomia ® group, inc. 75D-108 Exhibit B Site Plan WS N O ~ w N L7 j D o ~ _ 'm c ~ -~ ti to a $, w ~ n' a w C N r~ ~~ N n y t {~ W S ~a ~ N+ y y m d V VI mm bJ o ~ ~,. ~ W W w DRIVEWAY DRIVEWAY ; m , ~ W , i D O ~' N w V V '~ r N m ~ m m A m a ~' ~ ~ o iio 0 o o 0 o o 00 0~ ono a '~ D O w N .. J N N W A d m G1 (p V p GO -+tp ~ { N fA d r ~ '° .G W .+ W F Y] y m d V C d O :'~ O O { fa V O1 I /1 ~ A. L d d dd WW a $ N ~ o n ' m ~' "' W w w ~, ~ g c ~ m DO m m a ~ O > ~ r ~m v ~ ~ W d W 'a' ~ W m ~ ~ d a ~. w V m W f0 N O O ~+ A N N d d W d~ A A ' N ~ _~ _u'.. D O r2 T a uWi W J ~ N O tD T ~ N ~ tat i DRIVEWAY o '-' `~ PARKING AREA ~ _ J ~ c~„ ~ m DRIVEWAY ~Z a.-I ~ mo m= ~ ~m ~.~ o~ ~ F Wmc'. cm ~ ~? ? w a ty d, w s w .c wd ~ ,,.., _ m ~~ ~ o ~o 1 c ~' 3 ~ z x m° WW ~ ~ ~~m ~m ~m ~~~p im ~m m~e~ SM m NS~JJ N 0022-OS-01 (EzB) CALIFORNIA PALMS TRANSIENT/RESIDENTIAL HOTEL TRIP GENERATION STUDY, Crcy of Santa An a, California 75D-109 a 9 ~_ 2 V7 a a m a a Z 'a 9 m a V a m x z c~ a z m a engineering group, inc. Tables 75D-110 Table 1 Land Uses Land Use Units' Motel - Existin 207 RM Transient/Residential Hotel - Proposed Z 207 DU ~ RM =Rooms DU =Dwelling Units 2 Transient Motel (long-term rental) has been assummed to be similar to an apartment rental use. j: Uktables~k2900VtK29377B.x15 7 5 D -111 w:nou-os-ot TABLE 2 Trip Generation Ratest Peak Hour AM PM Land Use UnitsZ In Out In Out Daily Motel RM 0.17 0.28 0.25 0.22 5.63 Transient/Residential Hotel - Proposed DU 0.10 D.41 0.40 0.22 6.72 ~ Source: Institute of Transportation Engineers (ITE), Trip Generation, 7th Edition , 2003, Land Use Categories 320 and 220. z RM =Room DU =Dwelling Units j:YktablesUk29D0ViK2937TB.xls 7 5 D -112 1N: DD22-OS-07 TABLE 3 Project Trip Generation Peak Hour AM PM Land Use Quantity Units' In Out In Out Daily Motel -Existing 207 RM 35 58 52 46 1,165 Transient/Residential Hotel - Proposed 207 DU 21 85 83 46 1,391 75D-113 ~ RM =Room DU =Dwelling Units I:Uktables4k2900ViK29377B.xls IN:0022-OS-01 TABLE 4 Trip Generation Comparison Peak Hour AM PM Land Use In Out In Out Daily Motel - Existin 35 58 52 46 1,165 Transient/Residential Hotel - Proposed 21 85 83 46 1,391 Difference -14 + 27 + 31 0 + 336 j:UktablesUk2900V2K29377H.xls 7 5 D -114 1N:0022-DS-01 Appendices Appendix A Trip Generation Calculation Worksheets 75D-116 i California Palms Summary of Trip Generation Calcula tipn For 207 Roams of Motel ~~~i S '4'~/" y j January 28, 2005 ~ Average Standard Adjustment Driveway '~ Rate Deviation Factor Volume I Avg. Weekday 2-Way Volume 5.63 3.31 1.00 1165 7-9 AM Peak Hour Enter 0.17 0.00 1.00 35 7-9 AM Peak Hour Exit - 0.28 0.00 1.00 56 7-9 AM Peak Hour Total 0.45 0.70 l.OD 93 ~ 9-6 PM Peak Hour Enter 0.25 0.00 1.00 52 4-6 PM Peak Hour Exit '0.22 0.00 1.00 46 9-6 PM Peak Hour Total 0.47 0.72 1.00 97 Saturday 2-Way Volume 0.00 0.00 1.00 0 ~ Saturday Peak Hour Enter 0.00 0.00 1.00 0 Saturday Peak Hour Exit 0.00 0.00 1.00 0 Saturday Peak Hour Total 0.00 0.00 1.00 0 '' Note: A zero indicates no data available. Source: Institute of Transportation Engineers TripGeneration, 7th Edition, 2003. 1 ~ TRIP GENERATION BY MICROTRANS California Palms Summary-of Trip Generatio n Calculation For 207 Dwelling Units of Apartments -- ~ ~ (O s~ ~Z January 28, 2005 _ Average Standard Adjustment Driveway Rate Deviation Factor Volume Avg. Weekday 2-Way Volume 6.72 3.02 1.00 1391 7-9 AM Peak Hour Enter 0.10 0.00 1.00 21 7-9 AM Peak Hour Exit 0.91 0.00 1.00 85 7-9 AM Peak Hour Total 0.51 0.73 1.00 106- 4-6 PM Peak Hour Enter 0.40 0.00 1.00 63 4-6 PM Peak Hour Exit 0.22 0.00 1.00 46 4-6 PM Peak Hour Total D.62 0.82 1.00 128 Saturday 2-Way Volume 6.39 2.99 1.00 1323 Saturday Peak Hour Enter 0.00 0.00 1.00 0 Saturday Peak Hour Exit 0.00 0.00 1.00 0 Saturday Peak Hour Total 0.52 0.74 1.00 108 Note: A zero indicates n o data available. Source: Institute of Transportation Engineers Trip Generation, 7 th Edition, 2003: TRIP GENERATION BY MICROTRANS 75D-118 Appendix B Focused Noise Study 75D-119 California Palms Focused Noise Study Prepared for: Hunsaker & Associates Irvine, Inc. Three Hughes Irvine, CA 92618 2021 Prepared by: Synectecology 10232 Overbill Drive Santa Ana, CA 92705 March 2, 2005 75D-120 1.0 BACKGROUND 1 This noise analysis, conducted as a componem of the environmental review process under the California Environmental Quality Act (CEQA), codified in Section 21000 et seq. in the Public Resources Code, examines the potential noise impacts resulting from the issuance of a caning change and conditional use permit for the ' conversion of the existing California Palms Motel to the subs Transieut/Residemial Hertel (extended stay) facitity. The site is located at 01 South Harbor Boulevard in the City of Santa Ana, California. The City has determined that its support for the proposed project will be based on whether the project meets the provisions of City Otdiaance No. NS-2471 and the design and development standards for transienUresidential hotels as adopted by the City Council on May 21, 2001. For clarity and ease of the reader and subsequent integration into the City's records, this document follows the CEQA format used in the preparation of Mitigated Negative Declarations. 1 The analysis finds that site operations would not significantly raise ambient noise levels nor would they expose site occupants to exterior noise levels in excess of the City or State standards, However, due to the proximity of Harbor Boulevard, the pmject is located in an area of elevated noise and Interior noise levels have been measured to be in excess of the State's interior noise standards for multi-family residential development. The analysis then includes mitigation in the form of noise insulation measures to reduce these interior noise levels to less than the State standard thereby reducing the impact to less than significant. 2.0 EXISTING ENVIRONMENT 2.1 Noise Definitions Sound is a pressure wave transmitted through the air. It is described in terms of loudness or amplitude (measured in decibels), frequency or pitch (measured in Hertz [Flz] or cycles per second), and duration (measured in seconds or minutes). The standard unit of measurement of the loudness of sound is the decibel (dB). Typical human (rearing can detect changes in sound levels of approximately 3 d$ under normal conditions. Changes of 1 to 3 dB are detectable under quiet, controlled conditions and changes of less than 1 dB aze usually indiscernible. A change of 5 dB is typically noticeable to most people in an exterior enviromment whereas a change of 10 dB is perceived as a doubling (or halving) of the noise. The human ear is not equally sensitive to all frequencies. Sound waves below 16 Hz are not heard 'tit all and are "felt" more as a vibration. Similarly, while people with extremely sensitive hearing can hear sounds as high as 20,000 Hz, most people cannot heaz above 15,000 Hz. In all cases, hearing acuity falls off rapidly above about 10,000 Hz and below about 200 Hz. Since the human ear is not equally sensitive to sound at all frequencies, a special frequency dependent rating scale is usually used to relate noise to human sensitivity. The A-weighted decibel scale (dBA) performs this compensation by discriminating against frequencies in a manner approximating the sensitivity of the human ear. Noise is defined as unwanted sound, and is larown to have several adverse effects on people, including hearing loss, speech and sleep i~erference, physiological responses, and annoyance. Based on these (mown adverse effects of noise, the federal governmem, the State of California, and many local governments have established criteria to protect public health and safety and to preverrt dismption of certain human activities. Noise may be generated from a poim source, such as a piece of construction equipment, err from a line source, such as a road containing moving vehicles. Because noise spreads in an ever-widening Pattern, the given amoum of noise striking an object, such as an eazdnun, is reduced with distance from the source. This is known as "spreading loss." The typical spreading loss for point source noise is 6 dBA per doubling of the distance from the noise source. A line source of noise, such as vehicles proceeding down a roadway, will also be reduced with distance, but the rate of reduction is a function of both distance and the type of terrain over which the noise passes. Hard sites, such as developed areas whir paving, reduce noise at a rate of 3 dBA per doubling of the distance while soft sites, such as 75D-121 undeveloped areas, open space, and vegetated areas reduce noise at a rate of 4.S dBA per doubling of the distance. These represe~ the extremes and most areas will actually contain a combination of hard and soft elemems with the noise reduction placed somewhere in between these two factors. Unfortunately, the only way to actually determine the absolute amount of attenuation that an area provides is through field measurement under operating conditions with subsequent noise level measuremerrts conducted at varying distances from a constant noise source. (Note that The Cou~y of Orange General Plan Noise Element uses the 4.S dBA reduction for all traffic noise impacts J Objects that block. the line-of-sight attenuate the noise source if the receptor is low within the "shadow" of the blockage (such as behind a sound wall). If a receptor is located behind the wall, but has a view of the source, the wall will do liWe to reduce the noise. Additionally, a receptor located on the same side of the wall as the noise source may experience an increase in the perceived noise level, as the wall may reflect noise back to the receptor compounding the noise. Several rating scales (or noise "metrics' exist to analyze adverse effects of noise, includingtraffic-generated noise, on a community. These scales