HomeMy WebLinkAbout2005-063 - Statement of Overriding Considerations for the Property Located at 1, 9 and 10 East Hutton Centre Drive
.
KO 6/15/05
RESOLUTION NO. 2005-063
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING AND APPROVING THE
ENVIRONMENTAL IMPACT REPORT, APPROVING A
MITIGATION MONITORING PROGRAM, AND ADOPTING
CERTAIN FACTS, FINDINGS AND A STATEMENT OF
OVERRIDING CONSIDERATIONS FOR THE PROPERTY
LOCATED AT 1,9, AND 10 EAST HUTTON CENTRE DRIVE
AND 101 EAST SANDPOINTE AVENUE (MACARTHUR
PLACE SOUTH PROJECT)
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:
.
The Applicant is requesting approval of an amendment application, five
conditional use permits, a development agreement, three tentative tract
maps and four variances to allow the construction of three residential high
rise buildings with 500 condominium units, a four to six-story condominium
project with 276 units, a five story mixed-use building with 15 residential
units and 10,000 square feet of office space and 14,000 square feet of retail
and restaurant spaces at 1, 9 and 10 East Hutton Centre Drive and 101 East
Sandpointe Avenue.
B. On May 23, 2005, the Planning Commission held a duly noticed public
hearing and unanimously voted to recommend that the City Council:
A.
1. Adopt a resolution certifying Final Environmental Impact Report No.
2004-02 and approve the mitigation monitoring program and
statement of overriding considerations for the MacArthur Place South
project.
2. Adopt an ordinance approving Amendment Application No. 2005-01.
3. Adopt an ordinance approving Development Agreement No. 2005-02.
4. Adopt a resolution approving Conditional Use Permit No. 2005-10 as
conditioned for the Lake Towers residential project.
5. Adopt a resolution approving Conditional Use Permit No. 2005-11 as
conditioned for the Cinema Tower and Loft residential projects.
.
6.
Adopt a resolution approving Conditional Use Permit No. 2005-12 as
Resolution No. 2005-063
Page 1 of 5
conditioned for the Cinema Retail project.
7. Adopt a resolution approving Conditional Use Permit No. 2005-13 as
conditioned for the Cinema Restaurant project.
8. Adopt a resolution approving Conditional Use Permit No. 2005-15 as
conditioned for the Integral residential project.
9. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
02 (County Map No. 16621) as conditioned for the Integral project.
10. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
03 (County Map No. 16622) as conditioned for the Cinema Tower
and Loft projects.
11. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
04 (County Map No. 16626) as conditioned for the Lake Towers
project.
12. Adopt a resolution approving Variance No. 2005-05 as conditioned to
allow a reduction in setbacks for the Lake Towers project.
13. Adopt a resolution approving Variance No. 2005-07 as conditioned
for a reduction in parking and tandem parking for the Lake Towers
project.
14. Adopt a resolution approving Variance No. 2005-10 as conditioned
for a reduction in parking for the Cinema residential, retail and
restaurant uses and to allow tandem parking.
15. Adopt a resolution approving Variance No. 2005-12 as conditioned to
allow tandem parking for the Integral condominium project.
C. On June 20, 2005 the City Council of the City of Santa Ana held a duly
noticed public hearing and at that time considered all testimony, written and
oral.
D. Due to the size of the project and the impacts to the environment, an
Environmental Impact Report (EIR) was prepared for this project.
E. On June 28, 2004, a Notice of Preparation was prepared, submitted to
interested persons, responsible and trustee agencies, and filed with the
County Recorder regarding this proposed project, which was at that time
described as the demolition of 47,000 square feet existing land uses and
associated parking facilities and the relinquishing of the approved
entitlements for a 192-room planned hotel to allow for the development of
two 23-story residential towers at 10 East Hutton Centre Drive, one 23-story
residential tower at 9 East Hutton Centre Drive, two 5-story residential
Resolution No. 2005-063
Page 2 of 5
.
.
.
F.
G.
building at 101 East Sandpointe Avenue, a 5,570 square foot restaurant and
a 8,000 square foot retail building at 1 East Hutton Centre Drive. The
attached exhibit shows the proposed site plan for the MacArthur Place South
project site. Table 1 provides a statistical summary of the proposed project.
Four (4) alternatives to the proposed project were developed and studied.
The City prepared a Draft EIR for this proposed project, which was
submitted for public comment to all responsible agencies, the State
Clearinghouse, neighboring communities and districts, neighborhoods in the
vicinity and the requesting public.
H.
All comments to the Draft EIR were considered and responded to in the
proposed Final EIR (which includes the Draft EIR and errata).
I.
A proposed mitigation monitoring plan has been prepared, as has 38 pages
of certain facts, findings and statement of overriding considerations, which
are attached to this Resolution as Exhibits "A" and "B" respectively and
incorporated by this reference as though fully set forth herein.
Page 9 of the Clarification to the Draft Environmental Impact Report
contained in the Volume IV is hereby replaced with Exhibit "C" which is
attached hereto and incorporated by this reference as though fully set forth
herein. This errata page shall replace page 9 of the clarifications to the
Draft Environmental Impact Report.
J.
K. At its regular meeting of May 23, 2005, the Planning Commission of the City
of Santa Ana, following a duly noticed public hearing, voted unanimously to
recommend to the City Council that it adopt this Final EIR, the mitigation
monitoring plan, and certain facts, findings and statements.
L. The City Council has fully considered this matter, and all public testimony, at
a duly noticed public hearing held at its regularly scheduled meeting of June
20, 2005.
M.
All attached documents, including the Final EIR, the mitigation monitoring
plan, the 38 pages of findings and approvals, the Request for Council
Action, and the record of proceedings are incorporated herein by this
reference as though fully set forth. At the June 20, 2005 meeting, the City
Council also adopted an ordinance approving Amendment Application No.
2005-01; adopted an ordinance approving Development Agreement No.
2005-02; and adopted a resolution approving Conditional Use Permits
(Numbers 2005-10,2005-11,2005-12,2005-13,2005-15), Vesting Tentative
Tract Maps (Numbers 2005-02, 2005-03, 2005-04), and Variances
(Numbers 2005-05, 2005-07, 2005-10, 2005-12). This resolution
incorporates by reference, as though fully set forth herein, the ordinance and
resolutions and said Final Environmental Impact Report, Mitigation
Monitoring Program, and Statement of Overriding Considerations, and all of
Resolution No. 2005-063
Page 3 of 5
their respective facts, findings and conclusions in support of this resolution
and the findings made herein.
Section 2. The City Council has reviewed and considered the information
contained in the Final EIR prepared with respect to this Project. The City Council has,
as a result of its consideration of the record as a whole and the evidence presented at
the hearings on this matter, determined that, as required pursuant to the California
Environmental Quality Act ("CEQA") and the State CEQA Guidelines, the Final EIR
meets all requirement of CEQA, including but limited to: finding that the Final EIR
adequately addresses the impacts of the project; that it identifies and through the
mitigation monitoring plan imposes all feasible mitigation measures which will reduce all
of the significant environmental impacts of the Project to a level of insignificance, except
those unavoidable impacts described more specifically in the statement of overriding
considerations; discusses a reasonable range of alternatives to the Project; identifies
the environmentally superior alternative; and based upon all of which and the record as
a whole the Council chooses to approve the Project. The City Council hereby certifies
and approves the Final EIR, the mitigation monitoring plan, the facts, findings and
Statement of Overriding Considerations attached to this Resolution as Exhibits "A" and
"8" respectively and incorporated herein by this reference, and directs that a Notice of
Determination be prepared and filed with the County Clerk of the County of Orange in
the manner required by law.
Section 3. Pursuant to Title XIV, California Code of Regulations ("CCR")
~ 735.5(c)(1), the City Council has determined that, after considering the record as a
whole, there is no evidence that the proposed project will have the potential for any
adverse effect on wildlife resources or the ecological habitat upon which wildlife resources
depend. The proposed project exists in an urban environment characterized by paved
concrete, roadways, surrounding buildings and human activity. Therefore, pursuant to Fish
and Game Code ~ 711.2 and Title XIV, CCR ~ 735.5, the payment of Fish and Game
Department filing fees is not required in conjunction with this project.
Section 4. This Resolution shall take effect immediately after its adoption by the
City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this 20th day of June, 2005.
Resolution No. 2005-063
Page 4 of 5
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee
Assist
AYES:
Councilmembers: Alvarez. Bis!. Bustamante. Christy. Garcia. Pulido.
Solorio (7)
NOES:
Councilmembers: None (0)
ABSTAIN:
Councilmembers: None (0)
NOT PRESENT: Councilmembers: None (0)
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council. do hereby attest to and certify the
attached Resolution No. 2005-063 to be the original resolution adopted by the City
Council of the City of Santa Ana on June 20, 2005. '"
/ . / ./ / /~".,
Date: U / z$ / {9 , . c~~_./
'7 / Clerk of the Council
City of Santa Ana
Resolution No. 2005-063
Page 5 of 5
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT,
FINDINGS AND APPROVALS FOR THE MACARTHUR PLACE SOUTH PROJECT
1.0 CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT
Pursuant to California Code of Regulations (CCR), Title 14, Section 15090, the City of Santa
Ana hereby certifies the Final Environmental Impact Report ER-2004-02, State Clearinghouse
No. 2004061140 for the MacArthur Place South project. The Final EIR was completed in
compliance with the California Environmental Quality Act (CEQA), Public Resources Code
Section 21000, et seq and the State CEQA Guidelines, CCR, Title 14, Section 15000, et seq.
The City certifies that it has been presented with the Final ErR and that it has reviewed and
considered the information in the Final ErR prior to approving the MacArthur Place South
project, as set forth herein. The City further certifies that the Final EIR reflects the independent
judgment and analysis of the City of Santa Ana. The Final EIR consists of the Draft EIR, the
Responses to Comments Report and the project Mitigation Monitoring Program (MMP).
2.0 FINDINGS
Having received, reviewed and considered the information in the record before it, including the
Final ErR, which is hereby incorporated by reference, the following Findings are hereby adopted
by the City as required by CEQA (specifically, CCR, Title 14, Sections 15091 through 15093) in
conjunction with the approval of the project, which is set forth below.
The City is the Lead Agency for the environmental documentation for the project evaluated in
the Final EIR. Based on the substantial evidence in the record before it, the City finds that the
Draft and Final EIRs were prepared in compliance with CEQA and the CEQA Guidelines. The
City finds that the Draft EIR was prepared by consultants retained by City staff, subject to
independent review and judgment of the City. The City finds that it has independently reviewed
and analyzed the Draft EIR and the Final EIR for the MacArthur Place South project, that the
Draft EIR which was circulated for public review reflected its independent judgment and that the
Final EIR reflects the independent judgment ofthe City.
The City has based its actions on full appraisal of all viewpoints, including all comments
received up to the date of the adoption of these Findings, concerning the potential environmental
impacts identified and analyzed in the Final EIR.
In addition, the City has reviewed and considered the MMP, which is contained in the Final EIR
and which describes the process to ensure implementation of the mitigation measures that have
been incorporated in the approved proj ect to reduce or avoid significant adverse impacts of the
project on the environment. This MMP will ensure CEQA compliance during project
implementation.
