HomeMy WebLinkAbout2018-075 - Final Subsequent Environmental IMpact Report No. 2018-15LS 8.21.18
RESOLUTION NO. 2018-075
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING FINAL SUBSEQUENT
ENVIRONMENTAL IMPACT REPORT NO. 2018-15 (SCH
NO. 2006031041) AND THE MITIGATION MONITORING
AND REPORTING PROGRAM; MAKING CEQA FINDINGS
OF FACT; ADOPTING THE STATEMENT OF OVERRIDING
CONSIDERATIONS; AND ADOPTING GENERAL PLAN
AMENDMENT NO. 2018-03 FOR THE PROPOSED METRO
EAST MIXED USE OVERLAY ZONE EXPANSION AND
AMENDMENTS PROJECT AND THE ELAN
DEVELOPMENT PROJECT LOCATED AT 1660 EAST
FIRST STREET
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. The City of Santa Ana (City) is requesting approval of General Plan Amendment
No. 2018-03 to amend the General Plan land use designation of 53 parcels
located in the existing Metro East Mixed Use (MEMU) Overlay Zone (OZ -1) and
in the proposed MEMU expansion area to be consistent with the current land
uses and proposed zoning designations in the MEMU project area (the "MEMU"
project).
B. A Subsequent Final Environmental Impact Report (the "SEIR") No. 2018-15
(SCH No. 2006031041) was prepared for the MEMU projects. The SEIR also
evaluates the environmental impacts of a separately proposed development
project within the expanded MEMU area that will be considered separately by
the Planning Commission after the SEIR and MEMU project have been
considered and approved by the City Council. For the purpose of the SEIR,
the MEMU and Elan projects are also known as the "Project."
C. The development project to be considered separately by the Planning
Commission is Site Plan Review No. 2018-02 to allow a 603 -unit mixed-use
development project at 1660 East First Street (the "Elan" project), subject to
approval of this General Plan Amendment, and separate but related
Amendment (Zone Change) and Zoning Ordinance Amendment applications.
D. On July 23, 2018, during the 45 day public comment period, the Planning
Commission held a duly noticed public hearing and voted to recommend that
the City Council adopt a resolution certifying Subsequent Final Environmental
Impact Report No. 2018-15 (SCH No. 2006031041) and approving the
Resolution No. 2018-075
Page 1 of 12
Mitigation Monitoring and Reporting Program, Findings of Fact and Statement
of Overriding Considerations; General Plan Amendment No. 2018-03;
Amendment Application No. 2018-06; and Zoning Ordinance Amendment No.
2018-02 for the Metro East Mixed Use Overlay Zone expansion and
amendments project.
E. The certification of the SEIR is a CEQA Determination by the City Council.
The discretionary approval of the MEMU and Elan projects requires separate
actions by the appropriate approving bodies.
F. On August 21, 2018, the City Council of the City of Santa Ana held a duly
noticed public hearing to consider all testimony, written and oral, related to
Subsequent Final Environmental Impact Report No. 2018-15 (SCH No.
2006031041), General Plan Amendment No. 2018-03, Amendment
Application No. 2018-06; and Zoning Ordinance Amendment No. 2018-02 for
the Metro East Mixed Use Overlay Zone expansion and amendments project,
at which time all persons wishing to testify were heard, the project was fully
considered, and all other legal prerequisites to the adoption of this Resolution
occurred.
G. Pursuant to the California Environmental Quality Act (Pub. Res. Code sec.
21000 et seq.; "CEQA"), and the State CEQA Guidelines the City has
determined that a Subsequent Environmental Impact Report (SEIR) should
be prepared pursuant to CEQA in order to analyze all potential adverse
environmental impacts of the proposed project.
1. Pursuant to Public Resources Code section 21067 and the State CEQA
Guidelines (Cal. Code Reg., tit. 14 Sec 15000 et seq.) section 15051, the
City is the lead agency for the proposed Project.
2. In accordance with CEQA, the recommended actions have been reviewed
through an SEIR. Sections 15080 through 15097, and 15162 of the State
CEQA Guidelines (Article 7) guide the process for the preparation of an
EIR and an SEIR.
3. The California Environmental Quality Act (CEQA) requires that, where
there is the potential for environmental impacts as the result of a proposed
project, an EIR be prepared in order to study and analyze any potential
environmental impacts, disclose such potential impacts to the public, and
mitigate such impacts to the greatest extent feasible. As such, an EIR
was prepared for the original MEMU Overlay Zone in 2007 and was
subsequently certified by the City Council.
Resolution No. 2018-075
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4. An SEIR is prepared when an EIR has been certified for a project and the
lead agency determines that one or more of the criteria listed under
Section 15162 and 15163 of the State CEQA Guidelines are met. The City
has determined that an SEIR is the most appropriate environmental
document due to the characterization of the proposed changes to the
project that was previously approved with the certified Final EIR for the
MEMU Overlay Zone in 2007. The current SEIR has been prepared
pursuant to the requirements of CEQA and discloses the environmental
impacts associated with implementing the proposed Project and includes
mitigation measures that can reduce potential impacts to the extent
possible or to below a level of significance. The proposed Project will be
consistent with the prior findings in the original 2007 Final EIR certified by
the City Council, and significant and unavoidable environmental impacts
disclosed in the 2007 EIR would remain for air quality, noise, and
transportation/traffic. However, development of the Elan project would
result in a substantial adverse change to an eligible historical resource
(the now -vacant Elks Club building), which was not addressed in the 2007
EIR. As a result, preparation of the current draft SEIR was required, and
the draft SEIR analyzes and proposes mitigation for the demolition of the
Elks Club building.
5. The SEIR, as required by CEQA, contains 1) an Initial Study; 2) a project
description; 3) a description of the environmental setting, potential
environmental impacts, mitigation measures for any significant effects,
and consistency with plans and policies; and 4) names of prepares. The
mitigation measures included in this SEIR are designed to reduce or
eliminate the potentially significant environmental impacts described
herein. The scope of the SEIR evaluates the proposed Project's effects on
the following resource topics: air quality, cultural resources, greenhouse
gas emissions, hazards and hazardous materials, hydrology and water
quality, land use and planning, noise, transportation/traffic, and tribal
cultural resources.
6. The City prepared a draft SEIR and published the Notice of Availability
(NOA) in the Orange County Register as well as posted the NOA at the
Orange County Clerk's Office on June 12, 2018. The City circulated the
draft SEIR for the 45 -day public review between June 12, 2018 and July
27, 2018. The draft SEIR was available for public review at the Santa Ana
City Hall, the City of Santa Ana Main Library, and on the City's website.
7. During the 45 -day public review period, the City held a regularly scheduled
public hearing with the Planning Commission on July 23, 2018, to receive
comments regarding the draft SEIR.
Resolution No. 2018-075
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8. The City received a total of nine (9) written comment letters and two (2)
verbal comments during the public review period and evaluated all
comments received from the persons or agencies that reviewed the draft
SEIR. Pursuant to Section 15088 of the State CEQA Guidelines, the City,
as the lead agency for the project, has reviewed all comments received on
the document. The City provided written responses to all agencies and
members of the public commenting on the draft SEIR at least 10 days
prior to the City Council hearing.
9. In accordance with Senate Bill 18 (SB 18) and Government Code Section
69352.3, and Assembly Bill 52 (AB 52) and Government Code 21000, the
City of Santa Ana requested a list of Tribal Organization contacts from the
Native American Heritage Commission and sent notifications to the
appropriate tribal organizations in January 2018 in compliance with SB 18,
and again in April 2018 to comply with AB 52. No tribes requested
consultation for the proposed project, and no tribal cultural resources were
identified in the proposed project area. As a result, no new mitigation
measures addressing cultural resources, including tribal cultural
resources, were required.
10.The City has prepared a Final SEIR, consisting of comments and
recommendations received during the 45 -day public review and comment
period, written responses to those comments, and revisions and
clarifications to the draft SEIR in response to those comments. For the
purposes of this Resolution, the SEIR shall refer to the draft SEIR,
including all of the technical studies and appendices to the draft SEIR, as
revised by the Final SEIR's revisions, together with the other sections of
the Final SEIR, including all of the technical studies, attachments, and
appendices to the Final SEIR.
11. Findings of Fact with respect to environmental impacts, including
environmental impacts identified in the Final SEIR as potentially
significant, but which the City finds can be substantially lessened through
the imposition of feasible mitigation measures identified in the Final SIER,
are described in Exhibit A attached hereto and incorporated herein by this
reference. As a result of the environmental analysis in the SEIR, one
significant impact was found from the construction of the proposed Elan
project that pertains to loss of an eligible historic resource. Accordingly,
the City has also prepared a Statement of Overriding Considerations in
compliance with Public Resources Code Sections 21081 and CEQA
Guidelines Section 15093, which finds that specific economic, legal,
social, technological, or other benefits of the proposed project outweigh
the significant and unavoidable impacts identified in the EIR. This
Statement of Overriding Considerations is also described in Exhibit A
attached hereto and incorporated herein by this reference.
Resolution No. 2018-075
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12. Mitigation measures have been provided to address potential
environmental impacts, with a list of these mitigation measures found
within the attached Mitigation Monitoring and Reporting Program (MMRP)
attached hereto as Exhibit B and incorporated herein by this reference.
Mitigation measures have been outlined to address potential impacts
stemming from adoption of the original MEMU EIR and the 2018 MEMU
expansion and amendments Project's SEIR.
13.AII the requirements of CEQA and the State CEQA Guidelines have been
satisfied by the City in the Final SEIR, which is sufficiently detailed so that
all of the potentially significant environmental effects of the proposed
Project have been adequately evaluated.
14.The Final SEIR prepared in connection with the proposed Project
sufficiently analyzes both the feasible Mitigation Measures necessary to
avoid or substantially lessen the proposed Project's potential
environmental impacts and a range of feasible alternatives capable of
eliminating or reducing these effects in accordance with CEQA and the
State CEQA guidelines.
15.All of the findings and conclusions made by the City Council pursuant to
this Resolution are based upon the oral and written evidence presented to
the City Council as a whole and not based solely on the information
provided in this Resolution.
16. Prior to taking action, the City Council has heard, been presented with,
reviewed and considered all of the information and data in the
administrative record, including the Final SEIR, and all oral and written
evidence presented to it during all meetings and hearings, all of which is
incorporated herein by this reference.
17.The City has not received any comments or additional information that
produced substantially new information requiring recirculation or additional
environmental review under Public Resources Code sections 21166 and
21092.1 and State CEQA Guidelines section 15088.5.
H. General Plan Amendment No. 2018-03 has been filed to amend the General
Plan to change the land use designation of certain parcels located in the
existing Metro East Mixed Use (MEMU) Overlay Zone (OZ -1) and in the
proposed MEMU expansion area to be consistent with the current land uses
and proposed zoning designations in the MEMU project area. The amendments
will designate properties located in both the existing MEMU area and in the
MEMU expansion area as Urban Neighborhood (UN) or District Center (DC) as
shown on Exhibit C, attached hereto and incorporated herein.
Resolution No. 2018-075
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1. Currently, the land use designations of the properties are inconsistent
with the proposed OZ -1 designation. This project will require amendments to
the Land Use and Urban Design elements of the General Plan to designate
parcels in the MEMU expansion area either UN or DC, and parcels within
the existing MEMU area either UN or DC, to match current or anticipated
land uses.
2. The proposed MEMU project will be consistent with several goals and
policies of the 2014 Housing Element. First, the project is consistent with
Goal 2, which encourages diversity of quality housing, affordability levels,
and living experiences that accommodate Santa Ana's residents and
workforce of all household types, income levels, and age groups to foster an
inclusive community. Second, the MEMU project supports Goal 4 to provide
adequate rental and ownership housing opportunities and supportive
services. Further, the MEMU project is consistent with Policy HE -2.2 to
create District Centers with high intensity, mixed-use urban villages and
pedestrian -oriented experiences; and Policy HE -2.4 to facilitate diverse
types, prices, and sizes of housing. The MEMU expansion and
amendments project will result in an overall increase in land available for
residential development and will not impact the inventory of housing
opportunity sites needed to achieve City's 2014-2021 RHNA allocation.
3. The City Council has weighed and balanced the General Plan's policies,
both old and new, and has determined that based upon this balancing that
General Plan Amendment No. 2018-03 is consistent with the purpose of the
General Plan.
The City Council finds that the Final SEIR, prepared under City direction,
reflects the independent judgment and analysis of the City Council of the City of
Santa Ana. The City Council specifically finds that at this time, the Final SIER
prepared for the MEMU and Elan projects accurately and completely presents
adequate information upon which to base future environmental decisions about
the broad effects of implementing the MEMU and Elan projects. The City
Council further recommends and confirms that no new information of substantial
importance showing new significant environmental effects, or a substantial
increase in the severity of previously identified significant environmental effects
beyond those effects analyzed in the Draft SEIR, for the MEMU and Elan
projects were identified during the public comment period or during the
preparation of the Final SEIR. The City Council approves of the Findings of
Facts and Statement of Overriding Consideration and certifies the Final SEIR
for the MEMU and Elan projects pursuant to CEQA Guidelines §15090.
Section 2. Certification. The City hereby certifies that (1) the SEIR has been
prepared, processed, and noticed in accordance with CEQA and the State CEQA
Guidelines; (2) the SEIR was presented to the City Council and the City Council has
reviewed and considered the information contained in the SEIR prior to considering
Resolution No. 2018-075
Page 6 of 12
adoption of the project, and (3) the SEIR reflects the independent judgment and
analysis of the City Council and is deemed adequate for the purposes of making
decisions on the merits of the Project.
Section 3. CEQA Findings. The City hereby adopts the CEQA Findings of
Fact, which were prepared in accordance with Public Resources Code section 15091
and which are attached hereto as Exhibit A and incorporated herein by this reference as
if fully set forth herein.
Section 4. Statement of Overriding Considerations. The City hereby adopts
the Statement of Overriding Considerations made in connection with the approval of the
Project pursuant to CEQA Guidelines Section 15091, which is attached hereto as
Exhibit A and incorporated herein by this reference as if fully set forth herein.
Section 5. Mitigation Monitoring and Reporting Program. Pursuant to Public
Resources Code section 21081.6, the City Council hereby adopts the Mitigation
Monitoring and Reporting Program attached hereto as Exhibit B and incorporated herein
by this reference. The City finds that the Mitigation Monitoring and Reporting Program
is designed to ensure that, during the implementation of the Project, the City and any
other responsible parties implement the components of the Project and comply with the
mitigation measures identified in the Mitigation Monitoring and Reporting Program.
Section 6. Wildlife Resources. 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. However, pursuant to Fish and Game Code § 711.2 and Title XIV, CCR
§ 735.5, the payment of Fish and Game Department filing fees in conjunction with this
project is at the discretion of the State of California Department of Fish and Wildlife.
Section 7. Approvals. Based on the entire record before the City Council, all
written and oral evidence presented, the CEQA Findings of Fact, the Statement of
Overriding Considerations, and the Mitigation Monitoring and Reporting Program, all
attached and incorporated herein as Exhibit A and Exhibit B to this Resolution, the City
Council of the City of Santa Ana hereby:
A. Adopts the CEQA Findings of Fact, adopts the Statement of Overriding
Considerations, and certifies Final Subsequent Environmental Impact Report
No. 2018-15, and approves the Mitigation Monitoring and Reporting Program
for the MEMU Overlay Zone Expansion and Elan projects;
B. Approves General Plan Amendment No. 2018-03; and,
These decisions are based upon the evidence submitted at the above said
hearing, which includes, but is not limited to: The Request for Council Action dated
August 21, 2018, and exhibits attached thereto; and the public testimony, written and
oral, all of which are incorporated herein by this reference.
Resolution No. 2018-075
Page 7 of 12
Section 8. Indemnification. The Applicant agrees to indemnify, hold harmless,
and defend the City of Santa Ana, its officials, officers, agents, and employees
("Indemnitees"), from any and all liability, claims, actions or proceedings that may be
brought against Indemnitees concerning this project or approval of the project, including
without limitation any CEQA review or approval, or any of the proceedings, acts or
determinations taken, done or made prior to the decision, or to determine the
reasonableness, legality or validity of any condition attached thereto. The Applicant's
indemnification is intended to include, but not be limited to, damages, fees and/or costs
awarded against or incurred by Indemnitees and costs of suit, claim or litigation, including
without limitation attorneys' fees and other costs, liabilities and expenses incurred by
Indemnitees in connection with such proceeding.
Section 9. Ordinances. This Resolution shall not be effective unless and until
Ordinance No. NS -2955 (AA No. 2018-06 and ZOA No. 2018-03) becomes effective. If
said ordinance is for any reason held to be invalid or unconstitutional by the decision of
any court of competent jurisdiction, or otherwise does not go into effect for any reason,
then this resolution shall be null and void and have no further force and effect.
Section 10. Judicial Review. These decisions rendered by the City Council of
the City of Santa Ana are final and are subject to judicial review pursuant to California
Code of Civil Procedure section 1094.6. The Planning and Building Agency shall give
direct notice to the Applicant of the City Council's decisions and these findings.
Section 11. Location of Documents and Custodian of Records. The documents
and materials that constitute the record of proceedings on which the CEQA Findings in
Exhibit A of this Resolution have been based are located at 20 Civic Center Plaza,
Santa Ana. The custodian for these records is the Santa Ana Clerk of the Council. This
information is provided in compliance with Public Resources Code section 21081.6.
Section 12. Notice of Determination. The City Council hereby directs staff to
file a Notice of Determination with the County of Orange within five (5) working days of
final Project approval.
ADOPTED this 18th day of September, 2018.
Resolution No. 2018-075
Page 8 of 12
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:
Lisa Storck
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
Pulido Solorio Tinaiero Villegas (4)
Benavides, Martinez, Sarmiento (3)
NOT PRESENT: Councilmembers None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, MARIA D. HUIZAR, Clerk of the Council, do hereby attest to and certify the attached
Resolution No. 2018-075 to be the original resolution adopted by the City Council of the
City of Santa Ana on September 18, 2018.
Date: '3/lU/"c6L- z) �/l�
Maria D. Huizar
Clerk of the Council
City of Santa Ana
Resolution No. 2018-075
Page 9 of 12
Refer to Laserfiche for
Exhibit A:
Findings of Fact
Statement of Overriding Considerations
Resolution No. 2018-075
Page 10 of 12
METRO EAST MIXED-USE OVERLAY DISTRICT
EXPANSION AND ELAN DEVELOPMENT PROJECTS
SUBSEQUENT ENVIRONMENTAL IMPACT REPORT
FINDINGS OF FACT/STATEMENT OF OVERRIDING
CONSIDERATIONS
SCH #2006031041
CITY OF SANTA ANA
Chapter 1
Introduction
This document presents the Findings of Fact and Statement of Overriding Considerations that must
be adopted by the City of Santa Ana (City) pursuant to the requirements of Sections 15091 and
15093, respectively, of the California Environmental Quality Act Guidelines (State CEQA Guidelines)
prior to the approval of the Metro East Mixed -Use (MEMU) Overlay District Expansion and Elan
Development Projects (proposed project).
This document is organized as follows:
Chapter 1 Introduces the Findings of Fact and Statement of Overriding Considerations.
Chapter 2 Presents the CEQA Findings of the Subsequent Environmental Impact Report
(SEIR), including the identified significant impacts.
Chapter 3 Presents the alternatives to the proposed project and evaluates them in relation
to the findings contained in Section 15091(a)(3) of the State CEQA Guidelines.
The City must consider and make findings regarding alternatives when a project
would involve environmental impacts that cannot be reduced to a less -than -
significant level, or cannot be substantially reduced, by proposed mitigation
measures.
Chapter 4 Presents a Statement of Overriding Considerations that is required in
accordance with Section 15093 of the State CEQA Guidelines for significant
impacts of the proposed project that cannot be mitigated to a less -than -
significant level.
As stated in the SEIR, the MEMU Overlay Zone is a land use plan that guides the physical
development within the boundaries of the Overlay Zone. It is not an implementation plan, and
adoption of the Overlay Zone does not constitute a commitment to any specific project, construction
schedule, or funding priority. Each development proposal undertaken during the planning horizon
of the Overlay Zone must be approved individually by the City in compliance with CEQA. Therefore,
the MEMU Overlay Zone is analyzed at a program level, which evaluates the effects of the
implementation of the entire Overlay Zone.
In addition, the Elan Development Project converges with the proposed modifications to the MEMU
Overlay Zone, and represents a development proposal within the MEMU Overlay Zone expansion
area that must be approved individually in accordance with CEQA. Therefore, the Elan Development
Project is described in detail, and a project -level analysis of the potential environmental impacts is
provided concurrently with the program -level analysis of the MEMU Overlay Zone Expansion within
the SEIR.
With respect to other individual development projects that may be proposed during the Overlay
Zone planning horizon, Section 15168(c) of the State CEQA Guidelines states that subsequent
activities should be examined in light of the SEIR to determine whether additional environmental
documentation must be prepared. If a later activity would have effects that were not examined in the
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 1 1 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
1. Introduction
Program SEIR, subsequent environmental documentation must be prepared, consistent with
Sections 15162 through 15164 of the State CEQA Guidelines. If no new effects would occur and no
new mitigation measures would be required, the subsequent activity could rely on the scope of the
environmental analysis provided in the SEIR, and no additional environmental documentation
would be required.
As the proposed project involves a program- and project -level component, each component is
discussed herein. For ease of understanding, the program -level component will be discussed first in
the adjoining chapters, followed by the project -level component.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 1-2 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
Chapter 2
CEQA Findings
2.1 ; Introduction
This chapter presents the potential impacts that were identified in the SEIR and the findings that are
required in accordance with Section 15091 of the State CEQA Guidelines. The possible findings for
each significant and/or potentially significant adverse impact are as follows:
(a) Changes or alterations have been required in, or incorporated into the project which avoid,
substantially lessen, or reduce the magnitude of the significant environmental effect as
identified in the SEIR ("Finding 1").
