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HomeMy WebLinkAbout2019-067 - Adopting Mitigated Negative Declaration, Environmental Review No. 2017-140LS 6.10.19 RESOLUTION NO. 2019-067 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA ANA ADOPTING MITIGATED NEGATIVE DECLARATION, ENVIRONMENTAL REVIEW NO. 2017- 140 AND ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM RELATIVE TO AMENDMENT APPLICATION NO. 2019-02, CONDITIONAL USE PERMIT NO. 2019-12 AND VARIANCE NO. 2019-01 FOR THE PROJECT LOCATED AT 1904 WEST 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. Ben Steckler with Fiedler Group, representing 7-Eleven, Inc. ("Applicant"), is requesting approval of Amendment Application No. 2019-02, Conditional Use Permit No. 2019-12 and Variance No. 2019-01 in order to facilitate the construction and operation of a new 2,480-square-foot convenience store (7- Eleven) with an 810-square-foot gas station canopy with two fuel pumps at 1904 West First Street. B. The provisions of the California Environmental Quality Act of 1970 (CEQA), Public Resources Code Sections 21000 et. seq., as amended, and the CEQA Guidelines require the evaluation of environmental impacts in connection with proposals for discretionary projects. C. Pursuant to the Guidelines for the Implementation of the California Environmental Quality Act, an Initial Study relative to the proposed project concluded that implementation of the project could result in potentially significant effects on the environment and identified mitigation measures that would reduce the significant effects to a less -than -significant level. D. The City of Santa Ana prepared a Mitigated Negative Declaration (MND), Environmental Review No. 2017-140 for the proposed project which reflects the City's independent judgement and analysis as lead agency for the project. The Mitigated Negative Declaration concluded that the project would have a less than significant environmental impact with implementation of mitigation measures. Mitigation measures are included to address biological resources, geology and soils, noise, transportation, hazards and hazardous materials. E. On May 8, 2019, a Notice of Intent to adopt the Initial Study and Mitigated Negative Declaration, Environmental Review No. 2017-140 was published in the Orange County Register newspaper, circulated to interested parties, and the State Clearinghouse. Resolution No, 2019-067 Page 1 of 5 F. The documents related to the Mitigated Negative Declaration were made available for a 20-day public review and comment period at the Santa Ana City Hall, the Main Library, and on the project webpage on the City's website. G. The mitigation measures set forth in the Mitigated Negative Declaration are fully enforceable and will be implemented using the Mitigation Monitoring and Reporting Program attached hereto as Exhibit A, and incorporated herein by reference. H. On May 13, 2019 and June 10, 2019, the Planning Commission of the City of Santa Ana held a duly noticed public hearing and voted to recommend that the City Council approve a resolution to adopt Mitigated Negative Declaration, Environmental Review No. 2017-140 and the related Mitigation Monitoring and Reporting Program for the project. I. On July 16, 2019, the City Council of the City of Santa Ana held a duly noticed public hearing to consider all testimony, written and oral, related to Mitigated Negative Declaration, Environmental Review No. 2017-140, and the related Mitigation Monitoring and Reporting Program for the 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. Section 2. The City Council has independently reviewed and analyzed the information contained in the Initial Study and the Mitigated Negative Declaration (MND), Environmental Review No. 2017-140, prepared with respect to this project. The City Council has, as a result of its consideration and the evidence presented at the hearings on this matter, determined that, as required pursuant to the California Environmental Quality Act (CEQA) and the State CEQA Guidelines, the MND adequately addresses the expected environmental impacts of this project. On the basis of this review, the City Council finds that there is no substantial evidence from which it can be fairly argued that the project will have a significant adverse effect on the environment. Section 3. The City Council hereby adopts and approves the MND and adopts the Mitigation Monitoring and Reporting Program, and directs that the Notice of Determination be prepared and filed with the County Clerk of the County of Orange in the manner required by law. This decision is based upon the evidence submitted at the above said hearing, which includes, but is not limited to: the Request for Planning Commission Action dated May 13, 2019 and June 10, 2019, the Request for Council Action dated July 16, 2019, and exhibits attached hereto; and the public testimony, written and oral, all of which are incorporated herein by this reference. Section 4. 