Exhibit B
Page I of 38
Page I
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
3.0 ENVIRONMENTAL REVIEW PROCESS
3.1 PROJECT BACKGROUND AND OBJECTIVES
The MacArthur Place South project site is located in the southeast part of the City of Santa Ana
and is generally located at the southeast comer of MacArthur Boulevard Main Street. The project
site is immediately west of the Costa Mesa Freeway (SR-55) and approximately three-quarters
of a mile north of the San Diego Freeway (I-405). John Wayne Airport is located approximately
1.1 miles south of the project site. The City ofIrvine is located south and east of the project site
and the City of Costa Mesa is located southwest of the site.
The proposed project is a mixed-use development. The project consists of three 25-story
residential towers, with a total of SOl residential units, one 5-and 6 story loft building with 14
residential units and 10,000 square feet of office space, a condominium complex including three
5 and 6 low rise buildings with a total of 276 residential units and a restaurant and retail building
providing 13,871 square feet of commercial area.
The objectives for the MacArthur Place South project are to:
. To provide a mixed-use project that provides residential uses, supporting commercial
uses and on-site recreational facilities within the southeastern area of the City.
. To provide for high-rise residential dwellings in a range of product types that appeal to a
wide range of market segments.
. To help meet the City's Land Use Element Policy of providing high-density residential
development within the City's District Centers as part of master planned mixed-use
development.
. To help achieve the goals and objectives of the City's Redevelopment Agency for the
South Main Street Redevelopment Project Area.
. To provide new housing opportunities to improve the jobs-to-housing ratio in the City of
Santa Ana.
. To fulfill the General Plan objective of concentrating high intensity high rise projects
such as this in an existing urban setting, as opposed to displacing lower density (and
possibly low income) housing to accommodate this growth premise.
The City of Santa Ana is the Lead Agency for the ErR, as defined by Section 21067 of CEQA.
The City of Santa Ana has determined that the ErR is required for the MacArthur Place South
project pursuant to Section 15063 of the CEQA Guidelines to assess the potential impacts
resulting from approval of the project and other discretionary actions necessary for its
implementation. This ErR is intended to serve as a project ErR for the MacArthur Place South
site plan approval and other related implementation actions.
Exhibit B
Page 2 of 38
Page 2
.
.
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
To implement the project, the City and/or other public agencies may consider various actions,
permits and approvals. Other agencies may also consider the EIR in the review of project
permits or other actions. The potential actions, permits and approvals for the proposed project
are anticipated to include the following:
. Zone change to Specific Development (SD) zone.
. Site Plan review
. Lot line adjustment
. TentativeIFinal Tract Maps
. Conditional Use Permit
. Parking Variance
. Airport Environs Land Use Plan Consistency Finding
. Development Agreement
3.2 DRAFT ENVIRONMENTAL IMPACT REPORT
3.2.1 Initial Study and Notice of Preparation
The City of Santa Ana distributed a Notice of Preparation (NOP) of an EIR and an Initial Study
(IS) for the MacArthur Place South project on July 28, 2004, for a 30-day review period. The
NOP/IS was distributed to the State Clearinghouse Office of Planning and Research, public
agencies, utility and service providers, homeowners' associations and other interested parties in
the project area. The NOP/IS is provided in Appendix W of the EIR. The City of Santa Ana
received twelve written responses to the NOP. Copies of these comment letters are provided in
Appendix V of the EIR.
3.2.2 Scoping Meeting
The City of Santa Ana conducted a public scoping meeting for the MacArthur Place South
project on July 21, 2004. The meeting was held from 5:30 PM to 7:00 PM, at the City of Santa
Ana City Council Chambers, in the Santa Ana Civic Center. The notice of the scoping meeting
was included in the Project NOP. A copy of the NOP scoping notice is provided in Appendix W
of the EIR.
Based on the findings of the IS and public input provided in response to the NOP, the Draft EIR
evaluated the following environmental issues: aesthetics; aviation, air quality; geology and soils,
hazards and hazardous materials, hydrology and water quality, land use and relevant planning,
noise, population and housing, public services, transportation and traffic, utilities and service
systems, and recreation.
Exhibit B
Page 3 of 38
Page 3
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
3.2.3 Draft EIR
Circulation of the Draft EIR
The City of Santa Ana circulated the Draft ErR for the MacArthur Place South Project for public
review between March 7, 2005 and April 20, 2005. The Responses to Comments Report (RTC)
documents the public review and comment period for the Draft EIR. The Notice of Completion
and the Notice of Availability (NOA) for the Draft EIR are provided in Appendix A of the RTC
Report. The NOA was published in the Orange County Register on March 7, 2005, and filed
with the Orange County Clerk. The distribution list for the Draft EIR is provided in Appendix B
in the RTC Report.
The written comments received on the Draft EIR included comment letters and written
comments provided to the Planning Commission during the public hearing. Written comments
on the Draft EIR for the MacArthur Place South project were received from the following:
State. Regional and Local Agencies
California Department of Toxic Control
South Coast Air Quality Management District
Southern California Association of Governments
Orange County Vector Control District
City of Tustin
City of Costa Mesa
City ofIrvine
John Wayne Airport
Orange County Airport Land Use Commission
Businesses. Groups and Organizations
Southern California Gas Company
Members of the General Public
Pat and Richard Merritt
Heidi Radisay
Theresa Delvac
Planning Commission Public Hearing
A public hearing was held on the Draft EIR for the MacArthur Place South project as part of the
regularly scheduled April 11, 2005 City of Santa Ana Planning Commission meeting. This
meeting was held in the City of Santa Ana Council Chambers (22 Civic Center Plaza, Santa
Ana). The purpose of the meeting was to receive public comments on the Draft EIR. Appendix C
in the RTC Report provides a list of all the persons who spoke at the Planning Commission
public hearing. The transcript from the public hearing is also provided in the RTC Report.
Exhibit B
Page 4 of 38
Page 4
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
. Second Planning Commission Public Hearing
A second public hearing with the Santa Ana Planning Commission was held on the Draft ElR for
the MacArthur Place South project on May 23, 2005. This meeting was held in the City of Santa
Ana Council Chambers (22 Civic Center Plaza, Santa Ana). The purpose of the meeting was to
review response to comments on the Draft ElR and to receive additional public comments on the
Draft EIR At the conclusion of the meeting, the Santa Ana Planning Commission recommended
the City Council certify the Draft ElR for the MacArthur Place South project. Appendix D in the
RTC Report provides a list of all the persons who spoke at the Planning Commission public
hearing. The transcript from the public hearing is also provided in the RTC Report.
Written Responses to Written Comments
The City evaluated the comments on environmental issues received from persons who reviewed
the EIR. In accordance with CEQA, the City prepared written responses describing the
disposition of significant environmental issues raised in these comments. As required by CEQA,
the City has provided to each of the public agencies that commented on the Draft EIR responses
to the comments received from that agency at least ten days prior to the certification of the Final
ElR. The Final EIR provided adequate, good faith and reasoned responses to the comments.
.
Pursuant to Section 15088.5 of the CEQA Guidelines, a lead agency is required to recirculate an
EIR when significant new information is added to the ElR after the Notice of Availability is
given, but before certification. The term "new information" specifically includes:
(i) Changes to the project,
(ii) Changes in the environmental setting or
(iii) Additional new data or other information.
Section 15088.5 of the CEQA Guidelines further provides that".. .new information added to an
EIR is not "significant" unless the ElR is changed in a way that deprives the public of a
meaningful opportunity to comment upon a substantial adverse environmental effect of the
project or a feasible way to mitigate or avoid such an effect (including a feasible project
alternative) that the project's proponents have declined to implement."
The City has reviewed the comments received on the Draft EIR and the responses to those
comments as well as other text changes and references that have been incorporated into the Final
EIR. Since the release of the Draft ElR for public review, there have been no changes to the
project; no changes in the environmental setting; and no additional data or information were
added to the EIR which would deprive the public of a meaningful opportunity to comment on the
project. Therefore, having reviewed the information contained in the Draft and Final ElRs and
in the administrative record, as well as the requirements under Section 15088.5 of the CEQA
Guidelines regarding recirculation of draft ElRs, the City hereby finds that there is no new
significant information and no need to recirculate the EIR. Therefore, the Final EIR has been
prepared and considered by the City.
.
Exhibit B
Page 5 of 38
Page 5
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
3.2 FINAL ENVIRONMENTAL IMPACT REPORT
The City has prepared a Final EIR for the MacArthur Place South project. In accordance with
the requirements of CEQA and the CEQA Guidelines, the Final EIR consists of:
(a) The Draft EIR;
(b) Comments and recommendations received on the Draft EIR, provided in the RTC Report;
(c) A list of persons, organizations and public agencies commenting on the Draft EIR, provided
in the RTC Report;
(d) The City's responses to the comments received on the Draft EIR, provided in the RTC
Report;
(e) The Final MMP and
(t) Other information added by the City, including all documents incorporated by reference.
4.0 PROJECT IMPACTS AND DISPOSITION OF RELATED MITGATION
MEASURES IDENTIFIED IN THE FINAL EIR
The analysis in the Final EIR identifies all the significant adverse environmental impacts of the
MacArthur Place South project. All the mitigation measures identified in the Final EIR are
included in the project approval and are made conditions of the MacArthur Place South project.
The following Findings are made with respect to each significant adverse environmental impact
of the MacArthur Place South project. In addition, the following Findings provide a description
of the potential adverse impacts of the project and the mitigation measures in support of the
Findings.
Potentially significant adverse impacts of a project can be divided into two categories:
. Potentially significant adverse impacts, which can be mitigated to below a level of
significance, based on implementation of identified project enhancement measures, project
mitigation measures and/or City of Santa Ana standard conditions of approval.
. Potentially significant adverse impacts which can be partially mitigated, but not to below
a level of significance. As described later in these Findings, the City Place project will result
in some significant adverse impacts, which cannot be mitigated to below a level of
significance.
For each potentially significant adverse impact of the City Place project, one of the following
findings must be made, including the provision of facts supporting each finding:
. Mitigation measures and/or project enhancement measures have been incorporated into
Exhibit B
Page 6 of 38
Page 6
.
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
the project, which avoid or substantially lessen the significant environmental effect as
identified in the EIR.
.
Such changes or alterations are within the responsibility and 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.
.
Specific economic, legal, social, technological or other considerations make infeasible
the mitigation measures or project alternatives identified in the Final ErR.
4.1
POTENTIALL Y SIGNIFICANT ADVERSE IMPACTS OF THE MACARTHUR
PLACE SOUTH PROJECT, WHICH CANNOT BE MITIGATED TO BELOW A
LEVEL OF SIGNIFICANCE
Potentially significant adverse impacts of the MacArthur Place South project, which cannot be
mitigated to below a level of significance are described in this Section. The City of Santa Ana
City Council finds that these potentially significant adverse impacts of the MacArthur Place
South project would not be mitigated to below a level of significance, after implementation of
the project mitigation measures. A Statement of Overriding Considerations (SOC) has been
prepared to address these unavoidable significant adverse impacts of the MacArthur Place South
project, as described later in Section 7.0 (Statement of Overriding Considerations).
