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HomeMy WebLinkAbout1995-06 CRA . . . \ ~ REL: 5122195 RESOLUTION NO. 95- 6 A RESOLUTION OF THE COMMUNITY REDEVELOP- MENT AND HOUSING COMMISSION OF THE CITY OF SANTA ANA CERTIFYING A FINAL ENVIRON- MENTAL IMPACT REPORT FOR THE AMENDMENT TO THE SANTA ANA SOUTH MAIN STREET REDE- VELOPMENT PLAN AND MAKING CERTAIN FIND- ING WITH REGARD TO THE ENVIRONMENTAL EFFECTS OF THAT PROJECT. WHEREAS, the Community Redevelopment and Housing Commission of the city of Santa Ana (the "Commission"), performing functions of the Community Redevelopment Agency of the City of Santa Ana pursuant to section 33202 of the California Health and Safety Code, has prepared and submitted to the City Council a proposed amendment to the Santa Ana South Main Street Redevelopment Plan (the "Project"); and WHEREAS, an environmental impact report (consisting of a document entitled "Draft Program Environmental Impact Report, Amendment to the South Main Street Redevelopment Plan," dated March, 1993, and a second document entitled "Final Environmental Impact Report, City of Santa Ana, Amendment to the South Main Street Redevelopment Plan," dated March, 1994) (the "E. loR.) has been prepared for the Project; and WHEREAS, the California Environmental Quality Act and the State CEQA Guidelines require that, prior to any approval of the Project, the Commission must make certain certifications and findings; NOW, THEREFORE, BE IT RESOLVED BY THE COMMUNITY REDEVELOPMENT AND HOUSING COMMISSION OF THE CITY OF SANTA ANA AS FOLLOWS: 1. The Commission hereby certifies that the E.I.R. has been completed in compliance with the Cal.ifornia Environmental Quality Act, and that the E.loR. has been presented to the Commission, and that the Commission has reviewed and considered the information contained in the E.I.R. prior to approving the Project. 2. Those certain findings set forth in Exhibit A, attached hereto, and that certain statement set forth in Exhibit B, attached hereto are incorporated herein by reference as though fully set forth. The Commission hereby adopts and approves said findings and statement. 1 . . . ADOPTED this following vote: 20th day of AYES: commissioners NOES: commissioners ABSENT: commissioners ABSTENTIONS: commissioners ATTEST: ~~~~ cyn 1a J. elson Executive Director APPROVED AS TO FORM: ~~ Edward. Co Agency Legal Counsel June , 1995, by the Bist, Hill, Lewis, Patterson, Ramos, Rutledge, Wootan &if1~ (] &b Brian A. B1st Chairman 2 . i. ,. L [ ~ . f" . [ [ [ [ l. ( [ . ~ [ EXHIBIT A CALIFORNIA ENVIRONMENTAL QUALITY ACT STATEMENT OF FINDINGS OF FACT FOR THE AMENDMENT TO THE SOUTH MAIN STREET REDEVELOPMENT PLAN I. INTRODUCTION The California Environmental Quality Act (CEQA) and the state CEQA Guidelines (Guidelines) provide that: "No public agency shall approve or carry out a project for which an Environmental Impact Report (EIR) has been completed and which identifies one or more significant environmental effects on the project unless the public agency makes one or more written findings for each of those significant effects accompanied by a brief explanation of the rational for each finding." (CEQA Guidelines Section 15091) The EIR for the South Main Street Redevelopment Plan Amendment identified several significant effects which may occur as a result of the proposed project. In accordance with the Guidelines, the City of Santa Ana hereby adopts the findings in this report as part of the approval of the South Main Street Redevelopment Plan Amendment project. The City of Santa Ana has prepared an EIR for the proposed South Main Street Redevelopment Plan Amendment project in accordance with CEQA and the requirements of the State Guidelines. As mandated by legislation in the State of California, the EIR was subject to review and approval by the city of Santa Ana city Council. At a public meeting held on ( date), the EIR was certified by the City Council as adequate: in compliance with the provisions of CEQA. - In adopting this Statement of Findings and Facts, the city of Santa An~ city Council approves the South Main Street Redevelopment Plan Amendment project. The certification entails approval by the City Council of the ErR and the South Main Street Redevelopment Plan. A Mitigation Monitoring and Reporting Program has been prepared to monitor and report the implementation of the mitigation measures identified for the South Main Street Redevelopment Plan. The Mitigation Monitoring and Reporting Program was developed in compliance with Assembly Bill 3180, which became effective on January 1, 1989. 1 n:. DESCRIPTION OF THE APPROVED PROJECT . The proposed South Main Street Redevelopment Plan Amendment encompasses approximately 1,485 acres and is located in the central southern section of the City of Santa Ana. . The adopted Plan Amendment will allow the Agency to incur loans, advances or indebtedness to finance in whole or in part projects up to 30 years from the date of adoption. The Plan duration is 40 years from the day of adoption. However, new debt cannot be incurred in the last 10 years of the life of the Plan. The loans, advances or indebtedness may be repaid over a period of time beyond the 40 year duration. The debt limit of the Plan cannot exceed a cumulative total of $2.2 billion plus annual adjustments in accordance with the Consumer Price Index (CPI) and any payments to taxing agencies to