HomeMy WebLinkAbout75C - 2800 N FARMERS DR
REQUEST FOR
COUNCIL ACTION
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CITY COUNCIL MEETING DATE:
CLERK OF COUNCIL USE ONLY:
NOVEMBER 7, 2005
TITLE:
PUBLIC HEARING - ENVIRONMENTAL IMPACT
REPORT NO. 2005-01, AMENDMENT
APPLICATION NO. 2005-02, VESTING
TENTATIVE TRACT MAP NO. 2005-05 AND
SITE PLAN REVIEW NO. 2005-04 FOR A 36
UNIT RESIDENTIAL DEVELOPMENT AT 2800
NORTH FARMERS DRIVE - SHEA HOMES,
;,APPL'CA>IT (L/1}!2
CITY MANAGER
APPROVED
D As Recommended
D As Amended
D Ordinance on 1st Reading
o Ordinance on 2nd Reading
D Implementing Resolution
D Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
1. Adopt a resolution certifying Final Environmental Impact Report No.
2005-01, and approve the Mitigation Monitoring Program and Statement
of Overriding Considerations.
2. Adopt an ordinance approving Amendment Application No. 2005-02 and
Specific Development Plan No. 77.
3. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-05
(County Map No. 16905) as conditioned.
4. Adopt a resolution approving Site Plan Review No. 2005-04.
PLANNING COMMISSION ACTION
On October 10, 2005, the Planning Commission recommended that the City
Council adopt a resolution certifying Final Environmental Impact Report
No. 2005-01, and approve the Mitigation Monitoring Program and Statement
of Overriding Considerations; adopt an ordinance approving Amendment
Application No.2005-02 and Specific Development Plan No. 77; adopt a
resolution approving Vesting Tentative Tract Map No. 2005-05 (County Map
No. 16905) as conditioned; and adopt a resolution approving Site Plan
Review No. 2005-04 by a vote of 6:0 (Lutz absent) to construct 36 single-
family residences at 2800 North Farmers Drive. The Planning Commission
modified condition of approval no. 11 to require the common area
improvements in conjunction with completion of a construction phase,
instead of at the completion of the 18th unit. Condition of approval no.
31 was also modified to change the start of construction activities to
8:00 a.m. on Saturdays from 7:00 a.m. In addition, the Commission added
75C-1
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05 and SPR No. 2005-04
November 7, 2005
Page 2
one condition to require architectural consistency on the proposed
balustrades and windows on the side and rear elevations. Finally, the
Commission requested staff to study additional street names for their
consideration at their next scheduled meeting. Therefore, Street Name
No. 2005-01 is not a part of this action (Exhibit A) .
The Draft Environmental Impact Report (DEIR) is also included for your
review (Exhibit B). In accordance to the California Environmental
Quality Act, the Response to Comments document and the Mitigation
Monitoring Program, included on Exhibit A, and the DEIR constitute the
final EIR.
FISCAL IMPACT
There is no fiscal impact associated with this action.
. Trevino
e tive Director
Planning & Building Agency
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11\reports\vttmOS-5 aaOS-2 snOS-l eir05-1 sprOS-4.cc
75C-2
REQUEST FOR
Planning Commission Action
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PLANNING COMMISSION MEETING DATE:
OCTOBER 10, 2005
PLANNING COMMISSION SECRETARY
TITLE:
PUBLIC HEARING - FILED BY SHEA HOMES FOR
ENVIRONMENTAL IMPACT REPORT NO. 2005-01,
AMENDMENT APPLICATION NO. 2005-02,
VESTING TENTATIVE TRACT MAP NO. 2005-05,
SITE PLAN REVIEW NO. 2005-04 AND STREET
NAME NO. 2005-01 FOR A 36 UNIT
RESIDENTIAL DEVELOPMENT AT 2800 NORTH
FARMERS DRIVE
Prepared by Lucy Linnaus
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
itH 0,< ~r
Planning an er
MENDED ACTION
Recommend that the City Council:
1.
Adopt a resolution certifying Final Environmental Impact Report
2005-01, and approve the Mitigation Monitoring Program
Statement of Overriding Considerations.
No.
and
2. Adopt an ordinance approving Amendment Application No.2005-02 and
Specific Development Plan No. 77.
3. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905) as conditioned.
4. Adopt a resolution approving Site Plan Review No. 2005-04.
5. Adopt a resolution approving Street Name No. 2005-01.
DISCUSSION
Request of Applicant
Shea Homes is requesting approval of Vesting Tentative Tract Map No.
2005-05 (County Map No. 16905) to subdivide the subject property and
construct 36 single-family residences. In addition, Shea Homes is
requesting approval of an amendment application to change the zoning
designation of the proj ect site from Single Family Residence (Rl) to
Specific Development Plan No. 77 (SD-77), approval of the site plan
review pursuant to the requirements of the SD, and approval of the
street names for the project.
EXHIBIT A
75C-3
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04 and SN No. 2005-01
October 10, 2005
Page 2
Finally, the City of Santa Ana, as the lead agency for the required
environmental documentation, is requesting the certification of
Environmental Impact Report No. 2005-01 and approval of the Mitigation
Monitoring Program and Statement of Overriding Considerations.
Property Description
The subject property is a 9.l8-acre, triangular shaped parcel of land
located north of Memory Lane, east of Flower Street and southwest of the
Santa Ana Freeway (Interstate-5). The site is located within the
Single-Family Residence (Rl) zoning district and has a General Plan Land
Use designation of Low Density Residential that allows single-family
development at a maximum density of seven dwelling units per acre
(Exhibi t 1).
Access to the site is from Farmers Drive, with a secondary access point
off the north terminus of Flower Street. The site is currently vacant
and was previously developed with an office building and associated
surface parking area that was demolished in 2001. While the demolition
debris, including underground storage tanks have been cleared from the
site, the excavation sites have not been filled yet and loose soil has
accumulated on the site. Addi tionally, while not on the site, a Navy
jet fuel line owned by the Department of Defense runs parallel and
adjacent to the site within an easement owned by CalTrans. Finally, an
existing 10-foot to l6-foot high sound attenuation wall extends along
the I-5 freeway and parallels the northeastern boundary of the property.
Surrounding land uses include single-family residences to the west and
south and the I-5 freeway to the north and east (Exhibit 2) .
Project Description
Shea Homes is proposing to subdivide the project site to construct 36
single-family residences with a gross density of six dwelling units per
acre. The lots will range from 6,030 square feet to 13,042 square feet
in size and have an average street frontage of 60 feet. Each lot will
be developed with a two-story single-family residence that ranges in
size from 3,153 square feet to 4,330 square feet. Each plan will have
several customizing options such as bonus rooms, office/hobby room,
additional bedrooms and additional tandem garage spaces. An option to
add "flex space" in the attic could increase the floor area by up to an
additional 535 square feet and the number of stories to three
75C-4
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04 and SN No. 2005-01
October 10, 2005
Page 3
on selected locations.
will be 35 feet. Each
and three bathrooms and
(Exhibits 3 and 4) .
The maximum height of the proposed buildings
residence will have a minimum of four bedrooms
provide garage parking for at least two vehicles
The development will consist of three primary architectural plans, each
with at least three different architectural vocabularies. In order to
reflect the variety of architectural styles present on the surrounding
areas, the applicant proposes varied architectural styles that include
Craftsman, Spanish, Monterrey, Cottage, French Country and Tudor design
features. The residences will incorporate enhanced architectural
elements, including complete architectural treatments on all sides of
the structures (Exhibit 5).
The project will be developed around three new public streets with
landscaped parkways, sidewalks and ornamental light standards. The
project will also include seven non-residential lots that are designated
as open space or a secondary access road. Lots A and B will be
landscaped and located on each side of the primary resident and visitor
entrance to the proj ect. To enhance the entrance, a decorative stone
fence and pavement is proposed. Lots C, E and F will be landscaped and
provide passive recreational opportunities for the community. The total
open space area for passive recreational use will be 11,046 square feet
(Exhibi t 6).
Lot D provides secondary access to the development for residents,
emergency and service vehicles. The secondary access road will be
ungated and have landscaped planters on both sides of the paved road
bed. Lot G will be a l5-foot wide strip located between the existing
CalTrans sound wall and a proposed 20-foot high sound wall to be
constructed to mitigate freeway noise impacts. This area will not be
landscaped, but will be regularly maintained by the private association.
It will remain for the exclusive use of CalTrans and the Department of
Defense.