4.1.1 Impacts Related to Aesthetic Impacts
4.1.1.1 Potentiallv Significant Adverse Impact Related to Aesthetic Impacts III Regards to
Height and Mass
As described in Section 5.1 in the ErR, the MacArthur Place South project would result in
significant adverse aesthetic impacts as a result of the high-rise residential tower components of
the project being substantially higher in height and larger in mass than existing land uses in the
project area and being in contrast with the existing development patterns within the project area.
Finding Related to Height and Mass Aesthetic Impacts
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Height and Mass Aesthetic Impacts
There are no feasible mitigation measures or project alternatives to reduce the height and mass
aesthetic impacts of the project to a level that would be less than significant. Therefore, the
height and mass aesthetic impact of the MacArthur Place South project would be significant and
unavoidable.
. Level of Significance of Impacts Related to Height and Mass Aesthetic Impacts
Exhibit B
Page 7 of 38
Page 7
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
The aesthetic impacts of the MacArthur Place South project related to height and mass cannot be
mitigated to below a level of significance.
4.1.1.2 Potentiallv Significant Adverse Impact Related to Shade and Shadow Impacts
As described in Section 5.1 in the EIR, the MacArthur Place South project would result in
significant adverse aesthetic impacts from shade and shadow impacts on residential uses.
Finding Related to Aesthetic Shade and Shadow Impacts
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final ErR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Aesthetic Shade and Shadow Impacts
There are no feasible mitigation measures or project alternatives to reduce shade and shadow
aesthetic impacts of the project to a level that would be less than significant. Therefore, the
impact of the MacArthur Place South project from shade and shadow aesthetic impacts would be
significant and unavoidable.
Level of Significance ofImpacts Related to Shade and Shadow Aesthetic Impacts
The aesthetic impacts of the MacArthur Place South project related to shade and shadow cannot
be mitigated to below a level of significance.
4.1.2 Impacts Related to Short Term Air Quality Impacts
Potentiallv Significant Adverse Impact Related to Short-Term Construction Related Air Qualitv
Impacts.
As described in Section 5.3 in the ErR, the MacArthur Place South project would result in
significant adverse short-term air quality impacts.
Finding Related to Construction Related Air Qualitv Impacts
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Construction Related Air Qualitv Impacts
There are no feasible mitigation measures or project alternatives to substantially reduce air
quality impacts during construction to a level below significant. Therefore, the short-term air
quality impacts during construction of the MacArthur Place South project would be significant
Exhibit B
Page 8 of38
Page 8
.
.
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
and unavoidable. Compliance with the following project enhancement measures will lessen air
quality impacts during construction.
AQ-I During construction, the contractor shall be required to comply with SCAQMD Fugitive
Dust Rule 403 to suppress dust generated by construction operations. To ensure
compliance with SCAQMD Fugitive Dust Rule 403, grading plans and demolition plans
for the proposed project shall reflect the following notes:
· All materials excavated or graded shall be sufficiently watered to prevent excessive
amounts of dust. Watering with complete coverage shall occur at least twice daily, once
in the late morning and once after work is done for the day.
· All clearing and earthwork activities shall cease during periods of high winds (winds
greater than 25 mph averaged over one hour) or during Stage I or Stage 2 smog episodes.
· Internal roadways and project site entry and exit points shall be cleaned at the end of each
day by the project developer. Dust and debris from construction activities that migrates or
is carried onto MacArthur Boulevard or Main Street adjacent to the project site shall also
be cleaned each day.
· All material transported off-site shall either be sufficiently watered or securely covered to
prevent excessive amounts of dust. Haul trucks leaving the site shall have a minimum
freeboard distance of 12-inches.
. Construction equipment leaving the project site shall be wheel washed.
· The amount of area disturbed by clearing and earthwork activities shall be minimized at
all times.
· Equipment engines shall be maintained in good condition and in proper tune according
manufacturer's specifications.
· To the extent feasible, construction equipment shall use alternative clean fuels such as
compressed natural gas equipment with oxidation catalysts. If alternative clean fuels are
not feasible, gasoline powered construction equipment shall be used.
· Construction equipment operating on diesel fuel shall use particulate filters or low
sulfur diesel.
· To the extent feasible construction operations shall use electricity from power poles in-
lieu of temporary diesel or gasoline-powered generators.
AQ-2 Prior to commencement of construction activities, the project developer shall identify to
the City a construction relations officer to act as a community liaison concerning on-site
activity, including resolution of issues related to dust generation from grading/paving
activities. A publicly visible sign shall be posted with name of construction relations
Exhibit B
Page 9 of 38
Page 9
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
officer and telephone number.
AQ-3 During finish work, the construction contractor shall ensure the minimization of ROG
emissions. Building plans for the project shall specify and require the use of pre-coated
building materials, use of high pressure-low volume (HPL V) paint applicators with 50%
efficiency, and use oflower volatility paint not to exceed 100 grams ofROG per liter.
AQ-4 During construction and grading activities, the developer's construction contractor shall
comply with the measures set forth in the Storm Water Pollution Prevention Plan
(SWPPP) to ensure that airborne dust is kept to a minimum.
Level of Significance of Impacts Related to Construction Related Air Oualitv Impacts
The short-term air quality impacts associated with the construction of MacArthur Place South
cannot be mitigated to below a level of significance.
4. 1.3 Impacts Related to Long Term Air Quality Impacts
Potentiallv Significant Adverse Impact Related to Long Term Operational Air Oualitv Impacts.
As described in Section 5.3 in the EIR, the operation of the MacArthur Place South project will
result in significant long-term air quality impacts related to regional NOx, carbon monoxide (CO)
and reactive organic gases (ROG) emissions.
Finding Related to Long Term Operational Air Oualitv Impacts
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Long Term Operational Air Oualitv Impacts
There are no feasible mitigation measures or project alternatives to substantially reduce NOx. CO
and ROG emissions during operation of the proposed project to a level that would be less than
significant. Therefore, the air quality impacts during operation of the MacArthur Place project
related to regional NO" CO and ROG emissions would be significant and unavoidable.
Compliance with the following project enhancement measure will lessen long-term operational
air quality impacts.
AQ-5 Prior to issuance of building permits and to the extent feasible, building plans for the
proposed project shall reflect the use of the following measures.
. Use low-polluting high energy-efficient appliances
. Install solar panels on roofs to supply electricity for heating and cooling
. Use double-paned windows to reduce thermal loss
. Install automatic lighting on/off controls and energy-efficient lighting
Exhibit B
Page 10 of38
Page 10
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
.
· Use light colored roofing materials in new construction to deflect heat away from
buildings.
Level of Significance of Impacts Related to Long Term Operational Air Oualitv Impacts
The adverse operational impacts of the MacArthur Place South project related to long term
operational NOx, CO and ROG emissions cannot be mitigated to below a level of significance.
4.1.4 Cumulative Impacts Related to Air Quality
Potentiallv Significant Cumulative Adverse Impact Related to Air Oualitv
As discussed above, the construction related NOx emissions of the proposed project and the
operations related NOx, ROG and CO emissions of the proposed project would exceed the
applicable South Coast Air Quality Management District (SCAQMD) thresholds for these
criteria pollutants. The impacts from the proposed project plus related cumulative projects
would additionally contribute to cumulatively significant adverse emissions in the South Coast
Air Basin (Basin), which is already a nonattainment area. This impact is significant and adverse
and cannot be mitigated to below a level of significance. Regional programs to reach air quality
goals and standards will be adhered to by the cumulative projects, reducing the impact.
However, the incremental increase is considered significant and adverse when added to the
existing nonattainment levels of the Basin.
. Finding Related to Cumulative Air Oualitv
Specific economic, legal, social, technological or other consideration, make infeasible the
mitigation measures or project alternatives identified in the Final EIR that would reduce
cumulative impacts to a level considered less than significant.
Facts in Support of the Finding Related to Cumulative Air Oualitv
There are no feasible mitigation measures or feasible project alternatives to substantially reduce
NOx emissions during construction and regional NOx, CO and ROG emissions during operation
of the proposed project. Therefore, the significant adverse air quality impacts during
construction and operation of the MacArthur Place South project cannot be reduced to below a
level of significance. Therefore, the MacArthur Place South project will contribute cumulatively
to adverse air quality impacts in the Basin.
Level of Significance ofImpacts Related to Cumulative Air Oualitv
The contribution of the MacArthur Place South project to cumulatively adverse impacts related
to NOx emissions during construction and NO" CO and ROG emissions during operation cannot
be mitigated to below a level of significance.
. 4.1.5 Impacts Related to Transportation
Exhibit B
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Page 11
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
4.1.5.1 Potentiallv Significant Adverse Impacts To The State Route SR-55 Southbound On-
Ramp At MacArthur Boulevard
As described in Section 5.11 in the ErR, the long-term operation of the MacArthur Place South
project would result in significant adverse traffic impacts at the SR-55 Southbound On-Ramp at
MacArthur Boulevard.
Finding Related to Impacts To The Southbound SR-55 On-Ramp at MacArthur Boulevard
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Impacts To The State Route SR-55 Southbound On-
Ramp At MacArthur Boulevard
The proposed project would be required to contribute a fair share of funds for improvements to
the Southbound Sr-55 On-Ramp to reduce potentially significant impacts to a level considered
less than significant. However, at this time there is no specific funding program or time frame to
implement the improvements. Because of the uncertainty then the improvements would occur,
the impacts to the southbound SR-55 On-Ramp would be considered an unavoidable significant
impact.
Level of Significance ofImpacts Related to Impacts To The State Route SR-55 Southbound On
-Ramp At MacArthur Boulevard.
The project traffic impacts at the southbound SR-55 On-Ramp at MacArthur Boulevard cannot
be mitigated to below a level of significance.
4.1.5.2 Potentiallv Significant Adverse Impacts To The State Route SR-55 Northbound On-
Ramp At MacArthur Boulevard
As described in Section 5.11 in the EIR, the long-term operation of the MacArthur Place South
project would result in significant adverse traffic impacts at the SR-55 Northbound On-Ramp at
MacArthur Boulevard.
Finding Related to Impacts To The Southbound SR-55 On-Ramp at MacArthur Boulevard
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Impacts To The State Route SR-55 Northbound On-
Ramp At MacArthur Boulevard
Exhibit B
Page 12 of38
Page 12
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
The proposed project would be required to contribute a fair share of funds for improvements to
the Northbound SR-55 On-Ramp to reduce potentially significant impacts to a level considered
less than significant. However, at this time there is no specific funding program or time frame to
implement the improvements. Because of the uncertainty then the improvements would occur,
the impacts to the Northbound SR-55 On-Ramp would be considered an unavoidable significant
impact.
Level of Significance ofImpacts Related to Impacts To The State Route SR-55 Northbound On
-Ramp At MacArthur Boulevard.
The project traffic impacts at the SR-55 Northbound On-Ramp at MacArthur Boulevard cannot
be mitigated to below a level of significance.
4.1.5.3 Cumulative Impacts Related to Southbound State Route SR-55 Southbound On-Ramp At
MacArthur Boulevard
As described in Section 5. I I in the EIR, the long-term operation of the MacArthur Place South
project would result in significant adverse cumulative traffic impacts at the SR-55 Southbound
On-Ramp at MacArthur Boulevard.