alleviate financial burden and funds to be deposited in a Low and Moderate Income Housing Fund. The Plan allows eminent domain proceedings to be used to acquire property wi thin the proj ect Area to commence up to twelve (12) years following the date of adoption of the ordinance approving and adop- ting the proposed Plan Amendment. Additional public work improvement projects have also been added to the Plan. The projects include projects from the existing Redevelopment Plan that have not been completed as well as new projects. The projects listed in the Plan are projects the Agency may assist the city of Santa Ana with financially in order for the projects to be constructed. The Agency is not required to provide financial assistance towards the construction of these projects because they are listed in the Plan. The Agency may assist the City financially with the construction of these projects should the Agency receive adequate tax revenues and want to assist the City in financing the constructio~Of the projects. The Agency will participate in the construction of projects in order to assist the City in alleviating blighted conditions throughout the Project Area. Most of the projects are public work projects that would be funded either totally or in part by the Agency. The Agency may also assist the private sector with either new construction or rehabilitation of existing structures. All private development conducted within the Project Area would be processed through the City as would any private project in the City, independently of the Agency or the Redevelopment Plan. All future development within the Project Area will occur in compliance with and as guided by the city I s General Plan. The City's existing land use map with designated floor area ratios (FAR'S) will determine the future density of all development within the Project Area. The adopted Plan Amendment for the South Main Street Redevelopment Project Area will not change any existing City land use or zoning designations within the Project Area. . 2 ,-- . l ¡ I- L [ r. t L . [ l n [ [ I [ . . I Should the city of Santa Ana change or amend the city's existing land use map in the future, development within the South Main Street Redevelopment Area will be consistent with and in compliance with the city adopted Land Use designations in place at the time of project approval. This adopted Redevelopment Plan Amendment does not proposed private development projects, but may accelerate the development of private projects that may otherwise not occur until some time in the future. III. ALTERNATIVES TO THE PROPOSED PROJECT Two alternatives to the proposed project were evaluated in the program EIR. These alternatives include the No Project and an Alternative Financing alternative. No proiect Alternative: The No project alternative would allow the area located within the South Main Street Redevelopment Project Area to continue to redevelop as guided by the existing Redevelopment Plan. Business development and growth in the Project Area would continue into the future determined mostly by the private sector. Alternative Financinq: This alternative would require the City of Santa Ana to seek alternative sources of revenue to fund needed building and infrastructure improvements, business relocations and expansions and other projects. Other sources of revenue the City could consider include infrastructure finance districts, Redevelopment Agency industrial development bonds, community development block grant (CDBG) funds, economic development administration (EDA) funds, assessment districts and county, state and federal assistance and funding prQgrams. IV FINDINGS OF FACT There are three possible findings under CEQA with respect to the significant effects of a project: Findinq 1: changes or alterations have been required in, or incorporated into, the project which avoid or sUbstantially lessen the significant environmental effect identified in the Final EIR. Findinq 2: Such changes or alterations are within the responsibility or jurisdiction of another public agency and not the agency making the finding. Such changes have been adopted by such other agency or can and should be adopted by such other agency. 3 -- . . . Findinq 3: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. After reviewing the Final EIR and the public record on the project, the city of Santa Ana hereby makes the findings in Section V, VI and VII, regarding the significant effects of the Amendment to the South Main street Redevelopment Plan project, pursuant to Section 15091 of the State CEQA Guidelines. v. EFFECTS DETERMINED INSIGNIFICANCE BE KITIGATABLE LEVEL OF TO A TO Earth Resources Siqnificant Effect Future development in the area would be subject to seismic activity from local faults. Findinq Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in Suuuort of the Findinq The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measure identified in the Final EIR and incorporated into the project. 1. All projects that require excavation and/or grading shall have a geotechnical soils report approved by the city of Santa Ana Planning and Building Agency prior to the issuance of grading or building permits. The City shall require as appropriate those measures identified in the geotechnical report as deemed necessary to allow the safe development of a project be incorporated with project construction. Noise Siqnificant Effect Short-term construction noise could occur during project construction and demolition of buildings. To determine long-term noise impacts, future studies associated with each development project would be required. 