The 20-foot
boundary of
(Exhibit 7).
masonry and
community.
designed to
high sound wall will be located along the northeastern
the site and southwest of the existing CalTrans wall
The sound wall will be constructed of a combination of
clear glass panels to reduce its visual impact to the
The masonry portion of the wall will be l2-foot high,
match the existing Cal Trans wall, while the glass panels
75C-5
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04 and SN No. 2005-01
October 10, 2005
Page 4
will be eight-foot high and mounted over the masonry wall. A landscape
buffer will be provided along the wall adjacent to the secondary access
road to mitigate its visual impact to the community and the adjacent
properties.
Lastly, perimeter block walls are proposed for soil retention and
privacy. A six-foot high decorative block wall over a two-foot high
retaining wall will be constructed along the west and south property
lines to replace the existing perimeter walls.
Analysis of the Issues
Environmental Impact Report
The California Environmental Quality Act (CEQA) required the preparation
and approval of an environmental impact report (EIR) for this project.
The environmental issues analyzed in the EIR included aesthetics, air
quality, hazards and hazardous materials, and noise. In accordance with
CEQA, a draft EIR was circulated for review and comment to public,
local, regional and state agencies and interested parties on August 9,
2005 for a 45-day review period. On August 22, 2005 a public hearing
was held on the document in order to obtain input from interested
members of the public. By the close of the 45-day review period, a
total of five written comment letters on the document had been received.
The City has evaluated the comments received from persons or agencies
that reviewed the EIR. In accordance with CEQA, each public agency that
commented on the draft EIR will be provided with a response to its
comments at least 10 days prior to the EIR certification. The Responses
to Comments document, the Mitigation Monitoring Program and the Draft
EIR constitute the final EIR. In addition, the Findings of Fact and a
Statement of Overriding Considerations have been included for the
project (Exhibit 8)
The EIR concluded that, with the inclusion of mitigation measures,
potential impacts to aesthetics, air quality, hazards and hazardous
materials, and noise for the interior living areas, as well as cultural
resources, geology, water quality and hydrology can be reduced to a less
than significant level. The EIR also determined that implementation of
the project would result in an unavoidable adverse impact to the
exterior living areas, as noise generated from the Santa Ana Freeway
will exceed the City's exterior noise standard of 65 CNEL and cannot be
mitigated to a less than significant level with feasible mitigation
75C-6
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04 and SN No. 2005-01
October 10, 2005
Page 5
measures. The study prepared to evaluate the issue concluded that in
order to meet the City's exterior noise standard, a 50-foot high sound
wall would be required. The City determined that a 50-foot high wall
would not be feasible due to the aesthetic impact to the community. The
proposed 20-foot high sound wall will reduce the noise level from an
estimated 72.2 CNEL to 66.8 CNEL. The proposed wall will minimize noise
impacts, but not reduce them to a less than significant level, therefore
resulting in an adverse environmental impact. CEQA requires the
decision makers to balance the economic, legal, social, technological,
or other benefits of the proposed project against its unavoidable
environmental impacts when determining whether to approve a project. If
the specific benefits of a proposed project outweigh the unavoidable
adverse environmental effects, the adverse effects may be considered
acceptable. As a result, the adoption of a Statement of Overriding
Considerations is required prior to approving the project.
Amendment Application and Specific Development
The Santa Ana Municipal Code establishes regulations for the creation of
Specific Development zoning districts. The purpose of the Specific
Development is to protect the health, safety and general welfare of the
City by encouraging the use of innovative planning concepts and
principles, promoting and enhancing the value of properties, and
encouraging orderly development for a planned residential project.
The proposed Specific Development No. 77 (Exhibit 9) will follow closely
the standards established in the Single-family Residence (Rl) zoning
district, but will incorporate standards to allow certain flexibility in
the development of this project. In addition, standards to allow
flexibility in the design of the common areas and private road will also
be incorporated. These standards include:
1. Limit the permitted and conditionally permitted uses to
residential uses only.
2. Allow a maximum height of 35 feet to allow traditional
architectural styles with steep roof slopes and to allow the use
of the attic for living purposes.
3. Allow for the installation of personalized landscape by the new
owners.
4. Establish development and maintenance standards for a secondary
access road and common open space.
75C-7
EIR No. 2005-01, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04, and SN No. 2005-01
October 10, 2005
Page 6
Vesting Tentative Tract Map
Shea Homes is requesting approval of Vesting Tentative Tract Map No.
2005-05 (County Map No. 16905) for the subdivision of a 9.l8-acre parcel
of land into 43 lots. The proposed subdivision will include the
creation of 36 single-family lots, seven lots for common area purposes
including landscaping, a secondary access road and common open area, and
three public streets (Exhibit 10).
In order to subdivide the parcel, the project needs to comply with all
applicable development standards including lot size, lot frontage and
appropriate Public Works Agency standards. Based on a review of the
tentative map, the project has been designed to be in compliance with
the applicable development standards found in Chapters 34 (Subdivision)
and 41 (Zoning) of the Santa Ana Municipal Code and the provisions of
the proposed Specific Development No. 77 zoning district.
Approval of the vesting tract map will also be consistent with the goals
and policies of the General Plan. The General Plan Land Use Element
encourages single-family development on minimum sized lots of 6,000
square feet. When subdivided, the project's gross density will be six
dwelling units per acre, less than the seven dwelling units per acre
permitted by the Low Density Residential (LR-7) designation. In
addition, the Land Use Element supports development that provides a
posi ti ve contribution to neighborhood character. The proposed proj ect
maintains the existing development pattern and intensity within the
surrounding Floral Park, Morrison Park and Fisher Park neighborhoods and
therefore preserves the character and integrity of the existing
neighborhoods. Finally, the proposed residential development is also
consistent with the City's General Plan Housing Element to increase the
number of housing units. This site is identified in the Housing Element
as a potential residential site.
The City's Noise Element of the General Plan and the Santa Ana Municipal
Code establish noise standards to ensure compatibility between proposed
land uses and external noise generators. The principal noise source at
this location is the Santa Ana Freeway (Interstate 5). A noise study
concludes that current noise levels at portions of the site exceed the
established residential standards for exterior and interior noise
levels. Conditions of approval are being proposed to ensure that the
interior noise levels are achieved and the development is properly
maintained.
75C-8
EIR No. 2005-1, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04, and SN No. 2005-01
October 10, 2005
Page 7
Site Plan Review
Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by
the Planning Commission of all plans within a specific development plan
area to ensure the project is in conformity with the Specific Plan. The
review also ensures that the buildings, structures and grounds are in
keeping with the neighborhood and will not be detrimental to the
development of the specific development area. The project is in
compliance with all applicable development standards including the General
Plan, Municipal Code and Specific Development No. 77 (SD-77) as proposed.
Addi tionally, the proposal is in keeping with the surrounding area and
will improve the desirability of the housing stock in the City. Finally,
the project has been determined to be in compliance with applicable
architectural provisions governing the project.
Street Naming
Shea Homes has filed Street Name No. 2005-01 in order to name three public
streets within the proposed residential project. The Santa Ana Municipal
Code designates the Planning Commission as the decision making body for
all street names. To integrate this new development into the existing
traditional neighborhoods that surround the area, Shea Homes is proposing
the use of traditional floral themed names. The applicant is proposing
Lavender Lane for the north-south street which will serve as the primary
project entry, Cherrylaurel Court for the east-west street at the north
end of the project and Mimosa Circle for the east-west street at the south
end of the project.
In order to maintain continuity with the City addressing system, each home
will be addressed according to existing surrounding block numbers (north
2700-2800 block and west 700 block). This addressing approach will allow
for quick identification and a more immediate response time by the City's
emergency response functions (Exhibit 3).
Conclusion
The Shea Homes residential development at Farmers Drive will be of direct
benefit to the community by providing additional housing opportunities in
the City. Based upon the analysis of the project, the project addresses
75C-9
EIR No. 2005-1, AA No. 2005-02,
VTTM No. 2005-05, SPR 2005-04, and SN No. 2005-01
October 10, 2005
Page 8
many goals and policies of the General Plan by assisting in the
development of a single-family project. As a result, it is recommended
that the Planning Commission recommend the City Council certify Final
Environmental Impact Report No. 2005-01 and approve the Mitigation
Monitoring Program and Statement of Overriding Considerations for the
development. In addition, staff recommends that the Planning Commission
recommend the City Council approve Amendment Application No. 2005-02,
Vesting Tentative Tract Map No. 2005-05 as conditioned, Site Plan Review
No. 2005-04, and Street Name No. 2005-01 (Exhibits 11 and 12) .