include the equivalent noise level (Leq), the community noise equivalem level (CNEL), and the day/night noise level (Lda). Leq is a measureme~ of the sound energy level averaged over a specified time period (usually 1-hour). Leq represems the amount of variable sound energy received by a receptor over a time interval itl a single numerical value. For example, a 1 hour Leq noise level measuremem represents the average amount of acoustic energy that occurred in that hour. Unlike the Leq metric, the CNEL noise metric is based on 24 hours of measurement. CNEL also differs from Leq in that it applies atime-weighted factor desigaed to emphasize noise events that occur during the evening and nighttime hours (when quiet time and sleep disturbance is of particular concern). Noise occurring during the daytime period (7:00 a.m. to 7:00 p.m.) receives no penalty. Noise produced during the evening time period (7:00 p.m. to 10:00 p.m.) is penalized by 5 dBA, while nighttime noise (10:00 p.m. to 7:00 a.mJ is penalized by 10 dBA. The Ldn noise metric is similar to the CNEL metric except that the period from 7:00 p.m. to 10:00 p.m. receives no penalty. Both the CNEL and Ldn metrics yield approximately the same 24-hour value (within O.S dBA) with the CNEL being the more restrictive (i.e., higher) of the two. 2.2 Vibration Fundamentals Vibration is a trembling, quivering, or oscillating motion of the earth. Like noise, vibration is transmitted in waves, but in this case through the earth or solid objects. Unlike noise, vibration is typically of a frequency that is felt rather than heard. 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 heary machinery, or heary vehicles such as tnteks or trains. Both natural and man-matte vibration may 6e continuous such as from operating machinery, or transient as from an explosion. As with noise, vibration can be described by both its amplitude and frequency. Amplitude may be characterized in three ways including displacement, velocity, and acceleration. Particle displacemem is a measure of fire distance that a vibrated particle travels from its original position and for the purposes of soil displacemem is typically measured in inches or millimeters, Particle velocity is the rate of speed at which soil particles move in inches per second or millimeters per second. Particle acceleration is the rate of change in velocity with respect to time and is measured in inches per second per second or millimeters per second per second. Typicatiy, particle velocity (measured in inches or millimeters per second) and/or acceleration (measured in gravities) are used to describe vibration. Table 1 presents the human reaction and effect on buildings to various levels of aontirtuous vibration. Vibrations also vary in frequency and this affects perception. Typical construction vibrations fall in the 10 to 30 Hz range and usually occur around 15 Hz. Traffic vibrations exhibit a similar range of frequencies. However, due to their suspension systems, city buses often generate frequencies azound 3 Hz at high vehicle speeds. It is more unccmmon, but possible, to measure traffic frequencies above 30 Hz. 2 75D-122 The way in which vibration is transmitted through the earth is called propagation. Propagation of earthbome vibrations is complicated and difficult to predict because of the endless variations in the soil through which waves travel. There are three main types of vitiation propagation; surface, compression, and shear waves. Surface waves, or Rayleigh waves, travel along the ground's surface. These waves carry. most of their energy along an expanding circular wave from, similar to ripples produced by throwing a rock into a pool of water. P-waves, or compression waves, are body waves that carry their energy along an expanding spherical wave front. The particle motion in these waves is longitudinal (i.e., in a "push-puU" fashion). P-waves are analogous to airborne sarnd waves. S-waves, or sheaz waves, are also body waves that carry energy along an expanding spherical wave front. However, unlike P-wanes, the particle motion is transverse or "side-to-side and perpendicular to the dir~tion of Propagator." TABLE I HUMANREACTIONTO TYPT('.dT V7RAe'r'rn~v r rr~~ r irbration Leve[ Peak Particle Velocity rnches/secon Human Reaction E,JJ`ed on Buildings 0.006 - 0.019 Threshold ofpercepton, possibility of Vibrations unlikely to cause damage of intrusion any type 0.08 Vibrations readily perceptible Recommended upper level of vibration to which ruins and ancient monuments should be subjected 0.10 Level at which continuous vibration Virtually no risk of "azchitecturai" begins to armoy people. damage to normal buildings 0.20 Vibrations amroying to people in Threshold at which there is a risk to "architectural" damage to normal buildings. dwelling -houses with plastered walls and ceilings Vibrations considered unpleasant by Vibrations at a greater level than 0.4 - 0.6 People subjected to cominuous normally expected from traffic but vibrations and unacceptable to some , would cause "azclritectural" damage and people walldng by bridges possibly minor structural damage c,. ..•-,~-- vvww. aiGlLLGals LVVL. As vibration waves propagate from a source, the energy is sprrad over anever-increasing area such that the energy level striking a given point is reduced with the distance from the energy source. This geometric spreading loss is inversely proportional to the square of the distance. Wave energy is also reduced with distance as a result of material damping in the form of internal friction, soil layering, and void spaces. The amoum of attenuation provides by material damping varies with soil Lype and condition as well as the frequency of the wave. 2.3 Regulatory Environment 2.3.1 City of Santa Ana Standards The project is located within the City of Santa. Ana. and is therefore subject to the General Plan and noise ordinance incorporated therein. The primary, purpose of the City of Santa Ana Noise Element is to "Prevent significant increases in noise levels in the community and m;nim;ze the adverse effects ofcurrently-existing noise sources." In accordance with the Element, the City has adopted noise standards and guidelines for ]and use planning, These 75D-123 guidelines for exterior noise levels as presented in Table 2. The guidelines establish desirable maximum and maximum acceptable outdoor Ifving area noise standard for different land uses. TABLE 2 CITYOFSANTAANA LAND USE GUIDEI_7NF_S FnR FxrFUrnn ~vnzec Land Use Noise Level dB.4 CNEL or Ldn V Low Density Residential DesirableMaz~nmm 55 Maximum Ac able 65 Medium Density Residential 60 65 High Density Residential 65 70 Schools 60 70 Commercial, Office 65 75 Industrial 70 75 The Ciry regulates noise though Chapter 18, Article VI of the Municipal Code. The Code presents permissible noise intrusion levels and sets an exterior residential standard of SS dBA between the hours of 7:00 a.m, and 10:00 p.m. and 50 dBA between the hours of 10:00 p.m. and 7:OD a.m. The standards are only applicable to stationary- source noise under City control and intended to protect sensitive land uses from the effecks of nuisance noise emanating on adjoining land uses. The standards aze not used in the siting of sensitive uses that aze subject to CEQA and the standards included in Table Z. The stationary noise standards are not to be exceeded for a cumulative period of 30 minutes in any hour However, greater noise levels are permissible for shorter durations. The standazds are not to be exceeded by 5 dBA for a cumulative period of 15 minutes in airy hour, by 10 d$A for a cumulative period of 5 minutes in any hour, by 15 dBA for a cumulative period of 1 minute in any hour, or by 20 dBA for any period of time. In the event that the ambient noise already exceeds these standards, the allowable noise shall be increased to reflect the ambient noise accordingly. Again, these standards only apply to noise sources under City control and do not apply to noise that is preempted by odrer State or federal standazds. (Such preempted noise includes traffic noise for vehicles operated in accordance with the California Vehicle Code, Section 27200). The City also sets interior uoise standards for residential land uses. Section 18-313, "Interior Noise Standards" sets allowable interior noise levels of 55 dBA between the hours of 7:00 a.m. and 10:00 p.m. and 45 dBA between the hours of 10:00 p.m, and ?:00 a.m. Again, these standards are intended to protect receptors from stationary-source noise subject to City control. These stnadazds are not to be exceeded for a cumulative period of more than 5 minutes in any hour, or the standard plus 5 dBA for a cumulative period of 1 minute in any hour. The Municipal Code recognizes that some forms of noise are required for urban development and maintenance and aze difficuh to wntrol. Section 18-314, "Special provisions," provides for these exemptions. Those applicable to the project include: Section 18-314(e) which exempts noise sources associated with constnrction, repair, remodeling, or grading of any real property, provided said activities 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, and Section 18-314 (j) that exempts any activity to the extern regulation thereof has been preempted by state or federal law. Note that in accordance with this latter section, noise generated by vehicles passing through the project area is preempted from the local standards. Additionally, the City has no published standards for vibration intrusion. 