4 . l ¡ . ¡ I. [ ,. I. it [ L [ [ [ I [ . . [ Findinq Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in suDDort of the Findinq The significant noise effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. All construction projects shall comply with the City of Santa Ana Noise Ordinance. 2. Future development projects in the South Main project Area shall be reviewed, as applicable, for potential noise impacts to noise sensitive land uses such as schools, hospitals, etc. 3. The City shall encourage alternative transportation modes to reduce traffic noise, when possible. 4. All development projects shall be reviewed by the City for potential noise impacts. Appropriate noise studies as determined by staff shall be prepared for those projects that could have potential noise impacts. Should a noise study identify potential noise impacts, appropriate noise mitigation measures shall be provided in the noise report. Water Service Sianificant Effect Future development may require water system upgrades in order for adequate water pressure and water service to be provided to additional development. Findinq Finding 1: changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in SUDDort of the Findinq The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 5 . . . 1. The use of low maintenance and water consuming landscaping shall be used whenever feasible in all projects. 2. The use of all applicable low-flow water devices as required by the plumbing Code shall be used as applicable. The water system will be evaluated through the Development Review Committee process in conjunction with each development project by the City of Santa Ana Public Works Agency and improvements to the existing system will be required accordingly to provide water capacity. 3. 4. Future water improvements shall be made in accordance with the City's Water Master Plan. 5. A water analysis shall be prepared for individual projects, as applicable, to determine the potential water service impact. If developments are required those needed improvements shall be constructed in conjunction with project construction. If there are areas where adequate water facilities are not available, the Agency shall provide the needed infrastructure as required by the city of Santa Ana Public Works Agency. 6. Wastewater Siqnificant Effect Future development within the Project Area would increase the amount of wastewater that would need to be collected by the City's wastewater collection system which could impact the sewer system. Additional development would also increase the amount of wastewater that would need to be treated at the Sanitation District's treatment plant. Findinq Finding 1: changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in Support of the Findinq The potential wastewater service impacts associated with project implementation have been reduced to insignificant levels by virtue of incorporating the following mitigation measures identified in the Final EIR and incorporated into the project. 1. Through the Development Rev iew Commi ttee process all development projects, as applicable, shall be reviewed for sewer improvements that may be required. 6 .8 ,. r : [ ,- i . [ [ [ [ [ i [ . .. [ 2. Future sewer improvements shall be made in accordance with the city's and Orange county sanitation District's Sewer Master Plans. 3. A sewer analysis shall be prepared for indiYidual projects to determine the impact to existing sewer capacities. Identified necessary sewer upgrades shall be implemented as a part of the project construction. In areas where sewer facilities are not available, the Agency shall provide the necessary infrastructure in accordance with the requirements of the city and orange County Sanitation District prior to project construction. 4. Schools Sianificant Effect The adoption and implementation of the Plan Amendment could generate additional students to area schools, depending upon the types of projects developed. The impact on Santa Ana District schools and Rancho santiago Community College District could be significant since most of the Districts' schools are over capacity. Findina Finding 1: Changes or alterations have been required, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in Support of the Findina The significant effect hàs been substantially lessened to the extent feasible by. virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. . All future development in the South Main Street project Area shall pay school impact fees as applicable in conjunction with acquiring building permits. 2. The Agency shall negotiate through the Fiscal Review Process with Santa Ana Unified School District and Rancho Santiago Community College District to find a way the Agency can assist the respective districts in providing the educational facilities needed by any additional students generated within the project Area by the proposed Plan Amendment. 