II
Lucy
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SHEA HOMES RESIDENTIAL DEVELOPMENT
2800 NORTH FARMER DRIVE
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EXHIBIT 1
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75C-12
SITE PLAN FOR
VESTING TENTATIVE TRACT MAP NO. 16905 (REVISED)
cnv OF SANTA ~A COUNTY OF ORANGE. STATE OF CAUFORNIA
SEPTEMBER 22, 2005
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ROOM
LAUNDRY
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"'
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r:j.:'i:,'l
'~,'k~~5
. "
Plan One
TI,C Flotlllall RcsidclIcc
'\-' ,-,---,,-s F
.), :u - .),,).J:'l . q. t.
OPEN TO
8ELOW
BEDROOM 3
TECH
AREA
OPEN TO
BHOW
N
Z
"
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r
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z
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Shl',! HUIl!l" rl',,'r\TS the ri~ht tu (il.lI1~L' l'll'\'~\liOlh. spL'(IliCltio1lS. Ill.ltlTi;lh 'Hid prin"i \\'itl1\lut lJoliel'. V;lrioll~ l'mitie", <;lI(h ;IS ~lrchit<':d" la:;
.1I1d Jppr;\j','r,. ,tllllc,til]ll'S U'iL' ditfcT<.'llt IlKtllllds to I1IC\~lIr\' th""l~~~ic~)ldt'ifln~ hnl1W, /\nsqll~lI'l,' I()()ta~l's Shll\\11 heI~t:il1_.lI'l' ;Ippruxi1l1.:1t\.
l1l'cl',S,II'ih rdll'ni\T llr-{h~' S:II1ll' illtl'rpreutiu!l. H'UI[l~b"'lll\Afi plT t:k\'atIU1I. Sel' S~lk~ (:nlllhdur tor l\IrthL'1" dl'tI11s
EXHIBIT 4
Page 1 of 5
BEDROOM 2
J
COVERED
DECK
.
OEC'AVA'LAUUON-A"EUVATION'ON'Y
r
BEDROOM 4
c,
~
z
"
oPTIONAL ' ~
BEDROOMS
LAUNDRY
ROOM
WALK-IN
CLOSET
r
BEDROOM 4!
OPTIONAL
GUEST
SUITE
TANDEM
GARAGE!
OPTIONAL
HOBBY
ROOM!
OPTIONAL
BEDROOM S
c,
W" L
FIRST FLOOR
LAUNDRY
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2 -CAR
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~ I S -; c' S -; (l rs .
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Plan One- X
'17/e Flot11lan Residence
3.574 - 3,75() Sq Fe.
--='../"'/"'~
MODELED
~---------=1
"
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;llld I XC l,k\-;ltiollS Old~
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OPEN TO
BelOW
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"""LACE
~OU",,'5J
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>1
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,
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,
o II
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e
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MASTER
td=
aPENTO
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BEDROOM 2
WINOOW'VARYP!~E\tvA.nON
J
SLCOi'iD FLOOR
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DECK
ORKAVAILABLEON"...-mVATIONONLY
SIll',) 11'1111<,:-; rl'S~'[Y~S the rit';hl to Lhall~t' C'k\'~ltl(1l1S, sl-'L',-'iliL-.lli<lll~, 1l1;ltnials elll..! 1'I"jll'~ \\"irh<ll1t l1otiL'L', Vlri<lU, ,'ntiril''', sUch .\, ;lI-chiklT" ux
.1Ilel appraiS\T', '().I1K{.illl~' us':' ditll:r"llt !l\L'rimel, tllll1c',ISUrc" t1~l~,I~nt'li (~l. hOIlle:. AlI_'\ju<lre tl)llU.l!;Cs}dl\1\\'l1 hCI:Vlll.;lrc' Jppmxilll.ak
llLTL's'anh- rdkcl1\L" ot rill' sal1le' llltcq'rd~1[]()ll R1)IO~P/ilt)11 ov per ckut10ll S,:e Sail's (.o\lll,clor tOI turrl1l'r dl'Lllb
;LISL'SSurS,
and Ilot
Page 2 of 5
r
BREAKFAST
NOOK
STORAGE
SPACEI
OPTIONAL
FLEX SPACE
FIRST FLOt)P,
"EF.
'"AU
~
~
OPTIONAL
FLEX SPACE
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~
KITCHEN
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,"An
STORAGE
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STOIlAGE
.
! .,
<-+_--.L:_ UP
LAUNDRY
ROOM
OVE"
Plan Two
The Bates Residence
3,439 - 3,695 Sq. Ft.
_')/IJ'./~~
MODELED
=-1
...
ft- ON
LAUNDRY
ROOM
~
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"NK
FAMilY ROOM
Ov,..
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r
DINING ROOM
,. . J
LIVING
" ROOM!
. OPTIONAL
~ BEDROOM 4 "'
: WITH BATH 4/ Ii
~ OPTIONAL 0<
OFFICE
ENTRY WITH BATH 4
PORCH L STORAGE
POWDER AREA
..
'.CAR
GARAGEI
OPTIONAL
BEDROOM 5
WITH BATH 4
r
'- ~.c-~.=.
WINOOW'VARY""ELEvATloN
f
OPTIONAL
BEDROOM 5
WITH BATH 4
L
~
W'NOOWSVA"'p<.",VA110N
Sh~"1 1'-1(,)I~ll'S rl',~rl'L', the ri~ht III dl'Illf'C' eiLI'Clti,,,].., 'I'n'il,c-,lli<1Il",
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R(l()1l1 dillle"ll"iOIl' Y'lr~
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WITH BATH 4
BATH 4;1
.1
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RETREAj
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J
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ALCOVE
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DINING ROOM
1------ -- -..
-~
OPTIONAL
OFFICE
WITH BATH 4
'I
~ff
BATH 4
POWDER
lIl.ltcriel!,; ,lIld pr;d" ,,-itholll [)()[iu'_ \/.lrl<1l1' cIlti[;L'.'>lch .1' ;lr,-hitl,,-t, n,,"
i\ll _, _, _ _ ' "',' ,- ,,'''','''r' ,lIld apf'Lli'~'I-',
.7'5l1U,I.'.e' hlU"'.'1L" "6h""II.I1l'ILIIl arc'. 'l'I'.ro:Sllll,ltl' all". lIotllc',--cs,."r;I'. " I
'" ," > I'C cnin' utt1l' ';II11c' intnl'l'c'(.I,idll
p . IOTl,~' , "(_<lllllsl'lul-tor!urtl1l'rdd,llh
Page 3 of 5
'~,-\Z''?l
,-~~t;,
~';>i'Ll
Plan Tivo- X
The Bates Residence
3,974 - 4,2()(, Sq. Ft.
---=o':?/",/",...-.=-
_Attic ;l\-;libbk 011 2XB
;llld 2XC' L'k,\";1tio!h olllv.
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~:~g:, lii~ r
W'NDOW' VARY F'fR E\EVA.lloN
~:~g:, lii~ r
WIN""W<"A".'.(\~VATlON
SECOND FLOOR
Sl'COlld Floor
SLur" to Attil
Shc\l 1-IUlllC, n'SL'rv<:, till' ri~lll lU Ch;lll);C' dn";ltlOIl';' spn-ificuiuns. Ill<lfni;l],; and pri'T' without Ilotice. V:lrious l,ntities, such as ;\I"t:l1it~,cts, LlX J"l"'(lf',
llld 'lppr.li;n', 'iO!llL,tiI1lC' use difkrcIlllllL'tllOd" tu Ill":;l,urL' the SqLl'lr~)t:l~l~. hUIllL'. AlI.''-lU'lH' tl)(ltages Sh()\\'1111l'~L'ill,are 'lpprm':l111.;ltl' ,1Ild not
Ilecco;s,lrih- rl'lkdin' uf thL' 'i:lI11L' intL'rprC(dti<1l1. R~15u'll.i.11l1 vI\' p...'1" dentlUlL S<.'l' S;lk, COllllselur tOl' ILlnhL'r ,kt;llls
Page 4 of 5
r
~ BREAKFAST
NOOK ~
OFFICE 1/
OPTIONAL
BEDROOM 51
'w OPTIONAL
FAMILY GUEST SUITE
ROOM WITH RETREAT
0
,
--I KITCHEN
I ", m I
OVEN "um.-,
>PAC'
PANT"Y
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ROOM
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j
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:r;:\;':"1
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t'15 .
T7zc Plan Three
Williams R'"
3 8')- (;:,/(lCI1CC
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_ t.