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 significant 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 Resolution No. 2019-067 Page 2 of 5 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 5. The Applicant shall indemnify, protect, defend and hold the City and/or any of its officials, officers, employees, agents, departments, agencies, authorized volunteers, and instrumentalities thereof, harmless from any and all claims, demands, lawsuits, writs of mandamus, referendum, and other proceedings (whether legal, equitable, declaratory, administrative or adjudicatory in nature), and alternative dispute resolution procedures (including, but not limited to arbitrations, mediations, and such other procedures), judgments, orders, and decisions (collectively "Actions'), brought against the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof, that challenge, attack, or seek to modify, set aside, void, or annul, any action of, or any permit or approval issued by the City and/or any of its officials, officers, employees, agents, departments, agencies, and instrumentalities thereof (including actions approved by the voters of the City) for or concerning the project, whether such Actions are brought under the Ralph M. Brown Act, California Environmental Quality Act, the Planning and Zoning Law, the Subdivision Map Act, Code of Civil Procedure sections 1085 or 1094.5, or any other federal, state or local constitution, statute, law, ordinance, charter, rule, regulation, or any decision of a court of competent jurisdiction. It is expressly agreed that the City shall have the right to approve, which approval will not be unreasonably withheld, the legal counsel providing the City's defense, and that Applicant shall reimburse the City for any costs and expenses directly and necessarily incurred by the City in the course of the defense. City shall promptly notify the Applicant of any Action brought and City shall cooperate with Applicant in the defense of the Action. Section 6. This decision rendered by the City Council of the City of Santa Ana is final and is 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. ADOPTED this 16th day of July, 2019. APPROVED AS TO FORM: Sonia R. Carvalho, City Attorney By: Lisa Storck Assistant City Attorney .4ME-UMV-0/0-1 / .. Pulibo :. Resolution No. 2019-067 Page 3 of 5 AYES: Councilmembers Pulido Sarmiento Solorio, Villegas (4) NOES: Councilmembers Iglesias Penaloza (2) ABSTAIN: Councilmembers None (0) NOT PRESENT: Councilmembers None (0 CERTIFICATE OF ATTESTATION AND ORIGINALITY I, DASIY GOMEZ, Clerk of the Council, do hereby attest to and certify the attached Resolution No. 2019-067 to be the original resolution adopted by the City Council of the City of Santa Ana on July 16, 2019. Date: 2 I " Daisy Gomez Clerk of the Cou cil City of Santa Ana Resolution No. 2019-067 Page 4 of 5 REFER TO LASCERFICHE FOR EXHIBIT A: Mitigation Monitoring and Reporting Program Resolution No. 2019-067 Page 5 of 5 EXHIBIT A City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1: 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial 4. Biological Resources MM 13I0-1a: Prior to demolition, a qualified wildlife biologist Confirm pre -construction Prior to demolition City of Santa Ana will conduct clearance surveys for special -status bats surveys for special -status concurrently with the nesting birds pre -construction survey to bats and nesting birds confirm there is no roosting on -site. Survey methodology may were conducted. include visual surveys of bats (e.g., observation of bats during foraging period), inspection for suitable habitat, bat sign (e.g., guano), or use of ultrasonic detectors (Anabat, etc.). Visual surveys will include the existing vacant structure and trees located on the project site. The type of survey will depend on the condition of the potential roosting habitat. If no bat roosts are found, then no further study is required. If evidence of bat use is observed, the number and species of bats using the roost will be determined. Bat detectors may be used to supplement survey efforts. If roosts are determined to be present and must be removed, the bats will be excluded from the roosting site before the facility is removed. A mitigation program addressing compensation, exclusion methods, and roost removal procedures will be developed prior to implementation. Exclusion methods may include the use of one-way doors at roost entrances (bats may leave but cannot not reenter), or sealing roost entrances when the site can be confirmed to contain no bats. Exclusion efforts may be restricted during periods of sensitive activity (e.g., during hibernation or while females in maternity colonies are nursingyoung). If roosts cannot be avoided or it is determined that construction activities may cause roost abandonment, such activities may not commence until permanent, elevated bat houses have been installed outside of, but near to, the FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi2]\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial construction area. Placement and height will be determined by a qualified wildlife biologist, but the height of the bat house will be at least 15 feet. Bat houses will be multi -chambered and will be purchased or constructed in accordance with CDFW standards. The number of bat houses required will be dependent upon the size and number of colonies found, but at least one bat house will be installed for each pair of bats (if occurring individually), or of sufficient number to accommodate each colony of bats to be relocated. MM BIO-1b: If construction activity associated with Confirm pre -construction Prior to construction City of Santa Ana development of the property is to occur during nesting bird surveys for nesting birds activities. season (February 1 through August 31), a qualified biologist were conducted. shall conduct a pre -construction survey for nesting birds to identify any potential nesting activity. The pre -construction surveys for nesting birds shall be conducted within 14 days prior to any construction -related activities (grading, ground clearing, etc.). If nesting birds are identified on -site, a buffer (e.g., 250 feet for raptors, 100 feet for native songbirds) shall be maintained around the nests; no construction -related activities shall be permitted within the buffer. A qualified biologist shall monitor the nests, and construction activities may commence within the buffer area at the discretion and in the presence of the biological monitor. This mitigation measure is not required if construction activities occur outside of the nesting bird season (September 1 through January 31). FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi2]\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. doo- City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial 7. Geology and Soils MM GEO-1: Earthwork Construction Review and approval of Prior to issuance of City of Santa Ana • Site preparation shall begin with the removal of existing construction and grading permits buildings, pavement, buried slabs and foundations, earthwork plans vegetation, highly organic soil, leach lines, septic tanks, and any other unsuitable materials. Existing underground utilities within the proposed construction areas shall be completely removed and/or rerouted. Grading shall conform to the guidelines presented in the 2016 CBC, as well as the requirements of the City of Santa Ana and Orange County. • Building Pad Foundation Areas: All undocumented fill shall be removed from below the proposed building footprint, if encountered. The removal of soil fill shall extend at least 5 feet beyond the building perimeter unless constrained by existing structures or improvements. The removals shall extend to a depth of at least 3 feet below the bottom of the lowest foundation. The removal depth below the building footprint shall be relatively level to provide a uniform compacted fill mat. The bottom of the remedial grading excavations shall be scarified to a depth of 8-inches, moisture conditioned to within 0 to 4 percentage points above the optimum moisture content and compacted to at least 95 percent relative compaction based on the ASTM D1557 laboratory test procedure. All references to optimum moisture content and relative compaction in this report are based on this test method. • Pavement and Hardscape: Remedial grading for pavement and hardscape areas shall include removal of the existing soils to a depth of at least 2 feet below the existing ground surface or subgrade elevation, whichever is lower. The soil exposed at the base of the excavation shall be scarified to a FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi27\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial depth of 8 inches, and moisture conditioned to within 0 to 4 percentage points above the optimum moisture content. Hardscape subgrade shall be compacted to at least 90 percent relative compaction. Pavement subgrade shall be compacted to at least 95 percent relative compaction. • Field Observation: The Geotechnical Engineer shall check the bottom of excavations. If soft, loose, wet, or otherwise unsuitable soils are encountered, the depth of removal may be extended, or additional recommendations can be provided. • Fill Placement and Compaction: Excavated materials determined by the Geotechnical Engineer to be satisfactory can be reused as compacted fill. With the exception of the asphalt and concrete, it is anticipated that the majority of the excavated materials can be re -used as compacted fill soils. The asphalt grinding's may be reused in non -building areas provided they are broken down to less 3 inches and thoroughly mixed with other materials. The existing concrete pavement on the site may be reused within the compacted fill provided all debris such as rebar is removed and the concrete is broken down or crushed to a maximum 3-inch size. The concrete pieces shall be thoroughly mixed with finer soil such that nesting of coarse fragments which could result in voids does not