3. An analysis shall be prepared for individual residential projects to determine the impact to existing district enrollment capacities. Identified necessary mitigation 7 . . . measures shall be construction. implemented as of the proj ect a part Population and Housing sianificant Effect Future additional development in the Project Area could indirectly increase the city's population and demand for housing in the city. Findina Finding 1: changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in SUDDort of the Findina The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. The City of Santa Ana shall be responsible for monitoring development project impacts and implementing a mitigation monitoring program as required to achieve a more balanced jobs/housing ratio. All future development projects shall be evaluated for potential job/housing balance impacts a development may have on the City of Santa Ana and the region. 2. 3. The Community Development Agency shall use its set-aside tax increment revenue of 20 percent as required by redevelopment law to assist low and moderate income families in securing affordable housing in the City. VI. SIGNIFICANT ENVIRONMENTAL EFFECTS WEICH CANNOT BE AVOIDED IF THE PROJECT IS IMPLEMENTED Traffic and circulation sianificant Effect The implementation of the Plan could result in additional development that would generate traffic that could further impact intersections that operate at unacceptable levels of service. Additional traffic could also impact intersections that operate at acceptable levels of service. 8 . I, ! . ~ . L [ ,. I ì . [ [ C [ [ I [ . " I Findinq Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the Final EIR. Facts in Support of the Findinq The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. 1. When feasible, all Agency sponsored public work projects shall be constructed when there is minimal potential for construction traffic impacts on roadways in the immediate vicinity of the project. 2. Traffic studies shall be prepared for all applicable projects in compliance with the City's Congestion Management Program and Measure "M". 3. The city shall require all feasible trip reduction measures per the city of Santa Ana Transportation Demand Management (TDM) Ordinance No. NS-2124 be incorporated into development projects. The Agency shall monitor identified needed City traffic and circulation improvements within the project Area and assist the City when revenues become available in constructing those needed improvements. 4. 5. Traffic and roadway improvements shall follow the roadway standards in the circulation Element. This includes projects dealing with public transit, scenic roadways, bicycl&, equestrian and hiking trails, and pedestrian routes. Air Quality Siqnificant Effect The long-term development of future projects within the Project Area would have cumulative air quality impacts due to space heating amiss ions, vehicular exhaust emissions, etc. Findinq Finding 1: Changes or alterations have been required in, or incorporated into, the project which avoid or substantially lessen the significant environmental effect identified in the FinalEIR. 9 Facts in SuDDort of the Findinq The significant effect has been substantially lessened to the extent feasible by virtue of the following mitigation measures identified in the Final EIR and incorporated into the project. . 1. 2. 3. 4. 5. 6. . 7. . Bus turnouts should be provided at all bus stop locations throughout the Project Area when possible. All passenger waiting areas should be improved with a bus shelter and bench when possible. Paved, well-lighted handicap accessible accessways shall be provided between the bus stop and adjacent buildings when possible. All bus stop areas shall have adequate pavement thickness to support buses where possible and when feasible. The City should maintain existing pedestrian and bicycle systems to promote non-motorized transportation consistent with the City's Circulation Element of the General Plan. Project construction shall cease on days with a Stage 2 or greater smog alert. 8. The City shall encourage the use of shade trees whenever possible to reduce building heating and air conditioning requirements. This measure includes maintaining existing mature trees in the case of upgrading or expanding an existing building or planting mature trees in conjunction with new development. Approved chemical soil stabilizers shall be used at all inactive construction sites to reduce airborne dust emissions. 9. Development projects shall be required to incorporate all applicable Transportation Demand Management (TDM) practices per the City of Santa Ana TDM Ordinance. 10. Once specific development projects are submitted to the City for approval, mitigation measures from the SCAQMD CEQA Handbook shall be incorporated into a project, at the City's discretion, to reduce air emissions. VII. MITIGATION MEASURES FOR IMPACTS CONSIDERED TO BE LESS THAN SIGNIFICANT This section describes mitigation measures for those effects of the proposed project which are considered to be less than significant and that, therefore, are not required under CEQA. However, these measures improve the project and are acceptable under CEQA. 10 . I. [ ,- i ì r . [ [: [ [ [ ~ [ . . I Findings are not required for effects determined to be less than significant. The impact categories determined to be less than significant and the mitigation measures incorporated in the projects are described below. Land Use Effect Future development of public improvement projects within the Project Area could encourage and accelerate private development of property. An increase in development would