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L
!~
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u
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OPTIONAL
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.lIld ;jppr;li~lT' . -H", thl' right tu -I
. ~(1]] 1 em) 1 .. l 1.1Il '~L' L'] ,
Ill'\'" _' '~lIscdirr>-' <.Y;HWJIS S),-"
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Page 5 of 5 . - oumdllj" ttW f -, .1)11')\\:\1111;lt,'
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First Floor
dSs,',sors
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o
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CONCI!:I"TU....I.I.I!:c5-I!:Ntl
W. ORANGE I
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CD CO""'~~TIO PAV~~S AT ~NT>:"N=5
o ~~'MA~Y ~f(TllY ""TH P,"A.S""'~5
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@ CO""LJNITY'<OLAXATION~O=GAR=
ell SOD"""NT"-~'ORPARKWAY5WI S"",,~"T
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@ PI:~''''~'''"~ "L<XK "'ALL
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@ ~J5TING50UNDWALL
@ I,"",RIQR"'.OCl<WAJ.L
@ ";-ALL~LOCKWAU
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....,"..."'.....
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"-
SHEA HOMES
603 S, VALENCIA AVE.
BREA, CA 92822
r
_I )t~ CONCEPTUAL PRODUCTION LANDSCAPE PLAN
t-
\YI. I E II C,.
~ ~ t :.~~~~~:.::
6l-!I!!!T 1 Ofl'2
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(714)""-.500
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Il!NL....!Il.GI!!MeNT 01" 1"Y~I~~l. c.~I.-DI!!-eAc.
CONCEPTUAL PRODUCTION LANDSCAPE PLAN
SHEA HOMES
603 S. VALENCIA AVE.
BREA, CA 92822
(714)7.'_25<lO
(714)1'2.25(J'
THE RETREAT
n_16005
SANTJ\ANA,CA
75G...a5
(9-
'~';.",~,
.~.
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CONSULTING
PROPOSED
If
EXISTING
If
IT 16905
CAL mANs
B' GLASS PANEL
SOUND WALL ---
'"
10' PROPOSED NA VY
oET FUEL LINE E:SMT.
rl
H
R EXISTING CAL mANS
[::i/ SOUND WALL
IT 16905
EXISTING
5'
NAVY .ET FUEL
LINE [SUT.
15'
:,
MASONRY BLOCK
SOUND WALL
TO AlA TCH CAL TRANS
FINISHED GRADE
1'-8~
~JET FUEL LINE
I (PER CAL mANS PLAN)
I I
I _I
jlLj
I I
~
CAISSON
SECTION A-A
SOUND WALL
NOT TO SCALE
8" X 8~ X 16" MEDIUM WfIGHT,
CONCRETE BLOCK. COLOR, TO
MA TCH EXISTING PRECISION
BLOCK WALL. MA TCH/NG MORTAR
RUNNING BOND. RAKED
HORIZONTAL .t -vrnTICAL JOINTS.
MA TCH EXISTING CAL mANS WALL.
SOUND WALL
PARTlAL ELEVA TlON
PLANNING . [JE;SII3N . CONSTRUCTION
Shea - " The Retreat"
Sound Wall Section
City of Santa Ana
8/16/2005
14725 ALTON PARKWAY
1AVItE, CAUFORNIA 92618-2027
949.472.3505. FAX 949.472.8122 . www.ABF.com
SHEA HOMES RESIDENTIAL PROJECT
FOCUSED ENVIRONMENTAL IMPACT REPORT
State Clearinghouse 2005041176
RESPONSE TO COMMENTS DOCUMENT
Prepared By
City of Santa Ana Planning & Building Agency
20 Civic Center Plaza
Santa Ana, CA 92702
October 2005
f5e~~1
SECTION 1.0
INTRODUCTION
1.1 Public Review of Draft Environmental Impact Report
This document has been prepared to respond to public comments received on the
Focused Draft Environmental Impact Report (DEIR) for the proposed Shea Homes
Residential Project. The California Environmental Quality Act (CEQA) Guidelines
15105(a) states that the Lead Agency shall provide a public review period of not less
than 45 days for a proposed Environmental Impact Report. The Shea Homes
Residential Project DEIR was circulated for the 45-day public review on August 9,
2005. The public review period closed on September 22, 2005.
The Notice of Availability of Shea Homes Residential Project Focused Draft
Environmental Impact Report was published in The Orange County Register on
August 9, 2005. Copies of the Draft Environmental Impact Report were made
available for public review at the City of Santa Ana Planning Division and the Santa
Ana Central Library.
Distribution of the DEIR and the Notice of Availability for review and comment
included the following agencies, organizations and individuals:
State Clearinghouse, Office of Planning & Research
California Department of Transportation District 12
Orange County Sanitation District
South Coast Air Quality Management District
County of Orange
Santa Ana Unified School District
Morrison Park Association
Southwest Division Naval Facilities Engineering Command
Southern California Association of Governments
1.2 Comments on Draft Environmental Impact Report
Section 15088 of the CEQA Guidelines states:
(a) The Lead Agency shall evaluate comments on environmental issues received
from persons who reviewed the DEIR and shall prepare a written response.
The Lead Agency shall respond to comments received during the noticed
comment period and any extensions and may respond to late comments.
(b) The written response shall describe the disposition of significant
environmental issues raised (e.g. revisions to the proposed project to mitigate
anticipated impacts or objections). In particular, the major environmental
issues raised when the Lead Agency's position is at variance with
recommendations and objections raised in the comments must be addressed
75C~8
in detail giving reasons why specific comments and suggestions were not
accepted. There must be good faith, reasoned analysis in response.
Conclusion statements unsupported by factual information will not suffice.
(c) The response to comments may take the form of a revision to the DE1R or
may be a separate section in the Final EIR. Where the response to comments
makes important changes in the information contained in the text of the
DEIR, the Lead Agency should either:
(1) Revise the text in the body of the EIR, or
(2) Include marginal notes showing that the information is revised in the
response to comments
Section 15204(a) of the CEQA Guidelines provides that:
"In reviewing Draft ErRs, persons and public agencies should focus on the
sufficiency of the document in identifying and analyzing the possible impacts on the
environment and ways in which the significant effects of the project might be
avoided or mitigated. Comments are most helpful when they suggest additional
specific alternatives or mitigation measures that would provide better ways to avoid
or mitigate the significant environmental effects. At the same time, reviewers should
be aware that the adequacy of an EIR is determined in terms of what is reasonably
feasible, in light of factors such as the magnitude of the project at issue, the severity
of its likely environmental impacts, and geographic scope of the project. CEQA does
not require a Lead Agency to conduct every test or perform all research, study and
experimentation recommended or demanded by commentors. When responding to
comments, Lead Agencies need only to respond to significant environmental issues
and do not need to provide all information requested by reviewers, as long as a good
faith effort at full disclosure is made in the EIR".
Section 15204(c) of the CEQA Guidelines further advises
"Reviewers should explain the basis for their comments, and should submit data or
references offering facts, reasonable assumptions based on facts, or expert opinion
supported by facts in support of the comments. Pursuant to Section 15064, an effect
shall not be considered significant in the absence of substantial evidence".
1.3 Shea Homes Residential Project Draft Environmental Impact Report Response
to Comments
In accordance with Section 15088 of the CEQA Guidelines, the City of Santa Ana as
the Lead Agency for the project, has reviewed and evaluated written comments
submitted during the public review period regarding the Shea Homes Residential
Development DEIR.
No significant changes to the data and analysis contained in the Shea Homes
Residential Development DE1R have been required as a result of the comments
75~'-i9
received during the response process. The responses provided herein clarify,
amplify, elaborate, and make minor modifications to the Draft Environmental
Impact Report, or accept mitigation measures or project alternatives suggested.
This Responses to Comments document has been prepared and constitutes a
separate section of the Draft Environmental Impact Report and will be
incorporated as part of the Final EIR as presented to the City of Santa Ana for
certification.
The City of Santa Ana has received 5 comment letters from public agencies. Each
comment letter received during the public review period is included in its entirety in
this document. Each letter containing comments on the DEIR is followed by
responses corresponding to comments submitted in the letter. No new significant
environmental impacts have been raised by the submitted comment letters.
Comment Letters
Letter
Agency/Organization/Individual
Letter Date
A
B
C
D
E
Southern California Association of Governments August 31, 2005
Orange County Sanitation District September 12,2005
California Department of Transportation August 29, 2005
County of Orange September 22, 2005
California State Clearinghouse September 22, 2005
750..00
SECTION 2.0
CLARIFICATIONS TO DRAFT ENVIRONMENTAL IMPACT REPORT
The following is a list of clarifications to the Shea Homes Residential Project Draft
Environmental Impact Report. Those parts of the text that are underlined indicate
deletions and revisions to the Draft Environmental Impact Report.
Section 2.0, Table 2-1, Page 7
The following mitigation measure has been revised.
Grading Plans and Building Plans for the proposed proj ect shall note that construction
activities on the project site shall take place between the hours of7:00 a.m. and 8:00 p.m.