4 75D-124 2.3.2 California Noise Standards Most jurisdictions in California utilize the A-weighted 24-hour CNEL noise exposure criterion not only as a planning tool but require actual verification of dre ability to meet these standards as part of building plan approval process. These criteria are based on compatibility standards established by Departmem of Health Services' (DHS) Office of Noise Corrtrol and the U.S. Department of Housing and Urban Development (HLTD). The Office of Noise Control has established land use compatibility criteria that serve as guidelines for assessing the compatibility of differem types of land uses based on the existing community noise level. These guidelines include specific exterior noise exposure standards for commercial, industrial, office, professional, and public recreation ~ land uses. The model guidelines are shown in Figure 1. The denotation of a land use as "normally acceptable" implies that conventional constnrction that does not incorporate any special acoustical treatment may be used. In general, evaluation of land uses that fall taro the i "conditionally acceptable" or "normally unacceptable" ttoise environments should include consideration ofthe type of noise sowces, the sensitivity of the noise receptor, the noise reduction likely to be provided by structures, and the degree to which the noise source may interfere with speech, sleep, or other activities characteristic of land use. The California Noise Insulation Standard, codified in Title 24, Part 2, Appendix Chapter 35, Section 3501 of the CCR, sets specific limits on the interior noise exposure level within muhi-faznily residential developments and noise insulation requirements though the common partitions separating differerrt dwelling units within a muhi- family residemial developmem. Avery similar set of noise standards is also contained in the Appendix Chapter 12 of the UBC, as adopted by the State and the City. The application of We California Noise Insulation Standard is defined within it's scope as follows: "The purpose is to establish uniform minimum noise insulation performance standards to protect persons within new hotels, motels, dormitories, long term care facilities, aparune~ houses, and dwellings other than detached single-family dwellings fmm the effects of excessive noise." In accordance with the California Noise Insulation Standard (Title 24), interior noise levels attributable to exterior f noise sources shall not exceed 45 d$A in any habitable room. The noise metric shall be either the Day-Night average Sound Level (Ldn) or the Community Noise Equivalent Level (CNEL), consistent with the noise element of the local general plan, The Title 24 noise standard. is defined as the combined effect of all noise sources and is ! implemented when existing or future exterior noise levels exceed 60 dBA CNEL. 2.4 Eristing Setting 2.4.1 Field Measurements The project site lies along the east side of Harbor Boulevard south McFadden Avenue. While the parcel is cnrrenfly occupied by the California. Patens Motel and includes 207 units. The project is located in a commercial area. A residential area is located to the immediate east of the facility and the facility buffers Harbor Boulevard traffic noise from these residems. To ascertain existing noise levels within the project area, field monitoring was conducted by Synedecology from Wednesday, February, 16 to Thursday, February 17, 2005. The field survey noted that the project area is typical of an urban area and most noise was due to road traffic along Harbor Boulevard. Aircraft noise is also common to the area. 5 75D-125 FIauRE ~ CALIFORNIA DEPARTMENT OF HEALTH NO/SE/LAND USE COMPATIBILITY STANDA-iDS Commn nNyNOke Erposwe LNM IIde Cekpery Ld n orCNFt , dB 55 60 85 70 75 80 Beslaen0al -Low Dausiry - IN7ENPBETAg10N: SinBle famiry. Duabs, - Mobile Nomes a Nbmmlry AaePlebk Neoiasmlal • Specifletl kntl use Is satisfactory, based upon the assumption that arty Mull. Famiry buildings ImmNed are of normal conventional coretmctlon, wtthout any special noise insuktbn TroroleM Looglnp- requirements. Mobk, Hotels Sdmok, Librortv, ~ ~~ ~ - v - . ~ ComlNioaally Acceptable CMrobes, Hoapidk, New conslmctfon v development Nursln/ Homes should 6e undertaken ony a0er a Oetalktl anaysis of me noise retlucll on AWilodemc, Caneert requiromens k made antl needed noise insulation lectures included M Nalk, AmPhIlMakrs the design. Comrentianal construction, but wtth cbsed windows and Iresh air suDON systems Dr air condttionirip Sports Armor OuMOw will normally suttice , Speelater Spork . Piaygrounla, ~,rz ..+`~ ~ '~`+"~ ' ~:~: Normally Brmeeeppbla Neighborhood Parts New conslrucgOn m Oevelopmerd should genemgy be discouraged. tt Golf Coerces, Nlain9 ~^~~ ~ ,. ~ ~ new corstruction or developmem does Drecee4 a dekiletl anarysis oT Die SroMes, Wakr . noise retlucBDn requlremerds must be Bevealkn, Cemeledes made and nestled noise Insulalloh katures Included in the tlesipn Duke BeiMings, Business ' r ~ ` ~ , mow: `' ' , Commercial and ~ - Prolessimmf Clevly IMaecepYble IntlusMel, MenuhaartnP ` UItIIHas, Aprfeutture 5 ~ ~5"""~ ~ ` ~' i ~ ~{°~~" ~~ - New cohstmctbn or tlevelopment should generalry not De undertaken. Source: Califomfn Depertmentof Fientth 6 75D-126 Noise monitoring was performed using a Quest Technologies Model 2900 Type 2 IntegratingAogging Sound Level Meter- The unit meets the American National Standards Institute (ANSI) Standard S1.4-1983 for Type 2, 1 International Electrotechnical Commission (IEC) Standazd 651 - 1979 for Type 2, and IEC Standazd 65I - 1979 for Type 2 sound level meters. The unit was field calibrated at 10:52 am. using a Quest 'T'echnologies (ZC-10 calibrator immediately prior to the fast set of readings. The calibration was then rechecked at 12:26 p.m. after the four "spot" readings and prior to an "in-room" 24-hour measurement and no meter `<driR" was noted. The accuracy of the cahbrator is maintained through a program established through the manuficturer and is traceable to the National Bureau of Standazds. The unit meets the requiremeirts of ANSI Standard 81.4-1984 and IEC Standard 942: 1988 for Class 1 equipment. j The study included four 15-minute, "spot" readings and one 24-hour "in-room" reading at the project site. For the four spat readings, the I,eq, Lorin, Lmax, Loz> Los, Lzs, and Lro values were recorded. As discussed above, the Leq ~ value is representative of the equivalent noise level or logarithmic average noise level obtained over the measurement period. The Lorin and Lmax represent the minimum and maximum root-mean-square noise levels obtained over a period of 1 second. The Loz, Los,. Lu, and Lso represent the values that aze exceeded 2, 8, 25, and 50 percent of the tune, or alternatively, 1, 5, 15, and 30 minutes per hour if the readings were extrapolated out to an hour's duration. The 24-hour measurement actually. consisted of 24 1-hour measurements. These 24 readings include the Leq, the Lio, the L9o, and the Lmax. The L recorded. The readin obtained alo ~' Loz, Los, Ins> and Lro for the entire 24-hour period are also g ng Harbor Boulevard (NR-3) was supplememed with simultaneous vehicle counts. These coums were obtained for modeling purposes (discussed below). Monitoring locations are shown in Figure 2 and the readings are included. in Table 3. Each reading is summarized below. TABLE3 NOISELEVEL MF 9.SUREMLc1yTS'' Monitoring L Location ~4 (d&4) Loz(d$.4) (dTilAl Las(di3A) Lso(dBA) Lorin Lmax 1.1 58.8 57.1 NR-2 56.0 59.7 58.1 56.7 55.7 50.9 63.8 NR-3 67.9 74.8 71.7 68.8 65.3 50.2 80.3 NR-4 61.2 65.7 63.9 62..1 60.4 56.7 70,3 NR-5 46.4 53.3 50.3 47.4 43.8 23.8 67.4 The Leq represems the equivalent sound level and is the muneric value of a constant level that over the given period of time transmits the same amrnmt of acoustic energy as the actual time-varying sound level. The Loz, Los, Lss, and Lso are the levels that are exceeded 2, 8, 25, and 50 percern of the time, respectively. Alternatively, these values represenrt the noise level that would be exceeded for 1, 5, 15, and 30 minutes during a 1-hour period. The Lorin and Lmax represent the minimum and maximum root-mean_squaze noise levels obtained over a period of 1 second. z Represents a cominuous, 24-hour reading. 7 75D-127 PIG[lRE2 NO I S E M 01 V 7 17 D X I1 V G L D CA 7 T O NS ate'? ~ ~ ;, c T 1,1\~~ W ~. ~ N W L O J Y -~ I. DRIVEWAY =' ". DRIVEWAY w r V ~~ W ,t a 0 m o +~ ~, n N r C$ Im u1Ne r~ 0~ ~ ~m F N f ' v N N go v ~a uu v . S N _ ~ r r ~ ~ yp N O O v a m i A 'a 0 ~ A A W - v a a K a C W DRIVEWAY 0 .PARKING AREA ~ ~ m~ DRIVEWAY >z m~ c°i ~"'~~ wa :::m f v a~ a w a u ,. W ~ ~ I I ' I ~ ~n ~ y~ _~ ~ Ctn _ < ~O • - C ® ; °~'~ ' ~4 " ZS m~ WW ~ ~ w• W a w~ w a w W ' b~p0 r~N j V'ip ti Wbp ~ ~ _ N SM S~ 75D-128 I s a ~_ z a y a T 1 z O la s 7 9 _~ a m NR-1-This reading was obtained on-site inside the rear portion of the pool area of the South Building. The 15- minute reading began at 11:00 am. Backgound noise include the rooms' air conditioning units, traffic noise, bird calls, and aircraft overflights. NR-2 -This reading was obtained on-site inside the front portion of the pool area of the Middle Building. The 15- minute reading began at 11:19 a.m. Background noise include. the rooms' av conditioning units, traffic noise, and aircraft overflights. NR-3 -This reading was obtained in the grassy azea located in front of the NorW Building along Harbor Boulevard. The meter was placed 50 feet east of the centerline of travel (grease stain) of the near, northbound lane. The 15-minute reading began at 11:41 a.m. Background noise was due to traffic on Harbor Boulevazd, but aircraft overflights, including a heliwpter overflight, also added to the ambient noise level.. Northbound traffic on Hazbor Boulevard included 295 autos, 11 medium trucks, and three heavy tracks, Southbound traffic included 276 autos, I 1 medium tracks, and one heavy truck. Two cars were also observed to pass the meter. at a distance of about 20 feet; one pulling into and pulling out of the motel. NR-4 -This reading was obtained on-site in the grassy courtyard area of the north