Finding Related to Cumulative Impacts To The SR-55 Southbound On-Ramp at MacArthur
Boulevard
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant cumulative impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Cumulative Impacts To The State Route SR-55
Southbound On-Ramp At MacArthur Boulevard
The proposed project would be required to contribute a fair share of funds for improvements to
the Southbound SR-55 On-Ramp to reduce potentially significant cumulative impacts to a level
considered less than significant. However, at this time there is no specific funding program or
time frame to implement the improvements. Because of the uncertainty then the improvements
would occur, the cumulative impacts to the southbound SR-55 On-Ramp would considered an
unavoidable significant cumulative impact.
Level of Significance ofImpacts Related to Impacts To The SR-55 Southbound On-Ramp At
MacArthur Boulevard.
The cumulative traffic impacts at the SR-55 Southbound On-Ramp at MacArthur Boulevard
cannot be mitigated to below a level of significance.
4.1.5.4 Cumulative Impacts Related to State Route SR-55 Northbound On-Ramp At MacArthur
Boulevard
Exhibit B
Page 13 of 38
Page 13
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
As described in Section 5.11 in the EIR, the long-term operation of the MacArthur Place South
project would result in significant adverse cumulative traffic impacts at the SR-55 Northbound
On-Ramp at MacArthur Boulevard.
Finding Related to Impacts To The Northbound SR-55 On-Ramp at MacArthur Boulevard
Specific economic, legal, social, technological or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR to reduce unavoidable
significant cumulative impacts to a level that would be less than significant.
Facts in Support of the Finding Related to Cumulative Impacts To The Northbound State Route
SR-55 On-Ramp At MacArthur Boulevard
The proposed project would be required to contribute a fair share of funds for improvements to
the Northbound SR-55 On-Ramp to reduce potentially significant cumulative impacts to a level
considered less than significant. However, at this time there is no specific funding program or
time frame to implement the improvements. Because of the uncertainty then the improvements
would occur, the cumulative impacts to the northbound SR-55 On-Ramp would considered an
unavoidable significant cumulative impact.
Level of Significance ofImpacts Related to Impacts To The SR-55 Northbound On-Ramp At
MacArthur Boulevard.
The cumulative traffic impacts at the northbound SR-55 On-Ramp at MacArthur Boulevard
cannot be mitigated to below a level of significance.
4.2 POTENTIALLY SIGNIFICANT ADVERSE IMP ACTS OF THE CITY PLACE
PROJECT, WHICH CAN BE MITIGATED TO BELOW A LEVEL OF
SIGNIFICANCE
Potentially significant adverse impacts of the MacArthur Place South project, which can be
mitigated to below a level of significance are described in this Section. The City of Santa Ana
City Council finds that these potentially significant adverse impacts of the project would be
mitigated to below a level of significance, after implementation of the identified project
mitigation measures and or project enhancement measures
4.2.1 Impacts Related to Aesthetics
4.2.1.1 Potentiallv Significant Adverse Aesthetic Impacts Related to Light and Glare Impacts
Implementation of the proposed project would introduce additional sources of light and glare.
Findings Related to Aesthetic Light and Glare Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
Exhibit B
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Page 14
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.
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
the EIR.
Facts in Support of the Finding Related to Aesthetic Light and Glare Impacts
Implementation of project enhancement measures A-I and A-2, provided below, would
substantially lessen the adverse impacts of the MacArthur Place South project related to light and
glare impacts, to a level that would be less than significant.
A-I Prior to issuance of building permits, the project developer shall ensure that the building
plans reflect the following information: outdoor lighting fixtures adjacent to exterior
doors and within walkways and parking lots shall generate a minimum 1.0 foot candle
level of light during normal operation hours. During non-operating hours outdoor lighting
fixtures shall generate no less than .25 foot candle level of light. All lighting shall be
directed towards the interior of the project site.
A-2 Prior to issuance of building permits, building plans for the proposed project shall reflect
the use of non-reflective building materials to minimize light and glare impacts.
Level of Significance ofImpacts Related to Aesthetic Light and Glare Impacts
The adverse impacts of the MacArthur Place South project related to aesthetic light and glare
impacts would be mitigated to below a level of significance based on the implementation of
mitigation measures/project enhancement measures A-I and A-2.
4.2.1.2 Potentiallv Significant Adverse Aesthetic Impacts Related to Visual Degradation of
Proiect Area
The proposed project would reflect a contemporary architecture design. The design would be
consistent with the architectural design exhibited by existing buildings within the project area.
The proposed project includes a comprehensive landscape program to accent the architecture and
to soften views into the project site. The design of the proposed project with the proposed
landscape plan would not lead towards the visual degradation of the project area.
Findings Related to Visual Degradation Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Visual Degradation Impacts
Implementation of project enhancement measures A-3 and A-4, provided below, would
substantially lessen the adverse impacts of the MacArthur Place South project related to visual
degradation impacts, to a level that would be less than significant.
Exhibit B
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Page 15
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
A-3 Prior to the issuance of building permits, a Final Landscape Plan for each building
component of the project shall be approved by the City of Santa Ana Planning
Department. The Final Landscape Plan shall be based on the conceptual landscape plan
included in the EIR.
A -4 Prior to issuance of Certificate of Occupancy Permits, the required landscaping for each
building component of the project shall be installed to the satisfaction of the City of Santa
Ana Planning Department.
4.2.2 Impacts Related to Impacts To Aviation
Potentiallv Significant Adverse Impacts Related to Aviation
As discussed in Section 5.2 of the EIR, the proposed project is located within the John Wayne
Planning Area established by the Airport Environs Land Use Plan (AELUP) and would require
consistency finding with the AELUP.
Findings Related to impacts to Aviation
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Impacts to Aviation
Implementation of project enhancement measures A V-I, A V-2, A V-3, and A V-4, provided
below, would substantially lessen the adverse impacts of the MacArthur Place South Place
project related to aviation, and would reduce this potentially significant adverse impact to below
a level of significance.
A V-I Prior to the issuance of a building permit, the project developer shall provide the
Planning Manager plans that incorporate lighting and any other conditions in the manner
required by the FAA during the construction phase (e.g. for the cranes) and after
completion
A V -2 Pursuant to state law, prior to issuance of a certificate of a use and occupancy permit, the
project proponent shall provide evidence to the City of Santa Ana that a Notice of Airport
in the vicinity has been recorded on the deed for each residential unit and shall remain so
recorded so as long as the airport is in operation.
A V-3 AS required by the AELUP, prior to issuance of the certificate of use and occupancy, the
City shall ensure that the sales office for the residential unit posts a conspicuous sign
alerting potential buyers to the presence of the airport. The notice shall be in the same
language as the need notice.
A V -4 Prior to the issuance of a building permit, the proj ect developer shall provide evidence to
Exhibit B
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Page 16
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
the Planning Manager that an FAA "No Hazard" determination has been obtained for the
operation of the cranes. The project developer shall demonstrate compliance with any
conditions imposed by the FAA for this determination.
Level of Significance ofImpacts Related to Aviation
The adverse impacts of the MacArthur Place South project related to aviation would be mitigated
to below a level of significance based on the implementation of project enhancement measures
AV-I, A V-2, AV-3 and A V-4, provided above.
4.2.3 Impacts Related to Geology and Soils
Potentiallv Significant Adverse Impacts Related to Geologv and Soils
As discussed in Section 5.4 in the ErR, the MacArthur Place South project site is subject to
constraints that could affect the geotechnical stability of the project.
Findings Related to Geologv and Soil Impacts
Mitigation Measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
. Facts in Support of the Finding Related to Geologv and Soil Impacts
.
Implementation of mitigation measures G-I, G-2, G-3, G-4, G-5, G-6, G-7 and G-8 would
substantially lessen the adverse impacts of the MacArthur Place South project related to geologic
and soil constraints on the project site, and would reduce this potentially significant adverse
impact to below a level of significance.
G-I During grading operations special handling of on-site soils shall be required, due to the
high moisture content of the soils, which is well above optimum moisture conditions. The
City of Santa Ana shall monitor the grading contractor to ensure stabilization of the soils
during grading prior to placing and compacting fill soils over wet sub-grade soils, as
recommended in the geotechnical investigation prepared by Geotechnical Professionals,
Inc.
G-2 Prior to issuance of building permits, the project developer shall ensure that pile
foundations are incorporated into the project design to mitigate the potential settlement
hazards beneath the proposed buildings. Pile foundations shall be installed according to
the recommendations provided in the project geotechnical report.
G-3 Prior to issuance of building permits, the project developer shall ensure that the
subterranean portion of the structures is designed and installed to resist hydrostatic
pressure and be a water- proof barrier between the existing soils and subterranean portions
of the buildings. This design and installation shall be consistent with the recommendations
Exhibit B
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Page 17
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
provided in the project geotechnical report.
G-4 Prior to initiation of project grading, the project developer shall ensure that all existing
utilities will be relocated, abandoned and removed, rerouted, or protected in coordination
with the project developer and affected utility companies.
G-5 Prior to issuance of a grading permit for project construction, the project developer shall
ensure that a Final Geotechnical Report on the project site is prepared. All
recommendations from this Final Geotechnical Report shall be incorporated into the final
grading plan for the project.
G-6 Prior to issuance of building permits, the project developer shall ensure that all structures
on the site are designed in accordance with the seismic design provisions set forth in the
Final Geotechnical Report and the Uniform Building Code in order to promote safety in
the event of a seismic event.
G-7 Prior to issuance of grading permits, the project developer shall determine and
demonstrate to the City of Santa Ana that the foundation piles for the project would not
intrude into the Orange County groundwater basin. In the event the foundations intrude
into the groundwater basin, the project developer shall obtain approval and/or permits
from the Orange County Water District and the Regional Water Quality Control Board.
Any measures required by these agencies will be incorporated into the final design and
construction specifications for the project.
G-8 Prior to issuance of grading permits the project developer shall ensure that provisions set
forth in the Final Geotechnical Report regarding dust control measures during site
preparation, grading and construction are incorporated into the final construction
specifications for the project.
Level of Significance ofImpacts Related to Geologv and Soils
The adverse impacts of the MacArthur Place South project related to geology and soils would be
mitigated to below a level of significance based on implementation of measures G-l, G-2, G-3,
G-4, G-5, G-6, G-7 and G-8.
Potentiallv Significant Adverse Impacts Related to Hazards and Hazardous Materials
As discussed in Section 5.5, the construction and operation of the project could involve the
handling of incidental amounts of hazardous materials. Effluent water from dewatering
operations could result in adverse water quality impacts. Additionally, The potential exists that
buildings proposed for demolition could contain asbestos-containing building materials and lead
based paint.
Findings Related to Hazard and Hazardous Materials Impacts
Mitigation Measures and/or project enhancement measures have been incorporated into the
Exhibit B
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Page 18
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
.
Facts in Support of the Finding Related to Hazard and Hazardous Material Impacts
Implementation of mitigation measures H-I, H-2, H-3, H-4 and H-5, provided below, would
substantially lessen the adverse impacts of the MacArthur Place South project related to Hazards
and Hazardous Materials impacts, and would reduce this potentially significant adverse impact to
below a level of significance.