Monday through Friday and 8:00 a.m. to 8:00 p.m. on Saturdavs and no construction
activity on Sundays or federal holidays. No construction equipment on the project site
shall operate including warming up until after 7:00 a.m. Monday through Friday and after
8:00 a.m. on Saturdavs.
Section 3.2 Proposed Project
During the public review period for the DEIR. the proiect developer has proposed a
modification to the proiect description. The third floor area of the homes originallv
proposed as attic storage space would now become habitable space. The third stOry area
would consist of approximatelv 580 square feet of area and have been designed to meet
the 45 dB CNEL interior noise standard. The construction materials for the third floor
area would depend on the location of the home. The third stOry area for the homes on
Lots 10.22. and 27 would be constructed with quiet rock panel exterior walls with a
minimum noise rating of ENWR 49 with an additional laver of quiet rock panel on the
ceiling assemblv. The northerlv facing windows along Interstate 5 would have a
minimum noise rating ofEWNR-45.
The third stOry area for the homes on Lots 12. 13. 16. 18.20.21. 24. 25. would be
constructed with exterior walls consisting of wood stud construction with stucco exteriors
and a minimum 1/2' inch gypsum drywall on the interior. All onhe exterior walls would
include fiberglass insulation in the stud cavities. The windows on the third floor area
would have a minimum noise rating of EWNR-22. The roof construction would
incorporate concrete or composition tiles on the exterior and a minimum y,-inch gypsum
drywall on the interior surface.
Attached are noise reduction calculations provided bv the proiect' s acoustical consultant.
Mestre Greve Associates. demonstrating that the proposed construction materi als for the
third floor area would be able to achieve the 45 dB CNEL noise standard. The
modification to the proiect description with the proposed construction practices would
not result in a new significant impact or substantiallv increase the severitv of
environmental impact associated with the proiect or result in the need for additional
mitigation measures.
75G,.31
IT 16187, Santa Ana
Shea Homes - Greg Kibble 714-985-3698
REPORT #05-72
FRED I MIKE; May 2005
CASE 7 :
(added 9.2005)
BUlLDING ELEMENT
Window (operable)
Shileded Window (operable)
W,,"
Roof I Ceiling (top floor)
TOTAL AREA (ft^2)
10 Log SIA
EXTERIOR NOISE LEVEL:
INTERIOR STANDARD :
REDUCTION REQUIRED:
83.6
45.0
38.6
AREA (ft^2)
Woodley Plan 2X, Retreat (maximum normal window UG)
EWNR
COMMENTS
lO^(-EWNR/lO)
35.0
10.0
412.9
329.9
787.8
o
Calculated Noise Reduction:
SAFETY MARGIN:
TOTAL NOISE REDUCTION:
32
35
40
45
UG
UG (+3 for orientation)
stud/stucco I gyp I insulation
withAVB
0.02208
0.00316
0.04129
0.01043
worst case exposure, above wall
noise standard
CASE 7 :
(added 9-2005)
BUILDING ELEMENT
Window (operable)
Shileded Window (operable)
w,n
Roof I Ceiling (top floor)
TOTAL AREA (ft^2)
10 LogS/A
0.07697
non-comer
34.1
2.0 dB
32.1
FAILS BY:
6.5 dB
EXTERIOR NOISE LEVEL:
lNTERIOR STANDARD :
REDUCTION REQUIRED :
83.6
45.0
38.6
AREA (ft^2)
Woodley Plan 2X, Retreat (Required Window Upgrade)
35.0
10.0
412.9
329.9
787.8
o
Calculated Noise Reduction:
SAFETY MARGIN:
TOTAL NOISE REDUCTION:
CASE 7 :
(added 9.2005)
BUILDING ELEMEI\'T
Window (operable)
Shileded Window (operable)
W,,"
Roof I Ceiling (top floor)
TOTAL AREA (ft^2)
10 Log SIA
worst case exposure, above wall
noise standard
EWNR COMMENTS lO^(-EWNRJlO)
45 UG 0.00111
48 UG(+3farorientation) 0.00016
49 UG 0.00520
45 withAVB 0.01043
0.01690
non-corner
40.7 NEEDS
2.0 dB AVB
AND WALL UG TO EWNR=49
38.7 PASSES BY: 0.1 dB AND WINDOW UG TO EWNR=45
EXTERIOR NOISE LEVEL: 83.6 worst case exposure, above wall
INTERIOR STANDARD : 45.0 noise standard
REDUCTION REQUIRED: 38.6
AREA (ft^2)
Woodley Plan 2X, Retreat (windows removed)
EWNR
COMMENTS
IO^(-EWNRI10)
0.0
0.0
457.9
329.9
787.8
o
Calculated Noise Reduction:
SAFETY MARGIN:
EWNR calx IT 16187
TOTAL NOISE REDUCTION:
36
39
49
45
OMIT
OMIT
UG
withAVB
0.00576
0.01043
would need to omit all windows
and upgrade walls
to EWNR=49
0.01620
non-corner
40.9
2.0 dB
38.9
PASSES BY:
0.3 dB
Page 1 of 1
75Cr-32
Section 4.9 Hydrology/Water Quality
The following has been incorporated into the EIR to clarify the watershed characteristics
ofthe proj ect site.
The proiect site is located within the Lower Santa Ana River Watershed. The project site
consists of9.18-acres and was the former location of an office use and parking lot. The
project site has been recycled and is currently undeveloped. The majority ofthe proiect
site currentlv consists of pervious surfaces. The proiect site would be developed with
residential uses and would consist of more pervious surfaces than the former office use
on the project site. A total of 6.31-acres of the project site would consist of residential
lots, .91-acres would consist of open space and 1.96-acres would consist of roadways.
Section 5,3.5 Mitigation Measure N-1
The following mitigation measure has been revised.
Grading Plans and Building Plans for the proposed proj ect shall note that construction
activities on the project site shall take place between the hours of7:00 a.ill. and 8:00 p.m.
Monday through Friday and 8:00 a.m. to 8:00 p.m. on Saturdavs and no construction
activity on Sundays or federal holidays. No construction equipment on the project site
shall operate including warming up until after 7:00 a.m. Monday through Friday and 8:00
a.m. on Saturdays.
75~33
Letter
A
B
C
D
E
SECTION 3.0
COMMENT LETTERS/RESPONSES
Agency/Organization/Individual
Letter Date
Southern California Association of Governments August 31, 2005
Orange County Sanitation District September 12,2005
California Department of Transportation August 29,2005
County of Orange September 22, 2005
California State Clearinghouse September 22, 2005
75Cn34
SOUTHERN CALIFORNIA
ASSOCIATION of
GOVERNMENTS
Main Office
818 West Seventh Street
12th Floor
Los Angeles, California
90017-3435
t (213) 236-1800
f(213J 236-1825
www.scag.ca.gov
Officers: President: Toni Young, Port HurnEme "
First Vice Pre,ident:Yvonne Burke, losAngeles
County. Second Vice President: Gary Ovitt, San
Bernardino County "Immediate Past PrEsidEnt:
Ron Roberts, Temecula
Imperi~l County: Victor C~rrilio, Imperi~1 County
-jonEdnEY, EICentro
Los A.ngeles County: YvonnE Burke,LosAngeles
County " ZevYaroslavsky, Los Angeles Countv "
jimAldinger, M~nhattan Beach" Harry Baldwin.
San Gabriel" Paul BowlEn, Cerritos - Tad
Campbell,Burbank"TonvCardenas, Los Angeles
"StanC~rroll,laHabra Heights-MorgarEtClork,
Rosemead' Gene Daniels, Paramount" Mike
Dispenza, Palmdale " judv Dunlap, Inglewood'
R.;teGabelich, Long Beach " David Gafin.Downev
" ErIc Garcelti. Los Angeles 'WendvGreuel. Los
Angeles" FrankGurule,CudahV " janice Hahn,
Los Angeles" Isadore H~II. Compton' Keith W.
Hanks, Azusa "Tom LaBonge, Los Angeles"
Paula Lantz, Pomona" Paul Nowatka, lorran(~"
Pam O'Connor, Santa Moni,a " Alex Padilla, Los
Angeles"BErnardParks,losAngeles"JanPerry,
Los Angeles' Ed REyes, Los Angeles" Bill
Rosendahl, Lo, Angeles" Greig Smith, Los
Angeles' lorn Sykes, W~lnut . Paullalbot.