building. Harbor Boulevard was partially visible from this location. The 15-minute reading began at 12:06 p.m. Background noise include-the rooms' air conditioning units, traffic noise, and people passing through the courtyard. NR-5 - To determine compliance with the State itrterior noise standards for sensitive land uses, this reading was obtained inside of Room 462. This second floor room faces directly o»to Harbor Boulevard with a window view of the street. The room is also located along the facility driveway and subject to parking lot noise. Furthermore, the room is located next to the stairway and people using the other rooms along this floor continually pass this room. As such, the room represems a reasonable worst-case scenario. Interior courtyard rooms, those that face the Park~B area, and those along the West I{em Avenue that do not face onto harbor Boulevard would be considerably quieter than the monitored room. As noted, the reading included 24 hourly readings as well as a 24-hour composite reading, The composite reading is included in Table 3. The results of the 24 hourly measurements, and calculated interior CNF.L, aze included In Table 4. Note that the results of the analysis show an i~erior noise level of 50.7 dBA CNEL. As noted, the State sets urterior noise standard of 45 dBA CNEL. 2.4.2 Noise Level Modeling Modeling of Observed Field Data Noise from motor vehicles is generated by engine vibrations, the imeraction between tires and the road, and the exhaust system. Reducing the average motor vehicle speed reduces the noise exposure at receptors adjacent to the road. Each reduction of 5 mph reduces noise by approximately 1 dBA. The Caltrans 5ound32 version of the Federal Highway Administration traffic noise predicfion model (Sound32 - Release 07/30/91) was used to evaluate traffic-related noise conditions in the project area. The model predicts i- hour Leq noise levels and these are conrpazed with the field measurements to determine the applicability of the model to local conditions, Later in this analysis, a factor is applied to provide the CNEL noise levels. These latter values were used in assessing potemial impacts from the project implemerrtation. The Sound32 noise model uses various parameters including the traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute typical equivale~ noise levels. Sound32 modeling was prepared for the number of vehicles and logistics observed during field reading NR-3 obtained along Harbor Boulevard. Vehicles were modeled at the posted speed of 40 mph. Bath "soft" and "hard" site modeling were prepared. The resuhs of this analysis aze included in Table 5. Note that the best overall correlation is obtained for "soft" site modeling where Predicted values are within 1 dBA of the measured values. 75D-129 TABLE 4 24 $OURLYNOISEZEVEL MEASUREMENTS OBTAINED INROOM461' Time dBA) L,® dBA L~ dBA Lmax (dBA 1:00 p.m. - 2:00 p.m. 47.8 50.9 39.0 62.7 2:00 p.m. - 3:00 p.m. 48.1 50.9 41.0 65.1 3:00 p.m. - 4:00 p.m. 47.9 50.6 40.5 61.8 4:00 p.m. - 5:00 p.m. 48.1 50.6 41.0 67.4 5:00 p.m. - 6:00 p.m. 47.6 50.1 41.3 65.5 6:00 p.m. - 7:00 p.m. 47.6 49.9 41.1 66.0 7:00 p.m. - 8:00 p.m. 46.1 49.1 38.8 58.1 8:00 p.m. - 9:00 p.m. 45. I 48.3 36.5 58.7 9:00 p.m. - 10:00 p.m. 44.9 48.3 35.6 60.8 10:00 p.m. - 11:00 p.m. 43.9 47.5 33.7 57.4 11:00 p.m. - 12:00 a.m. 42.4 46.2 29.9 60.1 12:00 a.m. -1:00 a.m. 42.2 45.2 29.2 61.8 1:00 a.m. - 2:00 a.m. 39.7 43.9 27.7 57.7 2:00 a.m. - 3:00 a.m. 39.9 43.5 27.2 63.8 3:00 a.m. - 4:00 a.m. 39.0 432 27.2 56.4 4:00 a.m. - 5:00 a.m. 42.2 45.8 27.8 61.6 5:00 a.m. - 6:00 a.m. 44.8 48,3 30.4 63.2 6:00 a.m. - 7:00 a.m. 46.8 50.4 37.3 59.8 7:00 a.m. - 8:00 a.m. 48.8 51.8 40.1 66.2 8:00 a.m. - 9:00 a.m. 48.1 51.6 38.4 63.1 9:00 a.m. - 10:00 a.m. 47.4 50.5 38.3 64.7 10:00 a.m. - 11:00 a.m. 47.7 50.8 37.3 64.9 11:00 a.m. - 12:00 p.m. 48.0 51.1 39.1 64.4 12:00 p,m. -1:00 p.m. 48.3 51.3 39.4 62.5 24-Hour Lrterior CNEL 50.7 rte, vvues are presemeti m dt3A. '17,e Leq represents the equivalent sound level and is the numeric value of a constant level that over the given period of time transmits the same amoum of acoustic energy as the actual time-varying sound level. The Leo, and Lso aze the levels that are exceeded 10 and 90 percent of the time, respectively. Alternatively, these values represent the noise level that would be exceeded for 6 and 54 minutes during a i-hour period. 'The Lmax represents the maximum root-mean-square noise level obtained over a period of 1 second. z Bold values represem a potential exceedance ofthe State interior noise standard. 10 75D-130 TABLE S NOISE LEVEL MEASUREMENTS i'EIdSUS PRF.D7CTEn MnnFr. uFCrtr Te Monitorln Location NR-3 (Soft Site) Measured dBA 67 9 Modeled Le (dBA ~ 67.4 Di erence (dBA 0.5 . NR-3 (Hard Site) 69.2 1.3 Modeling of Existing 71"ajy1C Volumes Noise within the project azea is dominated by vehicles traveling along Harbor Boulevazd. In order to assess the potemial for mobile-source noise impacts, it is necessary fo determine the noise currently generated by vehicles traveling through the area. Average daily traffic volumes (AD'I) are based on data provided by Bob Kahn of RK Engineering Group as per his discussion with the Orange County Transportation Authority (OCTA). Mr. Kahn reports that OCTA estimates that Harbor Boulevazd currently carries 42,000 ADT and could carry 47,000 ADT at General Plan build out. To determine the CNEL noise level produced by this traffic, the percentage contribution from each hour of traffic was determined from an Orange County, year 2005 model run of the California Av Resources Boazd's EMFAC2002 computer model used in the projection of vehicle emissions. The model predicts the volume of vehicles and miles generated for each of the 24 hours of the day. The ratio of each hour of traffic to the total daily traffic was then calculated from the model data. Traffic between the hours of 7:00 p.m. and 10:00 p.m. was assigned a 5-dBA penalty whereas the traffic predicted between 10:00 p.m. and 7:00 a.m. was assigned a 10-dBA penalty. The resultant noise associated with each hour was then logarithmically summed and averaged so that a "correction" factor could be ascertained and applied to the entire vohune of traffic as if it were to occur in a 1-hour period. Under these premises, this CNEL value is 10.2 dBA less than the model results that are predicted if the entirety of the ADT volume were modeled to occur in a 1-hour period. As such, the CNEL can be represented by modeling the ADT as if it were to occur in a 1-hour period and subtracting 10.2 dBA from the resultant value. For the purposes of this analysis, the ratio of automobiles, medium trucks, and heavy trucks is based on the vehicle counts observed along Harbor Boulevazd in the field study during noise reading NR-3. In all, 597 vehicles were coumed during the field reading. Of these vehicles, 571(95:64 percem) were autos, 22 (3.69 percent) were medium trucks, and four (0.67 perceut) were heavy trucks. Vehicle speeds are based on the posted speed limit of 40 mph. Table 6 presents the projected noise level along Harbor Boulevard, as well as the distances to the 70, 65, and 60 dBA CNEL noise contours. The modeling assumes "soft" site conditions that shows a better correlation with field observation. Based on the distance to the proximate on-site structures (approximately 65 feet from the cernerline of the road), exterior noise at the nearest rooms is approximately 71 dBA CNEL. Based on the measurements obtained in Room 462, the stnrcture is estimated to provide approximately 20 dBA of attenuation. TABLE 6 EXISTING TRAFFIC-GENERATEDNOISELEYELS THROUGHTHEPItO.IECTAREA' Existing Sristing Distance Distance Distance Street Name Location Speed (mph) ADT CNEL (dBA to 70 io 65 to ti0 Volumes @ 50 Feet) CNEL CNEL CNEL Harbor Boulevazd S/O McFadden 40 42,000 72.4 (Feet 73 Feet) 156 Feet 335 1 A.. ~___ __~ c._.. _ ~_.. aaa`uayycu ualui tIIG t%GIILGIime Or me rOaa. II 75D-131 3.0 STANDARDS OF SIGNIFICANCE The applicable noise standards governing the project site aze the City of Santa. Auer Noise Standards. The City of Santa Ana Land Use Guidelines, included in Table 2, are to be used in siting new land uses. The project includes the conversion of a motel to a transiem/residervial hotel land use.' The City's Noise Eh:ment of the General Pfau sets a "desirable maximtnn" noise level of 65 dBA for high density residervial and a "maximum acceptable" exterior noise level of 70 dBA CNEL. These levels are to be used to assess impacts to habitable exterior spaces. These exterior levels may be exceeded for non-habitable exterior areas so long as the iuterior noise levels do nm exceed the State's 45 dBA CNEL irverior standard. Additionally, the project would generate vehicle trips that are added to the local roadway network and the inclusion of these vehicles could raise traffic noise levels through the adjoining area Mobile-source noise (i.e., vehicle noise) is preempted from local reguhttion but is still subject to CEQA, With respect to noise increase, these noise impacts can be broken down into three categories. The fast is "audrble" impacts, which refers to increases in noise level that are perceptible to humans. Audible increases in noise levels generally refer to a change of 3 dBA or more since this level has bcen found to be bazely perceptible in exterior environments. The second category, "potentially audible," refers to a change in noise level between 1 and 3 dBA: This range of noise levels was found to be noticeable to sensitive people in laboratory enviromnervs. The lost category includes changes in noise level of less than 1 d$A that are typically "inaudible" to the human ear except under quiet conditions in controlled environments. Only "audible" changes in noise level aze considered potentially significant. Finally, the City has no published standards for vibration. As such, this analysis defers to the vibration standards published by Cahrans. Cahrans sets their minimum criterion for significant vibration impact at 0.2 inches per second. ('Ile maximum oriterion is set at 2 inches per second.) 