H-I Prior to issuance of Certificate of Occupancy permits, the project developer shall submit
to the City of Santa Ana CC&Rs for each residential project. The CC&Rs shall outline the
environmental awareness, conditions and Best Management Practices regarding the
handling and storage of hazardous materials as identified in the Water Quality
Management Plan for MacArthur Place South.
H-2 Prior to issuance of grading permits, the project developer shall provide proof to the City
of Santa Ana of an NPDES permit from the R WQCB for on-site dewatering activities.
H-3 The residential management companies shall ensure that post-construction Best
Management Practices (BMPs) are strictly adhered to by all building occupants and
tenants.
.
H-4 Prior to issuance of a demolition permit, the project developer shall prepare an asbestos
survey to determine the presence of asbestos containing building materials. The survey
shall be submitted to the City's Environmental Coordinator for review. If asbestos is
identified, proper precautions shall be taken during demolition in compliance with
California environmental laws, regulations and policies.
H-5 Prior to issuance of a demolition permit, the project developer shall prepare a lead paint
survey to determine the presence of lead based paint. The survey shall be submitted to the
City's Environmental Coordinator for review. If lead-paint or mercury is identified,
proper precautions shall be taken during demolition in compliance with California
environmental laws, regulations and policies.
H-6 Prior to issuance of grading permits, the project developer shall perform soil testing to
determine if soil to be excavated from the site will require off-site disposal. If the soil is
found to be contaminated, it will be properly disposed of in compliance with California
environmental laws, regulations and policies.
Level of Significance ofImpacts Related to Hazards and Hazardous Material Impacts
.
The adverse impacts of the MacArthur Place South project related to hazards and hazardous
material impacts would be mitigated to below a level of significance based on implementation of
measures H-l, H-2, H-3, H-4 and H-5. .
Exhibit B
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
4.2.4 Impacts Related to Hydrology and Water Quality
Potentiallv Significant Adverse Impacts Related to Hvdrologv and Water Qualitv
As discussed in Section 5.6, the construction and operation of the project could result in adverse
water quality impacts. Additionally, implementation of the project would change existing
drainage patterns.
Findings Related to Qperational Interior Hvdrologv and Water Qualitv Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Hvdrologv and Water Qualitv Impacts
Implementation of mitigation measures HW-I, HW-2, HW-3, HW-4, HW-5, HW-6, HW-7, HW-
8, HW-9, HW-IO, and HW-II provided below, would substantially lessen the adverse impacts of
the MacArthur Place South project related to Hydrology and Water Quality impacts, and would
reduce this potentially significant adverse impact to below a level of significance.
HW -I Prior to occupancy of residential units, the project developer shall ensure that CC7Rs for
the community homeowners associations are recorded specifying maintenance
responsibilities for all BMP s identified in the Water Quality Management Plan.
HW -2 Prior to issuance of a grading permit for the project, the project developer shall prepare
and submit a Notice of Intent (NO!) to the State Water Resources Control Board
(SWRCB). The developer will also submit the NO! and the project Water Discharge
identification Number (WDIN) provided by the SWRCB to the City of Santa Ana City
Engineer.
HW -3 During all site preparation, grading and construction, the project developer shall ensure
that the project contractor complies with all applicable requirements of the NPDES
permit, the Drainage Area Management Plan (DAMP), and the City's Local
Implementation Plan (LIP). BMP s from the DAMP and the LIP will be implemented by
the project contractors, as appropriate during site preparation, grading and construction.
HW -4 Prior to issuance of a grading permit, the project developer shall prepare a Final Storm
Water Pollution Prevention Plan (SWPPP). This plan shall be submitted and approved by
the City Engineer prior to initiation of any grading activity. The project shall maintain the
S WPPP on the construction site throughout the construction period.
HW -5 During all site preparation, grading and construction, the project developer shall ensure
that its contractor implements the provisions of the SWPPP.
HW-6 Prior to the issuance of grading permits, the project developer shall submit a Final Water
Exhibit B
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Page 20
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
Quality Management Plan (WQMP) based on the Final Grading Plan, to be approved by
the City's Director of Public Works. The WQMP shall be consistent with the DAMP and
shall contain provisions and BMP s for construction and operation conditions.
HW-7 Prior to the issuance of building permits, the project developer shall pay the City's
drainage impact fee.
HW -8 Prior to the issuance of grading permits, the project developer shall verifY that structural
BMP s have been permanently incorporated into project plans. Such BMP s shall ensure
that pollutants from project-related storm water runoff are mitigated consistently with
applicable state and local standards.
HW -9 Prior to issuance of grading permits, the project developer shall submit a final drainage
plan to the City identifYing the exact size and location of drainage facilities.
HW - IOPrior to issuance of grading permits, the project developer shall provide proof of an
NPDES permit from RWQCB to the City for onsite dewatering activities.
HW -II Prior to issuance of building permits for tenant improvements for restaurant uses, the
project developer shall ensure that the proposed restaurants are fitted with grease
interceptors to the size and capacity as designated by the City of Santa Ana Building
Division.
. Level of Significance oflmpacts Related to Hvdrology and Water Oualitv
.
The adverse impacts of the MacArthur Place South project related to Hydrology and Water
Quality would be mitigated to below a level of significance based on the implementation of
mitigation measures HW-l, HW-2, HW-3, HW-4, HW-5, HW-6, HW-7, HW-8, HW-9, HW-IO,
and HW-Il.
4.2.5 Impacts Related to Noise
Potentiallv Significant Adverse Impacts Related to Noise
As discussed in Section 5.8, the construction of the project would result in short-term noise
impacts. Additionally, during the operation of the project proposed residential uses would be
impacted with noise levels in excess of the City's General Plan noise standards.
Findings Related to Noise Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Noise Impacts
Exhibit B
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Page 21
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
Implementation of mitigation measures N-l, N-2, N-3, and N-12 and project enhancement
measures N-4, N-5, N-6, N-7, N-8, N-9, N-10 and N-ll provided below, would substantially
lessen the adverse impacts of the MacArthur Place South project related to noise impacts, and
would reduce potentially significant adverse noise impact to below a level of significance.
N-l Prior to issuance of building permits, building plans shall reflect the construction of noise
barriers around patios and balconies that are considered open space by the City of Santa
Ana. The barriers shall be constructed of materials that provide a surface density of at
least four pounds per square foot and shall be continuous (without gaps or gates). The
height of the barriers shall be sufficient to reduce the exterior noise level to a CNEL of 65
dB or less, and shall be determined by a qualified acoustical consultant as part of he final
engineering design of the project.
N-2 Prior to issuance of building permits, building plans shall specify the STC rating of
windows and doors for all residential uses. Window and door ratings shall be sufficient to
reduce the interior noise level to a CNEL of 45 dB or less, and shall be determined by a
qualified acoustical consultant as part of the final engineering design of the project.
N - 3 Prior to building occupancy, mechanical ventilation shall be installed at the proposed
condominiums and residential towers since the interior CNEL standard of 45 dB is to be
met with all windows and doors closed.
N-4 Prior to building occupancy, to the extent possible, all equipment shall be enclosed within
a building or separate structure. Where this is not possible, barriers may be necessary to
shield the equipment from the existing and proposed residential buildings. Depending on
the size and style of the equipment, silencers in the intake and exhaust ducts may also be
necessary to reduce noise at the residential buildings to an acceptable level.
N-5 Upon project completion, truck deliveries to the restaurant and the retail building shall be
restricted to the hours of7:00 a.m. to 10:00 p.m. Delivery trucks shall not be permitted to
idle in the parking lots or loading areas and shall be required to have properly maintained,
factory approved mufflers. Delivery truck drivers shall be encouraged to minimize
acceleration and maintain reduced vehicle speeds while onsite.
N-6 Demolition and construction plans for the proposed project shall reflect the following
note: "During demolition and construction, the contractor shall adhere to all City Noise
Ordinance requirements to limit all construction activity, including equipment start-up, to
between the hours of 7:00 a.m. and 8:00 p.m. Mondays through Saturdays. No
construction shall take place on Sundays or federal holidays.
N-7 During demolition and construction, the contractor shall site all construction staging and
storage areas away from sensitive receptors to the furthest extent possible.
N-8 During construction activities, the project developer shall ensure that all pile driving
equipment shall be enclosed on all sides with an acoustical blanket barrier that provides a
m.inimum sound transmission class (STC) rating of 30. The height of the blanket
Exhibit B
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Page 22
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
enclosure shall be at least 20-feet. With the exception of points of access to the enclosure
area, there shall be no openings or gaps in the enclosure, and all points of access are to
remain closed during pile driving activities. No pile driving activity shall occur before
8:00 a.m. on Saturdays.
.
N-9
N-IO
N-ll
Prior to issuance of grading or demolition permits, the project developer shall submit a
construction equipment staging plan to the City of Santa Ana for approval.
Prior to the start of construction activity, the project developer shall post the name and
telephone number of the construction relations officer on-site.
Prior to any site preparation, grading or construction, the project contractor shall provide
to residences in the Sandpointe neighborhood, the Main Attraction Condominiums and
the Pinnacle Apartments a project schedule indicating the type of construction activity
and duration, construction staging areas and the name and telephone number of the
construction relations officer.
Prior to issuance of occupancy permits, the project developer, at the project developers
sole expense, shall conduct a noise monitoring analysis to ensure that residential units
achieve an interior noise level of 45 dB CNEL. The analysis shall be conducted by a
qualified acoustical consultant and shall be submitted to the City's Building and Planning
Agency for review.
. Level of Significance of Impacts Related to Noise Impacts
N-12
The adverse impacts of the MacArthur Place South project related to noise impacts would be
mitigated to below a level of significance based on implementation of mitigation measures N-I,
N-2, N-3, N-4, N-5, N-6, N-7, N-8, N-9, N-9, N-lO, N-II and N-12.
4.2.5 Impacts Related to Public Services
Potentiallv Significant Adverse Impacts Related to Public Services
As discussed in Section 5.10 of the EIR, implementation of the MacArthur Place South project
would increase the demand for police service, fire service, schools, and parks. Without adequate
coordination impacts to public services could be significant.
Findings Related to Impacts on Public Services
Mitigation measures and/or project enhance measures have been incorporated into the project,
which avoid or substantially lessen the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Impacts on Public Services
.
Implementation of mitigation measures PS-I, PS-2, PS-3, PS-4, PS-5, PS-6, PS-7, PS-8, and PS-
9 provided below, would substantially lessen the adverse impacts of the MacArthur Place South
Exhibit B
Page 23 of 38
Page 23
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
project related to public services and would reduce this potentially significant adverse impact to
below a level of significance.
PS-I Prior to issuance of a building permit, the project developer shall coordinate any required
relocation of fire hydrants on the property with Santa Ana Fire Department. Final
approval from the Fire Department is required regarding location of hydrants on the
project site.
PS-2 Prior to issuance of a grading permit, the project developer shall submit building plans to
the Santa Ana Police Department in order to ensure compliance with the City of Santa
Ana's Building Security Ordinance. The Police Department must approve the building
plans with regard to the Building Security Ordinance prior to initiation of grading.