Alhambra "SidnEvTyler, Pasadena' Tonia Reyes
Uranga,longBeach'AntonioVillaraigosa,los
Angeles" Dennis Washburn, Calabasas" jack
WEiss, Los Angeles" Bob Yousefian, Glendol~"
Dennis Zine, Los Aogeles
Orange County; Chris Norby, OrangE County'
Chfistln~ Barnes. la Palma' John Beauman,
Brea "Lou Bone,Tustin-Art Brown, Buena Park
" Ri[h~rd Chovel, Anaheim - DebbiE Cook,
Huntington Bea[h "Cathl)'n DeYoung.laguno
Niguel - Richard Dixon. Lake Forest. Marilvnn
Poe, Los Alamito, " lod RidgewaV, Newporl
B~adl
Riverside County: jeffStone, Riverside County.
Thomas Bur,kley. Lake Elsinore" Bonnie
Flickinger. MorEno Vallev . Ron Loveridge,
Riverside-Greg Pettis, Cathedral City " Ron
Roberts. Temewla
San Bernardino County: Gal)' Ovilt, San
Bernardino County" Lawrence Dale, Barstow"
Paul Eaton, Montclair " Lee Ann Gmia,Grand
lerra[e "Timlasper.Town of Apple Vallev " Larl)'
McCallon,Highland- Deborah RobErtson,Rialto
"AlonWapner,Dntario
Ventur~ County: Judy MikEls. Ventura County"
Glen Becerra,SimiValley' Carl Morehouse, San
Buenavenlura "loniYoung, Port Hueneme
Orange County Transportation Authority: Lou
Correa, County of OrangE
Riverside County Transportation Commission:
Robin Lowe. Hemet
VEntura County Transportation Commission:
Keilh Millhouse. Moorpark
= ~
RECEIVED
AUG 3 1 2005
SANTA ANA PLANNING DEPT
August29,2005
Mr. Dan Boll, Environmental Coordinator
City of Santa Ana
Planning Department
P. O. Box 1988
Santa Ana, CA 90262
RE:
SCAG Clearinghouse No. 120050519 Shea Homes Residential Project
Dear Mr. Bott:
Thank you for submitting the Shea Homes Residential Project for review and
comment. As areawide clearinghouse for regionally significant projects, SCAG reviews
the consistency of local plans, projects and programs with regional plans. This activity
is based on SCAG's responsibilities as a regional planning organization pursuant to
state and federal laws and regulations. Guidance provided by these reviews is
intended to assist local agencies and project sponsors to take actions that contribute to
the attainment of regional goals and policies.
A-I
We have reviewed the Shea Homes Residential Projec1, and have determined that the
proposed Project is not regionally significant per SCAG intergovernmental Review (IGR)
Criteria and California Environmentai Quality Act (CEQA) Guidelines (Section 15206). The
proposed project is not a residential development of more than 500 dwelling units.
Therefore, the proposed Project does not warrant comments at this time. Should there be
a change in the scope of the proposed Project, we would appreciate the opportunity to
review and comment at that time.
A-Z
A description of the proposed Project was published in SCAG's August 1-15, 2005
Intergovernmental Review Clearinghouse Report for public review and comment.
The project title and SCAG Clearinghouse number should be used in all correspondence
with SCAG concerning this Project. Correspondence should be sent to the attention of the
Clearinghouse Coordinator. If you have any questions, please contact me at (213) 236-
1851. Thank you.
A-3
Sincerely,
~~
BRIAN WALLACE
Associate Regional Planner
Intergovernmental Review
75C~5
D
~- ~
~"" ,)'1
(ff.f"D"'~'Jl
~I~ {~
~R,,,:j'R!:': ~
. J9f;::; (halteng:~o/J,;/,':,;I
, 2003
Comment Letter A
Southern California Association of Governments
August 31, 2005
A-I The submitted comment identifies Southern California Association of
Governments has the as the area wide clearinghouse for regionally
significant projects. The submitted comment does not raise a specific
comment or issue on the DEIR. No response is required.
A-2 The submitted comment acknowledges that the proposed project is not
regionally significant. The submitted comment does not raise a specific
comment or issue on the DEIR. No response is required.
A-3 The submitted comment identifies that the proposed project was published in
SCAG's August 1-15,2005 Intergovernmental Review Clearinghouse Report
for public review and comment. The submitted comment does not raise a
specific comment or issue on the DEIR. No response is required.
75c",36
phone:
(714) 862-2411
fax:
(714] 962-0356
www.ocsd.com
mailing address:
P.O. Box 8127
Fountain Valley, CA
92728-8127
street address:
10844 Ellis Avenue
Fountain Valley, CA
92708-7018
Member
Agencies
.
Cities
Anaheim
Brea
Buena Park
Cypress
Fountain Valley
Fullerton
Garden Grove
Huntington Beach
Irvine
La Habra
La Palma
Los A/amitos
Newport Beach
Orange
Placentia
Santa Ana
Sea! Beach
Stanton
Tustin
Villa Park
Yorba Linda
:ounty of Orange
mitary Districts
Costa Mesa
Midway City
Water Districts
Irvine Ranch
ORANGE COUNTY SANITATION DISTRICT
September 8, 2005
RECEIVED
SEP 1 2 2005
SANTA ANA PlANNING DEPT
Dan Bott, Environmental Coordinator
City of Santa Ana
Planning Department
P.O. Box 1988
Santa Ana, CA 90262
SUBJECT: Notice of Availability of a Draft Focused Environmental Impact Report
forthe Shea Homes Residential PiOject
I
This letter is in response to the above referenced Draft Focused Environmental
Impact Report for the Shea Homes Residential Project (Project).
The Orange County Sanitation District (OCSD) is responsible for safely collecting, 12 I
treating and disposing the wastewater generated by 2.3 million people living in a 1)-
470-square-mile area of central and northwest Orange County. Since OCSD's
facilities (treatment plants, pipelines, pumping stations etc.) are located
throughout this service area, review of all projects that occur witl:li..o....YQ.ur aqency's
sphere of influence is appreciated. OCSD has no comments on ~roJect af
this time. 6....2-.
[ .
Thank you for the opportunity to comment and please update your records to
ensure that all future CEQA documentation is sent to the attention of Adam
Nazaroff, Associate Engineer III. This will allow OCSD to respond within the Cl........ "3
comment period. Please contact Adam Nazaroff at (714) 593-7854 if you have V
any questions.
DtJ9'~
~D. Linder, P.E.
Engineering Manager
AN:sa:
H:\dept\eng\740 Planning\EIRS\2005\2005117 _Santa Ana_Shea Homes Residential Projectdoc
c: Adam Nazaroff, OCSD
EIR File
To maintain world-c1as.zge~r~rtewater and water resource management.
Comment Letter B
Orange County Sanitation District
September 12, 2005
B-1 The submitted comment identifies the Orange County Sanitation District is
responsible for collecting, treating and disposing wastewater for 2.3 million
living in central and northwest Orange County. The submitted comment
does not raise a specific comment or issue on the DEIR. No response is
req uired.
B-2 The submitted comment states that the Orange County Sanitation District
has no comments on the proposed project. The submitted comment does not
raise a specific comment or issue on the DEIR. No response is required.
B-3 The submitted comment requests that future CEQA documentation be
forwarded to Adam Nazaroff, Associate Engineer III. The submitted
comment does not raise a specific comment or issue on the DEIR. No
response is required.
75c'T38
STATE QF CALIFORNIA BUSINESS TRANSPORTATION AND HOUSING AGENCY
ARNOLD SCOW ARZENEGGER Govemor
DEPARTMENT OF TRANSPORTATION
DISTRlCT 12
3337 MICHELSON DRlVE SUITE 380
IRVINE, CA 92612-8894
@..-....
. .
i tit .
'.. "
Flex your power!
Be energy efficient!
August 25, 2005
Dan Bott, Environmental Coordinator
City of Santa Ana Planning & Building Agency
20 Civic Center Plaza
Santa Ana, CA 92702
FtECE'VED
AUG 2 9 2005
SANTA ANA PLANNING DEPT
File: IGRlCEQA
SCH: 2005041176
Log#: 1553B
Route: 1-5
Subject: Shea Homes Residential Project
Dear Mr. Batt,
Thank you for the opportunity to review and comment on the Draft Focused Environmental C-I
Impact Report dated August 9, 2005. The project involves development of a 36-unit
subdivision oflow-density housing, located at 1-5 and Flower Street, on a currently vacant lot.
Caltrans District 12, as a review agency on this project, has no comment.
c.. - Z-
If you have any questions or need to contact us, please call Barbara Gossett at (949)440-4461.
C.-3
Sincerely,
UvJ1
Robert F. Joseph, Chief
IGRlCommunity Planning Branch
c: Terry Pencovic, HQ IGRlCommunity Planning
Terri Roberts, OPR
"Caltrans improves mobility across California"
75G".39
Comment Letter C
California Department of Transportation
September 7, 2005
C-1 The submitted comment describes the proposed project. The submitted
comment does not raise a specific comment or issue on the DE1R. No
response is required.