occur. The Geotechnical Engineer shall approve the fill material before placement. Fill shall be placed in 6- to 8-inch thick loose, horizontal lifts, moisture conditioned to within 0 to 4 percentage points above the optimum moisture content, and compacted to at least 95 percent relative compaction. The maximum dry density and optimum moisture content for the evaluation of relative compaction shall be determined in accordance with ASTM D1557. FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi27\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial Fill material with high fines contents will be difficult to compact in wet weather conditions. Accordingly, during wet weather conditions, the use of predominately granular fill material with less than 5 percent passing the #100 sieve is recommended. • Pipelines: Typical pipe bedding as specified in the Standard Specifications for Public Works Construction (GREENBOOK) may be used. As a minimum, it is recommended that pipe be supported on at least 4 inches of granular bedding material, such as 0.75-inch rock or clean coarse sand with less than 5 percent fines and a sand equivalent of 40 or more as evaluated by ASTM D2419. The bedding shall extend from the bottom of the trench to at least 1 foot above the top of the pipe. Sand bedding shall be mechanically compacted to at least 90 percent relative compaction. Jetting of sand bedding shall not be permitted. On -site material, imported select material, or 2-sack cement/sand slurry may be used as backfill in trenches above the pipe bedding. The material selected shall match the engineering characteristics of the soils adjacent to the trench. Utility trench backfill beneath structures and hardscape shall be compacted to at least 90 percent relative compaction. The modulus of soil reaction (E') is used to characterize the stiffness of soil backfill placed along the sides of buried flexible pipelines. For the purpose of evaluating deflection due to the load associated with trench backfill over the pipe, a value of 1,500 pounds per square inch (lbs/in2) is recommended for the general site conditions assuming granular bedding material (sand or gravel) is placed adjacent to the pipe. • Imported Material: Imported materials, if used for fill, shall be predominately granular, contain no rocks or lumps FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi27\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial greater than 3 inches in maximum dimension, and have a Plasticity Index less than 15. Imported materials shall be reviewed and approved by the Geotechnical Engineer before being brought to the site. • Oversized Material: Excavations may generate oversized material. Oversized material is defined as rocks or cemented clasts greater than 3 inches in largest dimension. Oversized material shall be broken down to no greater than 3 inches in largest dimension for use in fill. • Temporary Excavations: The existing fill soils can be considered Type B for excavation in accordance with Occupational Safety and Health Administration (OSHA) and California Occupational Safety and Health Administration (Cal/OSHA) requirements. Temporary excavations shall be shored or excavated with a slope not steeper than 1.5:1 (horizontal to vertical) in accordance with OSHA and Cal/OSHA requirements. The excavations shall be inspected daily by the contractor's Competent Person before personnel are allowed to enter the excavation. Any zones of potential instability, sloughing or raveling shall be brought to the attention of the Geotechnical Engineer and corrective action implemented before personnel begin working in the excavation. Excavated soils shall not be stockpiled behind temporary excavations within a distance equal to the depth of the excavation. A Geotechnical Engineer shall be notified if other surcharge loads are anticipated so that lateral load criteria can be developed for the specific situation. If temporary slopes are to be maintained during the rainy season, berms are recommended near the tops of slopes to prevent runoff water from entering the excavation and eroding the slope faces. FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi2]\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial • Braced Shoring System: For braced shoring above the groundwater level, a uniform rectangular pressure distribution shall be used from top to bottom of the shoring equivalent to the following, Bracing: 30H pounds per square foot (psf)/feet where H is the depth of the excavation, in feet. The earth pressures indicated above do not include a safety factor; therefore, the shoring design shall include an appropriate safety factor for the overall performance of the system. • Surface Drainage: Final surface grades around structures shall be designed to collect and direct surface water away from the structure and toward appropriate drainage facilities. The ground around the structure shall be graded so that surface water flows rapidly away from the structure without ponding. In