PS-3 Prior to issuance of a building permit, the project developer shall prepare a Mandated
Security Plan, which would need final Police department approval. The plan is required
to address issues such as onsite uniform security staffing, restriction of hours of operation
for the parking garages, implementation of electronic security, mechanical surveillance,
and compliance with the basic principles of Crime Prevention Through Environmental
design.
PS-4 Prior to issuance of a building permit, the project developer shall comply with Senate Bill
50 and pay applicable school impact fees. Currently, the Santa Ana Unified School
District's adopted Fee Justification for residential development is $2.14 per square foot
and $0.33 per square foot for commercial development.
PS-5 Prior to issuance of a building permit, the project developer shall ensure that the
appropriate park Acquisition and Development Fee and parkland dedication or in-lieu
payments have been made.
PS-6 Prior to issuance of building permits, the project developer shall submit a Construction
Phasing Plan to Santa Ana Fire Department. The plan must be consistent with the Fire
Department Fire Code requirements and must show that emergency access to the
construction site is adequate.
PS-7 Prior to issuance of building permits, the project developer shall provide evidence to the
Santa Ana Fire Department that the proposed fire protection and life saving systems
incorporated in the project are adequate.
PS-8 Prior to issuance of building permits, the project developer shall submit the final design
of the project, including fire sprinklers system design to the Santa Ana Fire Department
for approval.
PS-9 Prior to issuance of building permits, the project developer shall coordinate with the
Santa Ana Fire department and the Santa Ana Police Department regarding possible radio
interference and installation of radio repeaters on a tower rooftop.
Exhibit B
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
Level of Significance of Impacts Related to Public Services
.
The adverse impacts of the MacArthur Place South project related to public services would be
mitigated to below a level of significance based on implementation of measures PS-l, PS-2, PS-
3, PS-4, PS-5, PS-6, PS-7, PS-8 and PS-9.
4.2.6 Impacts Related to Traffic and Transportation
As discussed in Section 5.11 of the EIR, implementation of the MacArthur Place South project
would result in Year 2007 project related traffic impacts at the intersection Main
Street/Sunflower, Hutton Centre Drive/MacArthur Boulevard, Hutton Centre Drive/Hutton
Centre Loop, and the segment of MacArthur Boulevard between Hutton Centre Drive/Imperial
Promenade and the SR 55 Northbound and Southbound On-Ramps. Additionally, the project
would result in additional parking demands within MacArthur Place South and the potential
exists that project traffic could intrude into the Sandpointe Neighborhood.
Findings Related to Traffic and Transportation Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
.
Facts in Support of the Finding Related to Traffic and Transportation Impacts
Implementation of mitigation measures T-l, T-3, T-4, T-5, T-8, T-9 and T-lO would
substantially lessen the adverse impacts of the MacArthur Place South project related to project
related traffic and transportation impacts and would reduce potentially significant adverse
impacts to below a level of significance.
T -I Prior to issuance of building occupancy permits, the project developer in cooperation
with the City of Santa Ana, shall provide for the restripping of the outside southbound
through lane at the intersection of Main Street and Sunflower to a shared through and
right turn lane.
T-3 Prior to issuance of building occupancy permits, the project developer in cooperation
with the City of Santa Ana, shall provide for the restripping the shared through right-turn
lane at Hutton Centre Drive and MacArthur Boulevard to provide an exclusive through
lane and construct a second northbound right turn lane for the northbound traffic.
T-4 Prior to issuance of building occupancy permits, the project developer shall pay for the
construction of a third eastbound through lane on MacArthur Boulevard between Hutton
Centre Drive/Imperial Promenade and the Sr-55 northbound on-ramp.
T-5
Prior to the issuance of building occupancy permits, the project developer in cooperation
with the City of Santa Ana, shall provide for the installation of a traffic signal at Hutton
Centre Drive and Hutton Centre Loop.
.
Exhibit B
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
T-8 Prior to issuance of building occupancy permits, the project developer shall pay for the
construction of a forth eastbound lane on MacArthur Boulevard between Hutton Centre
Drive/Imperial Promenade and the Sr-55 southbound on-ramp
T -9 Prior to issuance of building occupancy permits, the project developer shall contribute
$200,000 for the City of anta Ana to prepare a neighborhood traffic study to assess any
intrusion of project traffic into the Sandpointe Neighborhood. If traffic intrusion is
attributable to the project, corrective measures could include forced-turn channelization,
semi-diverters, diagonal diverters and cul-de-sacs.
T -10 Prior to issuance of building occupancy permits, the project developer shall develop a
parking plan in cooperation with the City of Santa Ana to ensure that parking needs are
met.
Level of Significance ofImpacts Traffic and transportation
The adverse impacts of the MacArthur Place South project related to project traffic and
transportation impacts would be mitigated to below a level of significance based on
implementation of mitigation measures T-I, T-3, T-4, T-5, T-8, T-9 and T-IO.
4.1.5 Cumulative Impacts Related to Traffic and Transportation
Potentiallv Significant Cumulative Adverse Impact Related to Traffic and Transportation
As discussed in Section 5.11 of the EIR, implementation of the MacArthur Place South project
would result in Year 2025 cumulative traffic impacts at the intersection Main Street/Sunflower.
Finding Related to Traffic and Transportation Impacts
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Traffic and Transportation Impacts
Implementation of mitigation measures T-2 would substantially lessen the adverse impact of the
MacArthur Place South project related to cumulative traffic and transportation impacts and
would reduce the potentially significant adverse impact to below a level of significance.
T -2 Prior to issuance of building occupancy permits the project developer shall pay a fair-
share contribution for restripping a second eastbound right-turn lane a the intersection of
Main Street and Sunflower in order to achieve LOS D for 2025.
Level of Significance ofImpacts Related to Traffic and Transportation
Exhibit B
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Page 26
.
.
.
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
The adverse impacts of the MacArthur Place South project related to cumulative traffic and
transportation impacts would be mitigated to below a level of significance based on
implementation of mitigation measures T-2.
4.2.5 Impacts Related to Utilities and Service Systems
Potentiallv Significant Adverse Impacts Related to Utilities and Service Svstems
As discussed in Section 5.12 of the EIR, implementation of the MacArthur Place South project
would increase the demand for utilities and service systems. Without adequate coordination
impacts to utilities and service systems could be significant.
Findings Related to Impacts on Utilities and Service Svstems
Mitigation measures and/or project enhancement measures have been incorporated into the
project, which avoid or substantially lessen the significant environmental effect as identified in
the EIR.
Facts in Support of the Finding Related to Impacts on Public Services
Implementation of mitigation measures U-I, U-2, U-3, U-4, U-5, U-6, U-7, U-8, and U-9
provided below, would substantially lessen the adverse impacts of the MacArthur Place South
project related to public services and would reduce this potentially significant adverse impact to
below a level of significance.
U-1 Prior to issuance of grading permits, the project developer shall coordinate with SCE to
determine the exact location of all underground and overhead electrical facilities. All
electrical facilities and associated structures to be left on the project site shall be
protected from damage.
U-2 Prior to issuance of grading permits, the project developer shall ensure that grading plans
reflect the under grounding of utility lines serving the proposed project.
U-3 Prior to issuance of grading permits, the project developer shall coordinate with Southern
California Gas to determine the exact location of all underground natural gas facilities.
All gas pipelines and associated structures to be left on the project site must be protected
from damage.
U-4 Prior to issuance of grading permits, the project developer shall coordinate with Adelphia
Communications to determine the exact location of all underground cable facilities. The
developer shall protect all existing cable lines and associated structures to be left on the
project site for damage.
U-5 Prior to issuance of grading permits, the project developer shall coordinate with SBC
Communications (formerly Pacific Bell) to determine the exact location of all
underground telephone facilities. The developer shall protect all existing telephone lines
Exhibit B
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
and associated structures to be left on the project site from damage.
U-6 Prior to issuance of grading permits, the project developer shall demonstrate to the City
of Santa Ana that construction-related waste generated on-site would be recycled
wherever feasible as the first choice of disposal method, leaving the option of landfill
disposal as a last alternative. The proposed commercial uses shall incorporate facilities
for collection and pick-up of recyclable materials into the design of the project.
U-7 Prior to issuance of grading permits, the project developer shall coordinate with the Santa
Ana Water Division to determine the exact location of all existing underground water
supply facilities and take action to prevent damage to these facilities to be left on the
project site or interfere with their operation. The project developer shall pay their fair
share amount for the necessary facilities to accommodate project-related water supplies.
U-8 Prior to issuance of building permits, the existing 8-inch sewer line along Hutton Centre
Drive, north of Sandpointe A venue shall be replaced with a new IO-inch sewer line.
U-9 Prior to issuance of grading permits, the project developer shall coordinate with Waste
Management on the type and location of facilities needed to provide solid waste disposal
service to the project site.
Level of Significance ofImpacts Related to Utilities and Service Svstems
The adverse impacts of the MacArthur Place South project related to utilities and service systems
would be mitigated to below a level of significance based on implementation of measures U-I,
U-2, U-3, U-4, U-5, U-6, U-7, U-8 and U-9.
4.3 IMPACTS FOUND NOT TO BE SIGNIFICANT OR LESS THAN SIGNIFICANT
The City finds that, based on substantial evidence in the record, discussed below, the following
impacts associated with the MacArthur Place South project are less than significant and no
mitigation is required. Additionally, the City finds, as set forth in Sections 4.1 (Potentially
Significant Adverse Impacts of the City Place Project Which Cannot Be Mitigated to Below a
Level of Significance) and 4.2 (Potentially Significant Adverse Impacts of the City Place Project
Which Can Be Mitigated to Below a Level of Significance), above, no other potentially
significant adverse project specific impacts of the proposed project are anticipated to occur.
An Initial Study (IS) was completed at the beginning of the environmental review process for the
proposed project, to identify those impacts that could be potentially significant and adverse and
which required further study in an EIR. The IS also provided analysis on the environmental
impacts of the project that were determined to be less than significant due to the identification
and incorporation of mitigation early in the process or based on compliance with existing
regulations. The findings of the IS are summarized in Section 2.7 (Effects Found Not to be
Significant) in the ElR.
The EIR and IS determined, based on substantial evidence in the record, that the following
Exhibit B
Page 28 of 38
Page 28
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
effects of the project would have no significant adverse or no adverse impact on the
environment.
4.3.1 Agriculture
Based on the analysis summarized in Section 2.7 in the EIR, the MacArthur Place South project
site is developed with urbanized land uses and void of any agriculture resources. Therefore, the
MacArthur Place South project would not result in adverse impacts related to agriculture
resources. No mitigation is required.
4.3.2 Air Quality
Based on the analysis summarized in Section 2.7 in the EIR, the construction process for the
project could produce objectionable odors, but the effects would be short-term and would affect
a small amount of persons. Therefore, the MacArthur Place South project would not result in
significant adverse impacts related to odors. No mitigation is required.
4.3.3 Cultural Resources
Based on the analysis summarized in Section 2.7 in the EIR, there are no historical, archeological
or paleontological resources on the project site. Therefore, the MacArthur Place South project
would not result in significant adverse impacts related to currently known and recorded historic,
prehistoric and archeological resources. No mitigation is required.