increase traffic, demand for public services and utilities, additional housing, etc. The adopted Plan does not change any existing land use or zoning designations that presently exist for property within the Project Area. Mitiaation Measures 1. All Agency assisted development projects shall be reviewed by city staff for compatibility with surrounding land uses. The projects shall also be reviewed for compliance with all applicable elements of the General Plan, specific plans, design guidelines and zoning ordinances. Hydrology ~ Future development of vacant land and other properties could increase storm water runoff quantities to area storm drain facilities. Mitiaation Measures 1. All projects shall have a hydrology study prepared as applicable and shall pr1)vide either new or upgraded storm drain facilities if required by the city. The hydrology study shall be submitted through the Development Review Committee process and shall be approved by the Public Works Agency prior to approval of improvement plans and issuance of building permits. Future drainage improvements shall be made in accordance with the City's Drainage Master Plan. 2. All projects, when applicable, shall acquire all necessary permits and approvals from Regional Water Quality Control Board (RWQCB) and incorporate all applicable Best Management Practices into the project to reduce runoff sedimentation. 11 3. 8 4. 5. 6. All construction projects involving clearing, grading and excavation of land totalling five acres or more shall file for and obtain all necessary clearances, permits, etc. from the state Water Resources Control Board for National Pollution Discharge Elimination system (NPDES) General Permit for storm water discharges associated with construction activity. A drainage analysis shall be prepared for individual projects to determine the impact of additional runoff on external storm drains in the area. Required upgrades to storm drain lines shall be implemented as part of the project construction. In areas where storm drain facilities are not available, the Agency shall provide the necessary infrastructure in accordance with the requirements of the County and-City prior to project construction. Future drainage improvement projects shall be made in accordance with the City's Master Plan of Drainage. Drainage projects would be coordinated with the County of Orange Department of Public Works and their projects in the area. CUltural Resources ~ . The remodeling or demolition of buildings, in conjunction with new development within the Project Area, could impact existing historical buildings. Mitiaation Measures . L A cultural resource survey shall be conducted prior to project approval for sites that are vacant and previously undeveloped. Should a records search indicate the past presence of cuI tur.al artifacts on the site a walk-over of the site shall be conducted prior to grading. If during the site walk-over it is determined the existing resources could be significant, additional measures shall be incorporated into the project to protect the artifacts to the City's satisfaction. 2. Should cultural resources be uncovered during grading or building excavation, all further work shall cease until the significance of the site can be evaluated by an archaeologist. If the artifacts are significant, they may have to be preserved in accordance with the CEQA Guidelines Appendix K, Archaeological Impacts. A historical building survey shall be conducted prior to the issuance of either remodeling or demolition permits for those buildings identified by City Planning staff as being potentially historically significant. The historical survey 3. 12 . i, ! t. r r' . [ [ [ [ L [ [ . .. [ shall include a review of the Historical Orange County, Inc. Façade Easement Master List and Downtown Santa Ana Historic District list. Should a building be identified as being historically significant, measures shall be recommended to preserve and/or retain a historically significant building. Energy conservation Effect Project implementation would result in increased consumption of natural gas, electricity and other forms of energy. Mitiaation Measures 1. All development projects shall be reviewed by the Energy Services New Construction Department at Southern California Edison to determine those measures that can be incorporated into a project to reduce electrical demands. All future development within the Project Area shall be required to meet State of California Title 24 Energy guidelines. 2. police Protection Effect The development, rehabilitation and improvements to blighted and vacant buildings that is anticipated to occur in the Project Area would reduce the demand for police services. Mitiaation Measures 1. The Police Dep~rtment shall review all development projects prior to project approval. All measures recommended by the police Department in compliance with the City's Security Ordinance shall be incorporated into each project as applicable. Fire protection Effect Additional development within the Project Area would result in additional fire protection service calls. The increase in fire protection calls could increase the need for additional fire personnel and/or equipment. The implementation of the Plan resulting in upgrading and improving existing dilapidated and blighted buildings to current fire code requirements which could reduce calls for fire protection would result in positive impacts to the Fire Department. 