(b) Such changes or alterations are within the responsibility and Jurisdiction of another public
agency and not the agency making the findings. Such changes have been adopted by such
other agency or can and should be adopted by such other agency ("Finding 2").
(c) Specific economic, social, or other considerations make infeasible the mitigation measures
or project alternatives in the EIR ("Finding 3").
Table 2-1 and Table 2-2 summarize the significant unavoidable impacts of the SEIR for the Metro
East Mixed -Use Overlay District Expansion and the Elan Development Project, respectively, as
currently proposed for certification and adoption of the proposed project.
Additional facts that support the findings are set forth in the Draft SEIR, the Final SEIR, the staff
reports to the Planning Commission and City Council, and the record of proceedings.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-1 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana 2. CEQA Findings
Table 2-1. CECW Findings for the Metro East Mixed -Use Overlay District Expansion (Program -Level Component)
Impact Statement Impact Summary Findings
Air Quality
Impact 4.1-1: Construction of the
proposed project could violate an
air quality standard or contribute
to an existing or projected air
quality violation.
Impact 4.1-2: Operation of the
proposed project would violate
an air quality standard or
contribute to an existing or
projected air quality violation.
Because construction emissions
for an individual project typically
exceed the SCAQMD's
recommended thresholds of
significance and result in short-
term air quality impacts, the
impact of the proposed project,
which takes into consideration
the construction emissions
generated from all of the
development proposed under the
proposed project, is anticipated
to be significant and unavoidable.
Operation of the proposed project
would generate emissions that
exceed the thresholds of
significance recommended by the
SCAQMD for NOx, CO, PM10 and
PM2.5. The exceedance of the
SCAQMD threshold for these
criteria pollutants is primarily
due to mobile and area sources.
As no feasible mitigation is
available to reduce these
emissions, this impact would
remain significant and
unavoidable.
Findings 1 and 3. No additional feasible mitigation is available.
Mitigation measures MM -OZ 4.2-2 through MM -OZ 4.2-16 from the MEMU
EIR as well as newly developed mitigation measures MM -AQ -1 through
MM -AQ -3 from this SEIR were developed to reduce the severity of this
impact.
However, while implementation of mitigation measures MM -OZ 4.2-2
through MM -OZ 4.2-16 and MM -AQ -1 through MM -AQ -3 would reduce
construction -related emissions, they may not reduce these emissions to
levels below the SCAQMD thresholds for each individual development
project, as the amount of emissions generated for each project would vary
depending on its size, the land area that would need to be disturbed during
construction, and the length of the construction schedule. Under these
conditions, no further feasible mitigation measures are available and this
impact would be considered significant and unavoidable.
Finding 3. No feasible mitigation is available.
The exceedance of the SCAQMD thresholds for these criteria pollutants is
primarily due to the increase in motor vehicles traveling to and from the
project site. As no feasible mitigation is available to reduce these emissions,
this impact would remain significant and unavoidable.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-2 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
2. CEOA Findings
Impact Statement Impact Summary Findings
Impact 4.1-3: The proposed
project would result in a
cumulatively considerable
increase in criteria pollutants for
which the project region is in
nonattainment status under an
applicable federal or state
ambient air quality standard.
Cultural Resources
Impact 4.2-1: Redevelopment of
sites within the MEMU Overlay
Zone expansion area could result
in the demolition or major
modification of historically aged
structures that have not yet been
evaluated to determine their
significance as defined by Section
15064.5 of the State CEQA
Guidelines, which would be
considered a significant impact.
Because the proposed project
would exceed SCAQMD
thresholds for the pollutants and
precursors of ozone for which the
South Coast Air Basin (SCAB) is in
non -attainment, the proposed
project would make cumulatively
considerable contributions of
these pollutants during both
construction and operation of the
proposed project. This would
constitute a substantial
contribution to an existing or
projected air quality violation.
Because no additional feasible
mitigation beyond what is
already proposed is available to
further reduce these
contributions to levels below
SCAOMD thresholds, this impact
is considered to be significant and
unavoidable.
Demolition or alteration of a
building or structure 50 years or
older that has not been listed in
the National Register of Historic
Places, and has not been
evaluated for California Register
of Historical Resources and Santa
Ana Historic Property Register
eligibility, could result in a
significant impact on a historical
resource.
Findings 1 and 3. No additional feasible mitigation is available.
Mitigation measures MM-OZ.4.2-2 through MM -OZ 4.2-16 from the MEMU
EIR and MM -AQ -1 through MM -AQ -3 from this SEIR were developed to
reduce the emissions.
Because the proposed project would exceed SCAQMD thresholds for the
pollutants and precursors of ozone as well as PM2.5 and PM10 for which the
SCAB is in non -attainment, the proposed project would make cumulatively
considerable contributions of these pollutants during both construction and
operation of the proposed project. Because no additional feasible mitigation
is available to further reduce these contributions to levels below SCAQMD
thresholds, this impact is considered to be significant and unavoidable.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measure MM -OZ 4.4-1 from the MEMU EIR
would ensure that any historical resources within the MEMU Overlay Zone
expansion area are identified, and that impacts on such resources are
analyzed and mitigated if necessary at the project level. Implementation of
mitigation measure MM -OZ 4.4-1 from the MEMU EIR would reduce
impacts to less than significant.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-3 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
Impact 4.2-2: Implementation of
the proposed project has the
potential to cause a substantial
adverse change in the
significance of an archaeological
resource pursuant to Section
15064.5 of the State CEQA
Guidelines, and this would be
considered a significant impact.
Impact 4.2-3: Implementation of
the proposed project has the
potential to directly or indirectly
destroy a unique paleontological
resource or site or a unique
geologic feature, and this would
be considered a significant
impact.
The MEMU Overlay Zone
expansion area appears to have
low prehistoric or historic
archaeological resource
sensitivity, though it is possible
that deeper cultural deposits
could be present below surface
sediments. Therefore,
construction activities at the
project level have potential to
cause a substantial adverse
change in the significance of an
archaeological resource within
the expansion area. With
implementation of mitigation
impacts would be reduced to less
than significant.
Ground -disturbing construction
activities that reach deeper, older
Quaternary sediments with
potential Pleistocene deposits do
have the potential to result in
direct or indirect destruction of a
unique paleontological resource.
However, with implementation of
mitigation impacts would be
reduced to less than significant.
2. CEQA Findings
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Mitigation measures MM -OZ 4.4-2 and MM -OZ 4.4-3 from the MEMU EIR
would require a qualified archaeologist would be retained to monitor any
significant ground -disturbing activities and be notified in the event
archaeological resources are unearthed during project subsurface activities.
Implementation of these measures would ensure that any impacts on the
significance of an archaeological resource within the MEMU Overlay Zone
expansion area would be reduced to less than significant.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measure MM -CUL -1, which has been
developed to supersede MM -OZ 4.4-4 from the MEMU EIR, would require a
qualified paleontologist review the paleontological records search and
ensure that potential impacts on paleontological •resources from
implementation of the proposed project would be less than significant.
Impact 4.2-4: Construction
Implementation of the proposed
Finding 1. Changes or alterations have been required in, or incorporated
activities under the proposed
project could involve project-
into the project which avoid, substantially lessen, or reduce the magnitude
project could result in the
level ground -disturbing
of the significant environmental effect.
disturbance of human remains
construction activities with the
interred outside of formal
potential to result in the
Mitigation measure MM -OZ 4.4-5 from the MEMU EIR states that if human
cemeteries.
disturbance of human remains
remains are unearthed, State Health and Safety Code Section 7050.5
interred outside of formal
requires that no further disturbance shall occur until the County Corner has
cemeteries. However, with
made the necessary findings as to origin and disposition pursuant to PRC
implementation of mitigation
5097.98. Implementation of this mitigation measure would ensure that any
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-4 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
Greenhouse'Gas Emissions
Impact 4.3-1: Development of
the proposed project would
result in a net increase in
emissions over existing
conditions and would be
considered a significant impact.
Impact 4.3-2: The proposed
project would not conflict with an
applicable plan, policy, or
regulation adopted for the
purpose of reducing GHG
emissions.
2. CEQA Findings
impacts would be reduced to less impacts on human remains within the MEMU Overlay Zone expansion area
than significant. would be reduced to less than significant.
The proposed project's net
operational GHG emissions in
2040 would exceed the
"substantial progress" efficiency
metric, and thus the project could
conflict with the greenhouse gas
(GHG) emissions reduction
trajectory for 2050 under
Executive Order (EO) S-3-05. To
reduce the proposed project's
GHG emissions in 2040,
mitigation is recommended;
however, given that the proposed
project would need to reduce its
net GHG emissions by more than
80 percent to meet the
"substantial progress" efficiency
metric, these mitigation measures
would not be able to achieve such
a drastic reduction in the
proposed project's GHG
emissions
The City's CAP, adopted in 2015,
contains measures to reduce GHG
emissions related to
transportation and land use,
community -wide energy,
municipal operations, and solid
waste, water, and wastewater.
The proposed project would be
consistent with the relevant
goals, objectives, policies, and
measures contained in the City's
Findings 1 and 3. No additional feasible mitigation is available.
Implementation of mitigation measures MM -OZ 4.2-2 through MM -OZ 4.2-
16 from the MEMU EIR and newly developed mitigation measures MM -AQ -
2 and MM-GHG-1 through MM-GHG-6 would reduce GHG emissions to
some extent; however, GHG emissions generated by buildout of the
proposed project would represent a significant and unavoidable impact.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measures MM-GHG-1 through MM-GHG-6
would ensure compliance with applicable planning documents, policies, and
regulations adopted for the purpose of reducing GHG emissions, and any
impacts would be less than significant.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-5 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
CAP, some after implementation
of mitigation measures
Hazards' and Hazardous Materials
Impact 4.4-2: Construction
activities associated with
implementation of the proposed
project could result in the release
of hazardous materials to the
environment through reasonably
foreseeable upset and accident
conditions.
Impact 4.4-4: The proposed
project area includes sites that
are included on a list of
hazardous materials sites and, as
a result, could create a significant
hazard to the public or
/environment.
Impact 4.4-5: Implementation of
the proposed project could
interfere with an adopted
emergency response plan or
emergency evacuation plan.
Construction of future
development projects proposed
in the MEMU Overlay Zone
expansion area could pose a
hazardous materials exposure
risk to future development
projects proposed in this area
during construction. However,
implementation of mitigation
would reduce potential impacts
to less than significant
A Leaking Underground Storage
Tank site was identified within
the MEMU Overlay Zone
expansion area, which could pose
an exposure risk to construction
personnel. However,
implementation of mitigation
would reduce potential impacts
to less than significant.
Development projects in the
MEMU Overlay Zone expansion
area would not impair
implementation of or physically
interfere with an adopted
emergency response plan or
emergency evacuation plan.
Large construction vehicles
entering and exiting construction
sites would be guided by the use
of personnel using signs and flags
to direct traffic. Adequate
2. CEQA Findings
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measures MM -OZ 4.6-2 and MM -OZ 4.6-3
from the MEMU EIR would require preparation of a preliminary
environmental site assessment and address potential exposure impacts
associated with previously unidentified contamination for future
development projects in the MEMU Overlay Zone expansion area thereby
reducing the potential impact from accidental release and exposure to
hazardous materials to less that significant.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measure MM -OZ 4.6-2 from the MEMU EIR
would require preparation of a preliminary environmental site assessment
and subsequent investigation and reduce potential impacts to less than
significant.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Adequate emergency access to the project area and surroundings would be
provided through implementation of mitigation measures MM -OZ 4.6-5 and
MM -OZ 4.6-6 during construction. Moreover, the City's Emergency
Preparedness Plan would be updated as required by MEMU EIR mitigation
measure MM -OZ 4.6-7 and would be implemented to address the potential
for accidental release of hazardous materials during project operations.
Therefore, impacts resulting from the proposed project would be less than
significant.
Metro East Mixed -Use Overlay, District Expansion and Elan August 2018
Development Projects 2-6 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
emergency access to the project
area and surroundings would be
provided through
implementation of mitigation
therefore, impacts resulting from
the proposed project would be
less than significant.
2. CEQA Findings
Hydrology and Water Quality,
Future development could result
.
Impact 4.5-1: Implementation of
It is possible that future
Finding 1. Changes or alterations have been required in, or incorporated
the proposed project would not
development projects would
into the project which avoid, substantially lessen, or reduce the magnitude
violate water quality standards,
increase the amount of
of the significant environmental effect.
waste discharge requirements, or
impervious surfaces that could
Implementation of mitigation measure MM -OZ 4.7-1 from the MEMU EIR
otherwise substantially degrade
potentially increase the amount
Implementation of mitigation measure MM -OZ 4.7-1 from the MEMU EIR
water quality.
of stormwater runoff. However,
would require that future development projects in the Overlay Zone
because a majority of the MEMU
prepare Storm Drain Plans, Stormwater Pollution Prevention Plans
Overlay Zone expansion area is
(SWPPP), and Water Quality Management Plans (WQMP) conforming to the
already built out, any increase in
current National Pollutant Discharge Elimination System (NPDES)
impervious surfaces is
requirements, and would thus reduce impacts to less than significant
Metro East Mixed -Use Overlay District Expansion and Elan
anticipated to be minor in
Development Projects
relation to existing conditions.
With implementation of
mitigation, impacts on water
quality from the proposed project
would be less than significant.
Impact 4.5-2: Future
Future development could result
Finding 1. Changes or alterations have been required in, or incorporated
development in the MEMU
in minor alterations to drainage,
into the project which avoid, substantially lessen, or reduce the magnitude
Overlay Zone expansion area
such as changes in ground surface
of the significant environmental effect.
could alter the existing drainage
permeability via paving, or
pattern of the area and
changes in topography via
Implementation of mitigation measure MM -OZ 4.7-1 from the MEMU EIR
potentially result in erosion and
grading and excavation. With
would require future developers to prepare a storm drain plan and WQMP.
siltation.
implementation of mitigation,
Implementation of these plans would reduce the volume of sediment -laden
impacts from alteration of
runoff discharging from sites within the MEMU Overlay Zone expansion
existing drainage patterns during
area. Therefore, with implementation of mitigation measure MM -OZ 4.7-1
construction and operation
from the MEMU EIR, impacts from alteration of existing drainage patterns
would be less than significant.
during construction and operation would be less than significant.
Metro East Mixed -Use Overlay District Expansion and Elan
August 2018
Development Projects
2-7 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
2. CEQA Findings
Impact 4.5-3: Future Future development projects Finding 1. Changes or alterations have been required in, or incorporated
development in the MEMU could increase stormwater runoff into the project which avoid, substantially lessen, or -reduce the magnitude
Overlay Zone expansion area through development of vacant of the significant environmental effect.
could alter the existing drainage land and the creation of more
pattern and potentially result in impervious surfaces in the Adherence to mitigation measure MM -OZ 4.7-1 would require the
increased downstream flooding planning area. Implementation of preparation of a WQMP and implementation of BMPs, which could
through the addition of mitigation would reduce the incorporate stormwater detention facilities and would reduce the volume of
impervious surface, or exceeding volume of runoff generated in the runoff generated (and potential for flooding) in the expansion area.
the capacity of existing or expansion area; therefore, Implementation of mitigation measure MM -OZ 4.7-2 would ensure that
planned stormwater drainage impacts would be less than build out of the MEMU Overlay Zone does not result in exceedance of the
systems. significant. capacity of existing or planned stormwater drainage systems. Thus, with
implementation of mitigation measures MM -OZ 4.7-1 and MM -OZ 4.7-2
alteration of existing drainage patterns, including the addition of
impervious surface, would not result in downstream flooding or exceed the
capacity of existing or planned stormwater drainage systems. These
findings are consistent with the findings of the MEMU EIR. No new impacts
would occur and no new mitigation would be required. Impacts would be
less than significant.
Noise
Impact 4.7-1: Construction
Noise generated during onsite
Finding 1. Changes or alterations have been required in, or incorporated
activities associated with the
construction of future
into the project which avoid, substantially lessen, or reduce the magnitude
proposed project would generate
development projects would
of the significant environmental effect.
temporary noise levels in excess
involve a different mix of
of the noise limits typically
equipment operating, and noise
Implementation of mitigation measures MM -OZ 4.9-1 through 4.9-4 would
imposed by the City of Santa Ana
levels would vary based on the
ensure that impacts associated with construction -related noise would be
Municipal Code.
amount of equipment in
minimized and that that construction activity occurs only during the hours
operation and the location of the
exempted by the City of Santa Ana Municipal Code. Therefore, this impact
activity. However, the duration of
would be less than significant.
activity close to any individual
receptor would be limited, and
noise levels would reduce rapidly
as work moves away from the
receptor location. With
implementation of mitigation
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-8 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
Impact 4.7-2: Operation of the
proposed project could expose
land uses to noise levels that
exceed the standards established
by the City of Santa Ana General
Plan.
Impact 4.7-3: Construction
activities associated with the
proposed project would generate
a substantial temporary increase
in ambient noise levels.
Impact 4.7-4: Construction of the
proposed project could generate
or expose persons or structures
to excessive groundborne
impacts associated with
construction -related noise would
be reduced to less than
significant.
Sources of project -generated
noise could include new
stationary sources, such as
rooftop heating, ventilation, and
air conditioning systems.
In addition, implementation of
the proposed project would lead
to the development of residential
uses in areas where noise levels
exceed the 65 A -weighted decibel
(dBA) threshold. However, with
implementation of mitigation this
impact would be reduced to less
than significant.
Sensitive receptors within 25 feet
of future development project
sites in the MEMU Overlay Zone
expansion area could experience
maximum noise levels up to 95.6
dBA as a result of construction
activities. This would exceed the
ambient noise levels by up to
approximately 27 decibels (dB),
which would be very noticeable
and could generate a temporary
nuisance. With implementation of
mitigation this impact would be
less than significant.
Sensitive receptors that are at or
within 50 feet of potential project
construction sites may
experience vibration levels
2. CEOA Findings
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measures MM -OZ 4.9-6, MM -OZ 4.9-7, and
MM-NIO-1 would ensure that noise levels within interior living spaces of
the residential units do not exceed the 45 dBA interior noise standard
established in the City's General Plan and reduce potential impacts to less
than significant.
Finding 1. Changes or alterations have been required in, or incorporated
into the project which avoid, substantially lessen, or reduce the magnitude
of the significant environmental effect.
Implementation of mitigation measures MM -OZ 4.9-1 through MM -OZ 4.9-
4 from the MEMU EIR would ensure that construction noise occurs only
during the hours exempted by the Municipal Code and would reduce
potential impacts to less than significant.
Findings 1 and 3. No additional feasible mitigation is available.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-9 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement
vibration if sensitive receptors
that are at or within 50 feet of
potential project construction
sites.
Impact 4.7-5: Operation of the
proposed project would generate
increased local traffic volumes
that would cause a substantial
increase in ambient noise levels
in the project vicinity.
Impact Summary
during construction activities that
exceed the Federal Transit
Administration's (FTA's)
vibration impact threshold of 85
VdB (vibration velocity in
decibels) for human annoyance.
Implementation of mitigation
would help to reduce this impact,
but not to a less -than -significant
level; therefore, this impact
would remain significant and
unavoidable.
Five roadway segments within
the Overlay Zone would exceed
the 3.0 dBA Community Noise
Equivalent Level (CNEL) increase
with implementation of the
proposed project (Fourth Street
between Golden Circle Drive and
Tustin Avenue; First Street
between Grand Avenue and Lyon
Street; First Street between
Golden Circle Drive and Tustin
Avenue; Cabrillo Park Avenue
between Fourth Street and First
Street, Tustin Avenue between
Fourth Street and First Street).
These increases of 3 dBA CNEL
would constitute a substantial
permanent increase in ambient
noise levels due to
implementation of the proposed
project. As there is no feasible
mitigation to reduce this impact,
this impact would be considered
significant and unavoidable.
2. CEQA Findings
Findings
Implementation of mitigation measures MM -OZ 4.9-1 through MM -OZ 4.9-
4 from the MEMU EIR would help to reduce potential impacts by limiting
the hours of construction and implementing BMPs. However, it may be
possible that construction activities could occur as close as 25 feet from
sensitive receptors. The only mitigation measure that would eliminate the
vibration impact would be to limit construction activities within 50 feet of
sensitive receptors. Because it is not feasible to prohibit construction within
50 feet of all existing sensitive receptors, there is no feasible mitigation
available for this impact. No additional mitigation is considered feasible to
reduce this impact; thus, this is considered a significant and unavoidable
impact.
Finding 3. No feasible mitigation is available.
No feasible mitigation is available to reduce the noise impact associated
with an increase in traffic on the five roadway segments; thus, this is
considered a significant and unavoidable impact.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-10 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
2. CEQH Findings
Transportation/Traffic
Impact 4.8-1: Implementation of
In the buildout year (2040), the
Findingsl, 2, and 3. No additional feasible mitigation is available and some
the proposed project would cause
level of service (LOS) would
improvements are outside the City's jurisdiction.
an increase in traffic that is
remain acceptable for 37 of the
substantial in relation to existing
52 intersections. While
With implementation of mitigation measures MM -OZ 4.12-1 through MM -
traffic load and capacity of the
implementation of all of the .
OZ 4.12-4, all the affected study intersections would operate at acceptable
street system.
recommended improvements
LOS values after recommended improvements are implemented. In addition
identified in the SEIR would
to the recommended improvements, signal timing optimization is
result in acceptable LOS, some of
recommended for all traffic signals in the study area. While implementation
the significantly affected
of all of the recommended improvements would result in acceptable LOS,
intersections would be outside of
some of the significantly affected intersections would be outside of the
the City's jurisdiction. Therefore,
City's jurisdiction. Therefore, the City cannot ensure implementation of the
the City cannot ensure
suggested improvements and impacts are considered to be significant and
implementation of the suggested
unavoidable.
improvements, and impacts are
considered to be significant and
unavoidable.