general, we recommend that the ground adjacent to the structure slope away at a gradient of at least 2 percent. Densely vegetated areas where runoff can be impaired shall have a minimum gradient of at least 5 percent within the first 5 feet from the structure. Roof gutters with downspouts that discharge directly into a closed drainage system are recommended on structures. Drainage patterns established at the time of fine grading shall be maintained throughout the life of the proposed structures. Site irrigation shall be limited to the minimum necessary to sustain landscape growth. Shall excessive irrigation, impaired drainage, or unusually high rainfall occur, saturated zones of perched groundwater can develop. • Grading Plan Review: A Geotechnical Engineer shall review the grading plans and earthwork specifications to ascertain whether the intent of the recommendations contained in this report have been implemented, and that no revised recommendations are needed due to changes in the development scheme. FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi2]\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial MM GEO-2: Conventional Shallow Foundations Review and approval of Prior to grading City of Santa Ana An allowable bearing pressure of 2,500 psf shall be used for construction plans permits conventional square or rectangular shallow foundations founded in properly compacted fill. The bearing capacity can be increased by one third for transient loading conditions such as earthquake and wind. Additional parameters for shallow foundations are provided below. Minimum Footing Width: 18 inches for continuous footings 24 inches for square/rectangular footings Minimum Footing Depth: 18 inches below lowest adjacent soil grade Minimum Reinforcement: Two No. 5 bars at both top and bottom in continuous footings. • Canopy Foundations: Typical shallow drilled pier footings for the canopy columns are expected to provide adequate support for the proposed structures provided that the recommendations provided herein are incorporated in the design. We understand that typical canopy column footings will consist of reinforced concrete drilled piers having a minimum diameter or width of 4 feet and embedded a minimum depth of 7 feet bgs. Based on these assumptions and the anticipated subsurface conditions, an allowable bearing pressure of 4,000 psf may be used in the design. For resistance to transient lateral loads, such as earthquake and wind loads, the aforementioned allowable bearing capacity may be increased by one-third. • Lateral Resistance: Lateral loads will be resisted by friction between the bottoms of footings and passive pressure on the faces of footings and other structural elements below grade. An allowable coefficient of friction of 0.30 can be FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi27\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial used. Passive pressure can be computed using an allowable lateral pressure of 300 psf per foot of depth below the ground surface for level ground conditions. Reductions for sloping ground shall be made. The passive pressure can be increased by one-third when considering the total of all loads, including wind or seismic forces. The upper 1 foot of soil shall not be relied on for passive support unless the ground is covered with pavements or slabs. • Foundation Plan Review: A Geotechnical Engineer shall review the foundation plans to ascertain that the intent of the recommendations in this report has been implemented and that revised recommendations are not necessary as a result of changes after this report was completed. • Foundation Excavation Observations: A representative working under direct supervision of the Geotechnical Engineer shall observe the foundation excavations prior to forming or placing reinforcing steel. MM GEO-3: Slabs -On -Grade Review and approval of Prior to and during City of Santa Ana • Interior Slabs on Grade: The top 24 inches of material below construction plans and construction interior concrete slabs -on -grade shall have an expansion conduct on -site index of 20 or less. The project structural engineer shall inspections design the interior concrete slabs -on -grade floor. However, we recommend a minimum thickness of 5 inches. - Avapor barrier shall be placed beneath slabs where moisture sensitive floor coverings will be installed. If plastic is used, a minimum 10-mil is recommended. The plastic shall comply with ASTM E1745. Installation shall comply with ASTM E1643. Current construction practice typically includes placement of a 2-inch thick sand cushion between the bottom of the concrete slab and the moisture vapor retarder/barrier. This cushion can provide some protection FirstCarbon Solutions YI\PubllcalIoi(PN1N)\IXi27\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial to the vapor retarder/barrier during construction, and may assist in reducing the potential for edge curling in the slab during curing. However, the sand layer also provides a