13 8 . . Mitiqation Measures 1. The Fire Department shall review all development projects prior to the issuance of building permits. All recommendations suggested by the Fire Department that could reduce fire service calls shall be designed and/or incorporated into the project, if feasible. solid Waste Effect Construction of new projects as well as upgrades and rehabilitation to existing vacant and dilapidated buildings would generate additional amounts of solid waste, including construction material, to area landfills. Mitiqation Measures 1. The city shall encourage recycling of materials for both private and public projects in compliance with the City's adopted Recycling Element, to the extent possible. 2. The City shall work with its trash contractor to provide a material recovery program prior to landfill disposal. The City shall provide composting programs at public facilities to reduce yard waste from landscaped areas and to use compost materials where possible. 3. Parks ~ The development of additional projects within the Project Area could create additional demands on park and recreational facilities that currently exist. The future demand and the resulting impact on recreational facilities would depend upon the type of development constructed and the ability of the existing recreational facilities in the project vicinity to accommodate the increased demand. Mitiqation Measures 1. The Recreation and Community Service Agency shall review development projects that have the potential to impact recreation or community facilities prior to the issuance of building permits. Recommendations suggested by the Recreation and Community Service Agency that could be incorporated into a development project to reduce potential impacts on the City's park and recreational facilities shall be incorporated into a project when feasible. 14 . , , [" i !: [ r .. [ (: Ü [ [ ~ [ . .. ! 2. All future major park improvements located in the South Main street Redevelopment project Area shall be reviewed through the city's Development Review Committee. Light and Glare Effect The additional development that is anticipated to occur within the Project Area would increase the amount of both light and glare in the immediate vicinity of each project. Mitiaation Measures 1. All future projects shall be reviewed by the City for potential light and glare impacts prior to project approval or issuance of building permits. Aesthetics Effect Some of the additional development that is anticipated to occur within the Project Area could have individual aesthetic impacts. Mitiaation Measures 1. All proposed development projects within the Project Area shall undergo site plan and design review by the Planning Division for evaluation of potential aesthetic impacts prior to the issuance of building permits. VII:I. ALTERNATIVES TO THE PROPOSED PROJECT CEQA Guidelines section. 15126 (b) requires a discussion of" reasonable alternatives to the proposed project or to the location of the project. An EIR need not consider an alternative whose implementation is remote or speculative (see Residents Ad Hoc Stadium committee vs. Board of Trustees (1979) 89 Cal. App. 3d 274) . No project Alternative Findina Finding 3: specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. 15 . . . Facts in Support of the Findinq This project alternative would have the same potential environmental impacts as the proposed Redevelopment Plan Amendment because the same public improvement and private development projects could be constructed with or without the Plan Amendment. This alternative may have more impacts than the proposed Plan Amendment because the Redevelopment Plan Amendment could provide additional financial incentives that could allow existing businesses to upgrade and improve dilapidated buildings, reducing existing blighted and economically depressed conditions. Although the Agency can construct public improvements and assist private development with building upgrades and development currently with the existing Redevelopment Plan, the needed revenues to accomplish these tasks are not presently available from the Agency. Therefore, the Plan Amendment is needed to provide additional revenues by the Agency to assist the City in improving the physical and economic climate of the Project Area. This alternative would also preclude the Agency from providing additional assistance towards providing more low and moderate income housing in the City. Alternative Financing Findinq Finding 3: Specific economic, social or other considerations make infeasible the mitigation measures or project alternatives identified in the EIR. Facts in Support of the Findinq This project alternative would have similar environmental impacts as the proposed Redevelot1l!lent Plan Amendment. If alternative sources of financing are secured so that the same public improvement and private development projects are constructed as could occur with the Plan Amendment, the environmental impacts would be the same. However, this al ternati ve could be an environmentally inferior project if alternative financing sources are not available to construct needed public improvements and assist businesses in upgrading existing dilapidated and deteriorating buildings. This alternative would allow business expansion and relocation assistance only as financing sources are located and funds become available. The availability of funds could be dependent upon the source, the marketability of revenue bonds and whether or not local, state of federal agencies have funds available for use by the Agency. Other methods of financing include the set up of an infrastructure financing district or tax revenue which mayor may not be able to be accomplished and implemented. 