Impact 4.8-2: Implementation of
the proposed project would
exceed standards established by
the Orange County
Transportation Authority (OCTA)
within the Study Area.
The proposed project has been
found to exceed standards
established by OCTA for three
Congestion Management Program
(CMP) intersections. All the
affected study intersections
would operate at acceptable LOS
values after recommended
improvements are implemented.
While implementation of all of
the recommended improvements
detailed in the SEIR would result
in acceptable LOS, certain CMP
intersections would be outside of
the City's jurisdiction and are the
responsibility, of the California
Department of Transportation
(Caltrans). Therefore, the City
cannot ensure implementation of
Findings 1 and 2. Changes or alterations have been required in, or
incorporated into the project which avoid, substantially lessen, or reduce
the magnitude of the significant environmental effect; however,
implementation of the recommended improvements are outside of the
City's jurisdiction.
Implementation of the improvement measures detailed in mitigation
measures MM -OZ 4.12-2 through MM -OZ 4.12-4 from the MEMU EIR and
newly developed mitigation measure MM -TRA -1 for these three
intersections would improve the level of service to acceptable operating
conditions. Therefore, if the improvement measures are implemented in the
future under specific development projects, impacts on these intersections
would be less than significant. However, while implementation of all of the
recommended improvements would result in acceptable LOS, these CMP
intersections would be outside of the City's jurisdiction and are the
responsibility of Caltrans. Therefore, the City cannot ensure implementation
of the suggested improvements, and impacts are considered to be
significant and unavoidable.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-11 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana 2. CEQA Findings
Impact Statement Impact Summary Findings
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-12 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
the suggested improvements, and
impacts are considered to be
significant and unavoidable.
Tribal Cultural Resources
Impact 4.9-2: Implementation of
Due to the developed nature of
Finding 1. Changes or alterations have been required in, or incorporated
the proposed project could
the project site and the
into the project which avoid, substantially lessen, or reduce the magnitude
encounter significant tribal
surrounding area, and absence of
of the significant environmental effect.
cultural resources during
tribal cultural resources
construction.
identified during consultation in
Implementation of mitigation measures MM -OZ 4.4-2, MM -OZ 4.4-3, and
the project area, it is less likely
MM -OZ 4.4-5 from the MEMU EIR and newly developed mitigation MM -
that significant tribal cultural
TCR -1 would require any tribal cultural resource unexpectedly discovered
resources would be encountered
during construction be evaluated and protected reducing potential impacts
during construction of the
to less than significant.
proposed project. However, with
implementation of mitigation, any
tribal cultural resource
unexpectedly discovered during
construction would be evaluated
and protected. No tribes
requested consultation for the
proposed project, and no tribal
cultural resources were identified
in the proposed project area. In
the event that a tribal cultural
resource is unexpectedly
identified during the course of a
future development project, and
the City determines that the
project may cause a substantial
adverse change to a tribal
cultural resource, the City will
rely on standard mitigation
measures described in California
Public Resources Code that, if the
City determines to be feasible,
may avoid or minimize the
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-12 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana 2. CEQA Findings
Impact Statement Impact Summary Findings
significant adverse impacts.
Therefore, impacts would be less
than significant.
Table 2-2. CECA Findings for the Elan Mixed -Use Development (Project -Level Component)
Impact Statement Impact Summary Findings
Air Quality _
Impact 4.1-E1: Construction of the Elan Project
could violate an air quality standard or
contribute to an existing or projected air quality
violation.
Construction activities would temporarily
create emissions of dust, fumes, equipment
exhaust, and other air contaminants. With the
exception of VOC emissions, the maximum level
of daily construction emissions generated by
the proposed project would not exceed
SCAQMD's daily significance thresholds for any
criteria pollutants during any of the
construction phases.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measures MM -OZ
4.2-14 through MM -OZ 4.2-16 from the MEMU
EIR and newly developed mitigation measure
MM -AQ -3 would reduce potential impacts to
less than significant.
Impact 4.1-E3: The proposed Elan Project
Construction -related daily emissions associated
Finding 1. Changes or alterations have been
would not result in a cumulatively considerable
with project development would exceed
required in, or incorporated into the project
increase of criteria pollutant for which the
SCAQMD thresholds for VOCs during overlap of
which avoid, substantially lessen, or reduce the
project region is non -attainment.
the building construction and architectural
magnitude of the significant environmental
coating phases, with the vast majority of the
effect.
emissions resulting from the application of
paints and primers on the new buildings.
Implementation of mitigation measure MM -AQ -
Consequently, emissions generated by
3 would reduce potential impacts to less than
construction of the Elan Project would be
significant.
cumulatively considerable and would constitute
a substantial contribution to an existing or
projected air quality violation without
mitigation.
Cultural Resources
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-13 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
Impact 4.2-E1: Development of the Elan
Project would result in a substantial adverse
change to a historical resource.
Impact 4.2-E2: Implementation of the Elan
Project has the potential to cause a substantial
adverse change in the significance of an
archaeological resource pursuant to Section
15064.5 of the State CEQA Guidelines, and this
would be considered a significant impact.
Impact 4.2-E3: Implementation of the Elan
Project has the potential to directly or indirectly
destroy a unique paleontological resource or
site or a unique geologic feature, and this would
be considered a significant impact.
Because the proposed Elan Project would
demolish the Santa Ana Elks Lodge, it would
result in a substantial adverse change to a
historical resource.
The Elan Project area has low overall sensitivity
for prehistoric or historic archaeological
resources, though it is possible that deeper
cultural deposits could be present below
surface sediments. Construction activities
would involve excavation well below surface
sediments, and could thereby disturb
prehistoric archaeological remains and other
cultural deposits. Therefore, the Elan Project
has the potential to cause a substantial adverse
change in the significance of an archaeological
resource.
The Elan Project area has high paleontological
sensitivity. Activities associated with the Elan
Project, including excavation for and
construction of two levels of underground
parking, have the potential to result in direct or
indirect destruction of a unique paleontological
2. CEQA Findings
Findings 1 and 3. No additional feasible
mitigation is available.
Implementation of mitigation measures MM -
CUL -2 through MM -CUL -4 would reduce
potential impacts but not to a less -than -
significant level. Because the proposed Elan
Project would demolish the Santa Ana Elks
Lodge, it would result in a substantial adverse
change to a historical resource. The Santa Ana
Elks Lodge property cannot be relocated or
preserved. Therefore, there are no mitigation
measures to reduce this impact to a less -than -
significant level, and impacts would be
significant and unavoidable.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measures MM -OZ
4.4-2 and MM -OZ 4.4-3 from the MEMU EIR
would ensure that any impacts on the
significance of an archaeological resource
would be reduced to less than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
resource. Implementation of mitigation measure MM -
CUL -1 would ensure that potential impacts on
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2-14 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
Impact 4.2-E4: Construction of the Elan Project
could result in the disturbance of human
remains interred outside of formal cemeteries.
The Elan Project area's location is unlikely to
producing human remains interred outside of
formal cemeteries during ground -disturbing
construction activities associated with the
project. However, it remains possible that
human remains could be discovered during
construction of the Elan Project.
2. CEQA Findings
paleontological resources from implementation
of the proposed project would be less than
significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measure MM -OZ
4.4-5 from the MEMU EIR would ensure that
any impacts on human remains would be
reduced to less than significant.
Hazards and Hazardous Materials
Impact 4.4-E2: Construction activities There is a possibility that historic land uses at Finding 1. Changes or alterations have been
associated with implementation of the Elan the site could pose a hazardous materials required in, or incorporated into the project
Project could result in the release of hazardous exposure risk during construction activities. which avoid, substantially lessen, or reduce the
materials to the environment through magnitude of the significant environmental
reasonably foreseeable upset and accident effect.
conditions.
Impact 4.4-E5: Development of the Elan
Project could interfere with an adopted
emergency response plan or emergency
evacuation plan.
Implementation of the Elan Project would not
result in any substantial traffic queuing along
major arterials surrounding the project area.
Large construction vehicles entering and exiting
construction sites would be guided by the use of
personnel using signs and flags to direct traffic.
Implementation of mitigation measures MM -OZ
4.6-2 and MM -OZ 4.6-3 would reduce potential
exposure impacts by requiring additional
investigation and subsequent remediation if
contamination is confirmed to be less than
significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Adequate emergency access would be assured
via implementation of mitigation measures
MM -OZ 4.6-5 and MM -OZ 4.6-6 from the
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement Impact Summary Findings
2. CEQA Findings
MEMU EIR during construction. Therefore,
impacts resulting from the Elan Project would
be less than significant.
ogy and Water` Qual
Hydrolity
Impact 4.5-E1: Implementation of the Elan
Project would not violate water quality
standards, waste discharge requirements, or
otherwise substantially degrade water quality.
Impact 4.5-E2: Development of the Elan
Project could alter the existing drainage pattern
of the site and potentially result in erosion and
siltation.
Impact 4.5-E3: Development of the Elan
Project could alter the existing drainage pattern
and potentially result in increased downstream
flooding through the addition of impervious
Construction of the Elan Project would increase
the amount of impervious surfaces on site and
potentially increase the amount of stormwater
runoff.
Construction activities associated with the Elan
Project would involve demolition, grading,
excavation, paving, and other earth -disturbing
activities, which could result in the alteration of
existing drainage patterns. In addition,
operation of the project could increase the
volume of sediment -laden runoff discharging
from the Elan Project site.
The Elan Project was identified as susceptible
to hydromodification due to an increase in
impervious surfaces and therefore an increase
in runoff volume.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental'
effect.
Implementation of mitigation measure MM -OZ
4.7-1 from the MEMU EIR and compliance with
City's MS4 requirements, provisions of the
City's Local Implementation Plan (LIP) and
Orange County Drainage Area Master Plan
(DAMP), and the installation of infiltration and
biotreatment BMPs, would reduce potential
impacts to less than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measure MM -OZ
4.7-1 from the MEMU EIR and compliance with
City's MS4 requirements, provisions of the
City's LIP and Orange County DAMP, and the
installation of infiltration and biotreatment
BMPs, would reduce potential impacts to less
than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana 2. CEQA Findings
Impact Statement Impact Summary Findings
surfaces, or exceed the capacity of existing or
planned stormwater drainage systems.
Noise
Impact 4.7-E1: Construction activities
associated with the Elan Project would generate
temporary noise levels in excess of the noise
limits typically imposed by the City of Santa Ana
Municipal Code.
Impact 4.7-E2: Operation of the Elan Project
could expose land uses to noise levels that
exceed the standards established by the City of
Santa General Plan, which would be a
significant impact.
Sensitive receptors in the project vicinity could
experience noise levels up to 95.6 dBA as a
result of construction activities. The
construction equipment used on any given day
could be mobile across the entire project site.
Therefore, the duration of activity close to any
individual receptor would be limited, and noise
levels would reduce rapidly as work moves
away from the receptor location.
Sources of project -generated noise could
include new stationary sources, such as rooftop
heating, ventilation, and air conditioning
systems. In addition, implementation of the
proposed project would lead to the
magnitude of the significant environmental
effect.
Implementation of mitigation measure MM -OZ
4.7-2 from the MEMU EIR would require the
Elan Project submit a Hydrology Study to the
Public Works Department for review and
approval. With implementation of infiltration
and biotreatment BMPs and mitigation measure
MM -OZ 4.7-2, the Elan Project would not cause
the rate or amount of surface runoff to result in
flooding on or off site or exceed the capacity of
existing or planned stormwater drainage
systems. Impacts would be less than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measures MM -OZ
4.9-1 through MM -OZ 4.9-4 would limit noise -
generating construction activity to the
exempted daytime hours and would require
implementation of standard noise reduction
methods to minimize potential annoyance at
nearby noise -sensitive receptors. With the
implementation of these measures, impacts
would be less than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement
Impact 4.7-E3: Construction activities
associated with the Elan Project would generate
a substantial temporary increase in ambient
noise levels.
Impact Summary
development of residential uses in areas where
noise levels exceed the 65 dBA threshold.
The closest sensitive receptors to the Elan
Project site would experience average noise
levels in the range of 57 to 75 dBA as a result of
construction activities. Noise levels at the
higher end of this range would exceed the
ambient noise levels by up to 10 dB, which
would be clearly noticeable and could generate
a temporary nuisance.
2. CEQA Findings
Findings
Implementation of mitigation measure MM -OZ
4.9-6 would ensure that noise levels within
interior living spaces of residential units do not
exceed the 45 dBA CNEL interior noise
standard established in the City's General Plan;
mitigation measure MM -OZ 4.9-7 would
require the installation of shielding around
HVAC systems; and mitigation measure MM-
NOI-1 would ensure that exterior noise control
is provided as necessary to comply with the
City's exterior noise guidelines as specified in
the Noise Element of the General Plan. With
implementation of these mitigation measures,
impacts would be reduced to less than
significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measures MM -OZ
4.9-1 through MM -OZ 4.9-4 from the MEMU
EIR and compliance with the Municipal Code
would reduce potential impacts to less than
significant.
Impact 4.7-E4: Construction of the Elan Project Sensitive receptors that are at or within 50 feet
Findings 1 and 3. No additional feasible
could generate or expose persons or structures of potential project construction sites may
mitigation is available.
to excessive groundborne vibration. experience vibration levels during construction
activities that exceed the FTA's vibration impact
Implementation of mitigation measures MM -OZ
threshold of 85 VdB for human annoyance. So
4.9-1 through MM -OZ 4.9-4 from the MEMU
long as pile driving is not used and construction
EIR would reduce potential impacts but not to a
occurs more than 50 feet from sensitive
less -than -significant level for sensitive
receptors, the impact associated with
receptors within 50 feet for which impacts
groundborne vibration generated by the
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
Impact Statement
Transportation/Tragic _
Impact 4.8-E1: Implementation of the Elan
Project would cause an increase in traffic that is
substantial in relation to existing traffic load
and capacity of the street system.
Tribal Cultural Resources
Impact 4.9-E2: Implementation of the Elan
Project could encounter significant tribal
cultural resources during construction.
Impact Summary
equipment would be below the 85 VdB
threshold for human annoyance and would be
below the potential for building damage, and
thus would be less than significant. If
construction activities occur closer than 50 feet
from sensitive receptors this would result in
these sensitive receptors experiencing
vibration impacts above the threshold of 85
VdB despite the implementation of mitigation
measures, and could cause damage to buildings
that are particularly susceptible to damage, in
which case this impact would be potentially
significant and unavoidable.
The traffic associated with the proposed project
is expected to significantly affect 2 of the 23
intersections when compared to the LOS
standards. The remaining 21 key study
intersections are forecast to continue to operate
at an acceptable LOS with the addition of
project -generated traffic. Therefore, these
impacts are considered to be less than
significant. Estimated impacts for 2020 and
2040 are also considered to be less than
significant.
Due to the developed nature of the project site
and the surrounding area, and absence of tribal
cultural resources identified during
consultation in the project area, it is less likely
that significant tribal cultural resources would
be encountered during construction of the Elan
Project.
2. CEQA Findings
Findings
would be potentially significant and
unavoidable.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Implementation of mitigation measure MM -
TRA -2 would offset the impact of the Elan
Project and improve the LOS to acceptable
operating conditions thereby reducing potential
impacts to less than significant.
Finding 1. Changes or alterations have been
required in, or incorporated into the project
which avoid, substantially lessen, or reduce the
magnitude of the significant environmental
effect.
Any tribal cultural resource unexpectedly
discovered during construction would be
evaluated and protected with mitigation
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
2. CEO.A Findings
Impact Statement Impact Summary Findings
measures MM -OZ 4.4-2, MM -OZ 4.4-3, and
MM -OZ 4.4-5 from the MEMU EIR as well as
MM -TCR -1, in compliance with State CEQA
Guidelines Section 15064.5(f). Mitigation
measure MM -TCR -1 would address potential
impacts on tribal cultural resources from
project -level construction associated with
expansion of the MEMU Overlay Zone. With
implementation of these mitigation measures
potential impacts would be reduced to less than
significant.
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Findings of Fact/Statement of Overriding Considerations
Chapter 3
Findings Regarding Project Alternatives
3.1 Introduction
As stated in the MEMU SEIR, the original Final Environmental Impact Report (EIR) for the MEMU
Overlay Zone (SCH No. 2006031041) prepared in 2007 examined a range of alternatives that would
substantially lessen at least some of the significant impacts associated with implementation of the
proposed project, while still meeting the project objectives. A final determination with respect to
whether to proceed with the proposed project or accept or reject any of the alternatives was
provided in the findings as part of certification of the Final MEMU EIR. The proposed MEMU Overlay
Zone expansion area would result in essentially the same significant impacts as were identified for
the proposed project in the MEMU EIR. Therefore, the range of alternatives identified and analyzed
are applicable to the modification of the project in this SEIR. The SEIR also considered three
scenarios representing a range of reasonable alternatives for the Elan Project. Pursuant to Section
15126.6(a) of the State CEQA Guidelines, the primary intent of an alternatives evaluation is to
"describe a range of reasonable alternatives to the project, or to the location of the project, which
would feasibly attain most of the basic objectives of the project but would avoid or substantially
lessen any of the significant effects of the project, and evaluate the comparative merits of the
alternatives."
This chapter describes the project objects and design criteria used to develop and evaluate project
alternatives presented in the Draft SEIR. A description of the alternatives compared to the proposed
project and the findings regarding the feasibility of adopting the described alternatives is presented
for use by the City in the decision-making process.
3.2 Project Objectives
The following objectives were developed for the MEMU Overlay District Expansion and the Elan
Development Projects.
3.2.1 MEMU Overlay District Expansion Objectives
The overall objectives of the Overlay Zone are to encourage a more active commercial and
residential community, provide an expanded economic base, maximize property sales tax revenues,
improve, the jobs/housing balance within the City, and provide for a range of housing options
identified in the 2014 Housing Element. Expansion of this Overlay Zone would extend the same
objectives into the new area, and implementation of the Overlay Zone is intended to fulfill the
following major objectives:
Create an active, mixed-use urban village where it is possible to live, work, shop, and play all
within a short walk of each other.
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City of Santa Ana
3. Findings Regarding Project Alternatives
• Facilitate well-designed new mixed-use development projects that combine residential and
nonresidential uses through innovative and flexible design solutions.
• Achieve the harmonious integration of new mixed-use development within the existing fabric of
the mid -rise and high-rise office environment.
• Encourage urban form and architecture that incorporate contemporary design styles and
solutions as well as the use of sustainable building and site design concepts such as green
buildings, energy -conserving building materials, and landscaping designs that reduce water
consumption.
• Create highly amenitized streetscapes that provide items such as landscaping, street furniture,
niche or linear parks, passive and active water features, public plazas and courtyards, public art,
and public transportation shelters in a design that integrates the public "realm with the private
development and serves to create a distinct identity for the district.
• Provide for adequate buffering from the Santa Ana and Costa Mesa freeways.
• Create a highly integrated pedestrian system that provides for connectivity between the
residential areas and public recreation amenities to the north and the Overlay Zone.
• Provide for active street life through the inclusion of dedicated pedestrian -oriented design and
active uses on the ground floor at strategic locations.
• Provide for a mix of housing in order to encourage a continuum of living and a variety of
household types.
• Ensure that each project includes exceptional site planning, unique architecture, high-quality
building materials, extensive open space, indoor and outdoor amenities, and first-rate public
improvements.
• Encourage parking solutions that provide for adequate parking to ensure the long-term quality
of the project, but that are creative in their design thereby enhancing the area's urban form.
Parking requirements are designed to create a level of scarcity that will discourage vehicle trips,
increase pedestrian activity, and enhance the provision of high-quality building and site design.
• Facilitate project designs that encourage adequate amounts of retail or commercial space to
service residents and/or employees within the development and the larger Overlay Zone.
• Allow for the development of varied residential types in a mixed-use configuration including,
but not limited to, loft -style units, live/work units, attached row houses, and high-quality
stacked flats.
• Provide adequate access for public safety services.
• Stimulate investment and reinvestment in the area through the provision of a comprehensive
planning framework that facilitates private -market success.
3.2.2 Elan Development Project Objectives
The Elan Development Project is intended to implement some of the objectives of the MEMU Overlay
District Expansion. Its primary objectives include the following:
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
3. Findings Regarding Project Alternatives
• Facilitating new high-density housing opportunities and commercial opportunities within the
City.
• Providing new mixed-use development that combines residential and commercial components.
• Encouraging live/work opportunities within a mixed-use environment.
• Ensuring high-quality architectural features as part of the site planning process.
• Providing exceptional public open space and amenities for existing and future residents.
• Developing adequate parking that maximizes space and minimizes visual screening.
• Activating First Street at a key gateway intersection into the City.
• Redeveloping a vacant and blighted site/area.
3.3 Selection of Alternatives
The range of feasible alternatives was selected and discussed in a manner to foster meaningful
public participation and informed decision-making. Among the factors that were taken into account
when considering the feasibility of alternatives (as described in State CEQA Guidelines Section
15126.6[£] [1]) were environmental impacts, economic viability, availability of infrastructure,
regulatory limitations, jurisdictional boundaries, and attainment of project objectives. As stated in
Section 15126.6(a) of the State CEQA Guidelines, an EIR need not consider an alternative whose
effects could not be reasonably identified, whose implementation is remote or speculative, or that
would not achieve the basic project objectives. The analysis includes sufficient information about
each alternative to provide meaningful evaluation, analysis, and comparison with the proposed
project.
3.4 Project Alternatives Findings
The following describes the alternatives evaluated in comparison to the proposed project, as well as
the specific economic, social, or other considerations that make them infeasible for avoiding or
lessening the impacts. The City finds that the adoption of any of the alternatives to the project is
infeasible. The reasons for each finding are provided following the description of the alternative, and
are further described in the Draft SEIR.