C-2 The submitted comment states that the Caltrans District 12 is a reviewing
agency for the project and that they have no comments. The submitted
comment does not raise a specific comment or issue on the DEIR. No
response is required.
C-3 The submitted comment requests that Caltrans be informed of future
development projects. The submitted comment does not raise a specific
comment or issue on the DEIR. No response is required.
75C,.AO
09/22/2005 15:23
714-557-8344
COMM. & ADU. PLNG.
I-'AGo. ~lI~q
County of Orange
Planning & Development Services Department
BR.Y AN 0 SPEEGLE
DIRECTOR
300 N FLOv.rER ST,
S....NTA ANA, CAW'ORN1A
MAILING I'I.Db:R.ESS"
P.O. BOX 4048
$ANT ^ A,NA. CA 91702-41)48
NCL 05-035
September 22, 2005
Dan Bott, Environmental Coordinator
City of Santa Ana Planrnng & Building Agency
20 Civic Center Plaza
Santa Ana., CA 92702
SUBJECT: Focused EIR for the Shea Homes Residential Project
Dear Mr. Bot!:
Thank you for the opportunity to respond to the above referenced i tern. The County of Orange
has reviewed the Focused Environmental Impact Report (FEIR) and has comments regarding
water quality provided in Attachment I.
If you have any questions, please contact Charlotte Harryman at (714) 834-2522.
'(k
Ronald L. Tippets, Chief
Environmental Planning Division
Attachment I
75G".41
09/22/2005 15:23
7l~-557-83~~
COMM. & ADU. PLNG.
PAGE 02/0~
ArrAdHMENT1
In response to your request for input on the subject .project. Environmental Resources
has reviewed the document. It Is reCXlmmended that the following issues be addressed
in the DElR:
,.
1) The water quality impacts of tho project should be evaluated in accordance with the
provisions ouUlned in Exhibit 7-1 of the 2003 Countywide Drainage Area
Managomerrt Plan (DAMP). At a minimum, the following information should be
provided: . . . . V 1:: ~
a) A. desaiplion of project charactoristics with respect to water quality issues. such
as project Site. ioc3tl6ii'jnagrven watershed, site acreagJ!. dJ8ngeJn"ilI3~ · .
im~'surfac9 ~rea, and BMPsto be incorporated into the. projectoesigo_ ..
b) A ravlew ofDAMP Exhiblt7.1 Table 7-1.1, Priority Projects Categories. Projects
thai fall inlo one of these calegories should be carefully I'llviewed for potenlial 1) 1- 13
r _ . stormwaterlurtlan runoff impacts.
0) Identification of receiving watenl. The EIR should identify alliecerving w.JferS"-n -.L- - .
that may receive runoff from the project site. ,v - C-
d) A desaiption of thell9llSilivity of the receiving watern_ In particular theEIR
should Identify Areas of Special Biological Significance, water bodies with T otalt' t1 - D
Maximum Daily Loads (TMDLs), 303(d) listed impaired water bodies. !.I J<.,::'
e) A characterization of the potential water quality Impacts from the proposoo
project and identification of the anticipated pollutants to be generated by the I' 1 _ ~
project. .Y ..+: V
f) An identification of hydrologic conditions of concern, such as runoff volume anO
velocjty; reduced infiltration, and inc:mased flow, frequency, duration, and peak.fl( 1- .c
stonn runoff. . \ j) f
g) An assessment of project impad significance 10 watar quality. ]) ::k- C:>
h) An evaluation of thresholds of Significance.
-
-
])~lt
~
7 SCr42
09/22/2005 15:23
714-557-8344
COMM. & ADU. PLNG.
PAGE 03/04
,
i) If a proposed project has the potential to create a major new stormwater
discharge' 10 a water body with an establlshod TMDL, the EIR should consider .p .1-:r.
quantitative analysis of the anticipated pollutant loads in the stonnwater
discharges to the mooiving waters.
j~ A reasonable analysis of the O.Imulalive impacts of the proposed project togethel:;-..
with past, present and reasonably anticipated future projects (related projects) I) 1:- ~
that could produce cumulative impacts with the proposed project
2) ~mplemantabon of pOSI-construcbo~'ttanagemant Practices (BMPs) cons~t
with the Water Quality Management Plan (WQMP) program in Section 7 and Exhibit
7-11 of the 2003 Countywide DAMP. This includes desaibing commilmerrts to
~~~~a:;s~n~~~te~:n~~;~~~I::~c;~~~::n~~;~ D z..
Program. Under the new Municipal Stormwater NPDES permit and the rom tiA~P,
this project will be COIlSidered a priority project and wHI require appropriately sized
lrBatment ronlrol BMPs to be included in the WQMP.
-
3) Mitigation for the construction phase of the project should Include compRance with
the Stale General ConsIructlon Permit and the Inclusion of the following as general
or specific notBs on project plan sheets:
D3
"
. <I) Sediment from areas disturbed by conslruclion shaD be.retaill8d'OIl.site using
. sirud1.iral controls to the maximum exlent pr.ICtiqI~(e. . .: .' .
" b)': S~;Ies'of sail shall be properly contained fb eIiInlRate nMeduafsedll)19Ot
lrtillspClI't'from the site to the struets, drainage of hlcl!illes,or'Sdjacentpropertles
via runoff, vehicle'lracJdng, or wind. '.
c) Appropriate BMPs for cons1ruction--related matertals, wastes, spills or residues
shall be implelTl9nted to mlnlmlze transport from the site 10 sImets, drainage
facilities. or adjoining properties by wind or runoff.
, d) Ruoofl from equipment and vehtde _hlll!:l shall be contained at oons1rudlon
sites unless treated to reduce or remove sediment and other pollutants.
e) All construction coolraclDr and subcontractor personnel are to:be made aware of
the required best management practices and good housekeeping measures for
the project site and any associaled construction staging areas.
t) At the end of each day of coostruction activity all construction debris and waste
materials shall be collected and property disposed In trash or recyde bins.
g) Consll1.lction sites shall be maintained In such a condition that a stonn does not
<:any wastes or pollutants off the site. Dischargers other than stonnwater (non-
slormwater discharges) are authorized under California's General Pennit for
75Cr43
09/22/2005 15:23
714-557-8344
COMM. & ADU. PLNG.
PAGE 04/04
Storm Water D\schaJyes Associated with Construdion Activity only where they
do not cause or contribute to a violation of any watllr quality standard and are
controlled through implementation of appropriate BMPs for elimination or
reduction of pollutants. Non-stormwater discharges must be eliminated or
reduced to the extent feasible.
Potential poIlutanlB include but 31'8 not limited to: soIld or liquid dlemical spills;
wastes from paints, stains, sealants, solvents, detergents. glues, rllTl8, pesticides, 1::\ 3
herblddes, furtilizllfs, wood preservatives. and asbestos fibels. p:aint flakes or Y
stuoco fr3gmenls; fuels. oils, lubricants and hydraulic, radiator or baII.ery fluids;
conaute and reIatBd cutting or curing residues; floatable wastes. wastes from
any Mg!Qe!8gulpntlQt ste3Jn cleaning or chemical degl'83Sing: wastes from
slre6lcleanIng;ml.l<$Jperchlorln3ted potable water line flushing and testing.
During c::onslJudion, disposal of such m3terials should occur in a specified and
controlled temporary area on-site physically separated from potential stormwat.er
runoff. with ullimale disposal in accordance with local, stale and fUdelal
requlrements_
h) Discharging conIamioated groundwilter produced by d_dtt.,ii.g groundwater
. thathas 1"lIIhdttodlnto construction silo is prohibited. . [)i!rqlarging of .'
. , . ~~vta surface erosion is also ~)~~ofnon-
.;;'.'~i'".u;dlJ,~'pid';';"W prOduced by d8~H.g.~~;.:.'$;e~1 .
. '.:' PnDl/IBi1t Dkb8~elmlnalion System (NP~) ~it tom tI:l8 ~^"a .:
. .. R8g~rWaterQl:i8lily'conb'Ol Board. . '.( ::.... ....... . .H~' i'.,:: .:
,
"
7 SCn44
Comment Letter D
County of Orange
September 22, 2005
Comment DI-A
The submitted comment requests the Draft Environmental Impact Report (DEIR) provide
a description of the project characteristics.
Section 3.0 of the DEIR provides a description of the project site and the proposed
project. Section 4.9 of the DEIR addresses drainage and water quality issues associated
with the implementation of the proposed project.
The following infonnation has been provided to supplement the project characteristics
provided in the DEIR.