16 . ¡ . ,. t.. I. [ r L r . [ ( [ [ [ I [ . .. E EXHIBIT B CALIFORNIA ENVIRONMENTAL QUALITY ACT STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE AHENDMENT TO THE SOUTH MAIN STREET REDEVELOPMENT PLAN PROGRAM The California Environmental Quality Act (CEQA) and the state CEQA Guidelines provide that: CEQA requires the decision maker to balance the benefits of a proposed project against its unavoidable adverse risks in determining whether to approve the project. If the benefits of the proposed project outweigh the unavoidable adverse environmental effects, the adverse impacts may be considered acceptable. Where the decision of the public agency allows the occurrence of significant effects which are identified in the Final EIR, but are not mitigated, the agency must state in writing the reasons to support its action based on the Final EIR and/or other information in the record. This statement may be necessary if the agency also makes the finding under Section 15091(a)(2) or (a) (3) of the Guidelines. If any 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. (Section 15093 of the State CEQA Guidelines). PROPOSED PROJECT The Community Development Agency of the City of Santa Ana proposes to adopt an amendment ~o the existing South Main Street Redevelopment Plan. The purpose of the proposed amendment is to: a) extend the length of time that the Agency can incur debt to construct public improvement projects; b) increase the debt limit that the Agency can incur throughout the life of the Plan; c) increase the time limit to use eminent domain; d) add additional public works projects to the Plan; and, e) extend the life of the Plan for an additional forty (40) years beyond the date of the adoption of the Plan. The project may have significant or certain substantial adverse impacts on the environmental which cannot be fully mitigated. Implementation of the adopted South Main Street Redevelopment Plan could result in air quality and traffic impacts that cannot be fully mitigated. These impacts are identified in the Final EIR and in the Findings and Statements of Fact included in the Final EIR. 1 . . . The City of Santa Ana has determined that the unavoidable adverse air quality and traffic impacts of the proposed project are acceptable when balanced against the benefits of the project. The following benefits are found to outweigh and make acceptable the unavoidable adverse air quality and traffic impa~ts of the proposed project as described in the Findings and Statements of Facts and the Final EIR. The proposed Redevelopment Plan Amendment will support and enhance the economic climate of the area, thus leading to additional employment opportunities for City residents. In addition, temporary construction employment will be provided as existing facilities are rehabilitated and new buildings are constructed. The implementation of the Redevelopment Plan is anticipated to result in the development of new facilities within the Project Area which will enhance the property values. Increased property values in the Redevelopment Project Area will generate additional revenue to the Agency that can be utilized to enhance and upgrade local infrastructure. Increased revenue can also be used to assist the private sector in providing additional development in the way of upgrading and improving dilapidated and blighted structures which would further increase property values. specific economic, social or other considerations make the alternatives to the proposed project, identified in the Final EIR, infeasible. In addition, the public improvement projects listed in the redevelopment and the private development that is anticipated to occur in the Project Area can be developed without the Redevelopment Plan. Since the Redevelopment Plan does not change the existing land use or zoning designations of the property within the Project Area, the same development can occur with or without the Plan. The revenues generated through the Redevelopment Plan allows the Agency the ability to assist the City in constructing needed projects that the city may not be able to construct without the Agency's financial assistance. The Public Works Agency projects listed in the Redevelopment Plan will, once constructed, improve traffic flow which will also result in a decrease or reduction in vehicular air emissions. Although there will be air quality and traffic impacts, the proposed plan amendment will allow the Agency to assist the City in constructing needed street improvements which will provide several indirect benefits such as improved traffic flow and reduced air emissions. For the identified significant impacts which cannot be mitigated to a level of insignificance, the City of Santa Ana finds that all of the mitigation measures identified in the Final EIR are feasible and have been required on the project by the Conditions of Approval. The city of Santa Ana finds that the project benefits outweigh the significant project impacts on air quality and traffic. 2