3.4.1 MEMU Overlay District Expansion Alternatives (Program -
Level)
As discussed in Chapter 1, Introduction, above and in Chapter 6, Alternatives, of the Draft SEIR, the
original Final EIR for the MEMU Overlay Zone (SCH No. 2006031041) prepared in 2007 examined a
range of alternatives that would substantially lessen at least some of the significant impacts
associated with implementation of the proposed project, while still meeting the project objectives. A
final determination with respect to whether to proceed with the proposed project or accept or reject
any of the alternatives was provided in the findings as part of certification of the Final MEMU EIR.
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
3. Findings Regarding Project Alternatives
Ultimately, three scenarios representing a range of reasonable alternatives were selected for
detailed analysis and carried forward in the MEMU EIR:
• Alternative 1- No Project/Reasonably Foreseeable Development (Continuation of
Existing General Plan): Under this alternative, development in the project area would occur
under the existing General Plan and zoning designations.
• Alternative 2 - Higher Intensity Commercial Project: This alternative would permit a higher
intensity of commercial development and a corresponding decrease in residential density for
projects proposed within the Overlay Zone relative to the proposed overlay plan. This
alternative would reduce the number of residences (by approximately half) and increase
employment opportunities as a result of more commercial/office sues.
Alternative 3 - Reduced Project: This alternative would allow development at a maximum
Floor Area Ratio (FAR) of 1.25 for each developable parcel within the Overlay Zone without
consideration of residential density. The anticipated mix of commercial, office, and residential
land uses would be identical to the proposed project; however, a maximum FAR would be
established that would limit development potential and, therefore, density and height. Under
this alternative there would be no differentiation between different areas (districts) in the
Overlay Zone.
The 2007 MEMU EIR found that each of these alternatives would reduce some potential impacts.
Alternative 1 would achieve some of the project objectives, but would not achieve others (or would
achieve them to a lesser degree than the proposed project). Alternative 2 would achieve all of the
project objectives, similar to the proposed project. Alternative 3 would achieve some of the project
objectives, but would not improve the jobs/housing balance within the City to the level provided by
the proposed project.
An EIR must identify the environmentally superior alternative to the proposed project from among
the range of reasonable alternatives. This would ideally be the alternative that results in few
significant and unavoidable impacts. State CEQA Guidelines Section 15126(d)(2) states that if the
environmentally superior alternative is the no project alternative, the EIR shall also identify an
environmentally superior alternative from among the other alternatives. +
Alternative 1 does not reduce any of the proposed project's significant impacts to less -than -
significant levels; however, it does lessen the severity of many of the impacts. Similarly, Alternatives
2 and 3 would reduce the potential impacts of the proposed project, although not to the same degree
as Alternative 1. Alternative 1 would therefore be environmentally superior as it would reduce
significant impacts associated with air quality, noise, and transportation.
The proposed MEMU Overlay Zone expansion area would result in essentially the same significant
impacts as were identified for the proposed project in the 2007 MEMU EIR. Therefore, the range of
alternatives identified and analyzed are applicable to the modification of the project in this SEIR. As
discussed above, Alternatives 1, 2, and 3 would each achieve at least some of the project objectives
and would reduce the severity of some potential impacts. However, none of these alternatives would
reduce significant impacts to less -than -significant levels. Alternative 1 would remain the
environmentally superior alternative as it would reduce significant impacts associated with air
quality, noise, and transportation. Thus, the findings from the 2007 MEMU EIR'for each of these
alternatives are applicable to the proposed project and are included below.
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
3. Findings Regarding Project Alternatives
Findings for Alternative 1: No Project/Reasonable Foreseeable Development
Alternative (Continuation of Existing General Plan)
The City hereby finds that the No Project/No Development Alternative is infeasible for the following
environmental, economic, social, and other considerations:
• Would not create an active, mixed-use urban village where it is possible to live, work, shop and
play all within a short walk of each other.
• Would not facilitate well-designed new mixed-use development projects that combine
residential and non-residential uses through innovative and flexible design solutions.
• Would not achieve the harmonious integration of new mixed-use development within the
existing fabric of the mid -rise and high-rise office environment.
• Would not create highly-amenitized streetscapes that provide items such as landscaping, street
furniture, niche or linear parks, passive and active water features, public plazas and courtyards,
public art and public transportation shelters in a design that integrates the public realm with the
private development and serves to create a distinct identity for the district.
• Would not create a highly -integrated pedestrian system that provides for connectivity between
the residential areas and public recreation amenities to the north and the Overlay Zone.
• Would not provide for active street life through the inclusion of dedicated pedestrian -oriented
design and active uses on the ground floor at strategic locations.
• Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types.
• Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft -style units; live/work units, attached row houses, and high-
quality stacked flats.
Findings for Alternative 2: Higher Intensity Commercial Project
The City hereby finds that the Higher Intensity Commercial Alternative is infeasible for the following
environmental, economic, social, and other considerations:
• Would not create an active, mixed-use urban village where it is possible to live, work, shop and
play all within a short walk of each other to the extent of the proposed project.
• Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types'to the extent of the proposed project.
• Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft -style units, live/work units, attached row houses, and high-
quality stacked flats to the extent of the proposed project.
Findings for Alternative 3: Reduced Project
The City hereby finds that the Reduced Project Alternative is infeasible for the following
environmental, economic, social, and other considerations:
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Findings of Fact/Statement of Overriding Considerations
.City of Santa Ana
3. Findings Regarding Project Alternatives
• Would not create an active, mixed-use urban village where it is possible to live, work, shop and
play all within a short walk of each other to the extent of the proposed project.
• Would not achieve the harmonious integration of new mixed-use development within the
existing fabric of the mid -rise and high-rise office environment due to the reduced development
intensity compared to the proposed project.
• Would not create a differentiation between different areas of the Overlay Zone.
• Would not provide for a mix of housing in order to encourage a continuum of living and a variety
of household types to the extent of the proposed project.
• Would not facilitate project design s that encourage adequate amounts of retail or commercial
space to service residents and/ or employees within the development and the larger Overlay
Zone.
• Would not allow for the development of varied residential types in a mixed-use configuration
including, but not limited to, loft -style units, live/work units, attached row houses, and high-
quality stacked flats to the extent of the proposed project.
3.4.2 Elan Development Project Alternatives
As shown below and in Chapter 6, Alternatives, of the Draft SEIR and Chapter 3, Clarifications and
Modifications to the Draft SEIR, of the Final SEIR, four alternatives were evaluated in comparison to
the Elan Development Project. The environmental advantages and disadvantages of each of these
alternatives are described. The following alternatives were selected for analysis:
• Alternative Ela: No Project/No Development: Under this alternative, no changes to the
proposed project site would occur. Physical conditions at the site would remain in their current
state.
Alternative E1b: No Project/Existing General Plan and Zoning: Under this alternative, the
proposed mixed use development would not be constructed. Rather, the project site would be
developed in a manner consistent with its existing zoning and General Plan land use designation.
This alternative provides an analysis of the type of development and impacts that would be
expected to occur if the site were used solely for general commercial uses, and did not include
any mixed uses.
Alternative E2: Alternative Site: This alternative would involve development of the Elan
Development Project on an alternative site within the MEMU Overlay Zone expansion area.
• Alternative E3: Reduced Project/Reduced Site: This alternative considers avoiding
demolition of the existing Elks Lodge building and instead focusing development to the northern
one-third of the site (approximately 2 acres).
Alternatives Considered but Eliminated from Further Evaluation
Alternative E2: Alternative Site would involve development of the Elan Development Project on an
alternative site within the MEMU Overlay Zone expansion area. The City and applicant have
explored other sites within the existing and expanded MEMU Overlay Zone that could potentially
accommodate a similar project. Based on recent searches, no other comparable sites are available
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
3. Findings Regarding Project Alternatives
that could accommodate a development similar to the Elan Project. Therefore, this alternative has
been rejected from further consideration.
Alternative E3: Reduced Project/Reduced Site considers avoiding demolition of the existing Elks
Lodge building and instead focusing development to the northern one-third of the site
(approximately 2 acres). Therefore, this alternative would essentially reduce the project by two-
thirds, yielding a potential development of approximately 200 residential units and approximately
2,800 square feet of commercial uses on the ground floor. All impacts associated with the proposed
Elan Project would be reduced, including air quality, traffic, and noise, as well as the significant and
unavoidable cultural resources impact associated with demolition of the Elks Lodge building.
However, as noted above, the Elks Lodge operations are moving out of the existing building to a new
facility, which could result in the building falling into disrepair if not maintained or re -occupied with
another use.
This alternative is not considered feasible because it would render the proposed Elan Development
Project physically unable to meet the development standards of the MEMU Overlay District for
mixed-use projects on a small portion of the entire development site. It would be very difficult to
disguise the parking (underground or wrap) and build a mixed-use building with all of the frontage,
setbacks, open space, and other development standards on the remaining lot. This alternative would
also not achieve many of the project objectives, including, but not limited to, facilitating well-
designed new mixed-use development projects through innovative and flexible design solutions,
achieving harmonious integration of new mixed-use development, creating extensive outdoor
amenities, or creating creative parking solutions that enhance the area's urban form. A smaller
project on the northern one-third of the site, combined with the existing surrounding development
and the remaining Elks Lodge building, would result in design challenges that do not achieve the
City's desired planning objectives. For these reasons, this alternative has been rejected from further
consideration.
Alternative Ela: No Project/No Development
Under the No Project/No Development Alternative, development of the Elan Project would not
occur. The existing site would remain in its current state—the northern one-third of the property
would remain vacant and undeveloped, and the Elks Lodge building would remain intact on site. As
part of a separate project, the Elks Lodge operations are moving their operations to a new 52,720 -
square -foot facility at 1701 East Saint Andrew Place in Santa Ana. Therefore, the Elks Lodge building
would be vacated and could fall into disrepair if not maintained or re -occupied with another use. All
impacts associated with the proposed Elan Project would be avoided, including the significant and
unavoidable cultural resources impact associated with demolition of the Elks Lodge building.
Findings
The City hereby finds that the No Project/No Development Alternative for the Elan Development
Project is inferior to the proposed project because it would not meet any of the objectives of the Elan
Development Project.
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Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
3. Findings Regarding Project Alternatives
Alternative E1b: No Project/Existing General Plan and Zoning
Under the No Project/Existing General Plan and Zoning Alternative, development of the Elan Project
Would not occur. Instead, it may be reasonably foreseeable that that site could be developed
according to the existing General Plan and Zoning. The existing General Plan designation is GC
(General Commercial), and the site is zoned C2 (General Commercial). The combined GC land use
designation and C2 zoning would allow for a variety of retail and service uses, professional,
administrative and business offices, parking lots and structures, automobile sales, and various other
commercial uses. The site could be developed with a floor area ratio (FAR) density of 0.5. At 6.4
acres, this would equate to approximately 278,784 square feet of commercial uses.
Using the same trip rates for retail/commercial uses (shopping center) as presented in the Traffic
Study for the Elan Project (Appendix G2 of the Draft SEIR), this alternative could generate 11,904
daily trips (approximately 270 AM peak hour trips and approximately 1,039 PM peak hour trips).
Compared to the 4,648 net project trips for the Elan Project, this represents an increase in vehicle
trips by a factor of more than 2.5.
Compared to the proposed Elan Project, in addition to increased traffic impacts, this alternative
would result in increased air quality emissions, increased GHG emissions, and increased noise.
Additionally, this alternative would not reduce or avoid the significant and unavoidable cultural
resources impact associated with demolition of the Elks Lodge building.
This alternative would also not achieve many of the project objectives, including, but not limited to,
facilitating well-designed new mixed-use development projects through innovative and flexible
design solutions, achieving harmonious integration of new mixed-use development, creating
extensive outdoor amenities, or providing new high-density hours and live/work opportunities
within a mixed-use environment.
Findings
The City hereby finds that the No Project/Existing General Plan and Zoning Alternative is inferior to
the proposed project because in addition to increased traffic impacts, this alternative would result in
increased air quality emissions, increased GHG emissions, and increased noise. Additionally, this
alternative would not reduce or avoid the significant and unavoidable cultural resources impact
associated with demolition of the Elks Lodge building. This alternative would also not achieve many
of the project objectives, including, but not limited to, facilitating well-designed new mixed-use
development projects through innovative and flexible design solutions, achieving harmonious
integration of new mixed-use development, creating extensive outdoor amenities, or providing new
high-density hours and live/work opportunities within a mixed-use environment.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 3-8 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
Chapter
Statement of Overriding Considerations
4.1 Introduction
Section 15093 of the State CEQA guidelines states:
(a) CEQA requires the decision-making agency to balance, as applicable, the economic, legal,
social, technological, or other benefits of a proposed project against its unavoidable
environmental risks when determining whether to approve the project. If the specific
economic, legal, social, technological, or other benefits of a proposed project outweigh the
unavoidable adverse environmental effects, the adverse environmental effects may be
considered "acceptable."
(b) When the lead agency approves a project which will result in the occurrence of significant
effects which are identified in the final EIR but are not avoided or substantially lessened, the
agency shall state in writing the specific reason to support its actions based on the final EIR
and/ or other information in the record. The statement of overriding considerations shall be
supported by substantial evidence in the record.
(c) If an agency makes a statement of overriding considerations, the statement should be
included in the record of the project approval and should be mentioned in the notice of
determination.
The City of Santa Ana proposes to adopt a Statement of Overriding Considerations regarding the
potential unavoidable significant impacts of the proposed project. This section describes the
anticipated economic, social, and other benefits or other considerations of the proposed project to
support the decision to proceed with the project even though all of the identified impacts are not
mitigated to a less -than -significant levels.
4.2 Unavoidable Significant Adverse Impacts
The City is proposing to approve the proposed project, with reductions and revisions to reduce
environmental impacts, and has prepared a SEIR required by CEQA. Even with reductions and
revisions in the project, the following impacts are unavoidable because it has been determined that
no feasible mitigation is available. Refer to Chapter 2, CEQA Findings, for further clarification
regarding the impacts listed below.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 4-1 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
4. Statement of Overriding Considerations
4.3 Metro East Mixed -Use Overlay Zone Expansion
(Program -Level)
Air Quality
Impact 4.1-1 Construction activities associated with the proposed project would exceed
South Coast Air Quality Management District Standards for VOC and NOx, and
would result in a projected air quality violation.
Impact 4.1-2 Operation of the proposed project would exceed South Coast Air Quality
Management District standards for VOC, NOx, CO, PM10, and PM2.5 and would
result in a projected air quality violation.
Impact 4.1-3 Construction and operation of the proposed project could result in a
cumulatively considerable net increase of criteria pollutants for which the
proposed project region is in nonattainment under an applicable federal or state
ambient air quality standard.
Cumulatively, the proposed project would also have significant and unavoidable impacts with
regards to the above-mentioned impacts.
Greenhouse Gas Emissions
Impact 4.3-1 Development of the proposed project would result in a net increase in emissions
over existing conditions and would be considered a significant impact.
Cumulatively, implementation of the proposed project would also result in a significant and
unavoidable impact with regards to the above-mentioned impact.
Noise
Impact 4.7-4 Construction activities associated with the proposed project could generate or
expose persons or structures to excessive groundborne vibration.
Impact 4.7-5 Operation of the proposed project would generate increased local traffic
volumes that would cause a substantial permanent increase in ambient noise
levels in the project vicinity.
Cumulatively, the proposed project would also have significant and unavoidable impacts with
regards to construction -period groundborne vibration.
Traffic/Transportation
Impact 4.8-1 Implementation of the proposed project would cause an increase in traffic that
is substantial in relation to the existing traffic load and capacity of the street
system.
Impact 4.8-2 Implementation of the proposed project would exceed standards established by the
Orange County Transportation Authority within the Study Area.
Metro East Mixed-use Overlay District Expansion and Elan August 2018
Development Projects 4-2 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
4. Statement of Overriding Considerations
Cumulatively, the proposed project would also have significant and unavoidable impacts with
regards to the above-mentioned impacts.
4.3.1 Short -Term Impacts
Of the eight significant unavoidable impacts directly attributable to the proposed project and
associated cumulative impacts, as identified above, none would be classified as short-term. Because
this document is programmatic in nature and would be used to guide future development and
subsequent environmental analysis within the City, potential short-term impacts will be analyzed
during specific projects CEQA review.
4.3.2 Long -Term Impacts
Of the eight significant unavoidable impacts directly attributable to the proposed project and
associated cumulative impacts, as identified above, all of the aforementioned impacts are considered
long-term.
4.4 Elan Mixed -Use Development (Project -Level)
Cultural Resources
Impact 4.2-E1 Development of the Elan Development Project would result in a substantial
adverse change to a historical resource. The Santa Ana Elks Lodge was been
found eligible for listing in the California Register of Historical Resources and
the Santa Ana Historic Property Register, and is considered a historical resource
under CEQA.
Noise
Impact 4.7-E4 Construction activities associated with the Elan Development Project could
generate or expose persons or structures to excessive groundborne vibration.
4.4.1 Short -Term Impacts
Of the two significant unavoidable impacts directly attributable to the Elan Development Project, all
would occur during construction activities and would be considered short-term.
4.4.2 Long -Term Impacts
Of the two significant unavoidable impacts directly attributable to the Elan Development Project,
none of the aforementioned impacts are considered long-term.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 4-3 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
City of Santa Ana
4.5 Findings
4. Statement of Overriding Considerations
As presented in Chapter 2, CEQA Findings, the City has evaluated all significant and unavoidable
impacts and has analyzed all feasible mitigation measures and project revisions, and determined
that economic, social, or other considerations make infeasible the mitigation measures or project
alternatives in the EIR.
4.6 Overriding Considerations
Specific economic, social, or other considerations outweigh the impacts stated above. The reasons
for proceeding with the proposed project, even though all of the identified impacts are not fully
mitigated to a less -than -significant level, are described below.
1. Building upon the success of the original 2007 MEMU Overlay Zone adoption and expanding it
westward to create additional opportunities for mixed-use development.
Expansion of the Overlay Zone further increases opportunities for employees to live in
proximity to their jobs reducing the number and length of vehicle commutes. Expansion of the
Overlay Zone also provides for the conversion of retail and office properties for mixed-use
residential purposes, allowing for the originally proposed increase of 5,551 residential units to
be spread over a larger area.
The proposed project emphasizes the development of mixed-use structures that integrate
housing with ground level retail and office uses. In addition to providing opportunities for
residents to live closer to their jobs (live/work and other facilities), residents would be located
closer to retail, commercial services, and entertainment. Additionally, locating residents in
proximity to commercial uses increases the customer base and economic activity of businesses,
provides an "eyes -on" mixed-use community that improves public safety, and increases
pedestrian activity within the area.
4. Expansion of the Overlay Zone also provides the same development and design guidelines that
will maintain and enhance the character of the expansion area. It provides for management of
the design and scale of new structures within the Overlay Zone to preserve and enhance their
character and quality. It also distinguishes pedestrian- from automobile -oriented commercial
districts by regulating the location and design of sidewalk fronting, building elevations, location
of parking, and implementation of streetscape amenities in the latter.
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 4-4 ICF 19.18
Findings of Fact/Statement of Overriding Considerations
Refer to Laserfiche for
Exhibit B:
Mitigation, Monitoring, and Reporting Program (MMRP)
Resolution No. 2018-075
Page 11 of 12
MITIGATION MONITORING AND REPORTING
PROGRAM FOR THE METRO EAST MIXED-USE
OVERLAY DISTRICT EXPANSION AND ELAN
DEVELOPMENT PROJECTS
PREPARED FOR:
City of Santa Ana, Planning and Building Agency
20 Civic Center Plaza, M20
Santa Ana, CA 92701
Contact: Ali Pezeshkpour, AICP, Senior Planner
(714) 647-5882
PREPARED BY:
ICF
49 Discovery, Suite 250
Irvine, CA 92618
Contact: Chad Beckstrom, AICP
(949) 333-6625
August 2018
IC
F
ICF. 2018. Mitigation Monitoring and Reporting Program for the Metro East
Mixed -Use Overlay District Expansion and Elan Development Projects.
August. (ICF 0019.18.) Irvine, CA. Prepared for City of Santa Ana, CA.
Mitigation Monitoring and Reporting Program
Introduction
The California Public Resources Code, Section 21081.6, requires that a lead or responsible agency
adopt a mitigation monitoring and reporting program (MMRP) when approving or carrying out a
project when an environmental impact report (EIR) identifies measures to reduce potential adverse
environmental impacts to less -than -significant levels. An EIR has been prepared for the project that
addresses the potential environmental impacts, and, where appropriate, recommends measures to
mitigate these impacts. As such, an MMRP is required to ensure that the adopted mitigation
measures are implemented successfully. As lead agency for the proposed project, the City of Santa
Ana (City) is responsible for adoption and oversight of the MMRP. This document plan lists each
mitigation measure, describes the methods for implementation and verification, and identifies the
responsible party or parties.
Project Overview
The City is proposing to expand the boundaries of the existing approximately 200 -acre Metro East
Mixed Use (MEMU) Overlay Zone by an additional 33.52 acres, while maintaining the potential
development capacity in place. Additionally, the City is considering an application within the
expanded MEMU boundaries for the development of a mixed-use project featuring 603 residential
apartments and approximately 8,500 square feet (so of commercial space on the old Elks Club site
at the corner of Lyon and First Street (Elan Project). The MEMU Overlay zoning document would
also be updated to refine development standards and allowable land uses. Together these proposals
constitute the "proposed project." The City actions required to approve the proposed project include
the following:
• Certify the SEIR and adopt the Mitigation Monitoring and Reporting Program.
• Approve the General Plan Amendment.
• Approve the Zone Change.
Monitoring and Reporting Procedures
The MMRP for the proposed project will be in place through all phases of the project, including
design, construction, and operation. The City will be responsible for administering the MMRP 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.