4.0 IMPACT ANALYSIS For ease of the reader, the preserved impact analysis follows the format included in the Initial Study Checklist for Mitigated Negative Declarations for the preparation of noise impacts as specified under the California Environmental Quality Act (CEQA). The Checklist asks if the project would resuh in the: a) Exposure of persons to or generation of noise levels in excexs of standards established in the local general plan or noise ordinance, or applicable standards oj'otlrer'agencresY The City of Santa Ana Noise Elemerv sets the maximum acceptable high density residential outdoor living area noise standard at 70 dBA CNEL and recognizes the State's interior standard of 45 dBA CNEL. These values are to be used in the siting of new land uses. Habitable Exterior Areas Less than Sign cant Impact. An impact would be significant if the project were to site a sensitive use in an area that is already exposed to excessive noise. As noted, the City of Santa Ana band Use Guidelines, included in Table 2, aze to be used in siting new land uses. The project includes the conversion of a motel to a transierv/tesidervial hotel. The use would be considered as a high density residential use and the City sets a maximum limitation of 70 dBA CNF,L for habitable exterior spaces. As noted in the field study, the most prevalerv source of noise at the project site is from traffic traveling along Harbor Boulevard. Noise reading obtained in fire California Palms habitable exterior azeas, (i.e., the two pool areas) showed noise levels of 56.5 and 56.0 dBA, both obtained during the 11:00 a.m. hour. The EMFAC2002 model estimates that traffic during the 1 I:00 a.m. hour comprises approximately 5.92 percerv of the ADT. The CNEL is then calculated to be approximately 2.1 dBA louder than noise generated during the 11:00 a,m. hour. This would then infer a CNEL of about 58 to 59 dBA (i.e., 56.5 dBA + 2.1 dBA) in these habitable areas. 12 75D-132 i At build out, traffic along Harbor Boulevard is projected to increase from about 42,000 ADT to 47,000 ADT. This increase would raise future noise levels by 0.5 dBA CNEL. Future noise levels in the habitable areas would be raised accordingly, but would remain under 60 dBA CNEL and the impact remains less than significant. HabitablelnteriorAreas As noted, the project would be subject to estate-mandated 45 dBA CAiEL interior noise standard. Table 6 fi demonstrates that the Harbor Boulevard 70 dBA CNEL contour would lie at a distance of about 73 feet from the roadway centerline or about 22 feet from the curb line. The most proximate structures are located approximately 65 feet from the cemerline of the road and exterior traffic noise is calculated at about 70.6 dBA CNEL. At build out, this level would fiuther be increased by about 0.5 dBA and exterior noise at the most proximate rooms along Harbor Boulevazd would be increased accordingly. Monitoring in Room 462 located along Harbor Boulevazd, indicates an existing, in-room CNEL of approximately 50.7 dBA. This level would also raise by about 0.5 dBA to approximately 51.2 dBA CNEL at build out. Based on ~ a 45 dBA CNEL interior standard, the impact of noise on the proposed land use is potentially significam. Mitigation As noted, interior noise levels have been shown to exceed the 45 dBA CNEL interior noise standard and the impact is potentially significam. The following measures would ensure that imerior noise levels aze reduced to less than State's 45 dBA CNEL interior standard. The following measure is required for all rooms: • All rooms are to include forced air ventilation allowing the residems to leave windows closed reducing interior noise levels. Additionally, the following shall be applied to those units that face onto Harbor Boulevazd. • The developer shall specify a minimum STC rating of 29 for all window and/or door assemblies that from along Harbor Boulevard (west facing). These windows and/or doors aze to be well fitting with vinyl (or equivalent) gaskets that form an air-tight fitting. • Ali exterior fittings that enter the structures (e.g., electrical conduits, HVAC ducts) along Hazbor Boulevard are to be sealed with caulk such that the fittings are rendered as air-tight. Any metal duct-work that is exposed to the exterior environmem shall be enclosed and insulated to avoid noise iraosference through the ducting. • Any in-room air conditioning units placed along Harbor Boulevard shall be placed in baffled enclosures reducing transmitted noise, but allowing for airflow. • The Applicant shall abide by any other conditions set forth by the City of Sawa Ana Planning Departmem. Residuollmpad ~ The Naise Guidebook (HUD, 1985) presems Sound Transmission Class (STC) ratings for various types of construction materials and techniques. The STC rating is the official rating endorsed by the American Society of Testing and Measuremem and can be used as a guide in determining what type of construction is needed to reduce noise. Conversely, these same principles can be used to determine interior noise for a given type of constriction. An STC is a ineasure of a material's ability to reduce sound and is equal to the number of decibels a sound is reduced as it passes through tbe material. Thus, a high STC rating indicates a good insulating material. For example, if the external noise is 72 dBA and the desired imerior level is 45 dBA, a partition of 27 STC is required. Because of minor differences in ratings, as well as construction flaws, gaps, seams, openings, ducting, etc., field studies indicate that laboratory-derived STC ratings may be overstated by as much as 5 dBA (HUD puts this 13 75D-133 discrepancy at about 2-3 dBA.) As such, the mitigation would need to achieve a composite laboratory STC mting of approximately 32 (i.e., 27 + 5) to ensure that interior levels aze adequately mitigated to less than 45 dBA. According to HUD, a common stud wall has an STC of approximately 35 dBA and this value is used in the analysis. This analysis assumes retention of these walls and concentrates on improvements to fire windows and doors. The wall in Room 462 that faces omo Harbor Boulevazd was measured to include approximately 30 percem window and door. area. HUD provides a nomograph that can be used to determine the composite STC for walls that include windows and doors. Based on the noted values, the nomograph estimates that for the composite wall, window, and door to achieve an STC rating of 32, the windows and doors would have to have an STC rating of 29. {Common '/." glass windows have an STC of about 20 while a typical solid wood door has an STC of about 27J Sealing any ducts or exposed fittings would result in further reductions and interior noise is projected to be reduced to less than 45 dBA CNEL; even at build out. Interior noise levels would be reduced to under the State standard and the impact is reduced to less than significant. b) Exposure of persons to or generation of excessiveground borne vibration orgroundborne noise levels? Less than Significant Impact. The proposed project would involve the renovation and operation of an existing motel. Construction would be limited primarily to hand tool and no lazge-scale use of heavy equipment would be required. Additionally, no excessive groundbome vibrations or groundbome noise would be created by the operation of the proposed project. No significant impacts would result from project development and no mitigation measures are necessary. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than Significant Impact. The CEQA Guidelines require that projects be evaluated with respect to their contribution to the existing ambient noise levels. Aa increase in ambiern noise could occur if the project were to generate a substantial volume of traffic that would be added to the local roadways. The impact would be potemially significant if the project were to increase the ambient noise levels by 3 dBA CNEL. This level of change has been found to be barely discernable in an exterior environment under normal conditions and is typically used in environmental impact analyses. The project includes the conversion of an existing motel to a transiem/residential hotel. RK Engineering Group (California Palms Transient/Residetttial Hotel -City of Santa flea Trip Generation Study, January 31, 2005) provided trip generation rates for the existing use as well as the project after the conversion. The trip analysis finds that the project could raise the daily traffic from 1,165 to 1,391 ADT represeming an increase of 226 ADT. This volume was added to the existing volume of traffic along Harbor Boulevard (i.e., 42,000 ADT) and the resuhant value was modeled using the Cahrans Sound32 Noise Model. The model predicts a CNEL of 72.4 dBA as measured at a distance of 50 feet from the centerline of the road. Note that this same value was projected for Harbor Boulevard in the analysis of the existing setting. As such, the increase in noise is so small as to be immeasurable (i.e., less than 0.1 dBA CNEL) and is less than significant. d) A substantAl temporary or periodic increase in ambient noise levels i» the project vide' above levels existing wkhout the project? Less than Significant Impact. Short~erm noise impacts aze impacts typically associated with site preparation, excavation, grading, and construction of structures. However, the project includes renovation to existing structures and heavy equipment use would be limited. Most renovation would consist of remodeling and would occur within the rooms. Renovation could make use of common hand tools as well as small-scale pneumatic tools (e.g., nail guns). Local sensitive land uses include the residential units that aze located to east side of the facHity. The most proximate of these units could be on the order of 50 feet from the nearest renovation activities. 