source of moisture to the underside of the slab that can increase the time required to reduce vapor emissions to limits acceptable for the type of floor covering placed on top of the slab. The slab can be placed directly on the vapor retarder/barrier. The floor covering manufacturer shall be contacted to determine the volume of moisture vapor allowable and any treatment needed to reduce moisture vapor emissions to acceptable limits for the particular type of floor covering installed. The project team shall determine the appropriate treatment for the specific application. - In addition to the moisture vapor barrier, a capillary moisture break shall be constructed below the slab to further reduce moisture transmission from the subgrade soil, if desired. The capillary moisture break shall consist of at least 4-inches of clean, free -draining gravel or crushed rock placed below the moisture vapor retarder/barrier. The components of the capillary moisture break shall meet the particle -size gradation presented in Table 3 of the Geotechnical Report. - Exterior Slab on Grade: The top 24 inches of material below exterior concrete slabs -on -grade shall have an expansion index of 20 or less determined in accordance with ASTM D4829 or a Plasticity Index less than 15. Exterior slabs shall have a minimum thickness of 4 inches and be reinforced with at least No. 4 bars at 18 inches on center each way. Slabs shall be provided with weakened plane joints. Joints shall be placed in accordance with the American Concrete Institute (ACI) guidelines. The project architect shall select the final joint patterns. FirstCarbon Solutions 10 YI\PubllcalIoi(PN1N)\IXi2]\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial MM GEO-4: Underground Storage Tank Backfill Review and approval of Prior to construction City of Santa Ana • Backfilling adjacent to and over the top of the underground UST Installation Plan activities storage tanks shall be performed in accordance with the tank manufacturer's specifications. Pea gravel used for tank backfill shall be encapsulated ("burrito wrapped") in a geotextile fabric to prevent migration of fines into the voids within the pea gravel, which could cause ground settlement. The pea gravel backfill shall be covered with a structural concrete slab designed to bridge over localized settlement of the gravel backfill. - Depending on the actual quality and composition of the gravel utilized to backfill the USTs, little or no mechanical compactive effort is generally necessary to place the gravel in a dense manner. MM GEO-S: Pavement Conduct on -site During construction City of Santa Ana • Asphalt Concrete Pavement: An R-Value of 9 has been inspections activities assumed for preliminary design of pavement sections based on laboratory test results and visual observation of the on - site material in the upper 5 feet. The actual R-value of the subgrade soils shall be determined after grading to provide final pavement design. Flexible pavement sections have been calculated in general conformance with Caltrans guidelines. The project civil engineer and owner shall review the pavement designations to determine appropriate locations for pavement thickness. Based on an assumed R- value of 9, the following pavement structural sections have been calculated (See Table 4 of the Geotechnical Report. - Prior to placing base materials, the upper 12 inches of the subgrade soil shall be scarified, moisture conditioned to slightly above the optimum moisture content, and recompacted to a dry density of at least 95 percent of the FirstCarbon Solutions 11 YI\PubllcalIoi(PN1N)\IXi2]\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial laboratory maximum. The base material shall also be compacted to slightly above the optimum moisture content and a dry density of at least 95 percent of the laboratory maximum. - Rigid concrete pavement (described below) shall be placed in driveway entrance aprons and trash bin loading/storage areas. Concrete pavement design is provided in the following section. • Concrete Pavement: Concrete pavements have been calculated in general conformance with the procedure recommended by the ACI (ACI 330R-08) using the parameters presented in the table below. The following design parameters were used in our analyses. See Table 6 of the Geotechnical Report for recommended concrete pavement sections. - The project civil engineer shall confirm whether the assumed Average Annual Daily Traffic (AADT) is appropriate for the anticipated traffic level. Concrete compressive strength for pavement should be at least 3,700 psi. Rigid concrete pavement shall be placed in driveway entrance aprons, trash bin loading/storage areas, or other areas of the project site as desired. Crack control joints shall be placed in accordance with the ACI guidelines. Minimum reinforcement shall consist of #3 bars on 24-inch centers. - Prior to placing concrete, the upper 12 inches of the subgrade soil shall be scarified, moisture conditioned to slightly above the