Metro East Mixed -Use Overlay District Expansion and Elan 1 August 2018
Development Projects ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Monitoring and Reporting Program
Implementation
Due to the program- and project -level components of this SEIR, the MMRP has been divided into two
parts to address each component separately. The mitigation measures that pertain to
implementation of the MEMU Overlay District Expansion and their methods of implementation are
listed in Table 1. The mitigation measures, which include several mitigation measures from the
program -level component, that pertain to the Elan Development Project are listed in Table 2. Certain
inspections and reports may require preparation by qualified individuals, and these are specified as
needed. The timing and method of verification for each measure are also specified.
It should also be noted that where applicable, mitigation measures from the 2007 Final MEMU EIR
were carried forward into this SEIR, and, for some impacts, new mitigation measures were
developed (highlightedgray in the tables below). Mitigation measures carried forward from the
2007 Final MEMU EIR maintained their original numbering and naming convention from the MEMU
EIR and begin with "MM -OZ" in this MMRP.
Project Contact Information
Lead Agency:
City of Santa Ana, Planning and Building Agency
20 Civic Center Plaza, M20
Santa Ana, CA 92702
Contact, Person/Telephone:
Ali Pezeshkpour, AICP, Senior Planner
(714) 647-5882
Metro East Mixed -Use Overlay District Expansion and Elan August 2018
Development Projects 2 ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Table 1. Mitigation Monitoring and Reporting Program for the Metro East Mixed -Use Overlay District Expansion
Mitigation
Measure No. Mitigation Measure
Implementing
Monitoring Party . Party
Mitigation Timing
MM -OZ 4.2-2 The developer shall require by contract specifications that all Planning and Project Prior to
diesel -powered equipment used would be retrofitted with after- Building Agency applicant construction
treatment products (e.g., engine catalysts and other technologies
available at the time construction commences) when construction
activities commence. Contract specifications shall be included in
the proposed project construction documents, which shall be
approved by the City of Santa Ana Planning and Building Agency
staff.
MM -OZ 4.2-3 The developer shall require by contract specifications that all Planning and Project Prior to
heavy-duty diesel -powered equipment operating and refueling at Building Agency applicant construction
the project site would use low-NOx diesel fuel to the extent that it
is readily available and cost effective (up to 125 percent of the cost
of California Air Resources Board diesel) in the South Coast Air
Basin at the time construction activities commence. This
requirement shall not apply to diesel -powered trucks traveling to
and from the project site. Contract specifications shall be included
in the proposed project construction documents, which shall be
approved by the City of Santa Ana Planning and Building Agency
staff.
MM -OZ 4.2-4 The developer shall require by contract specifications that Planning and Project Prior to
alternative fuel construction equipment construction equipment Building Agency applicant construction
(i.e., compressed natural gas, liquid petroleum gas, and unleaded
gasoline) would be utilized to the extent feasible in the South Coast
Air Basin at the time construction activities commence. Contract
specifications shall be included in the proposed project
construction documents, which shall be approved by the City of
Santa Ana Planning and Building Agency staff.
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ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation
Implementing
Measure No.
Mitigation Measure
Monitoring Party Party Mitigation Timing
MM -OZ 4.2-5
The developer shall require by contract specifications that
Planning and Project Prior to.
construction equipment engines will be maintained in good
Building Agency applicant construction
-
condition and in proper tune per manufacturer's specification for
the duration of construction. Contract specifications shall be
included in the proposed project construction documents, which
shall be approved by the City of Santa Ana Planning and Building
Agency staff.
MM -OZ 4.2-6
The developer shall require by contract specifications that
Planning and Project Prior to
construction -related equipment, including heavy-duty equipment,
Building Agency applicant construction
motor vehicles, and portable equipment, shall be turned off when
not in use for more than 5 minutes. Contract specifications shall be
included in the proposed project construction documents, which
shall be approved by the City of Santa Ana Planning and Building
Agency staff.
MM -OZ 4.2-7
The developer shall require by contract specifications that
Planning and Project Prior to
construction operations rely on the electricity infrastructure
Building Agency applicant construction
surrounding the construction site rather than electrical generators
powered by internal combustion engines to the extent feasible.
Contract specifications shall be included in the proposed project
construction documents, which shall be approved by the City of
Santa Ana Planning and Building Agency staff.
MM -OZ 4.2-8 The developer shall require by contract specifications that Planning and Project Prior to
construction parking be configured to minimize traffic interference Building applicant construction
during the construction period and, therefore, reduce idling of Agency/Public
traffic. Contract specifications shall be included in the proposed Works
project construction documents, which shall be approved by the
City of Santa Ana Planning and Building Agency staff.
MM -OZ 4.2-9 The developer shall require by contract specifications that Planning and Project Prior to
temporary traffic controls are provided, such as a flag person, Building applicant construction
during all phases of construction to maintain smooth traffic flow. Agency/Public
Contract specifications shall be included in the proposed project Works
construction documents, which shall be approved by the City of
Santa Ana Planning and Building Agency staff.
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ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation
Implementing
Measure No. Mitigation Measure
Monitoring Party
Party
Mitigation Timing
MM -OZ 4.2-10 The developer shall require by contract specifications that
Planning and
Project
Prior to
construction activities that affect traffic flow on the arterial system
Building
applicant
construction
be scheduled to off-peak hours (10:00 A.M. to 4:00 P.M.). Contract
Agency/Public
specifications shall be included in the proposed project
Works
construction documents, which shall be approved by the City of
Santa Ana Planning and Building Agency staff.
MM -OZ 4.2-11 The developer shall require by contract specifications that
Planning and
Project
Prior to
dedicated on-site and off-site left -turn lanes on truck hauling
Building
applicant
construction
routes be utilized for movement of construction trucks and
Agency/Public
equipment on site and off site to the extent feasible during
Works
construction activities. Contract specifications shall be included in
the proposed project construction documents,, which shall be
approved by the City of Santa Ana Planning and Building Agency
staff.
MM -OZ 4.2-12 Upon issuance of building or grading permits, whichever is issued Planning and Project Upon issuance of
earliest, notification shall be mailed to owners and occupants of all Building Agency applicant building or grading
developed land uses within 1/4 mile of the Overlay Zone and the permits
individual projects within the Overlay Zone providing a schedule
for major construction activities that will occur through the
duration of the construction period. In addition, the notification
will include the identification and contact number for a community
liaison and designated construction manager that would be
available on site to monitor construction activities. The
construction manager shall be responsible for complying with all
project requirements related to PM10 generation. The construction
manager will be located at the on-site construction office during
construction hours for the duration of all construction activities.
Contract information for the community liaison and construction
manager will be located at the construction office, City Hall, the
police department, and a sign on site.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects5 August 2018
ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation
Implementing
Measure No. Mitigation Measure
Monitoring Party Party Mitigation Timing
MM -OZ 4.2-13 As required by South Coast Air Quality Management District Rule
Planning and Project During grading,
403 -Fugitive Dust, all construction activities that are capable of
Building Agency applicant construction and
generating fugitive dust are required to implement dust control
project
measures during each phase of project development to reduce the
implementation
amount of particulate matter entrained in the ambient air. These
measures include:
• Limiting the amount of area disturbed during site grading to
10 acres per day
• Application of soil stabilizers to inactive construction areas
• Quick replacement of ground cover in disturbed areas
• Watering of exposed surfaces three times daily
• Watering of all unpaved haul roads three times daily
• Covering all stock piles with tarp
• Reduction of vehicle speed on unpaved roads
• Post signs on site, limiting traffic to 15 miles per hour or less
• Sweep streets adjacent to the project site at the end of the day
if visible soil material is carried over to adjacent roads
• Cover or have water applied to the exposed surface of all
trucks hauling dirt, sand, soil, or other loose materials prior to
leaving the site to prevent dust from impacting the
surrounding areas
• Install wheel washers where vehicles enter and exit unpaved
roads onto paved roads to wash off trucks and any equipment
leaving the site each trip
MM -OZ 4.2-14 The developer shall require by contract specifications that the
Planning and Project Prior to
architectural coating (paint and primer) products used would have
Building Agency applicant construction
a VOC rating of 100 grams per liter or less. Contract specifications
shall be included in the proposed project construction documents,
which shall be reviewed and approved by the City of Santa Ana
Planning and Building Agency staff.
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ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing
Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
MM -OZ 4.2-15 The developer shall require by contract specifications that Planning and Project Prior to
materials that do not require painting be used during construction Building Agency applicant construction
to the extent feasible. Contract specifications shall be included in
the proposed project construction documents, which shall be
reviewed and approved by the City of Santa Ana Planning and
Building Agency staff.
MM -OZ 4.2-16 The developer shall require by contract specifications that pre-
painted construction materials be used to the extent feasible.
Contract specifications shall be included in the proposed project
construction documents, which shall be reviewed and approved by
the City of Santa Ana Planning and Building Agency staff.
Planning and Project Prior to
Building Agency applicant construction
MM AQ -1 All applicants proposing development of projects within the MEMU
Planning and Project Prior to
Overlay Zone and expansion area shall require their contractors, as
Building Agency applicant construction
a condition of contract, to further reduce construction -related
exhaust emissions by ensuring that all off-road equipment greater
than 50 horsepower (hp) and operating for more than 20 total
hours over the entire duration of construction activities shall
operate on an EPA -approved Tier 4 or newer engine. Exemptions
can be made for specialized equipment where Tier 4 engines are
not commercially available within 200 miles of the MEMEU
Overlay Zone and expansion area. The construction contract must
identify these pieces of equipment, document their unavailability,
and ensure that they operate on no less than an EPA -approved Tier
3 engine.
MM -AQ -2 All applicants proposing development of projects within the MEMU Planning and Project Prior to
Overlay Zone and expansion area shall require their contractors, as Building Agency applicant construction
a condition of contract, to use diesel trucks that have 2010 model
year or newer engines. In the event that 2010 model year or newer
diesel trucks cannot be obtained, the contractor must provide
documentation to the City showing that a good faith effort to locate
such engines was conducted. If the lead agency determines that
2010 model year diesel trucks are not feasible, supported by
substantial evidence in the record, then the lead agency shall
require the use of trucks that meet EPA 2007 model year NOx
emissions requirements, at a minimum.
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ICF 00019.18
City of Santa Ana
Mitigation
Mitigation Monitoring and Reporting Program
Implementing
Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
.MM -AQ -3 ' All applicants proposing development of projects within the MEMU Planning and: Project Prior to
Overlay Zone and expansion area shall require their contractors, as ' Building Agency applicant construction
-a condition of contract, to reduce construction -related fugitive VOC
emissions by ensuringthat low VOC -coatings that have a VOC • -
content of 10 grams/liter (g/L) or less are used during
construction. The project applicant will submit evidence of the use,
of low-VOC coatings to SCAQMD prior to the start of construction.
CULTURAL RESOURCES
MM -OZ 4.4-1 The City of Santa Ana shall require as part of the environmental Planning and Project During
review of development projects within the Overlay Zone Expansion Building Agency applicant environmental
Area that impacts to potentially significant historical resources be review of future
considered. If any existing structures on a proposed development projects
site are at or approaching 50 or more years of age at the time of
CEQA review, the City shall retain the services of a qualified
architectural historian to conduced a field survey of the structure
in question and technical study to determine its potential historical
potential significance and develop mitigation measures as
necessary.
MM -OZ 4.4-2 Due to the lack of cultural resource studies for the Overlay Zone
Planning and Project
During
Expansion Area, and in order to avoid damaging any unidentified
Building Agency applicant
construction
cultural resources, a qualified archaeologist would be retained to
monitor any significant ground -disturbing activities in
undeveloped areas within the Expansion Area, and any deep (10"
or deeper) ground -disturbing activities in all areas of the
Expansion Area.
MM -OZ 4.4-3 In the event that archaeological resources are unearthed during
Planning and Project
During
project subsurface activities, all earth -disturbing work within a
Building Agency applicant
construction
100 -meter radius must be temporarily suspended or redirected
until an archaeologist has evaluated the nature and significance of
the find. After the find has been appropriately mitigated, work in
the area may resume.
MM -OZ 4.4-5 If human remains are unearthed, State Health and Safety Code
Planning and Project
During
Section 7050.5 requires that no further disturbance shall occur
Building applicant
construction
until the County coroner has made the necessary findings as to Agency/NAHC
origin and disposition pursuant to Public Resources Code Section
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ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation Implementing
Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
5097.98. If the remains are determined to be of Native American
descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The NAHC will then contact the
most likely descendant of the deceased Native American, who will
then serve as consultant on how to proceed with the remains.
MM -CUL -1 A qualified paleontologist shall review the paleontological records
Planning and Project Prior to
search prepared by the Vertebrate Paleontology Section of the Los
Building applicant construction and
Angeles County Natural History Museum for the Elan Project. For
Agency/ Qualified during
proposed projects in the MEMU Overlay Zone expansion area, a
Paleontologist construction
paleontological records search from the Los Angeles County
Natural History Museum shall be required if a proposed project
would involve grading or excavation that could disturb older
Quaternary sediments with high paleontological resource
sensitivity below the uppermost few feet of younger Quaternary
surface sediments. For any such project within the MEMU Overlay
Zone expansion area, a qualified paleontologist shall review the
paleontological records search. To ensure recovery of fossil
remains before they are lost or destroyed, the following additional
measures shall be implemented for the Elan Project and for any
projects within the MEMU Overlay Zone Expansion Area that have
potential to disturb sediments with high paleontological sensitivity
below the uppermost few feet of surface sediments:
• All construction activities with potential to disturb sediments
below the uppermost few feet of surface sediments shall be
monitored by an Orange County -certified professional
paleontologist (qualified paleontologist).
• A qualified paleontologist shall attend preconstruction
meetings to consult with the grading and excavation
contractors concerning excavation schedules, paleontological
field techniques, and safety issues. All construction personnel
shall receive training provided by a qualified paleontologist
experienced in teaching non -specialists to ensure that they can
recognize fossil materials in the event any are discovered
during construction.
• A qualified paleontologist shall conduct onsite paleontological
monitoring of all grading and excavation activities with
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 9 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing
Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
potential to disturb paleontologically sensitive sediments
below the uppermost few feet of surface sediments.
Monitoring shall include inspection of exposed surfaces and
microscopic examination of matrix to determine if fossils are
present. The monitor shall have authority to divert grading
away from exposed fossils temporarily in order to recover the
fossil specimens. Cooperation and assistance from onsite
personnel will greatly assist timely resumption of work in the
area of the fossil discovery.
If fossil remains are discovered during project -related
construction, activities in the vicinity of the find shall stop
immediately until a qualified professional paleontologist can
assess the nature and importance of the find and a qualified
professional paleontologist can recommend appropriate
treatment. Treatment may include preparation and recovery
of fossil materials so that they can be housed in an appropriate
museum or university collection and may also include
preparation of a report for publication describing the finds.
The City shall be responsible for ensuring that
recommendations regarding treatment and reporting are
implemented. The work shall be conducted in conformance
with the Orange County guidelines as defined in Eisentraut
and Cooper (2002) and meet the requirements for recovery,
salvage, laboratory preparation, preparation to the point of
taxonomic identification, transferal, and preparation and
submittal.
Fossil remains collected during the monitoring and salvage
portion of the program shall be cleaned, repaired, sorted, and
catalogued.
Prepared fossils, along with copies of all pertinent field notes,
photos, and maps, shall be deposited (as a donation) in a
scientific institution with permanent paleontological
collections.
A final data recovery report shall be completed that outlines
the results of the monitoring program. This report will include
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discussions of the methods used, stratigraphic section(s)
exposed, fossils collected, and significance of recovered fossils.
MM-GHG-1 The following improvements should be implemented to encourage
Planning and Project During
cycling within the planning area:
Building Agency applicant environmental
• Projects should be within at least 0.5 mile of an
review of future
existing/planned Class I or Class II bike lane and include a
projects
network that provides connection to existing off-site facilities.
Bicycle routes should also connect to all streets contiguous
with the project site; the route should have minimum conflicts
with automobile parking and circulation facilities. All streets
internal to the project wider than 75 feet should have Class II
bicycle lanes on both sides.
• Bike parking should be provided at nonresidential projects
(one bike rack space per 20 vehicle/employee parking spaces)
and multi -unit residential projects (one long-term bicycle
parking space for each unit without a garage). Long-term
facilities should be provided at multi -unit residential
developments and consist of a bicycle locker, locked room
with standard racks, or a standard rack location that is staffed
or monitored.
• Non-residential projects should provide "end -of -trip" facilities,
including showers, lockers, and changing spaces.
• Bike -share infrastructure installation.
MM-GHG-2 The following improvements will be implemented, when feasible,
Planning and Project During project
to achieve more energy-efficient operations within the planning
Building Agency applicant design and
area:
construction
Projects should exceed Title 24 requirements by at least 20
percent.
Projects will, to the extent feasible, incorporate on-site
renewable energy systems, including solar, wind, geothermal,
low -impact hydro, and biomass and bio -gas strategies.
Projects will incorporate water and energy saving measures
into the project design, including, but not limited to, the
following:
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o Installation of low -water -use appliances,
o Use of only natural gas or electric stoves,
o Installation of EnergyStar-labeled roof materials,
o Installation of highly reflective cool roofing materials,
o Installation of electrical outlets at exterior areas,
o Use of energy-efficient appliances (e.g., EnergyStar),
o Installation of shading mechanisms for windows, patios,
and walkways, and
o Installation of programmable thermostats.
Projects will "weatherize" any existing structures to achieve
energy savings. Weatherization strategies can include sealing
air ducts, insulating, glazing windows, and tuning up or
replacing air-conditioning and heating equipment.
MM-GHG-3 Where feasible, SCE -owned streetlights within the planning area Planning and Project During
will be purchased by the City, and the high-pressure sodium Building Agency/ applicant/ environmental
fixtures will be replaced with LED fixtures. Those streetlights Public Works Public Works review of future
within the planning area that are currently owned by the City will projects
also be replaced with LED fixtures.
MM-GHG-4 Where feasible and applicable, projects within the planning area
will incorporate rain barrels and rainwater re -use practices into
project design.
Planning and Project
Building Agency applicant
During project
design and
construction
MM-GHG-5 The following measures should be implemented to reduce water
Planning and Project
During project
use and electricity associated with water -intensive plants:
Building Agency applicant
design and
• Drought -resistant native plants, as well as plants with low
construction
emissions and high carbon sequestration potential, should
substitute landscaping with turf grass and other water -
intensive vegetation.
• Vegetable gardens, bunch grass, and low-water landscaping
should be encouraged for development within the planning
area.
MM-GHG-6 The following measures would be implemented by future
Planning and Project
During
development projects in the MEMU Overlay Zone to the extent
Building Agency applicant
environmental
practicable to improve pedestrian safety and encourage walking to
review of future
and from the project area:
projects
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` Projects shall provide a pedestrian access network that links
„ -I
_;_, all internal uses to all existing/planned external streetsand , .
pedestrian, facilities contiguous with the project site, where
'
` applicable. The route connecting internal and.external
,
networks should have minimal conflict with parking and .
{
circulation facilities.
All internal and adjacent sidewalks associated with a project
should be a minimum of 5 feet wide, with vertical curbs, where ;
applicable.
•: Where feasible, pedestrian barriers should be minimized using
grade separation, wider sidewalks, and traffic calming. In
addition, physical barriers such as walls, landscaping, and
slopes between facilities that impede pedestrian movement
should be avoided.
-HAZARDS.RDO
MM -OZ 4.6-2 Prior to the issuance of grading permits on any project site, the Planning and
Project Prior to issuance of
developer(s) shall: Building Agency
applicant grading permits
• Investigate the project site to determine whether it or
immediately adjacent areas have a record of hazardous
materials contamination via the preparation of a preliminary
environmental site assessment (ESA), which shall be submitted
to the City for review. If contamination is found, the report
shall characterize the site according to the nature and extent of
contamination that is present before development activities
proceed at that site.
• If contamination is determined to be onsite, the City, in
accordance with appropriate regulatory agencies, shall
determine the need for further investigation and/or
remediation of the soils conditions on the contaminated site. If
further investigation or remediation is required, it shall be the
responsibility of the site developer(s) to complete such
investigation and/or remediation prior to construction of the
project.
• If remediation is required as identified by the local oversight
agency, it shall be accomplished in a manner that reduces risk
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to below applicable standards and shall be completed prior to
issuance of any occupancy permits.
MM -OZ 4.6-3 In the event that previously unknown or unidentified soil and/or Planning and
Project During
groundwater contamination that could be present a threat to Building Agency
applicant construction
human health or the environment is encountered during
construction of the proposed project, construction activities in the
immediate vicinity of the contamination shall cease immediately. If
contamination is encountered, A Risk Management Plan shall be
prepared and implemented that (1) identifies the contaminants of
Planning and Planning and Prior to/during
concern and the potential risk each contaminant would pose to
Building Building Agency construction
human health and the environment during construction and post -
Agency/Police
development and (2) describes measures to be taken to protect
workers, and the public from exposure to potential site hazards.
Such measures could include a range of options, including, but not
limited to, physical site controls during construction, remediation,
long-term monitoring, post -development maintenance or access
limitations, or some combination thereof. Depending on the nature
of contamination, if any, appropriate agencies shall be notified
(e.g., City of Santa Ana Fire Department). If needed, a Site Health
and Safety Plan that meets Occupational Safety and Health
Administration requirements shall be prepared and in place prior
to commencement of work in anv contaminated area.
MM -OZ 4.6-5 Prior to initiation of construction activities, any development
Public Works Project Prior to/during
within the Overlay Zone shall have a completed traffic control plan,
applicant construction
prepared by the developer that will be implemented during
construction activities. This may include, but is not limited to, the
maintenance of at least one unobstructed lane in both directions
on surrounding roadways. At any time only a single lane is
available, the developer shall provide a temporary traffic signal,
signal carriers (i.e. flagpersons), or other appropriate traffic
controls to allow travel in both directions. If construction activities
require the complete closure of a roadway segment, the developer
should provide appropriate signage indicating alternative routes.