4.3.5 Hydrology and Water Quality
Based on the analysis summarized in Section 2.7 in the EIR, the project would not interfere with
groundwater recharge because the project area is not located in an area that is known to recharge
the groundwater system, additionally, the project site is not located within a IOO-year flood plain.
Therefore, the MacArthur Place South project would not result significant adverse impacts to
underground water supplies and flooding. No mitigation is required.
4.3.6 Transportation and Circulation
Based on the analysis summarized in Section 2.7 in the EIR, the proposed project will not result
in significant adverse impacts related to traffic safety hazards, emergency access constraints or
be in conflict with adopted policies supporting alternative modes of transportation patterns. No
mitigation is required.
4.3.7 Land Use
Based on the analysis summarized in Section 2.7 and analyzed in Section 5.7 of the EIR, the
proposed project would be consistent with the General Plan, with approval of the zone change
the project would not be in conflict with the zoning ordinance. Additionally, the project would
not result in significant adverse impacts related to division of an established community or
impacts to any habitat conservation plan. No mitigation is required.
Exhibit B
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Page 29
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
4.3.11 Population and Housing
Based on the analysis in Section 5.9 in the ErR, the increased housing units and population
associated with the project would not be in conflict with the City's growth projects, nor would
the project displace existing residential uses. No mitigation is required.
4.3.12 Geology
Based on the analysis summarized in Section 2.7 in the ErR, there is known earthquake faults,
landslides or unique geologic features on the project site, nor would the proposed project
involves the use of alternative wastewater or septic systems. No mitigation is required.
4.3.13 Biological Resources
Based on the analysis summarized in Section 2.7 in the ErR, the MacArthur Place South project
would not result in significant adverse impacts related to biological resources, threatened and
endangered species, wetlands or habitat conservation plans. No mitigation is required.
4.3.15 Mineral Resources
Based on the analysis summarized in Section 2.7 in the ErR, the project site does not contain any
mineral resources. No mitigation is required.
5.0 MITIGATION MONITORING PROGRAM
When making findings, CEQA requires that a lead agency must adopt a reporting or monitoring
program for the changes to the project that it has adopted or made a condition of project approval
in order to ensure compliance during project implementation. The Mitigation Monitoring
Program (MMP) for the MacArthur Place South project, accompanying the Final ErR, is
designed to serve this purpose for the mitigation measures identified in the Final ErR. The MMP
requires the City to monitor mitigation measures designed to reduce or eliminate significant
adverse project impacts, as well as those mitigation measures designed to reduce environmental
impacts that are less than significant. The MMP includes all mitigation measures identified in
the Final ErR and has been designed to ensure compliance during implementation of the project.
The City finds that the impacts of the project have been mitigated to the extent feasible by the
mitigation measures identified in the Final ErR and the MMP. The City adopts the MMP for the
MacArthur Place South project. The MMP designates responsibility and the anticipated timing
for the implementation of mitigation measures and conditions within the jurisdiction of the City
of Santa Ana. That MMP is hereby adopted and its implementation is made a condition of
Exhibit B
Page 30 of 38
Page 30
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
approval of the City Place project.
The City approves and will implement all the mitigation measures in the Final ElR.
6.0 ALTERNATIVES
An EIR prepared pursuant to CEQA and the CEQA Guidelines must describe and comparatively
evaluate a range of alternatives to the proposed project (Section 15126.6 of the CEQA
Guidelines). Analysis of every possible alternative or options or combination of options would
overburden the EIR with an unnecessary amount of detail that would be redundant and complex
and would, as a result, fail to provide meaningful information for the City to consider in its
review of the project. To develop alternatives that are analyzed in the EIR, a list of potential
alternatives was prepared. For this analysis, the project alternatives were evaluated to determine
the extent to which they meet the basic project objectives, while avoiding or substantially
lessening any significant adverse impacts of the proposed project. Those alternatives, which met
the basic objectives and avoided or lessened adverse project impacts, were advanced for further
evaluation in the EIR. Those alternatives, which did not meet the basic objectives or which did
not lessen adverse project impacts, were not advanced in the EIR for further evaluation.
6.1 ALTERNATIVES CONSIDERED BUT NOT ADVANCED IN EIR FOR FURTHER
EVALUATION
Potential alternatives to the MacArthur Place South project were considered by the City but were
not advanced for further evaluation in the EIR. The alternatives failed to carry out the goals and
objectives of the proposed project. The reasons the alternatives were not advanced are described
in the following Sections.
6.1.1 Alternative Location
Because the City of Santa Ana is nearly built out, very little opportunity exists for an alternative
site to be developed that meets the same or similar goals and objectives for housing, employment
and commercial uses. The proposed project site meets the City's General Plan, District Center,
and redevelopment goals and objectives. No other land in the South Main Redevelopment Plan
area or Enterprise Zone is available for the scope of the proposed project.
6.1.2 Three Office Towers in Lieu of Three Residential Towers
The County of Orange has been classified as a jobs rich area. The proposed project addresses the
need for additional housing, with the additional benefit of providing office and commercial retail
uses. This alternative would create more significant impacts not anticipate with the proposed
project, while not avoiding impacts identified with the project as proposed.
6.1.3 Commercial Retail Center at a Floor-Area Ratio of .5
. This alternative would not meet the need for additional housing injobs rich Orange County. The
Exhibit B
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Page 31
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
FAR established for the project site is 1.0, and the project proposes an FAR of .75. The reduced
intensity utilizing a .5 FAR could lessen some impacts identified with the proposed project while
creating new or increased impacts in other areas. However, the City's goals and policies related
to the General Plan Land Use Element and District Center designation for a mixed-use site
would not be met with this alternative.
6.2 ALTERNATIVES ADVANCED FOR FURTHER EVALUATION IN THE EIR
6.2.1 No ProjectlExisting Conditions Alternative
The No Project Alternative assumes that the project would not be built, as described in the EIR.
Existing land uses on the project site would remain and no additional development would occur.
As shown on Table I, under the No Project Alternative the majority impacts would be less
compared to the proposed project. However, the No Project Alternative would be incapable of
attaining most of the basic project objectives. Without any additional development on the site,
the City's General Plan vision of a mixed-use project within MacArthur Place South would not
be realized.
6.2.2 Reduction in Height of Buildings to 204 Feet Above Mean Sea Level
The Reduced Building Height Alternative would reduce the height ofthe proposed towers to 204
feet above mean sea level, The buildings would have a height of 160 feet and would likely
consist of 16-stories. The reductions in building height would result in the loss 171 to 225
dwelling units. As shown on Table!, under the Reduced Building Height Alternative, impacts
associated with traffic, air quality, noise and aesthetics would be reduced. However, most of the
other impacts such as aviation, geology, hazards, hydrology would remain the same.
Additionally, under the Reduced Building Height Alternative, the City would not be able to
completely attain the project objectives. The maximum residential densities permitted on the
project site by the General Plan would not be achieved and the scale of the buildings would not
establish MacArthur Place South as a high intensity mixed use project and gateway to the City,
as envision in the General Plan.
6.2.3 Build Out Project Under Existing Zoning
The Build Out Project Under Existing Zoning Alternative would provide for the development of
a project that was evaluated in a previously prepared Mitigated Negative Declaration. A 162-
room hotel, 31,122 square feet of retail and restaurant uses and a LA Fitness health club would
be developed. The existing cinema would be removed but the existing National Sports Grill
would remain. As shown on Table I, under the Existing Zoning Alternative, impacts associated
with aesthetics, geology, hazards, land use and recreation would be reduced. Impacts to air
quality, noise, population/housing, and traffic would increase. The Existing Zoning Alternative
would not meet the objectives of the project to provide a mixed-use project, to provide a wide
range of housing opportunities and to improve the jobs to housing ratio in the City.
6.2.4 Proposed Project Without Cinema Tower
The Without Cinema Tower would eliminate the Cinema Tower component of the project. All of
Exhibit B
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Page 32
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
the remaining components of the proposed project would remain. Without the Cinema Tower,
the amount of residential uses for the project would be reduced, by 154 dwelling units. As shown
on Table I, under the Without Cinema Tower Alternative, impacts associated with aesthetics, air
quality, noise, public services and transportation would be less. Impacts to aviation, geology,
hazards, hydrology, land use, utilities and recreation would be the same. Impacts to
population/housing would be greater. The Without Cinema Tower Alternative would not
maximize mixed-use development opportunities on the project site, but it would attain all of the
project objectives.
6.4 COMPARISON OF IMP ACTS
Table I compares the unavoidable adverse impacts of the MacArthur Place South project with
the No Project Alternative, Reduced Building Height Alternative, Existing Zoning Alternative
and Without Cinema Tower Alternative.
Table 1
MacArthur Place South and Project Alternative Impact Comparison
MacArthur Place Reduced Existing Without
Impact Category No Project Cinema
South Project Building Height Zoning Tower
Aesthetics Unavoidable Less Than Less Than Less Than Less Than
Significant MacArthur MacArthur Place MacArthur MacArthur
Impacts in regards Place South South Project Place South Place South
to Height and Project. Project. Project
Mass of structures
and shade and
Shadow
Aviation Less Than Less Than Equal to Equal to Equal to
Significant Impact MacArthur MacArthur Place MacArthur MacArthur
with Incorporation Place South South Project Place South Place South
of Mitigation Project. Project Project
Air Quality Unavoidable Less Than Less Than Greater Than Less Than
Significant MacArthur MacArthur Place MacArthur MacArthur
construction Place South South Project. Place South Place South
related, Long Project. Project Project.
Term Operation
and Cumulative
Impacts
Geology Less than Less Than Equal to Less Than Equal to
significant impact MacArthur MacArthur Place MacArthur MacArthur
with Incorporation Place South South Project Place South Place
of Mitigation Project. Project. South
Project
Hazards Less than Less Than Equal to Less Than Equal to
significant impact MacArthur MacArthur Place MacArthur MacArthur
with Incorporation Place South South Project Place South Place
of Mitigation Project. Project. South
Prolect
Exhibit B
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Page 33
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
MacArthur Place Reduced Existing Without
Impact Category No Project Cinema
South Project Building Height Zoning Tower
Hydrology Less than Greater Than Equal to Equal to Equal to
Significant MacArthur MacArthur Place MacArthur MacArthur
Impacts With Place South South Project Place South Place
Incorporation of Project Project South
Mitigation Proiect
Land Use Less than Greater Than Greater Than Less Than Equal to
Significant MacArthur MacArthur Place MacArthur MacArthur
Place South South Project Place South Place
Project Project. South
Proiect
Noise Less Than Less Than Less Than Greater Than Less Than
Significant Impact MacArthur MacArthur Place MacArthur MacArthur
With the Place South South Project. Place South Place South
Incorporation of Project. Project Project.
Mitigation
Population/Housing Less than Greater Than Greater Than Greater Than Greater
Significant Impact MacArthur MacArthur Place MacArthur Than
Place South South Project Place South MacArthur
Project Project Place South
Proiect
Public Services Less than Less Than Equal to Equal to Less Than
significant Impact MacArthur MacArthur Place MacArthur MacArthur
with Incorporation Place South South Project Place South Place South
of Mitigation Proiect. Proiect Proiect.