14 75D-134 The Municipal Code recognizes that some forms of noise are required for urban development and maintenance and aze difficuh to control. Section 18-314(e) exempts noise sources associated with construction, repair, remodeling, or grading of any real property, provided said activities 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. Compliance with the Code is requisite and as such, is not considered as mitigation under CEQA. While adverse, construction, when performed l in compliance'with the requirements of the Municipal Code is considered to be less than significant. e) For a project located within an airport land use plan or, where such a plan has nor been adopted, within two rniles of a public airport or public use aupor; would the project expose people r¢sidirrg or working in the project area m excessive noise levelsP Less than Significant Impact The project site is located approximately 4.g miles northwest of the John Wayne hrtematioruri Airport. The project is located to the west of the established flight path and is beyond the airport's 60- dBA CNEL noise contour. Implementation of the proposed project would not expose the site occupams to excessive aircraft noise levels and no mitigation measures are necessary. ~ For a project within the vicinity oja private airstrip, would the project expose people residing or working in the project area to excessive noise levelsl Na Impact. No private airstrips exist within two miles of the proposed site. Therefore, the proposed project would not result in a noise hazazd for the new residents that occupy the site. No mitigation measures are necessary. 5.0 REFERENCES California Air Resources Board, EMFAC2002 Computer Modei, Version 2.2, September 23, 2002 Caltrans, Sound32 Version of the FHWA Notee Program, Release 1.4, September 28, 1992 Cahrans, Technical Analysis Notes, March 13, 1991 Caltrans, Technical Noise Supplement to the Traffic Noise Analysis Protocol, October 1998 Caltrans, Traffic Noise Analysis Protocol for New Highway Construction and Reconstruction Projects, October 199$ Caltrans, Transportation Related Earthborne Vibrations, Febnrary 20, 2002 City of Santa Ana, City ofAna General Plan Noise Element, August 24, 1982 City of Santa Ana., City of Santa Ana Municipal Code, June 19, 2000 Couuty of Orange, Land Use/Noise CompatibiliryManual, December 14, 1993 Coumy of Orange, Noise Element, March 27, 1984 Federal Transit Administration, Transit Noise and Vibration Impact Assessment, April 1995 Housing and Urban Development, The Noise Guidebook, March 1985. RK Engineering Group, Inc., California Palms TranstentHotel - Ciry of Santa Ana Trap Generation Study, Jamrary 31, 2005 U.S. Environmental Protection Agency, Noise from Construction Equipment and Operations, Building Equipment, and Home Appliances, Bolt, Beranek, and Newman, 1971 U.S. Departmem of Housing and Urban Deyelopment, A Guide to HUD Errvtronmental Criteria and Standards Contained in 24 CFR Part Sl, August 1984 15 75D-135 APPENDIX A PRINT OUT OF IN-ROOM NOISE MEASUREMENT 75D-136 I~ QUEST TECHNOLOGIES 2900 INTEGRATING/LOGGING SOUND LEVEL METER Unit Version Number: 02.4 Serial Number: CD5030O27 Name _~ ~WOrk Area ~COmments Meter Calibration: 114.OdB 16-FEB-05 @ 12:29:36 (Calibrator: Serial Number Calibration Date STUDY 1 Notes i (Measuring Parameters: Range 20- 80dB Weighting A Time Constant SLOW Threshold OFF Exchange Rate 3dB Peak Weighting A session Started Session S topped Run Time 16-FE$-05 @ 13:00:10 17-FEB-05 @ 13:00:10 24:00:00 Peak Level $4.2dB 16-FEB-O5 @ 16:54:03 Max Level 67.4dB 16-FEB-O5 @ 16:54:03 Min Level 23.SdB 17-FEB-05 @ 03:38:43 (Overload 0.16 ILEQ 46.4dB SEL(3) 95.7dB TWA 51.1dB TAKM3 48.OdB LDN 50.4dB CNEL 50.SdB Pa25ec 1.5 L2 53.3dB L8 50.3dB L25 47.4dB L50 43,SdB LOGGING ( 1 HR ) LEQ LMAX LPK L10 L90 Study 1 14:00:10 47.SdB 62.7dB 74,9dB 50.9dB 39.OdB OL ~ 15:00:10 48.1dB 65.1dB 78.OdB 50.9dB 41.OdB OL 16:00:10 47.9dB 61.8dB 74.9dB 50.6dB 40.5dB OL 17:00:10 48.1dB 67.4dB 84.2dB 50.6dB 41.OdB OL 18:00:10 47.6dB 65.5dB 76.1dB 50.1dB 41.3dB OL 19:00:10 47.6dB 66.OdB 78,9dB 49.9dB 41.1dB OL 20:00:10 46.1dB 58.1dB 70.OdB 49.1dB 3$,8dB OL 21:00:10 45.1dB 58.7dB 73.2dB 48.3dB 36.5dB OL 22:00:10 44.9dB 60.8dB 71.9dB 48.3dB 35.6dB OL 23x00:10 43.9dB 57.4dB 69.6dB 47.5dB 33.7dB OL 00:00:10 42.4dB 60.1dB 75.1dB 46.2dB 29.9dB OL 01:00:10 42.2dB 61.8dB 75.7dB 45.2dB 29.2dB OL 02:00:10 39.7dB 57,7dB 68.OdB 43.9dB 27.7dB OL ' Page 1 75D-137 LOGGING Study 1 03:00:10 04:00:10 05:00:10 06:00:10 07:00:10 08:00:10 09:00:10 10:00:10 11:00:10 12:00:10 13:00:10 1 TiR ) LEQ LMAX LPK L10 L90 39.9dB 63.SdB 73.4dB 43,5dB 27.2dB OL 39.OdB 56.4dB 67.6dB 43.2dB 27.2dB OL 42.2dB 61.6dB 74.9dB 45.8dB 27.8dB OL 44.SdB 63.2dB 75.8dB 48.3dB 30.4dB OL 46.8dB 59.8dB 81.9dB 50.4dB 37.3dB OL 48.8dB 66.2dB 79.OdB 51.8dB 40.1dB OL 48.1dB 63.1dB 74.3dB 51.6dB 38.4dB OL 47.4dB 64.7dB 76.2dB 50.5dB 38.3dB OL 47.7dB 64.9dB 75.8dB 50.8dB 37.3dB OL 48.OdB 64.4dB 76.3dB 51.1dB 39.1dB OL 48.3dB 62.5dB 74.2dB 51.3dB 39.4dB OL Page 2 75D-138 APPENDIX B SOUND32 MODELING OF OBSERVED FIELD DATA 75D-139 CALIFORNIA PALMS, NR-3, SOFT SITE IT~HARBOR NB, 1 1180 , 40 44 , 40 , 12 , 40 T-HARBOR SB, 2 1104 , 40 , 44 , 40 , 4 , 40 IL-, 1 N,-61.,-750,0, N,-61.,750,0, L-, 2 N,-110.,-750,0, N,-110.,750,0, IR, 1 67 ,1 0,0,5:, D, 4.5 ~ALL,ALL ~C,C 75D-140 SOUND32 - RELEASE 07/30/91 TITLE: CALIFORNIA PALMS, NR-3, SOFT SITE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGX MEAN EMISSION LEVELS RECEIVER LEQ R-1 67.4 75D-141 CALIFORNIA PALMS, NR-3, HARD SITS T-HARBOR NB, 1 118D , 40 , 44 40 , 12 40 T-HARBOR S$, 2 1104 , 40 44 , 40 , 4 , 40 L-, 1 N,-61.,-750.,0, }N,-61.,750,0, L-, 2 N,-110.,-750,0, N,-110.,750,0, R, 1 , 67 ,1 0,0,5., ,C,C 75D-142 SOUND32 - RELEASE x7/30/91 TITLE: CALIFORNIA PALMS, NR-3, HARD SITE BASED ON FHWA-RD-108 AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ R-1 69.2 75D-143 APPENDIX C SOUND32 MODELING FOR HARBOR BOULEVARD 75D-144 ALIFORNIA PALMS, HARBOR, EXISTING T-fiAR$OR, 1 4017 , 40 , 155 40 , 28 , 40 L-, 1 IN,-50. ,750,0, N,-50.,750,0, R, 1 , 67 ,1 0,0,5„ 7 D, 4.5 IALL,ALL C,C 75D-145 SOUND32 - RELEASE 07/30/91. TITLE: CALIFORNIA .PALMS, HARBOR, EXISTING BASED ON FHWA-RD-10$ AND CALIFORNIA REFERENCE ENERGY MEAN EMISSION LEVELS RECEIVER LEQ R-1 72.6 75D-146 CALIFORNIA PALMS, HARBOR, EXISTING WITH PROJECT )T-HARBOR, 1 4038 40 156 , 40 , 28 40 L-, 1 ~N,-50.,-750,0, N,-50.,750,0, R, 1 67 ,1 1O,o,s.~ D, 4.5 ALL,ALL C,C 75D-147 SOUND32 - RELEASE 07/30/91 TITLE; CALIFORNIA PALMS, HAR$OR, EXISTING WITH PROJECT BASED ON FI~WA~RD-108 AND CALIFORNIA REFERENCE ENERGX MEAN EMISSION LEVELS RECEIVER LEQ R-1 '- 72.6 75D-148 ORDINANCE NO. NS- AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING AND ADOPTING A NEGATIVE DECLARATION FOR ENVIRONMENTAL REVIEW NO. 2004-158 AND AMENDING THE NORTH HARBOR SPECIFIC PLAN (SP2) ZONING DISTRICT TO ALLOW TRANSIENT/RESIDENTIAL HOTEL USES WITH A CONDITIONAL USE PERMIT (ZOA NO. 2007-02) THE CITY COUNCIL OF THE CITY OF SANTA ANA DOES ORDAIN AS FOLLOWS: Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows: A. The North Harbor Specific Plan (SP2) was created in June 20, 1994. B. The Planning Commission held a duly noticed public hearing on June 25, 2007 and recommended by a vote of 5:0 (De La Torre and Munoz absent) to recommend that the City Council 1. Approve and adopt the Negative Declaration for Environmental Review No. 2004-158. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2007-02. 3. Adopt a resolution approving Conditional Use Permit No. 2007-07 as conditioned. C. The City Council held a duly noticed public hearing on July 16, 2007 regarding the approval and adoption of the Negative Declaration for Environmental Review No. 2005-158, the adoption of an ordinance approving Zoning Ordinance Amendment No. 2007-02, to allow transient/residential hotels within the North Harbor Specific Plan (SP2) with a Conditional Use Permit and to approve a Conditional Use Permit No. 2007-07 to allow the Conversion of the California Palms to a transient/residential Hotel for the property located at 801 and 901 South Harbor Boulevard. Section 2. The City Council has reviewed and considered the information contained in the initial study and the negative declaration, Environmental Review No. 2004-158, 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, negative declaration adequately addresses the expected environmental impacts 75D-149 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 negative declaration 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. Attached hereto as Exhibit A and incorporated by this reference as though fully set forth herein is the change to North Harbor Specific Plan (SP2) which allows transient residential hotels within the North Harbor Specific Plan (SP2) with a Conditional Use Permit. Section 4. 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 any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional. Section 5. All provisions of the North Harbor Specific Plan (SP2), which are repeated herein, are repeated solely in order to comply with the provisions of section 418 of the Charter of the City of Santa Ana. Any such restatement of existing provisions of the Code is not intended, nor shall it be interpreted, as constituting a new action or decision of the City Council, but rather such provisions are repeated for tracking purposes only in conformance with the Charter. Section 6. The city clerk shall certify to the adoption of this ordinance and cause the same to be published in the manner prescribed by law. Ordinance No. NS-XXXX Page 2 of 3 75D-150 ADOPTED this day of , 2007. Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher, City Attorney By: Kylee O. Otto Assistant City Attorney AYES: Counci 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- 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 75D-151 • Florist shops • Furniture stores • Grocery stores • Home improvement stores • Jewelry stores • Office, business machine and computer stores • Pet shops and supplies • Specialty retail stores • Sporting goods stores • Variety stores • Other uses of a similar operation or nature 2. Offices, including: • Administrative services • Business services • Design, azchitectural or planning services • Financial institutions • Medical and dental offices • Professional services • Veterinary offices • Other uses of a similar operation or nature 3.Cinema (indoor) excluding "adult-only" 4.Public facilities and offices 3.5.2 Conditionally Permitted Uses The following uses may be permitted subject to the issuance of a conditional use permit pursuant to the Santa Ana Municipal Code: 1. Drive-through facilities whether part of another permitted use, a conditionally permitted use, or as a separate facility 2. Parking structures 3. Service and/or gasoline stations 4. Restaurants and other eating establishment, including take-out, but not including drive- through facilities 5. Public dance halls and public dance places with or without a cover change 6. Transient/residential hotels as defined in Section 41-139 of the Santa Ana Municipal Code 3.5.3 Minimum Lot Size and Dimensions The minimum size of any development proposal shall be 15,000 gross squaze feet. The minimum lot frontage shall be 120 feet on a public right-of--way. Sepazately-owned units of real property may be deemed a single lot for the purpose of this section if they are subject to conditions, covenants and restrictions, and reciprocal easements of access that provide for unified responsibility for vehicle access, parking, landscaping and signage. Exhibit A Adjacent parcels under the same ownership shall be combined and developed under one site plan or other development permit. 3.5.4 Special Requirements 1. The following items shall be screened from view from any arterial or collector street: • Loading docks, service bays, garage doors, and loading areas • Utility meters • Mechanical equipment • Trash storage 2. The design of all development within the General Commercial District shall be such that significant building architectural and landscape elements aze present on all building elevations. 3.5.5 DESIGN STANDARDS Refer to Chapters 5 and 6 for Design and Development Standards. 3.6 ENTERTAINMENT The Entertainment District is intended to provide an area along Harbor Boulevard specifically set aside for private, profit-making recreation and family entertainment activities such as restaurants, skating rinks, theaters, or night clubs. Development in this district should be well integrated with Santa Anita Park with shared access where possible and integrated pedestrian circulation. This land use designation is concentrated in the mid block area between First Street and McFadden Avenue and forms the central focus for the General Commercial zone. Typical land uses within this zone include restaurants, theaters, movie theaters, health leisure clubs, night clubs, community centers, urban open space including outdoor display and entertainment areas, and other leisure activities. 3.6.1 Uses Permitted 1. Health clubs 2. Ice skating and roller skating rinks 3. Miniature golf courses and driving ranges 4. Batting cages 5. Cinema (indoor) excluding "adult-only" 6. Museums and other publicly or not-for- profit operated cultural or similaz institutions 7. Live theater 75D-152 KO -07/10/07 RESOLUTION NO. 2007- A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA APPROVING CONDITIONAL USE PERMIT NO. 2007-07 AS CONDITIONED FOR A TRANSIENT/RESIDENTIAL HOTEL FOR THE PROPERTY LOCATED AT 801 AND 901 SOUTH HARBOR BOULEVARD 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. Conditional Use Permit No. 2007-07 has been filed with the City of Santa Ana seeking to allow Conversion of the California Palms to a transient/residential Hotel located at 801 and 901 South Harbor Boulevard within the South Harbor Specific Plan (SP2). B. The Planning Commission held a duly noticed public hearing on June 25, 2007 and recommended by a vote of 5:0 (De La Torre and Munoz absent) to recommend that the City Council 1. Approve and adopt the Negative Declaration for Environmental Review No. 2004-158. 2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2007-02. 3. Adopt a resolution approving Conditional Use Permit No. 2007-07 as conditioned. C. The City Council held a duly noticed public hearing on July 16, 2007 regarding the approval and adoption of the Negative Declaration for Environmental Review No. 2005-158, the adoption of an ordinance approving Zoning Ordinance Amendment No. 2007-02, to allow transient/residential hotels within the North Harbor Specific Plan (SP2) with a Conditional Use Permit and to approve a Conditional Use Permit No. 2007-07 to allow the Conversion of the California Palms to a transient/residential Hotel for the property located at 801 and 901 South Harbor Boulevard. D. Santa Ana Municipal Code Section 41-638 authorizes the City Council to grant a conditional use permit upon making certain findings. Resolution No. 2007- Page 1 of 10 75D-153 Will the proposed use provide a service or facility which will contribute to the general well being of the neighborhood or the community? The proposed California Palms transienUresidential hotel will contribute to the general well being of the community by eliminating an existing blighted motel and providing additional housing opportunities for all economic segment of the community through revitalization of an existing motel. It will provide appropriate amenities for children and families living in the California Palms transient/residential hotel, including open space, laundry rooms, landscaping and kitchens. Will the proposed use under the circumstances of the particular case be detrimental to the health, safety, or general welfare of persons residing or working in the vicinity? The proposed transientresidential hotel use will not be detrimental to persons residing and working in the area. The Mitigated Negative Declaration (Environmental Review No. 2004-158) identified less than significant impacts associated with the implementation of this project. These impacts will be mitigated through mitigation measures identified in Environmental Review No. 2004-158. 3. Will the proposed use adversely affect the present economic stability or future economic development of properties surrounding the area? The proposed transientresidential hotel will not adversely affect the economic stability of the area. The residents of the transienUresidential hotel will provide a customer base to the retail and restaurant uses, which will reinforce the economic viability of the adjacent business community. 4. Will the proposed use comply with the regulations and conditions specified in Chapter 41 for such use. The project will be in compliance with all applicable provisions of Chapter 41 of the Santa Ana Municipal Code as well as the provisions of Ordinance No. NS-2471 and the North Harbor Specific Plan (SP2) zoning district as well as the design and development standards established by the City Council for transient/residential hotels. Will the proposed use adversely affect the General Plan or any specific plan of the City? Resolution No. 2007- Page 2 of 10 75D-154 The proposed transient/residential hotel will not adversely affect the General Plan as transient/residential hotels are conditionally permitted within the General Commercial Overlay district of the North Harbor Specific Plan (SP2). Further, Policy 1.4 of the Land Use Element promotes the maintenance and fostering of a variety of residential land uses in the city. Also, Policy 4.1 of the Housing Element encourages the development of new housing units and opportunities for all segment of the community. E. The City Council approved and adopted the negative declaration for Environmental Review No. 2004-158 with the Ordinance approving Zoning Ordinance Amendment No. 2007-02 which is hereby incorporated as though fully set forth herein by this reference. Section 2. The City Council of the City of Santa Ana hereby, approves Conditional Use Permit No. 2007-07 as conditioned in Exhibit "A" attached hereto and incorporated herein. Section 3. This Conditional Use Permit is expressly conditioned upon adoption by the City Council of a zoning ordinance amendment Zoning Ordinance Amendment No. 2007-02, to allow transient/residential hotels within the North Harbor Specific Plan (SP2). The rights of the applicant under this Conditional Use Permit shall not vest until the effective date of such ordinance. Should no such zoning ordinance amendment become effective, then this Conditional Use Permit is null and void and of no effect. ADOPTED this _ day of July, 2007. Miguel A. Pulido Mayor APPROVED AS TO FORM: Joseph W. Fletcher City Attorney By: Kylee O. Otto Assistant City Attorney Resolution No. 2007- Page 3 of 10 75D-155 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 Resolution No. 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 Resolution No. 2007- Page 4 of 10 75D-156 Conditions for Approval for Conditional Use Permit No. 2007-07 Conditional Use Permit No. 2007-07 is approved subject to compliance, to the reasonable satisfaction of the Planning Commission, 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 rip or to exercising the rights conferred by this conditional use permit. The applicant must remain in compliance with all conditions listed below throughout the life of the conditional use permit. Failure to comply with each and every condition may result in the revocation of the conditional use permit. A. Planning Division 1. The project shall remain in compliance with Site Plan Review DP No. 2004-52. 