MM -OZ 4.6-6 The City Planning Department shall consult with the Santa Ana
Planning and Planning and Prior to/during
Police Department and the Santa Ana Fire Department to disclose
Building Building Agency construction
temporary closures and alternative travel routes in order to ensure
Agency/Police
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adequate access for emergency vehicles when construction of Dept./Fire Dept.
future projects would result in temporary land or roadway
closures.
MM -OZ 4.6-7 The Santa Ana Fire Department, in consultation with other
Fire Dept./Police
applicable City Departments (e.g. Police), shall update their
Dept./Planning
Emergency Preparedness Plan prior to occupancy of the first
and
project developed under the Overlay Zone, to address potential for
Building Agency
accidental release of hazardous materials that may be used, stored,
and/or transported in association with operation of project
implementation.
Fire Department Prior to occupancy
of the first project
developed under
the Overlay Zone
MM -OZ 4.7-1 In order to comply with the 2003 DAMP, future development Public Works Project Prior to issuance of
projects in the Overlay Zone shall prepare Storm Drain Plans, applicant permits
Stormwater Pollution Prevention Plans (SWPPP), and Water
Quality Management Plans (WQMP) conforming to the current
National Pollution Discharge Elimination System (NPDES)
requirements, prepared by a Licensed Civil Engineer or
Environmental Engineer, shall be submitted to the Department of
Public Works for review and approval.
(a) SWPPP shall be prepared and updated as needed during the
course of construction to satisfy the requirements of each
phase of the development. The plan shall incorporate all
necessary Best Management Practices (BMPs) and other City
requirements to eliminate polluted runoff until all
construction work for the project is completed. The SWPPP
shall include treatment and disposal of all dewatering
-operations flows, and for nuisance flows during construction.
(b) A WQMP shall be prepared, maintained, and updated as
needed to satisfy the requirements of the adopted NPDES
program. The plan shall incorporate water quality measures
for all improved phases of the project.
(c) Location of the BMPs shall not be within the public right-of-
way.
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MM -OZ 4.7-2 Prior to issuance of grading permits, future development projects Public Works
Project Prior to issuance of
in the Overlay Zone shall submit a Hydrology and Hydraulic Study
applicant grading -permit
to the Public Works Department for review and approval. If
existing facilities are not adequate to handle runoff that may be
generated by the proposed development, then the applicant shall
propose feasible remedies to assure that adequate drainage
facilities will be available prior to issuance of occupancy permits.
The applicant may propose storm.drain improvements to be
constructed in order to meet project needs. If necessary storm
drain upgrades cannot be implemented prior to issuance of
occupancy permits, on site detention facilities or other methods
acceptable to the City shall be included with new development
projects to ensure that post -construction runoff does not exceed
pre -development quantities.
MM -OZ 4.9-1 Construction activities shall be limited to the following general Planning and Project During
restrictions. In the event that there is a conflict between the City of Building.Agency applicant construction
Santa Ana Municipal Code and the City of Tustin Municipal Code,
the more restrictive measures shall be applied:
• All construction activity within the City shall be conducted in
accordance with Section 18-314(e) of the City of Santa Ana
Municipal Code.
• All construction activity within 200 feet of the City of Tustin
Border shall be conducted in accordance with Section 4617(e)
of the City of Tustin Municipal Code.
MM -OZ 4.9-2 The project applicant shall require by contract specifications that Planning and Project Prior to issuance of
the following construction best management practices (BMPs) be Building Agency applicant grading permit
implemented by contractors to reduce construction noise levels:
Two weeks prior to the commencement of construction,
notification must be provided to surrounding land uses within
1,000 feet of a project site disclosing the construction
schedule, including the various types of activities that would
be occurring throughout the duration of the construction
period.
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Mitigation Implementing
Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
Ensure that construction equipment is properly muffled
according to industry standards and be in good working
condition.
Place noise -generating construction equipment and locate
construction staging areas away from sensitive uses, where
feasible.
Schedule high noise -producing activities between the hours of
8:00 A.M. and 5:00 P.M. to minimize disruption on sensitive
uses.
Implement noise attenuation measures to the extent feasible,
which may include, but are not limited to, temporary noise
barriers or noise blankets around stationary construction
noise sources.
• Use electric air compressors and similar power tools rather
than diesel equipment, where feasible.
• Construction -related equipment, including heavy-duty
equipment, motor vehicles, and portable equipment, shall be
turned off when not in use for more than 30 minutes.
• Construction hours, allowable workdays, and the phone
number of the job superintendent shall be clearly posted at all
construction entrances to allow for surrounding owners and
residents to contact the job superintendent. If the City or the
job superintendent receives a complaint, the superintendent
shall investigate, take appropriate corrective action, and
report the action taken to the reporting party.
Contract specifications shall be included in the proposed project
construction documents, which shall be reviewed by the City prior
to issuance of a grading permit.
MM -OZ 4.9-3 The project applicant shall require by contract specifications that Planning and Project Prior to issuance of
construction staging areas along with the operation of Building Agency applicant grading permit
earthmoving equipment within the project area would be located
as far away from vibration and noise sensitive sites as possible.
Contract specifications shall be included in the proposed project
construction documents, which shall be reviewed by the City prior
to issuance of a grading permit.
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Measure No. Mitigation Measure Monitoring Party
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MM -OZ 4.9-4 The project applicant shall require by contract specifications that Planning and
Project Prior to issuance of
- heavily loaded trucks used during construction would be routed Building Agency
applicant grading permit
away from residential streets to the extent feasible. Contract
specifications shall be included in the proposed project
construction documents, which shall be reviewed by the City prior
to issuance of a grading permit.
MM -OZ 4.9-6 Prior to, issuance of building permits, building, plans shall specify
Planning and
Project
Prior to issuance of
the STC rating of windows and doors for all residential land uses.
Building Agency
applicant
building permits
Window and door ratings shall be sufficient to reduce the interior
4ualified acoustical consultant as part of the final engineering -
noise level to a CNEL of 45 dBA or less, and shall be determined by
prior to issuance of building permits. It is noted that exterior living
a qualified acoustical consultant as part of the final engineering
combination of private space (patios, balconies, etc.) and common
design of the project.
!
- necessary to provide'noise control at all private areas, provided '
MM -OZ 4.9-7 The developer shall provide proper shielding for all new HVAC
Planning and
Project
During project
systems used by the proposed residential and mixed use buildings
Building Agency
applicant
design and
to achieve an attenuation of 15 dBA at 50 feet from the equipment.
various transit -related measures to improve and expand bus
the project
construction
MM NOI-1 Where future residential uses would be constructed in areas Planning and
-Project' Prior to issuance of
exposed to noise, exterior noise control shall be provided as Building Agency.
applicant ., . ' building permits j
necessary to comply with the City's exterior noise guideline of 65
dB CNEL, as specified in the Noise Element of the General Plan. The :
noise control requirements, if any, shall be determined by a
4ualified acoustical consultant as part of the final engineering -
design of the project and shall be included on.the`building plans
prior to issuance of building permits. It is noted that exterior living
space for multi -family developments may be provided as a
combination of private space (patios, balconies, etc.) and common
areas (playgrounds, pool areas, etc:). As a result, it may not be
!
- necessary to provide'noise control at all private areas, provided '
sufficient common area is included within the project.
i
TRANSPORTATION/TRAFFIC
MM -OZ 4.12-1 As part of the project, the City of Santa Ana and the project Public Works
Public Works During
sponsors shall work with the transit providers to implement
implementation of
various transit -related measures to improve and expand bus
the project
system service within the Overlay Zone. These measures may
include, but are not limited to, the following:
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Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
• Adding bus stops to the Overlay Zone along existing and
proposed roadways
• Changing bus service headways to respond to increased
demand
• Changing bus service destinations to respond to changing
demand
• Adding local shuttle service for employees and patrons of the
Overlay Zone
The details of bus service improvements shall be determined in
coordination with OCTA. The following recommendations would
help encourage public transit patronage for project related trips:
Bus Stop Locations - Relocation of existing bus stops and the
provision of additional bus stops should be considered to
accommodate transit users at convenient locations.
Days of Operation - The City should work with OCTA to
consider changes to route lines to serve nighttime and
weekend project visitors and employees.
Headway - The City should work with OCTA to review route
headways to determine if it would be appropriate to reduce
them to accommodate transit riders within the Overlav Zone.
MM -OZ 4.12-2 Future development within the proposed Overlay Zone shall Public Works Project Prior to issuance of
prepare separate traffic studies specific to the individual projects applicant building permits
that are proposed. The traffic studies for future projects shall be
prepared by a qualified traffic engineer of the City's choosing.
Further, and as determined by the traffic studies, the above
identified improvement measures shall be implemented as a
condition of the proposed development, either through the
direction construction of improvements by the project applicant or
through payment of a fee, as required by the program detailed in
MM -OZ 4.12-4.
MM -OZ 4.12-3 The City of Santa Ana Planning Department, in cooperation with Planning and Planning and Ongoing
the Department of Public Works, shall monitor the traffic signals Building Building
within the Overlay Zone Study Area once every five years to ensure Agency/Public Agency/Public
that traffic signal timing is optimized. Works Works
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Monitoring Party
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MM -OZ 4.12-4 The City of Santa Ana shall institute a program for systematic
Planning and
Planning and
During
_ mitigation of impacts as development proceeds within the Overlay
Building
Building
implementation of
Zone to ensure mitigation of the individual improvements. The
Agency/Public
Agency/Public
project
program shall prescribe the method of participation in the
Works
Works
mitigation program by individual projects and guide the timely
implementation of the mitigation measures. The program should
include the following elements:
• A funding and improvement program should be established to
identify financial resources adequate to construct all identified
mitigation measures in a timely basis.
• The program should allow for acquisition of entire properties
including business relocation where necessary to construct
mitigation measures. Funds derived from sale of surplus
acquired properties should be returned to the program.
• All properties that redevelop within the Overlay Zone should
participate in the program on a fair share per new
development trip basis. The fair share should be based upon
the total cost of all identified mitigation measures, divided by
the peak hour trip generation increase forecast. This rate peak
hour trip should be imposed upon the incremental traffic
growth for any new development within the Overlay Zone.
• The program shall include resources to conduct preliminary
engineering studies to complete alignment studies and project
specific environmental clearances for Tustin Avenue at
Seventeenth Street and at Fourth Street.
• The program should raise funds from full development of the
Overlay Zone to fund all identified mitigation measures.
• The program should monitor phasing development of the
Overlay Zone and defer or eliminate improvements if the
densities permitted in the Overlay Zone are not occurring.
• Program phasing should be monitored through preparation of
a specific project traffic impact studies for any project that is
expected to include more than 100 dwelling units or 100,000
square feet of non-residential development. Traffic impact
studies should use traffic generation rates that are deemed to
be most appropriate for the actual development proposed.
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• The program should initiate project development to assure
timely completion of the improvements identified to be
needed for the First and Cabrillo Towers project by 2010 or as
soon after as practically feasible.
• Properties within Santa Ana and within one-half mile of the
Overlay Zone that redevelop to result in higher traffic
generation should also participate in the program to insure
equity.
• The program should provide for full construction of projects
outside of Santa Ana, if the Overlay Zone will create a traffic
impacted based upon the CMP.
• The program should provide fair share contribution to
construction costs of other improvements outside of the
Overlay Zone if they are identified in this traffic study but they
are not impacted as defined by the CMP.
• The fair share contribution would presume participation by
other developments outside of the City of Santa Ana (generally
within the City of Tustin) in proportion to traffic growth at the
affected sites.
• Traffic impact studies for future projects shall be prepared by
a qualified traffic engineer approved or retained by the City.
The City may elect to implement appropriate mitigation
measures as a condition of approval of the proposed
developments, where appropriate. All or part of the costs of
these improvements may be considered to be a negotiated
credit toward the program, however the program must be
administered in a manner that assures that it can fund
necessary improvements to maintain adequate level of service
at all intersections within this study. If funding of priority
improvements cannot be assured, credit for construction of
lower priority improvements may not be assured or may be
postponed until more program funds are available.
Traffic studies for future developments within the Overlay
Zone must also use trip generation rates which are specific for
these projects and are approved by the City. The traffic
consultant preparing traffic studies for specific projects in the
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Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
Overlay Zone must use City -approved trip generation rates
specific to these projects. These studies are subject to City
review.
MM -TRA -1 The following improvements shall be installed prior to 2040, as the
Planning and
projected facilities are forecasted to be affected. Timing and
Building
funding of these improvements shall be based on a program as
Agency/Public
outlined in mitigation measure MM -OZ 4.12-4 (and included in the
Works
original MEMU EIR).
• Standard Avenue & First Street - widen northbound
approach and reconfigure to provide one left -turn lane, two
through lanes, and one right -turn lane, and widen the
southbound approach and reconfigure to provide one left -turn
lane and one shared through and right -turn lane, along with
two receiving lanes that merge back to one lane.
• Grand Avenue & Santa Ana Boulevard - convert westbound
shared through and right -turn lane to a right -turn only lane
and include an overlap right -turn phasing by prohibiting the
southbound U-turn movement.
• Grand Avenue & Fourth Street - widen northbound
approach to include an additional through lane and provide an
additional receiving lane on the north leg of the intersection.
Convert eastbound shared through and right -turn lane to a
through lane and construct a right -turn lane.
• Grand Avenue & First Street - widen northbound approach
to provide two left -turn lanes, three through lanes, and one
right -turn lane. Widen westbound approach to provide two
left -turn lanes, three through lanes, and one right -turn lane by
extending the current right -turn pocket and providing a
westbound right -turn overlap signal phasing.
• Lyon Street & First Street - widen northbound approach to
provide one left -turn lane, one shared through and left -turn
lane, and one right -turn lane with a right -turn signal overlap
phasing and split signal phasing for the north -south
approaches. Widen eastbound approach to convert the shared
through and right -turn lane into a third through lane and
construct a new right -turn lane.
Planning and Prior to 2040
Building
Agency/Public
Works
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• Mabury Street/Elk Lane & First Street - widen northbound
approach to provide a second right -turn lane, widen the
southbound approach to provide a second southbound right -
turn lane, and widen the eastbound approach to construct a
dedicated eastbound right -turn lane.
• Elk Lane at Chestnut Avenue/Main Street - converted to a
signalized intersection.
• Tustin Avenue at Fourth Street - widen northbound
approach to construct a dedicated northbound right -turn lane
with a right -turn overlap signal phasing and prohibit the
westbound U-turn movement.
• SR -55 southbound ramp at Fourth Street - construct an
eastbound free right -turn lane. Right-of-way is required for the
construction of the eastbound free right -turn lane. This
improvement is subject to the review and approval of the City
of Tustin and/or Caltrans.
• SR -55 northbound ramps at Irvine Boulevard - restripe
eastbound approach to provide two left -turn lanes and two
through lanes. This improvement is subject to the review and
approval of the City of Tustin and/or Caltrans.
• Yorba Street at First Street - reinstate the westbound
through lane that is planned to be removed to provide the one
through lane and one shared through and right -turn lane in
the westbound approach as existing conditions. This
improvement is subject to the review and approval of the City
of Tustin and/or Caltrans.
• B Street at First Street - reinstate the westbound through
lane that is planned to be removed to provide the one through
lane and one shared through and right -turn lane in the
westbound approach as existing conditions. This improvement
is subject to the review and approval of the City of Tustin
and/or Caltrans.
• El Camino Real at First Street - restripe the northbound
right -turn lane to 'a shared left- and right -turn lane and change
the northbound/southbound signal phasing from permitted to
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ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting. Program
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Measure No. Mitigation Measure Monitoring Party Party Mitigation Timing
split phasing. This improvement is subject to th'e review and '
approval of the, City of Tustin and/or Caltrans.
Prospect Avenue at First Street - reinstate the westbound
through lane that is planned to be removed to provide the one i
through lane and one shared through and right -turn lane in i
,the westbotind approach as'existing conditions. This
improvement is subject to the review and apgroval of the City "
of Tustin and/or.Caltrans.'
Newport Avenue at Irvine Boulevard - convert the
northbound right -turn lane signal phasing to an overlap signal r
phasing and prohibit the westbound U-turn movement. This j
improvement is subject to the review and approval of the City
of Tustin and/or Caltrans.
MM -OZ 4.4-2 Due to the lack of cultural resource studies for the Overlay Zone
Planning and Project During
Expansion Area, and in order to avoid damaging any unidentified
Building Agency applicant construction
cultural resources, a qualified archaeologist would be retained to
monitor any significant ground -disturbing activities in
undeveloped areas within the Expansion Area, and any deep (10"
or deeper) ground -disturbing activities in all areas of the
Expansion Area.
MM -OZ 4.4-3 In the event that archaeological resources are unearthed during
Planning and Project During
project subsurface activities, all earth -disturbing work within a
Building Agency applicant construction
100 -meter radius must be temporarily suspended or redirected
until an archaeologist has evaluated the nature and significance of
the find. After the find has been appropriately mitigated, work in
the area may resume.
MM -OZ 4.4-5 If human remains are unearthed, State Health and Safety Code Planning and Project During
Section 7050.5 requires that no further disturbance shall occur Building applicant construction
until the county coroner has made the necessary findings as to Agency/NAHC
origin and disposition pursuant to Public Resources Code Section
5097.98. If the remains are determined to be of Native American
descent, the coroner has 24 hours to notify the Native American
Heritaee Commission fNAHCI. The NAHC will then contact the
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ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation
Implementing
Measure No. Mitigation Measure Monitoring Party
Party Mitigation Timing
most likely descendant of the deceased Native American, who will
then serve as consultant on how to proceed with the remains.
MM -TCR -1 In the event that a tribal cultural resource is unexpectedly Planning and
Project During
identified during the course of a proposed project, and the City Building Agency
applicant construction '
determines that the project may cause a substantial adverse
i change to a tribal cultural resource, the City will employ one or
more of the following standard mitigation measures:
i
1. 'Avoidance and preservation of the resource in place,
including, but not limited to, planning and construction to
avoid the resource and protect the cultural and natural
context, or planning greenspace, parks, or other open space,
i
to incorporate the resource with culturally appropriate
protection and management criteria.
2. 'Treating the resource with culturally appropriate dignity,
taking into account the tribal cultural values and meaning of
the resource, including, but not limited to, the following:
(a) Protecting the cultural character and integrity of the
resource
(b) Protecting the traditional use of the resource
(c) Protecting the confidentiality of the resource
3. Permanent conservation easements or other interests in real
property, with culturally appropriate management criteria for
the purposes of preserving or utilizing the resources or places
protecting the resource.
4. Protecting the resource.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 25 August 2018
ICF 00019.18
City of Santa Ana
Table 2. Mitigation Monitoring and Reporting Program for the Elan Development Project
Mitigation Monitoring and Reporting Program
Mitigation
Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party
Party Timing
QUALITY
MM -OZ 4.2- The developer shall require by contract specifications that the architectural Planning and
Project Prior to
14 coating (paint and primer) products used would have a VOC rating of 100 grams Building Agency
applicant construction
per liter or less. Contract specifications shall be included in the proposed project
construction documents, which shall be reviewed and approved by the City of
Santa Ana Planning and Building Agency staff.
MM -OZ 4.2- The developer shall require by contract specifications that materials that do not
15 require painting be used during construction to the extent feasible. Contract
specifications shall be included in the proposed project construction documents,
which shall be reviewed and approved by the City of Santa Ana Planning and
Building Agency staff.
Planning and Project Prior to
Building Agency applicant construction
MM -OZ 4.2- The developer shall require by contract specifications that pre -painted Planning and. Project Prior to
16 construction materials be used to the extent feasible. Contract specifications Building Agency applicant construction
shall be included in the proposed project construction documents, which shall
be reviewed and approved by the City of Santa Ana Planning and Building
Agency staff.
MM -AQ -3 All applicants proposing development of projects within the MEMU Overlay
Zone and expansion area shall require their contractors, as a condition of
contract, to reduce construction -related fugitive VOC emissions by ensuring that
low-VOC coatings that have a VOC content of 10 grams/liter (g/L) or less are
used during construction. The project applicant will submit evidence of the use
of low-VOC coatings to SCAQMD prior to the start of construction.
Planning and
Building Agency
Project
applicant
Prior to
construction
MM -OZ 4.4-2 Due to the lack of cultural resource studies for the Overlay Zone Expansion Planning and Project During
Area, and in order to avoid damaging any unidentified cultural resources, a Building Agency applicant construction
qualified archaeologist would be retained to monitor any significant ground -
disturbing activities in undeveloped areas within the Expansion Area, and any
deep (10" or deeper) ground -disturbing activities in all areas of the Expansion
Area.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 26 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation
Measure No. Mitigation Measure
Implementing Mitigation
Monitoring Party Party Timing
MM -OZ 4.4-3 In the event that archaeological resources are unearthed during project
Planning and Project During
subsurface activities, all earth -disturbing work within a 100 -meter radius must
Building Agency applicant construction
be temporarily suspended or redirected until an archaeologist has evaluated the
Qualified construction
nature and significance of the find. After the find has been appropriately
Paleontologist
mitigated, work in the area may resume.
MM -OZ 4.4-5 If human remains are unearthed, State Health and Safety Code Section 7050.5
Planning and Project During
requires -that no further disturbance shall occur until the County coroner has
Building applicant construction
made the necessary findings as to origin and disposition pursuant to Public
Agency/NAHC
Resources Code Section 5097.98. If the remains are determined to be of Native
American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The NAHC will then contact the most likely
descendant of the deceased Native American, who will then serve as consultant
on how to proceed with the remains.
MM -CUL -1 A qualified paleontologist shall review the paleontological records search
Planning and Project Prior to
prepared by the Vertebrate Paleontology Section of the Los Angeles County
Building applicant construction
Natural History Museum for the Elan Project. For proposed projects in the
Agency/ and during
MEMU Overlay Zone expansion area, a paleontological records search from the
Qualified construction
Los Angeles County Natural History Museum shall be required if a proposed
Paleontologist
project would involve grading or excavation that could disturb older Quaternary
sediments with high paleontological resource sensitivity below the uppermost
few feet of younger Quaternary surface sediments. For any such project within
the MEMU Overlay Zone expansion area, a qualified paleontologist shall review
the paleontological records search. To ensure recovery of fossil remains before
they are lost or destroyed, the following additional measures shall be
implemented for the Elan Project and for any projects within the MEMU Overlay
Zone Expansion Area that have potential to disturb sediments with high
paleontological sensitivity below the uppermost few feet of surface sediments:
• All construction activities with potential to disturb sediments below the
uppermost few feet of surface sediments shall be monitored by an Orange
t
County -certified professional paleontologist (qualified paleontologist).