Traffic Unavoidable Less Than Less Than Greater Than Less Than
Significant MacArthur MacArthur Place MacArthur MacArthur
Impacts to SR-55 Place South South Project. Place South Place South
Southbound and Project. Project Project.
Northbound
Ramps
Utilities Less Than Equal to Equal to Equal to Equal to
Significant MacArthur MacArthur Place MacArthur MacArthur
Impacts with Place South South Project Place South Place
Incorporation of Project Project South
Mitigation Proiect
Recreation Less Than Eq ual to Equal to Less Than Equal to
Significant Impact MacArthur MacArthur Place MacArthur MacArthur
Place South South Project Place South Place
Project Project. South
Project
6.5 ENVIRONMENT ALLY SUPERIOR AL TERNA TIVE
Of the alternatives evaluated, the No Project Alternative would be the most successful at
reducing the level of significant impacts associated with the MacArthur Place South project.
Therefore, the No Project Alternative is the Environmentally Superior Alternative although it
would not meet project objectives as discussed earlier in the analysis of that alternative. Section
l5l26.6(e)(2) of the CEQA Guidelines requires the identification of an additional feasible
environmentally superior alternative when the No Project Alternative is selected as the
Exhibit B
Page 34 of 38
Page 34
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
Environmentally Superior Alternative.
.
Many of the environmental impacts of the MacArthur Place South project are related to the size
of structures or intensity of the development. In general, projects with higher development
intensity would generally result in more adverse impacts compared to alternatives with a lower
intensity of development. As shown in Table 1, The Project Without the Cinema Tower
Alternative would result in a reduction of 154 dwelling units. Potential traffic impacts, air quality
impacts and noise impacts would be less adverse compared to the proposed project. Additionally,
the Project Without the Cinema Tower Alternative would result in less shade and shadow
impacts on adjacent residential uses. Therefore, the Project Without the Cinema Tower
Alternative would be considered the environmentally superior alternative.
7.0 STATEMENT OF OVERRIDING CONSIDERATIONS
Section I 5093(b) of the CEQA Guidelines provides that when the decision of a public agency
results in the occurrence of significant adverse impacts that are identified in the Final EIR but are
not substantially mitigated, the agency must state in writing the reasons to supports its actions
based on the Final EIR and/or other information in the record.
.
The City of Santa Ana has considered the benefits of the MacArthur Place South project against
its unavoidable adverse environmental impacts and has determined that the benefits the City
would realize through the development of the MacArthur Place South project would outweigh
the unavoidable significant adverse environmental impacts of the project. Additionally, the City
has determined that the benefits of the MacArthur Place South project would outweigh the
benefits of reduced environmental effects associated with the Without Cinema Tower
Environmentally Superior Alternative. Each of the separate benefits of the project, as stated
below, is determined to be, unto itself and independent of other project benefits, and a basis for
overriding all unavoidable adverse impacts identified in these Findings. The reasons for the
approval of the project despite the occurrence of significant unavoidable adverse impacts related
to aesthetics, short-term, long-term and cumulative air quality, and surface transportation are:
(a) The MacArthur Place South project is consistent with the General Plan. The level of
air quality and traffic impacts associated with the MacArthur Place South project
were anticipated in the Environmental Impact Report for the General Plan, for which
a Statement of Overriding Consideration was adopted. The proposed MacArthur
Place South project would not result in more severe air quality impacts and traffic
impacts than what was projected in the General Plan EIR.
(b) The development of a mixed-use project at MacArthur Place South would help to
reduce vehicle miles traveled through the project area, thus helping to minimize air
quality and traffic impacts.
(c)
The EIR has identified feasible mitigation to reduce significant impacts to the State
Route-55 Southbound and Northbound On-Ramps to a level that would be less than
significant. The project would contribute fair share funds for improvements to the on-
ramps and when in time a program is established for the improvements to be
.
Exhibit B
Page 35 of 38
Page 35
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
implemented the project impacts would be less than significant.
(d) The General Plan envisions a high intensity mixed-use development within
MacArthur Place. The size and mass of structures proposed for the MacArthur Place
South project would be consistent with the vision of the General Plan.
(e) Approval of the MacArthur Place South project would bolster the economic and
social health of the southernmost part of the City of Santa Ana by providing high
quality residential and commercial land uses in the project area, thereby improving
the City's economic health, and housing stock.
(f) The MacArthur Place South project would allow the City to achieve the following
project objectives, which would benefit the City of Santa Ana. The project would:
. Provide a mixed-use project that provides residential uses, supporting
commercial uses and on-site recreational facilities within the southeastern
area of the City.
. Provide for sale high-rise residential dwellings in a range of product types
that appeal to a wide range of market segments.
. Help meet the City's Land Use Element Policy of providing high-density
residential development within the City's District Centers as part of master
planned mixed-use development.
. Help achieve the goals and objectives of the City's Redevelopment
Agency for the South Main Street Redevelopment Project Area.
. Provide new housing opportunities to improve the jobs-to-housing ratio in
the City of Santa Ana.
. Fulfill the General Plan objective of concentrating high intensity high rise
projects such as this in an existing urban setting, as opposed to displacing
lower density (and possibly low income) housing to accommodate this
growth premise.
(g) There are no alternative sites in the City that are suitable for the MacArthur Place South
project and that would meet the objectives of the project.
(h) Implementation of the Without Cinema Tower Environmentally Superior Alternative
would result in 154 fewer residential units and would have a lesser impact on the
project's objective of improving the City's job-housing ratio and providing a range of
housing types for a wide range ofthe market segment.
(i) Implementation of the Without Cinema Tower Environmentally Superior Alternative
would result in a project that is far short of the General Plan objective of 90 dwelling
Exhibit B
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Page 36
.
.
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MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
units per acre for MacArthur Place South.
(j)
Implementation of the Without Cinema Tower Envirorunentally Superior would result I a
project that would not have the scale of the urban form envision MacArthur Place District
Center.
(k)
The Without Cinema Tower Envirorunentally Superior Alternative would result in 154
fewer residential units and would make the project less economically viable.
For the reasons stated above, and based on substantial evidence in the record before it, the City
finds that the unavoidable adverse impacts of the MacArthur Place South project related to
aesthetics, short-term, long-term and cumulative air quality and surface transportation are
acceptable and, furthermore, finds that the benefits of the project outweigh its unavoidable
adverse envirorunental impacts.
8.0 RECORD OF PROCEEDINGS
Various documents and other materials constitute the record of proceedings on which the City of
Santa Ana bases its Findings and decisions contained herein. Most documents related to this
Final EIR are located at the City of Santa Ana, Planning and Building Department, 20 Civic
Center Plaza, Santa Ana, California, 92702. Some documents included in the record of
proceedings may also be located at the offices of consultants retained by the City for this project.
9.0
SUMMARY
I. Based on the foregoing Findings and the information contained in the record, the City of
Santa Ana has made one or more of the following findings with respect to each significant
adverse impact of the proposed project, as identified in the Final ErR:
. Mitigation measures and/or project enhancement measures have been incorporated into
the project which avoid or substantially lessen the significant envirorunental effect as
identified in the EIR.
. Such changes or alterations are within the responsibility and 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.
. Specific economic, legal, social, technological or other considerations, make infeasible
mitigation measures or project alternatives identified in the Final EIR to reduce
unavoidable significant impacts to a level that would be less than significant.
2. Based on the Findings stated herein and information contained in the record, it is hereby
determined that:
a. All significant adverse impacts on the envirorunent due to the approval of the project
have been eliminated or substantially lessened where feasible.
Exhibit B
Page 37 of 38
Page 37
MacArthur Place South Findings and Facts in Support of Findings
Environmental Impact Report
b. Any remaining significant adverse impacts on the environment found unavoidable are
acceptable due to the factors described in the Statement of Overriding Considerations in
Section 7.0, above.
10. APPROVALS
The City hereby takes the following actions:
I. The City has certified the Final EIR for the project, as described in Section 1.0, above.
2. The City hereby adopts, incorporates into the project and makes a condition of the project
approval, all mitigation measures in the Final EIR, and as discussed in the Findings (Section
2.0, above) and Project Impacts and Disposition of Related Mitigation Measures in the Final
EIR (Section 4.0, above).
3. The City hereby adopts the Mitigation Monitoring Program, accompanying the Final EIR and
discussed in the Findings (Section 5.0, above).
4. The City hereby adopts the Findings in their entirety, as set forth above, including the
Statement of Overriding Considerations.
5. Having certified the Final EIR, independently reviewed and analyzed the Final EIR,
incorporated mitigations into the project as conditions of project approval, and adopted the
Findings (including the Statement of Overriding Considerations set for herein), the City
hereby approves the MacArthur Place South project, as described in the Final EIR, including
the site approval and design.
Exhibit B
Page 38 of38
Page 38
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.
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Section-5.8 Noise
The ErR text on Page 254, Section 5.8, Noise at paragraph 2, line 5 will be revised to note that:
All residential units in this zone are inconsistent are unacceptallle in this area unless it ean Ile
shewn cenelllsiyely that sueh unitG are sufficiently appropriatelv sound attenuated for present and
projected noise exposures, which shall be the energy sum of all noise impacting the project, so as
not to exceed an interior standard of 45 dB CNEL.
Mitigation Measures N-2 and N-3 on page 271 contained typographical errors and are corrected herein.
N-2 Prior to issuance of building permits, building plans shall specify the STC rating of
windows and doors for all residential land uses. Window and door rating shall be sufficient
to reduce the interior noise level to a CNEL of 45 dB ~ or less, and shall be determined
by a qualified acoustical consultant as part of the final engineering design of the project.
N-3 Prior to building occupancy mechanical ventilation shall be installed at the proposed
condominiums and residential towers since the interior CNEL standard of 45 dB ~ is
to be met with all windows and doors closed.
Mitigation Measure N-8 on page 272 has been revised and is incorporated by reference into the Final EIR.
N-8
During construction activities, the project developer shall ensure that all pile-driving
equipment shall be enclosed on all sides with an acoustical blanket barrier that provides a
minimum sound transmission class (STC) rating 000. The height of the blanket enclosure
shall be at least 20-feet. With the exception of points of access to the enclosure area, there
shall be no openings or gaps in the enclosure and all points of access are to remain closed
during pile driving activities. No pile driving activity shall occur before 8:00 a.m. on
Saturdavs.
Mitigation Measure N-12 on page 273 contained typographical errors and are corrected herein.
N-12 Prior to issuance of occupancy permits, the project developer, at the project developer's
sole expense, shall conduct a noise monitoring analysis to ensure that residential units
achieve an interior noise level of 45 dB ~ CNEL. The analysis shall be conducted by a
qualified acoustical consultant and shall be submitted to the City's Building and Planning
Agency for review.
Section 5.11- Transportation and Traffic
The text in Section 5.11.1 on page 293 of the DE1R contained a typographical error. The text is revised to
read as follows:
The proposed project consists of the demolition of an existing restaurant and theater, relinquishing
the approved entitlement for a n In-room hotel, and construction of three 25-story residential
towers, three 5-/6-story residential buildings, a cinema loft building, and 23,871 square feet of
commercial development.
Exhibit C