2. Any amendment to this conditional use permit must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available or the conditional use permit must be amended. 3. Prior to issuance of building permits, the landscape plans shall be revised to reflect 24-inch boxed size trees and five-gallon shrubs for all required plants of this project. 4. The existing pole sign along Harbor Boulevard shall be removed. 5. After project occupancy, landscaping is to be maintained to include the minimum level of plant materials installed at the time of occupancy. Mitigation Measures 6. All construction and operations will comply with SCAQMD rules and regulations. All applicable control measures listed in SCAQMD Rule 403 will be used to minimize impacts to air quality. These include but are not limited to the following measures: 06-1 Stabilize wind erodible surfaces to reduce dust, 06-2 Stabilize surface soil where support equipment and vehicles will operate, 06-3 Stabilize loose soil and demolition debris, Resolution No. 2007- Exhibit A Page 5 of 10 75D-157 06~ Comply with AQMD Rule 1403, 06-5 Stabilize disturbed soil throughout the construction site, and 06-6 Stabilize disturbed soil between structures. 7. In the event that human remains are found on the project, all work will stop and the County Coroner will be called to asses the remains and exhume them. In the event that the County Coroner recognizes the remains as being of Native American origin, the County Coroner is responsible to contact the Native American Commission within 24 hours. The Commission has various powers and duties to provide for the ultimate disposition of any Native American remains, as does the assigned Most Likely Descendant. Section 5097.98 and 5097.99 of the Public Resources Code also call for "protection to Native American human burials and skeletal remains from vandalism and inadvertent destruction." 8. As a condition of approval for a demolition permit, an asbestos-containing materials, lead-based paint, and polychlorinated biphenyl survey will be performed by a qualified environmental professional and conducted in accordance with all federal, state and local requirements, including those established by National Emissions Standards for Hazardous Air Pollutants (NESHAPS) guidelines and the Occupational Safety and Health Administration (OSHA). A report will be furnished by said qualified environmental professional and will outline the occurrence of hazardous materials on the project site. 9. If asbestos containing materials are discovered during site investigations, all potentially friable asbestos-containing materials will be removed in accordance with federal, state, and local laws and the NESHAP guidelines prior to building demolishing or renovation that may disturb the materials. All demolishing activities will be undertaken in accordance with California Occupational Safety and Health Administration (Cal/OSHA) standards, contained in Title 8 of the California Code of Regulations (CCR), Section 1529, to protect workers from exposure to asbestos. Materials containing more than one percent asbestos are also subject to SCAOMD regulations. Demolition performed in conformance with these federal, state and local laws and regulations will avoid significant exposure of construction workers and/or the public to asbestos containing materials. 10. If lead-based paint is discovered during onsite investigations, all building materials containing lead-based paint will be removed in accordance with Cal/OSHA lead in construction standards, Title 8, CCR 1532.1, including employee training, employee air monitoring, and dust control. Any debris or soil containing lead-based paint or coatings will be disposed of at landfills that meet acceptance criteria for the waste being disposed. Demolition performed in conformance with these federal, states, and local laws and Resolution No. 2007- Page 6 of 10 75D-158 regulations will avoid significant exposure of construction workers and/or the public to lead-based paint. 11. If polychlorinated biphenyls (PCBs) are discovered during onsite investigations, all PCB-containing lighting ballasts will be removed and disposed of in conformance with federal, state and local laws and regulations so as to avoid exposure of construction workers and/or the public to PCB containing materials. 12. A Water Quality Management Plan (WQMP) will be prepared and implemented as part of the design of the project. The WQMP will include structural treatment and non-structural best management practices (BMPs), including installation of storm filters and other control mechanisms. 13. All rooms will include forced air ventilation allowing the residents to leave windows closed reducing interior noise level. 14. The developer will specify a minimum Sound Transmission Class (STC) rating of 29 for all windows and/or door assemblies that front Harbor Boulevard (west facing). These windows and/or doors are to be well fitting with vinyl (or equivalent) gaskets that form an airtight fitting. 15. All exterior fittings that enter the structures (e.g., electrical conduits, HVAC ducts) along Harbor Boulevard will be sealed with caulk such that the fittings are rendered airtight. Any metal ductwork that is exposed to the exterior environmental will be enclosed and insulated to avoid noise transference through the ducting. 16. Any in-room air conditioning units placed along Harbor Boulevard will be placed in baffled enclosures reducing transmitted noise, but allowing airflow. 17. All construction equipment will be in proper operating condition and fitted with standard factory noise attenuation features. All equipment will be properly maintained to assure that no additional noise, due to worn or improperly maintained parts, would be generated. 18. Approved haul routes will be used to minimize exposure of sensitive receptors to potential adverse noise levels from hauling operations. 19. To the degree feasible, construction equipment will be sited away from adjacent residential land uses. Resolution No. 2007- Page 7 of 10 75D-159 20. Hydraulic hammer attachments used in pavement and structure demolition will be equipped with a silencing package. 21. The project developer will contribute a fair share contribution toward the installation of a traffic signal at the intersection of Harbor Boulevard and Kent Avenue, in an amount determined by the City of Santa Ana Public Works Department. 22. The project developer will install a right turn only sign facing motorists exiting the site from the project site driveway closest to Kent Avenue. B. Police Deaartment 1. The property owner will be required to continuously and actively participate in the City of Santa Ana's Crime Free Multi-housing Program. This will require the property owner, managers, leasing staff, maintenance personnel and others in the management team to attend an entire eight-hour training program conducted by the Police Department and that the three phases of the program (Training, CPTED Inspection and safety social) be completed and that the Full Certification Program be maintained through the life of the project. 2. The applicant will be required to incorporate the Crime Free Lease/drug free housing Addendum into their leasing procedures. The addendum is subject to review by the Police Department. 3. The new building and parking lot must conform with the provisions of Chapter 8, Article II Division 3 of the Santa Ana Municipal Code (Building Security Ordinance). These code conditions will require that the existing project's lighting, door/window locking devices and addressing be upgraded to current code standards. Lighting standards cannot be located in required landscape planters. 4. The applicant shall be responsible for maintaining the premises free of graffiti. All graffiti shall be removed within 24 hours of occurrence. Prior to removal, all graffiti must be photographed and documented for Police Department use. 5. No exterior pay phones will be allowed. All other pay phones will be required to allow outgoing calls only. Resolution No. 2007- Page 8 of 10 75D-160 6. There shall be no coin-operated games maintained on the property at any time. 7. Between the hour of 5:00 p.m. and 5:00 a.m. the property owner shall provide a minimum of one-uniformed, licensed security guard in the parking lot and shall maintain order therein and prevent any activity which would interfere with the quiet enjoyment of their property by nearby residents. 8. The conditional use permit shall be reviewed at sixth months, at one year and then annually thereafter by the Police Department for any modification to the conditions of approval. 9. The site must be properly posted with P.C. 602 signage and up to date waiver must be kept on-file with the Police Department. 10. The properties landscaping must be properly maintained. Shrubs must be maintained at a minimum three-foot level, trees must be trimmed up to a minimum six-foot level. 11. Property owner must keep the Police Department up to date with all staff emergency numbers. 12. A lease addendum must be signed by all adults that will be living in a room. The addendum will be required to include a list of the rules of the hotel and contain a clause which states that violation of these rules will be good cause to terminate the lease/tenancy. 13. All proposed laundry rooms must be placed in a highly visible, high activity area. All proposed laundry locations must receive prior Police Department approval at the Plan Check stage. Resolution No. 2007- Page 9 of 10 75D-161 75D-162