• A qualified paleontologist shall attend preconstruction meetings to consult
with the grading and excavation contractors concerning excavation
schedules, paleontological field techniques, and safety issues. All
construction personnel shall receive training provided by a qualified
paleontologist experienced in teaching non -specialists to ensure that they
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 27 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party Party Timing
can recognize fossil materials in the event any are discovered during
construction.
A qualified paleontologist shall conduct onsite paleontological monitoring
of all grading and excavation activities with potential to disturb
paleontologically sensitive sediments below the uppermost few feet of
surface sediments. Monitoring shall include inspection of exposed surfaces
and microscopic examination of matrix to determine if fossils are present.
The monitor shall have authority to divert grading away from exposed
fossils temporarily in order to recover the fossil specimens. Cooperation
and assistance from onsite personnel will greatly assist timely resumption
of work in the area of the fossil discovery.
If fossil remains are discovered during project -related construction,
activities in the vicinity of the find shall stop immediately until a qualified
professional paleontologist can assess the nature and importance of the
find and a qualified professional paleontologist can recommend
appropriate treatment. Treatment may include preparation and recovery of
fossil materials so that they can be housed in an appropriate museum or
university collection and may also include preparation of a report for
publication describing the finds. The City shall be responsible for ensuring
that recommendations regarding treatment and reporting are
implemented. The work shall be conducted in conformance with the Orange
County guidelines as defined in Eisentraut and Cooper (2002) and meet the
requirements for recovery, salvage, laboratory preparation, preparation to
the point of taxonomic identification, transferal, and preparation and
submittal.
• Fossil remains collected during the monitoring and salvage portion of the
program shall be cleaned, repaired, sorted, and catalogued.
• Prepared fossils, along with copies of all pertinent field notes, photos, and
maps, shall be deposited (as a donation) in a scientific institution with
permanent paleontological collections.
A final data recovery report shall be completed that outlines the results of
the monitoring program. This report will include discussions of the
methods used, stratigraphic section(s) exposed, fossils collected, and
significance of recovered fossils.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 28 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party Party Timing
MM -CUL -2 Prior to demolition the project applicant will commission the preparation of Planning and Project Prior to
complete archival -quality photo documentation of the architecturally significant Building Agency applicant demolition
Santa Ana Elks Lodge along with a historical profile to accompany the photo
documentation. The documentation will be prepared in accordance with
Historic American Building Survey (HABS) Level 2 standards as outlined in the
Historic American Building Survey Guidelines for Preparing Written Historical
Descriptive Data. The photographic element of the documentation will consist of
20-30 archival quality large -format black -and -white photographs of the
property's character -defining exterior and interior architectural features. If
available, original architectural plans will be reproduced to archival HABS
standards and will be included in the documentation package with photographs
and written data. Three copies of the documentation package will be produced.
One set will include original photo negatives and one set will be placed in
publicly accessible archive or history collection.
MM -CUL -3 Prior to demolition the applicant will work with the City of Santa Ana to arrange Planning and Project Prior to
for representatives of the Elks, the Santa Ana Historical Preservation Society, Building Agency applicant demolition
Preserve Orange County, the Santa Ana Planning and Building Agency, other
potentially interested parties, and members of the community to identify and
undertake salvage the of Santa Ana Elks Lodge's exterior and interior
architectural features. The applicant will also consider salvaging and reusing
architectural features identified as significant in the historical resource
evaluation or identified as significant by interested parties that those interested
parties are not able to salvage. Such significant features not salvaged by
interested parties would be considered for reuse in the design and construction
of a community room or other publically accessible interior or exterior space
that will be incorporated into the design of the project.
MM -CUL -4 The applicant will commission an interpretative exhibit that communicates the
Santa Ana Elks' significance as a noteworthy local expression of the important
role that fraternal orders have played in American history. The exhibit will
include a concise narrative explanation along with visual graphics such as
historical photographs, and it will potentially make use of artifacts associated
with the organization, such as regalia and other objects from the Santa Ana Elks
Lodge, copies of important organization documents, or Elks -related personal
items that members of the organization might be willing to donate. Before the
certificate of occupancy is issued, the interpretative exhibit will be installed at a
location on the project site accessible to the general public, potentially in a
Planning and
Building Agency
Project
applicant
Prior to
demolition
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 29 August 2018
ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party Party Timing
1 community room or other publically accessible interior or exterior space to be
incorporated into the design''of the project
MM -OZ 4.6-2 Prior to the issuance of grading permits on any project site, the developer(s) Planning and Project
Prior to
shall: Building Agency applicant
issuance of
• Investigate the project site to determine whether it or immediately adjacent
grading
areas have a record of hazardous materials contamination via the
permits
preparation of a preliminary environmental site assessment (ESA), which
shall be submitted to the City for review. If contamination is found, the
report shall characterize the site according to the nature and extent of
contamination that is present before development activities proceed at that
site.
• If contamination is determined'to be onsite, the City, in accordance with
appropriate regulatory agencies, shall determine the need for further
investigation and/or remediation of the soils conditions on the
contaminated. site. If further investigation or remediation is required, it
shall be the responsibility of the site developer(s) to complete such
investigation and/or remediation prior to construction of the project.
If remediation is required as identified by the local oversight agency, it shall
be accomplished in a manner that reduces risk to below applicable
standards and shall be completed prior to issuance of any occupancy
permits.
MM -OZ 4.6-3 In the event that previously unknown or unidentified soil and/or groundwater Planning and Project During
contamination that could be present a threat to human health or the Building Agency applicant construction
environment is encountered during construction of the proposed project,
construction activities in the immediate vicinity of the contamination shall cease
immediately. If contamination is encountered, A Risk Management Plan shall be
prepared and implemented that (1) identifies the contaminants of concern and
the potential risk each contaminant would pose to human health and the
environment during construction and post -development and (2) describes
measures to be taken to protect workers, and the public -from exposure to
potential site hazards. Such measures could include a range of options;
including, but not limited to, physical site controls during construction,
remediation, long-termmonitoring, post -development maintenance or access
limitations, or some combination thereof. Depending on the nature of
contamination, if any, appropriate agencies shall be notified (e.g., City of Santa
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 30 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation
Implementing Mitigation
Measure No. Mitigation Measure
Monitoring Party Party Timing
Ana Fire Department). If needed, a Site Health and Safety Plan that meets
Occupational Safety and Health Administration requirements shall be prepared
and in place prior to commencement of work in any contaminated area.
MM -OZ 4.6-5 Prior to initiation of construction activities, any development within the Overlay
Public Works Project Prior
Zone shall have a completed traffic control plan, prepared by the developer that
applicant to/during
will be implemented during construction activities. This may include, but is not
construction
limited to, the maintenance of at least one unobstructed lane in both directions
on surrounding roadways. At any time only a single lane is available, the
developer shall provide a temporary traffic signal, signal carriers (i.e.
flagpersons), or other appropriate traffic controls to allow travel in both
directions. If construction activities require the complete closure of a roadway
segment, the developer should provide appropriate signage indicating
alternative routes.
MM -OZ 4.6-6 The City Planning Department shall consult with the Santa Ana Police
Planning and Planning and Prior
Department and the Santa Ana Fire Department to disclose temporary closures
Building Building to/during
and alternative travel routes in order to ensure adequate access for emergency
Agency/Police Agency construction
vehicles when construction of future projects would result in temporary land or
Dept./Fire Dept.
roadwav closures.
MM -OZ 4.7-1 In order to comply with the 2003 DAMP, future development projects in the Public Works Project Prior to
Overlay Zone shall prepare Storm Drain Plans, Stormwater Pollution Prevention applicant issuance of
Plans (SWPPP), and Water Quality Management Plans (WQMP) conforming to permits
the current National Pollution Discharge Elimination System (NPDES)
requirements, prepared by a Licensed Civil Engineer or Environmental
Engineer, shall be submitted to the Department of Public Works for review and
approval.
(a) SWPPP shall be prepared and updated as needed during the course of
construction to satisfy the requirements of each phase of the development.
.The plan shall incorporate all necessary Best Management Practices (BMPs)
and other City requirements to eliminate polluted runoff until all
construction work for the project is completed. The SWPPP shall include
treatment and disposal of all dewatering operations flows, and for nuisance
flows durine construction.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 31 August 2018
ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation
Implementing Mitigation
Measure No. Mitigation Measure
Monitoring Party Party Timing
(b) A WQMP shall be prepared, maintained, and updated as needed to satisfy
the requirements of the adopted NPDES program. The plan shall
incorporate water quality measures for all improved phases of the project.
-
(c) Location of the BMPs shall not be within the public right-of-way.
MM -OZ 4.7-2 Prior to issuance of grading permits, future development projects in the Overlay
Public Works Project Prior to
Zone shall submit a Hydrology and Hydraulic Study to the Public Works
applicant issuance of
Department for review and approval. If existing facilities are not adequate to
grading
handle runoff that may be generated by the proposed development, then the
permit
applicant shall propose feasible remedies to assure that adequate drainage
facilities will be available prior to issuance of occupancy permits. The applicant
may propose storm drain improvements to be constructed in order to meet
project needs. If necessary storm drain upgrades cannot be implemented prior
to issuance of occupancy permits, on site detention facilities or other methods
acceptable to the City shall be included with new development projects to
ensure that post -construction runoff does not exceed pre -development
MM -OZ 4.9-1 Construction activities shall be limited to the following general restrictions. In Planning and Project During
the event that there is a conflict between the City of Santa Ana Municipal Code Building Agency applicant construction
and the City of Tustin Municipal Code, the more restrictive measures shall be
applied:
All construction activity within the City shall be conducted in accordance
with Section 18-314(e) of the City of Santa Ana Municipal Code.
All construction activity within 200 feet of the City of Tustin Border shall be
conducted in accordance with Section 4617(e) of the City of Tustin Municipal
Code.
MM -OZ 4.9-2 The project applicant shall require by contract specifications that the following Planning and Project Prior to
construction best management practices (BMPs) be implemented by Building Agency applicant issuance of
contractors to reduce construction noise levels: grading
Two weeks prior to the commencement of construction, notification must permit
be provided to surrounding land uses within 1,000 feet of a project site
disclosing the construction schedule, including the various types of
activities that would be occurring throughout the duration of the
construction period.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 32 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation
Measure No. Mitigation Measure
Implementing Mitigation
Monitoring Party Party Timing
• Ensure that construction equipment is properly muffled according to
industry standards and be in good working condition.
• Place noise -generating construction equipment and locate construction
staging areas away from sensitive uses, where feasible.
• Schedule high noise -producing activities between the hours of 8:00 A.M.
and 5:00 P.M. to minimize disruption on sensitive uses.
Implement noise attenuation measures to the extent feasible, which may
include, but are not limited to, temporary noise barriers or noise blankets
around stationary construction noise sources.
Use electric air compressors and similar power tools rather than diesel
equipment, where feasible.
Construction -related equipment, including heavy-duty equipment, motor
vehicles, and portable equipment, shall be turned off when not in use for
more than 30 minutes.
Construction hours, allowable workdays, and the phone number of the job
superintendent shall be clearly posted at all construction entrances to allow
for surrounding owners and residents to contact the job superintendent. If
the City or the job superintendent receives a complaint, the superintendent
shall investigate, take appropriate corrective action, and report the action
taken to the reporting party.
Contract specifications shall be included in the proposed project construction
documents, which shall be reviewed by the City prior to issuance of a grading
permit.
MM -OZ 4.9-3 The project applicant shall require by contract specifications that construction
Planning and Project Prior to
staging areas along with the operation of earthmoving equipment within the
Building Agency applicant issuance of
project area would be located as far away from vibration and noise sensitive
grading
sites as possible. Contract specifications shall be included in the proposed
permit
project construction documents, which shall be reviewed by the City prior to
issuance of a grading permit.
MM -OZ 4.9-4 The project applicant shall require by contract specifications that heavily loaded Planning and Project Prior to
trucks used during construction would be routed away from residential streets Building Agency applicant issuance of
to the extent feasible. Contract specifications shall be included in the proposed grading
project construction documents, which shall be reviewed by the City prior to permit
issuance of a grading permit.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 33 August 2018
ICF 00019.18
City of Santa Ana Mitigation Monitoring and Reporting Program
Mitigation
construction
Implementing
Mitigation
Measure No. Mitigation Measure
Monitoring Party
Party
Timing
MM -OZ 4.9-6 Prior to issuance of building permits, building plans shall specify the STC rating
Planning and
Project
Prior to
of windows and doors for all residential land uses. Window and door ratings
Building Agency
applicant
issuance of
shall be sufficient to reduce the interior noise level to a CNEL of 45 dBA or less,
common areas (playgrounds, pool areas, etc.). As a result, it may not be
building
and shall be determined by a qualified acoustical consultant as part of the final
common area is included within the Droiect.
permits
engineering design of the project.
MM -OZ 4.9-7 The developer shall provide proper shielding for all new HVAC systems used by
Planning and
Project
During
the proposed residential and mixed use buildings to achieve an attenuation of
Building Agency
applicant
project
15 dBA at 50 feet from the equipment.
design and
MM -TRA -2 Prior to project occupancy, the applicant shall construct the improvements Planning and Planning and Prior to
listed below or pay a fair-share/local fee to cover the Elan Project's fair share of Building Building issuance of
the full construction costs needed to implement these mitigation measures. Agency/Public Agency/Public occupancy
These mitigation shall be installed prior to 2040, as the projected facilities are Works Works permit
forecasted to be affected.
I-5 northbound ramps at Fourth Street: Widen and/or restripe Fourth
Street to provide a second exclusive westbound right -turn lane. Modify the
existing traffic signal for signing and striping improvements accordingly.
This improvement is subject to the review and approval of Caltrans.
SR -55 northbound ramps at Fourth Street: Widen and/or restripe Fourth
Street to provide an exclusive westbound (free) right -turn lane. Restripe to
convert the third eastbound through lane to a second eastbound left -turn
lane. Modify the existing traffic signal for signing and striping
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 34 August 2018
ICF 00019.18
construction
MM-NOI-1 Where future residential uses would be constructed in areas exposed to noise, Planning and Project
Prior to
exterior noise control shall be provided as necessary to comply with the City's Building Agency applicant
issuance of
exterior noise guideline of 65 dB CNEL, as specified in the Noise Element of the
building
General Plan. The noise control requirements, if any, shall be determined by a
permits
qualified acoustical consultant as part of the final engineering design of the
project and shall be included on the building plans prior to issuance of building
permits. It is noted that exterior living space for multi -family developments may
be provided as a combination of private space (patios, balconies, etc.) and
common areas (playgrounds, pool areas, etc.). As a result, it may not be
necessary to provide noise control at all private areas, provided sufficient
common area is included within the Droiect.
MM -TRA -2 Prior to project occupancy, the applicant shall construct the improvements Planning and Planning and Prior to
listed below or pay a fair-share/local fee to cover the Elan Project's fair share of Building Building issuance of
the full construction costs needed to implement these mitigation measures. Agency/Public Agency/Public occupancy
These mitigation shall be installed prior to 2040, as the projected facilities are Works Works permit
forecasted to be affected.
I-5 northbound ramps at Fourth Street: Widen and/or restripe Fourth
Street to provide a second exclusive westbound right -turn lane. Modify the
existing traffic signal for signing and striping improvements accordingly.
This improvement is subject to the review and approval of Caltrans.
SR -55 northbound ramps at Fourth Street: Widen and/or restripe Fourth
Street to provide an exclusive westbound (free) right -turn lane. Restripe to
convert the third eastbound through lane to a second eastbound left -turn
lane. Modify the existing traffic signal for signing and striping
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 34 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party Party Timing
_.
improvements. acco'rdingly. This improvement is subject to the review and
approval of the'City of Tustin and/or Caltrans..
y. .. _ SR -55 northbound ramps at Fourth Street/Irvine Boulevard: Widen
and/or restripe the westbound approach on Fourth'Street to provide an
exclusive (free) right -turn lane.. Modify existing traffic signal as well as
existing signing and striping improvements accordingly. This improvement
is subject to the review and approval of the City of Tustin and/or Caltrans. ,
Lyon Street at First Street: Widen Lyon Street to provide an exclusive
northbound left -turn lane. Widen and/or restripe First Street to provide an
exclusive eastbound right -turn lane. Modify the existing traffic signal for
split signal phasing for the northbound and southbound approaches and
• provide northbound right -turn overlap phasing: Remove west leg
crosswalk. Modify the existing signing and striping improvements
accordingly.
Mabury Street/Elk Lane at First Street: Widen and/or restripe Elk Lane
to provide a second exclusive northbound right -turn lane. Widen and/or
restripe First Street to provide an exclusive eastbound right -turn lane.
' Modify the existing traffic signal. for northbound right -turn overlap phasing
1" and existing signing and striping improvements accordingly.
Cabrillo Park Drive at First Street: Restripe First Street to convert the
second eastbound through lane to a second eastbound left -turn lane. Modify. .
the existing traffic signal for signing,and striping improvements _
accordingly.
e ' . Elk Lane at Chestnut Avenue/Main Street: Install a traffic signal and
design for three-phase operations. Widen and/or restripe Main Street to
provide an exclusive westbound right -turn lane. Modify existing signing and
? strinina imnrnvements_
MM -OZ 4.4-2 Due to the lack of cultural resource studies for the Overlay Zone Expansion Planning and Project During
Area, and in order to avoid damaging any unidentified cultural resources, a Building Agency applicant construction
qualified archaeologist would be retained to monitor any significant ground -
disturbing activities in undeveloped areas within the Expansion Area, and any
deep (10" or deeper) ground -disturbing activities, in all areas of the Expansion
Area.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 35 August 2018
ICF 00019.18
City of Santa Ana
Mitigation Monitoring and Reporting Program
Mitigation Implementing Mitigation
Measure No. Mitigation Measure Monitoring Party Party Timing
MM -OZ 4.4-3 In the event that archaeological resources are unearthed during project Planning and Project During
subsurface activities, all earth -disturbing work within a 100 -meter radius must Building Agency applicant construction
be temporarily suspended or redirected until an archaeologist has evaluated the
nature and significance of the find. After the find has been appropriately
mitigated, work in the area may resume.
MM -OZ 4.4-5 If human remains are unearthed, State Health and Safety Code Section 7050.5
requires that no further disturbance shall occur until the county coroner has
made the necessary findings as to origin and disposition pursuant to Public
Resources Code Section 5097.98. If the remains are determined to be of Native
American descent, the coroner has 24 hours to notify the Native American
Heritage Commission (NAHC). The NAHC will then contact the most likely
descendant of the deceased Native American, who will then serve as consultant
on how to proceed with the remains.
Planning and Project During
Building applicant construction
Agency/NAHC
MM -TCR -1 In the event that a tribal cultural resource is unexpectedly identified during the
Planning and Project During
course of a proposed project, and the City determines that the project may cause
Building Agency applicant construction
a substantial adverse change to a tribal cultural resource, the City will employ
one or more of the following standard mitigation measures:
1. Avoidance and preservation of the resource in place, including, but not
limited to, planning and construction to avoid the resource and protect the
cultural and natural context, or planning greenspace, parks, or other open
space, to incorporate the resource with culturally appropriate protection
and management criteria.
2. Treating the resource with culturally appropriate dignity, taking into
account the tribal cultural values and meaning of the resource, including,
but not limited to, the following:
(a) Protecting the cultural character and integrity of the resource
(b) Protecting the traditional use of the resource
(c) Protecting the confidentiality of the resource
3. Permanent conservation easements or other interests in real property, with
culturally appropriate management criteria for the purposes of preserving
or utilizing the resources or places protecting the resource.
Protecting the resource.
Metro East Mixed -Use Overlay District Expansion and Elan Development Projects 36 August 2018
ICF 00019.18
Refer to Laserfiche for
Exhibit C:
General Plan Amendments
Resolution No. 2018-075
Page 12 of 12
City of Santa Ana General Plan
Land Use Element
1998
City of Santa Ana
Planning Division
Adopted
February 2, 1998
(Reformatted January 2010)
The following is a chronology of the approved general plan amendments that have been incorporated into this document since the
comprehensive update of the General Plan Land Use Element adopted by the Santa Ana City Council February 2, 1998 (GPA 1997-
05):
GPA 2018-01 (August 21, 2018)
GPA 2018-02 (May 15, 2018)
GPA 2015-01 (May 15, 2018)
GPA 2017-02 (December 19,2017)
GPA 2017-01 (June 20, 2017)
GPA 2016.03 (February 21, 2017)
GPA 2016-02 (May 17, 2016)
GPA 2016-01 (April 19, 2016)
GPA 2015-03 (February 2, 2016)
GPA 2014-02 (October 21, 2014)
GPA 2014-01 (June 3, 2014)
GPA 2011-03 (March 19, 2012)
GPA 2011-02 (June 6, 2011)
GPA 2010-01 (June 7, 2010)
GPA 2008-02 (July 20, 2009)
GPA 2007-03 (May 18, 2009)
GPA 2008-01 (May 5, 2008)
GPA 2004-03 (February 2, 2009)
GPA 2007-02 (June 18, 2007)
GPA 2007-01 (March 19, 2007)
GPA 2006-01 (October 2, 2006)
GPA 2005-01 (December 5, 2005)
GPA 2005-02 (October 17, 2005)
GPA 2004-01 (April 5, 2005, as passed by
the voters of Santa Ana)
GPA 2004-04 (July 19, 2004)
GPA 2004-06 (July 6, 2004)
GPA 2003-02 (June 16, 2003)
GPA 2003-01 (February 18, 2003)
GPA 2002-01 (September 3, 2002)
GPA 2002-03 (August 19, 2002)
GPA 2001-03 (February 19, 2002)
GPA 2001-02 (January 7, 2002)
GPA 2000-09 (May 7, 2001)
GPA 2000-08 (February 5, 2001)
GPA 2000-03 (December 4, 2000)
GPA 2000-02 (November 20, 2000)
GPA 1999-02 (October 18, 1999)
GPA 1999-01 (August 16, 1999)
GPA 1998-04 (October 5, 1998)
GPA 1998-05 (September 21, 1998)
GPA 1998-01 (May 4,1998)
LAND USE ELEMENT
areas. To encourage a dynamic mixture of residential, office and commercial uses,
within these areas both building intensity and residential density is based on floor
area ratio and zoning development standards. In calculating either the allowable
floor area or the allowable residential density, it is the City's policy to not allow
upward rounding. The Land Use Plan is illustrated in Exhibit 2. Additional
information concerning the Land Use Plan and the land use designations is
provided in Table 1 (Land Use Development Intensity Standards), and in the
Appendix.