optimum moisture content, and recompacted to a dry density of at least 95 percent of the laboratory maximum. FirstCarbon Solutions 12 YI\PubllcalIoi(PN1N)\IXi27\039PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Responsible for Verification of Completion Mitigation Measures Method of Verification Timing of Verification Verification Date Initial MM GEO-6: Percolation Testing Conduct on -site During and after City of Santa Ana Final percolation testing shall be performed in as graded inspections grading conditions so that effects from soil compaction are incorporated in the test results. MM GEO-7: Post -Investigation Review and approval of Prior to construction City of Santa Ana Final project grading and foundation plans, foundation details construction plans activities and specifications shall be reviewed by a Geotechnical Engineer prior to construction to check that the intent of the recommendations presented herein have been applied to the design. Following review of plans and specifications, observation during construction shall be performed to correlate the findings of this exploration with the actual subsurface conditions exposed. 9. Hazards and Hazardous Materials MM HAZ-1: Environmental personnel shall be present on -site Confirm the presence of During UST City of Santa Ana, when the excavation for the new USTs are completed to an environmental excavation Department of Toxic establish a baseline at the time of occupancy of the 7-Eleven personnel Substance Control convenience store. (DTSC) 13. Noise MM NOI-1: To reduce potential construction noise impacts, the Conduct on -site During construction City of Santa Ana following multi -part mitigation measure shall be implemented inspections to ensure that activities for the proposed project: the mitigation measures • The construction contractor shall ensure that all equipment have been implemented. driven by internal combustion engines shall be equipped with mufflers, which are in good condition and appropriate for the equipment. • The construction contractor shall ensure that unnecessary idling of internal combustion engines (i.e., idling in excess of 5 minutes) is prohibited. FirstCarbon Solutions 13 YI\PubllcalIoi(PN1N)\IXi27\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures • The construction contractor shall utilize "quiet" models of air compressors and other stationary noise sources where technology exists. • At all times during project grading and construction, the construction contractor shall ensure that stationary noise - generating equipment shall be located as far as practicable from sensitive receptors and placed so that emitted noise is directed away from the nearest residential land uses. • The construction contractor shall designate a noise disturbance coordinator who would be responsible for responding to any local complaints about construction noise. The disturbance coordinator would determine the cause of the noise complaints (starting too early, bad muffler, etc.) and establishment reasonable measures necessary to correct the problem. The construction contractor shall visibly post a telephone number for the disturbance coordinator at the construction site. • The construction contractor shall limit construction activities to the hours between 7:00 a.m. and 8:00 p.m. Monday through Saturday. Construction activities are prohibited on Sundays and federal holidays. Transportation Method of Verification MM TRANS-1: Ensure adequate sight distance is provided at Review and approval of each project access location per the City of Santa Ana. Sight site plans and conduct on - distance at all project access points should be reviewed with site inspections respect to City of Santa sight distance standards at the time of preparation of final grading, landscape, and street improvement plans. Responsible for Timing of Verification I Verification Prior to grading City of Santa Ana permits and prior to certificate of occupancy Verification of Completion Date I Initial FirstCarbon Solutions 14 YI\PubllcalIoi(PN1N)\IXi27\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou City of Santa Ana 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Table 1 (cont.): 7-Eleven Convenience Store and Service Station Project Mitigation Monitoring and Reporting Program Mitigation Measures Method of Verification Timing of Verification Responsible for Verification Verification of Completion Date Initial Provide appropriate signage and pavement markings at the project access driveways, including stop bars and stop signs and restrict project access through clear signage and other means. To minimize vehicular conflicts at the northern Project Access Driveway on Daisy Avenue, left -turn movements out of the site should be restricted at this location. Install "No Left Turn" signage and 'Right Turn Only" striping at northern project access driveway on Daisy Avenue for vehicles exiting the site. FirstCarbon Solutions 15 YI\PubllcalIoi(PN1N)\IXi2]\IXi9PN1\MMRP\0iPOMl City of5anta Ana ]-Eleaen MMRP. dou