Table 1
nt Intew
Land Use
Density/Intensity Standards
/didarra - PAR)I
Low Density Residential (LR -7) 7 du/acre
Low -Medium Density Residential (LMR -11) 11 du/acre
Medium Density Residential (MR -15) 15 du/acre
District Center2(DC
Other District Center (Midtown, MacArthur Place, etc.)
90 du/acre and FAR 1.0-2.0
Heritage District Center
FAR 1.7
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ First, Fifth & 171, Street Corridor
FAR 0.5-1.5
Harbor Corridor
FAR 3.0
Metro East
FAR 0.75-1.5
Professional and Administrative Office (PAO) FAR 0.5-1.0
General Commercial (GC) FAR 0.5-1.0
One Broadway Plaza District Center (OBPDC) 4 FAR 2.9
Industrial
FAR 0.45
Institutional (INS) FAR 0.5
Open Space (0) FAR 0.2
Notes:
The intensity standards shown refer to the theoretical maximum amount of development permitted
for each land use designation (du -dwelling units; FAR -floor area ratio). Development must also
adhere to zoning regulations, and/or specific plan requirements.
2 The District Center and Urban Neighborhood land use designations permit both residential and
non-residential development.
3 Commercial intensities may vary. Baseline FAR is 0.5. Specific areas allowing greater intensities
are indicated in Exhibit A-3.
4 One Broadway Plaza District Center land use designation permits office, restaurant and ancillary
retail for a master planned development.
*Refer to Appendix for description of Land Use designations.
CITY OF SANTA ANA GENERAL PLAN 15
0��
LAND USE ELEMENT
LAND USE PLAN IMPLEMENTATION
To effectively achieve the broad range of goals outlined for the City's future
growth and development, a variety of plans, programs, and regulations must be
relied upon. This section of the Element discusses these tools, and how they
correlate with implementation of the City's land use goals.
DEVELOPMENT INTENSITY STANDARDS
Table A-1 summarizes the development intensity standard for each of the General
Plan designations, and provides land use distribution by acreage for the land use.
The intensity standards for the categories permitting residential development are
expressed in density, measured in "units per acre," or floor area ratio and zoning
development standards in the case of certain Mixed Use land use designations.
The intensity standards for non-residential development are expressed as "floor
area ratio" or FAR. The FAR concept is illustrated in Exhibit A-3. The intensity
standards in concert with the zoning and development standards regulate the
massing, form and building size.
Table A-1
Development Intensity Standards
Land Use I Densitv/Intensity Standards
Low Density 7 du/acre
Low -Medium Density 11 du/acre
Medium Density 15 du/acre
District Center
Other District Centers Midtown, etc.
90 du/acre and FAR 1.0-2.0
Heritage District Center
FAR 1.7
Downtown District Center
FAR 3.0
Metro East District Center
FAR 3.0
Transit Village District Center
FAR 5.0
Harbor Corridor District Center
FAR 5.0
Urban Neighborhood
Transit Zoning Code Area/ First, Fifth & 17th Street Corridor
FAR 0.5-1.5
Harbor Corridor
FAR 3.0
Metro East
I li ) •1 1,1
Professional/Admin. Office
FAR 0.75-1.5
FAR 0.5-1.0
General Commercial
FAR 0.5-1.0
One Broadway Plaza District Center*
FAR 2.9
Industrial I FAR 0.45
Institutional FAR 0.5
Open Space FAR 0.2
Notes:
du - dwelling unit, FAR - floor area ratio
* Residential development is not a permitted use.
CITY OF SANTA ANA GENERAL PLAN A-1 1
LAND USE ELEMENT
The City established development intensity standards in 1988, for nonresidential
land use designations. The standards measure intensity through the use of floor
area ratios. The floor area ratios proposed for the City's major commercial
corridors are expected to remain in place over the life of the Land Use Element.
Those areas of the City proposed for the most intensive levels of development
include district centers, professional and administrative office districts, and several
other commercial centers with a unique character, or special development
concerns. Some of these areas correspond to those for which Specific Plans have
been prepared.
The proposed floor area ratio(s) for most of the City's commercial corridors
allows structures of two to three stories with surface parking. The major
development areas -the District Centers and Professional/Administrative Office
Districts along Tustin Avenue and East First Street -allow mid -rise and high-rise
buildings with structured parking. These areas are expected to generate the
highest level of development activity in the City as centers of commerce. These
areas are listed in Table A-2 and are shown in Exhibit A-4. The floor area ratios
indicated in Table A-2 are the maximum building intensity allowed for
development.
Table A-2 Key Area- Floor Area Ratios
Area
Project/Area
FAR
1
MainPlace
2.1
2
City Place
2.54
3
North Main Street
1.5
4
North Broadway
1.0
5
Museum District
1.5
6
Hutton Development
1.0
7
Civic Center Specific Development Plan
1.0
8
Midtown Specific Plan
0.5-1.0
9
Civic Center
1.0
10
Downtown
3.0
11
Orange County Register
1.15
12
First StreeVTustin Avenue
1.0
13
Bentall Center Development
1.5
14
2720 Hotel Terrace Drive
1.0
15
1951 East Carnegie Avenue
0.55
16
4040 West Carriage Avenue
0.47
17
Lake Center Development
0.72
18
South Coast Metro
1.0
19
MacArthur Place North
2.0
20
MacArthur Place South
1.0
21
Pac Tel Office
1.5
22
Metro East
3.0
23
Transit Village
5.0
24
Town & Country Manor
1.27
25
Harbor Mixed Use Transit Corridor
5.0
26
Heritage
1.7
A-12
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Residential
The Land Use Plan provides for three distinct residential land use designations.
Residential development is also permitted in two other designations: District
Center and Urban Neighborhood. The Santa Ana Land Use Plan includes the
following residential land use designations:
■ The Low Density Residential (LR -7) designation applies to those areas of
the City which are developed with lower density residential land uses. The
allowable maximum development intensity is 7 units per acre. Development
in this category is characterized primarily by single-family homes. This
designation applies to a large proportion of the City (6,454.6 acres)
representing 47 percent of the City's total land area.
■ The Low -Medium Density Residential (LMR -11) designation applies to
those sections of the City which are developed with residential uses at
permitted densities of up to 11 units per acre. The land area included in this
designation is approximately 420.6 acres. The great majority of the land
designated as Low -Medium Density Residential is located in the westerly
portion of the City, north and south of First Street. Properties with this
designation are typically characterized by mobile home parks, a mixture of
duplexes and single family residences, or small lot subdivisions.
■ The Medium Density Residential (MR -15) designation applies to those
sections of the City which are developed with residential uses at densities of
up to 15 units per acre. Development in this designation is characterized by
duplexes, apartments, or a combination of both. A total of 362.3 acres is
designated as Medium Density Residential. The designation applies to areas
located in the vicinity of downtown, areas north and south of MacArthur
Boulevard, and in other areas where there are established multiple -family
development projects.
CITY OF SANTA ANA GENERAL PLAN A-19
LAND USE ELEMENT
Commercial
The Land Use Plan identifies three land use designations that encourage a variety
of office, retail and commercial enterprises to serve the community.
■ The Professional/Administrative Office (PAO) designation applies to those
areas where professional and/or administrative offices are predominant, or
where such development is being encouraged. Land included in this
designation is found primarily near the Civic Center, and along the First
Street and Tustin Avenue Corridors in close proximity to freeways. There are
other smaller PAO areas in the City such as along North Broadway and along
portions of east and west Seventeenth Street. A total of 600.8 acres is included
in this land use designation. The floor area ratio intensity standard applicable
to this land use designation ranges from 0.5 to 1.0.
A-20
The Professional and Administrative Office areas are intended to provide a
unique environment for office development in those areas of the City where
office uses are the predominant land use. The purpose for maintaining and
supporting these areas exclusively for office and office -related uses is to
encourage major employment centers at locations which significantly lessen
the impact to the City's local street system. The First Street/Tustin Avenue
office corridor between the Santa Ana (I-5) and Costa Mesa (SR -55) Freeways
serves this purpose. In addition, the orderly, well-maintained quality of
existing development supports a continuation of these areas as functional
office/employment centers.
The Professional and Administrative Office designation includes a range of
floor area ratios to differentiate development intensity and character in
relation to adjacent land uses. The areas with a FAR of 0.5 are not major
office centers, but rather have an established character of lower intensity
garden office and professional service uses. These areas are typically adjacent
to low density residential neighborhoods, or are converted residential office
uses. Office development along East Fourth Street, between Grand Avenue
and the Santa Ana Freeway, is typical of this low-rise office character. The
PAO area located adjacent to the Civic Center contains a range of office
development intensity which supports the City's functional role as the
government center of the County.
The types of uses typically located in the PAO district include the following:
■ Professional and administrative offices/office parks;
■ Service activities such as copy centers, courier services, travel agencies,
and restaurants when such uses are an integral component of a planned
office development; and
■ Professional uses such as accountants, attorneys, doctors, engineers, and
insurance brokers.
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
■ The General Commercial (GC) district applies to commercial corridors in
Santa Ana including those located along Main Street, Seventeenth Street,
Harbor Boulevard, and other major arterial roadways in the City. The
intensity standard applicable to this designation is a floor area ratio of0.5 -1.0,
though most General Commercial districts have a FAR of 0.5. A total of 855.3
acres of land is included in this designation.
General Commercial districts are key components in the economic
development of the City. They provide highly visible and accessible
commercial development along the City's arterial transportation corridors. In
addition, General Commercial land uses provide important neighborhood
facilities and services, including shopping, recreation, cultural and
entertainment activities, employment, and education. The districts also
provide support facilities and services for industrial areas including office and
retail, restaurants and various other services.
The General Commercial development standards are based upon the
character and intensity of development, as well as the degree of access and
market demand for these properties. The relationships to adjacent land uses,
are also considered. Uses typically located in this district are:
■ Business and professional offices;
■ Retail and service establishments;
■ Recreational, cultural, and entertainment uses; and
■ Vocational schools.
General Commercial Districts have a floor area ratio of0.5 with the exception
of the Mid -town area which has an floor area ratio of up to 1.0.
■ One Broadway Plaza District Center is a separate land use designation as it
has an F.A.R. of 2.9, which exceeds the typical District Center intensity limit.
Additionally, it does not include a residential component. One Broadway
Plaza is envisioned as a landmark professional office complex that will be a
focal point in the Downtown Redevelopment area serving the Civic Center
complex, Downtown, and Midtown urban areas. The City's District Centers
and major development areas are shown in Exhibit A-5.
CITY OF SANTA ANA GENERAL PLAN A-21
V,--llrr
LAND USE ELEMENT
Mixed Use
The Land Use Plan provides for two distinct mixed use land use
designations. These designations allow for both vertical and horizontal
mixed use developments, with an emphasis on linkages to a range of
transportation options:
■ The District Center (DC) land use designation includes the major activity
areas in the City. Seven areas of the City, totaling 68 1. 1 acres, are designated
as District Center. The intensity standard for the District Center designation
ranges from a floor ratio of 1.0 to 5.0.
A-22
District Centers are designed to serve as anchors to the City's commercial
corridors, and to accommodate major development activity. District Centers
are to be developed with an urban character that includes a mixture of high-
rise office, commercial, and residential uses which provide shopping,
business, cultural, education, recreation, entertainment, and housing
opportunities. Residential developments within some District Centers are
allowed at a density of up to 90 units per acre when developed as an integral
component of a master planned mixed use project. In Harbor Corridor, Metro
East, Downtown, and Transit Village District Centers residential
development intensity is based on a combination of floor area ratio and
zoning overlay and/or development standards. Some District Centers serve as
major retail and employment centers locally and regionally, and should
include development which promotes the City as a regional activity center
while creating an environment conducive to business on a regional scale.
District Centers in Santa Ana include the following:
■ The Main Place/City Place District Center includes a regional
shopping center and office complex, as well as high intensity housing
and mixed-use development.
■ The Museum District located between the Downtown and
MainPlace/City Place District Centers is proposed as a major
office/cultural center which will be developed over the next 15 to 20
years. The area will focus upon the expanded Bowers Museum, the
Discovery Science Center and the construction of additional
museums and cultural centers.
■ The Downtown District serves as one of the County's major
employment and governmental operations centers complemented
with a mix of residential, commercial, and services uses to enhance
its urban vibrancy. Emphasis on streets that accommodate all modes
of transportation, including mass transit, pedestrian and bicyclist is
key in this urban setting.
CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
The intensity standard for the Urban Neighborhood ranges from a
floor area ration of 0.5 to 3.0; with residential density based on a
combination of floor area ratio and zoning development standards.
A total of 313.4 acres of land in the City are designated Urban
Neighborhood.
Industrial
The Industrial designation applies to those areas developed with manufacturing
and industrial uses. The designation applies to areas which are predominantly
industrial in character, and includes those industrial districts in the southwestern,
south central and southeastern sections of the City. A total of 2,152.8 acres of land
in the City is designated as Industrial. The maximum floor area ratio for this
designation is 0.45.
The Industrial districts of the City are vital to its economic health. These areas
provide employment opportunities for local residents, and generate municipal
revenues for continued economic development. As one of the County's oldest
cities, Santa Ana has long been an industrial center for the region. The City's goal
is to maintain this strong industrial base by setting land use policies which
preclude the intrusion of less intensive commercial or residential uses. Typical
uses found in this district include the following:
■ Light and heavy product manufacturing and assembly.
■ Commercial uses which are ancillary to industrial uses in the district.
Institutional
The Institutional designation includes the Civic Center, other governmental
facilities, City facilities and public institutions such as schools, etc. Only public
properties of approximately five acres or more are designated as Institutional. The
maximum applicable floor area ratio standard for this designation is 0.5. The 0.5
FAR is used as a guideline since most development in this designation are State,
federal, and local governmental facilities that are not subject to local development
regulations. A total of 800.6 acres of land is included in this designation.
Open Space
The Open Space designation is applied to parks, water channels, cemeteries and
other open space uses. A total of 1,010.9 acres are included in this land use
designation. Of this total, 358 acres of public park land is included in this land use
designation.
A-24 CITY OF SANTA ANA GENERAL PLAN
LAND USE ELEMENT
Exhibit A-5 Major Development Areas
1-14iainPlace
2 -Museum District
3 - Downtown
4 -One Broadyway Plaza
5 - Southcoast Metro
6 - MacArthur Place
7 -Tustin Avenue Corridor
8 - Metro East
9 - Transit Village
10 - Harbor Mixed -Use Corridor
• — City Limits
0 0.6 12 Miles
CITY OF SANTA ANA GENERAL PLAN A-25
LAND USE ELEMENT
Table A-4
Land'llse Plan Build -out Capacities
Professional & Admin. Office I PAO 1 600.81 FAR 0.5-1.0 j 13;085,424 sf 1 1 26,170,848 s
General Commercial GC 1
855.31 FAR 0.5-1.0
18,628,434 sf
Intensity/
Effective Buildout'
Theoretical
Land Use -F-TAcres
543,193 sf�
543,193 sr
Density
1,460.4
32,257,051 sf
Buildout
� r .
a�r
Industrial IND
Z1528 FAR 0.45
42,199,991 sf
j 42,199,991 sfj
Low Density Residential
LR -7
6,454.6
7 dulac I
45,182 du
Low Medium Density Residential
LMR -11
420.6
11 du/ac
4,627 du
Medium Density Residential
MR -15
362.3
15 du/ac
5,435 du
Subtotal
7,237.5
II
l
95,843 du'
55,243 du
District Center
Otherz
DC
309.5
90 du /ac
FAR 1.0-2.0
11,955,583 sf
3,017 du
23,764,534 s
3,017 du
Heritage
DC
18.8
FAR 1.7
54,090 sf
11221 du
54,090 41
1,221 du
Downtown
DC
62.5
FAR 3.0
2,057,824 sf
1,661 du)
2,057,824 sf
1,661 du
Metro East
DC
113.9
FAR 0.75- 3.0
2,464,776 sf
5,037 du
2,464,776 sf,
5,037 du
Transit Village
OC
51.4
FAR 5.0
402,864 sf .
2,761 du
402,864 s
2,761 du
Harbor Corridor
OC
125:0
FAR 5.0
1,836,155 sf
2,029 du
1,836,155 s
2,029 du
Urban Neighborhood
UN
313.4
FAR 0.5-3.0
1,656,955 sf
5,529 du
1,656,955 sl
5,529 du
Subtotal
994.5
11
20,428,247 sf�
21,255 du
32,327,198 sf,
21,255 du
Professional & Admin. Office I PAO 1 600.81 FAR 0.5-1.0 j 13;085,424 sf 1 1 26,170,848 s
General Commercial GC 1
855.31 FAR 0.5-1.0
18,628,434 sf
37,256,868 s
One Broadway Plaza District Ctr3 IOBPDC 1
4.3
FAR 2.9
543,193 sf�
543,193 sr
Subtotal
1,460.4
32,257,051 sf
63,970,909 sf
� r .
Industrial IND
Z1528 FAR 0.45
42,199,991 sf
j 42,199,991 sfj
Institutional INS 1 800.61 FAR 0.2-0.5 1 6,974,740 sf l 17,436,850 s
Open Space OS 1,010.91 FAR 0.2 8,806,961 sf 8,806,961 s
Subtotal 1,811.51 1 15,781,701 sf I 26,243,811 sfi
FAR=floor area ratio; d.u.=dwelling unit; s.f.=square feet (of floor area). Acreage shown in table does not include roads in right-of-way.
t Effective capacity for non-residential development assumes development possible under the lower range of FAR intensity standards with the exception of the
Metro East District Center, Transit Village District Center, Downtown District Center, Heritage District Center, and Urban Neighborhood areas. The Harbor Corridor
District Center, Metro East District Center, Transit Village District Center, Downtown District Center, and Urban Neighborhood areas allow a range of intensity for
mixture of residential and non-residential development based on the zoning development standards. Residential effective capacity was calculated by adding the
21,255 units possible in the District Center and Urban Neighborhood with the existing 74,588 (Census 2000) housing units.
Z Land use designation permits both residential and non-residential development Build -out assumes 90% of land area will be developed as commercial. and 10%
will be developed as residential; with the exception of Town and Country Manor project intended for continuum of care and housing seniors.
' Land use designation permits high intensity office development with ancillary retail use.
This table has been revised to correspond with the GIS Land Use Map illustrated in Exhibit 2. ; x
s
i%
CITY OF SANTA ANA GENERAL PLAN A-35
City of Santa Ana General flan
Urban Design Element
1998
City of Santa Aria
Planning Division
Adopted
July 6, 1998
(Reformatted January 2010)
This document includes revisions to the Urban Design Element adopted by City Council March 19, 2007 (GPA 2007-01) and as passed -
-by the voters of Santa Ana April 5, 2005 (GPA 2004-01) and GPA 2018-01 (August 21, 2018).
URBAN DESIGN ELEMENT
Exhibit 4 City Form Map
District Neighborhoods
Paths: Traveling Routes
® Nodes: Destination Points
Focus Intersections: Local Apex
® Landmarks: Focal Paints
® Gateways: Arrival Points
City Limits
L I
N
0 0.6 1.2 Miles
CITY OF SANTA ANA GENERAL PLAN 21
URBAN DESIGN ELEMENT
Exhibit 5 Districts
1. Trask Fairview
12. Downtown
23. South Harbor Blvd.
2. Northwest
13. Broadway
24.Thorton Park
3. North Main
14. French Park
25. Bristol Manor/SE Side/Delhi
4. Park Santiago
15. Intercity/RTC
26. Freeway Window
5. Cabrillo Park
16.4th St. Professional
27. Armstrong
6. West Side
17. Tustin Ave.
28. South Coast
7. Harbor Blvd.
18. Midcity
29. Sand Pointe
8. Santa Ana
19. Central Historic
30. MacArthur Place/Hutton Center
9. Artesia Pilar
20. South Main
31. Freeway Corporate
10. Washington/Willard
21. Eastside
32. Metro East 0 0.6 is Niles
11. Flower Park
22. Southeast Industrial
- - - City Limits
CITY OF SANTA ANA GENERAL PLAN 23
URBAN DESIGN ELEMENT
Exhibit 7 Nodes
1. Main Place Mall
10. Tustin Ave„ South of 17th St.
2. Main St. Concourse
11. Santa Ana Zoo — • — City Limits
3. MacArthur Place
12. Centennial Park
4. Hutton Center
13. Willowick Golf Course
S. South Coast Bristol
14. Bristol Marketplace
6. Civic Center
15. Rancho Santiago College
7. Downtown/4thStJArtistVillage
16. Regional Transportation Center
8. One Broadway Plaza
17. Metro East
9. Bowers Museum
0 0.6 12 Miles
18. Habor Corridor Plan —
a
mfr
CITY OF SANTA ANA GENERAL PLAN 29