The project site is located within the Lower Santa Ana River Watershed. The project site
consists of 9 .18-acres and was the former location of an office use and parking lot. The
project site has been recycled and is currently undeveloped. The majority of the project
site currently consists of pervious surfaces. The project site would be developed with
residential uses and would consist of more pervious surfaces than the former office use
on the project site. A total of 6.31-acres of the project site would consist of residential
lots, .9 I-acres would consist of open space and 1.9 6-acres would consist of roadways.
Comment DI-B
The submitted comment references that priority projects identified in the Drainage Area
Management Plan should be reviewed for potential storm water/urban runoff impacts.
Through the City's development review process, the proposed project has been
recognized as a priority project. The potential water quality impacts associated with the
implementation of the proposed project are evaluated in the DEIR. As shown on Page 23
ofthe DEIR, to mitigate potential water quality impacts associated with storm
water/urban runoff generated by the proposed project, the following mitigations measures
would be implemented:
WQ-I Prior to the issuance of grading permits, the project applicant shall provide proof
of coverage under NPDES General Construction Activity Storm Water Permit,
which includes a copy of the project permit number and two copies of the Storm
Water Pollution Prevention Plan.
WQ-2 Prior to issuance of grading permits the project developer shall submit and have
approved a surface drainage/utility plan that depicts all applicable Site design,
Structural Source Control and treatment Control Best Management Practices in
accordance with the Orange County Drainage Area Management Plan and the
City of Santa Ana Local Implementation Plan.
75~45
WQ-3 Prior to the issuance of grading permits the project developer shall provide two
copies of the Water Quality Management Plan that include the following:
I. Site Assessment
2. Site Design BMPs
3. Applicable Routine Source Control BMPs
4. Selection and sizing of the Treatment Control BMPs
5. Mechanisms by which funding for long-tenn operation and maintenance
of Structural BMPs will be provided
6. Operation and Maintenance Plan to describe the long-term operation and
maintenance requirements of all applicable Structural BMPs, and to
identifY the entity in charge of implementation
Comment DI-C
The submitted comment requests that the DEIR identifY receiving waters that may
receive runoff from the project site.
Page 22 of the DEIR identifies that runofffrom the project site would drain by sheet flow
along Farmers Drive and Orange Road before entering into the local storm drain system.
The local storm drain system would convey flows into Santiago Creek and then to the
Santa Ana River before ultimately discharging into the Pacific Ocean.
Comment DI-D
The submitted comment requests that the DEIR identifY the sensitivity of receiving
waters.
Page 22 ofthe DEIR identifies that the mouth of the Santa Ana River at the Pacific
Ocean is an impaired water body.
Comment DI-E
The submitted comment requests that the DEIR characterize the potential water quality
impacts associated with the proposed project.
Page 23 of the DEIR identifies that the primary concern for water quality pollutants
associated with the operation of the proposed project would be from urban runoff. Urban
runoff is defined as runoff that occurs during periods that are not usually associated with
rainfall, and are most commonly produced from landscaping irrigation, leaking pipes, and
water used to wash off surfaces tributary to the street. Since urban runoff originates in the
street, it commonly contains many common pollutants found in streets such as oil and
grease and sediment. Additionally, adverse water quality impacts could occur from rain
events when sediment, grease and oil on roadways and parking lots are flushed into the
local storm drain system. Additionally, the DEIR identifies that during construction
75~46
operations there is the potential that surface water generated from the project site could
be degraded.
Comment DI-F
The submitted comment requests that the DEIR identify the hydrologic conditions on the
project site.
The following discussion is from Page 24 and 25 of the DETR, discussing the hydrologic
condition on the project site.
The project site is relatively flat. Prior to the demolition of the project site, the majority of
the site was covered by an asphalt parking lot. Approximately 60% of the project site
drained in a north to south direction, by sheet flow along Farmers Drive, before entering
an existing storm drain, at the corner of Memory Lane and Flower Street. The existing
storm drain is tributary to Santiago Creek just upstream ofthe Santa Ana River. The 25-
year discharge at the limit of the property was approximately 14.33 cfs. The 100-year
peak discharge was approximately 18.68 cfs. The remaining 40% of the project site
drained in a south to north direction onto Orange Road. The 25-year discharge was 8.15
cfs and the 100-year discharge is 10.68 cfs. The proposed project would maintain the
existing flow paths, and would not alter existing drainage areas tributary to the Santiago
Creek or the Santa Ana River. Implementation of the proposed project would result in a
reduction of peak discharges during the 25- Year and 1 00- Year events compared to the
previous condition on the project site. Along Farmers Drive the 25-Year discharge would
be approximately 13.43 cfs and the 100- Y ear discharge would be approximately 17 .61
cfs. Along Orange Road the 25- Year discharge would be approximately 6.11 cfs and the
100-Year discharge would be approximately 8.09. The reduction in discharge would be
due primarily to the increase of pervious surfaces provided on the project site. With this
condition, there would be a 6% reduction of peak flows discharged to Farmers Drive and
a 25% reduction of peak flows to the intersection of Flower Street and Orange Road.
Comment DI-G
The submitted comment requests that the DEIR provide an assessment of the significance
of water quality impacts associated with the proposed project.
Page 23 of the DEIR identifies the water quality impacts as potentially significant and
that to reduce potential short-term construction related water quality impacts and long-
term operational water quality impacts to a level that would be less than significant,
Mitigation Measures WQ- 1, WQ-2 and WQ-3 shall be implemented.
Comment DI-H
The submitted comment requests an evaluation of threshold of significance to determine
potential water quality impacts.
75Co,47
Page 21 and 22 of the DEIR identifies the threshold of significance used to determine
potentially significant water quality impacts. The thresholds of significance are from the
City of Santa Ana CEQA Checklist and are based on the CEQA Checklist provided in
Appendix G of the CEQA Guidelines.
Comment Dl-1
The submitted comment states that if a project has the potential to create a major new
storm water discharge, the DEIR should consider a quantitative analysis of the
anticipated pollutant loads in the storm water discharges to the receiving waters.
Page 24 of the DEIR identifies that along Farmers Drive, the 25-Year discharge would be
approximately 13.43 cfs and the 100-Year discharge would be approximately 17.61 cfs.
Along Orange Road the 25- Year discharge would be approximately 6.1 I cfs and the 100-
Year discharge would be approximately 8.09. These flows are a reduction compared to
the hydrologic conditions on the project site generated from the former office use on the
project site. The reduction in discharge would be due primarily to the increase of
pervious surfaces provided on the project site. With this condition, there would be a 6%
reduction of peak flows discharged to Farmers Drive and a 25% reduction of peak flows
to the intersection of Flower Street and Orange Road. The peak flows from the project are
not considered a major new storm water discharge. To mitigate potential water quality
impacts associated with storm water runoff generated from the project site, Mitigation
Measures WQ-l, WQ-2 and WQ-3 would be implemented.
Comment DI-J
The submitted comment requests that cumulative impacts of the project with other
projects be considered in the DEIR
The project site is located within an area that is essentially built out. There are no other
proposed projects in the vicinity of the project that would contribute cumulative water
quality impacts. Page 22 and 23 of the DEIR does identifY that storm water flows from
the project site along with other areas in the City would drain into Santiago Creek, Santa
Ana River and the Pacific Ocean and that the proposed project could contribute potential
water quality impacts to the receiving waters. Mitigation Measures WQ-l, WQ-2 and
WQ-3 have been identified in the DEIR to mitigate potential water quality impacts to the
receiving waters.
Comment D2
The submitted comment states that Post-Construction Best Management Practices should
be consistent with the County of Orange Drainage Area Management Plan.
Mitigation Measure WQ-2 on Page 23 of the DEIR requires that the project surface
drainage plan depict all applicable Site Design, Structural Source Control and Treatment
75Gn-48
Control Best Management Practices in accordance with the Orange County Drainage
Area Management Plan.
Comment D3
The submitted comment states that the construction phase of the project should include
compliance with the State General Construction Permit.
Mitigation Measure WQ-l on Page 23 of the DEIR requires the project developer to
show proof of coverage under the NPDES State General Construction Activity Storm
Water Permit and submittal of a Stonn Water Pollution Prevention Plan.
7 SCoT49
Arnold
Schwarzenegger
Governor
S TAT E OF C A L I FOR N I A
Governor's Office of Planning and Research
State Clearinghouse and Planning Unit
~OFl'lAtt""/.t
.""~~~' .~
1 * ~
ffi ...-. Ni
~.,"~.!J
"'}: ~""
"ftfOFCAtlfG
Sean Walsh'
Director
Seplember 22, 2005
Dan Batt
City of Santa Ana
20 Civic Center Plaza
Santa Ana, CA 92702
Subject: Shea Development
SCH#: 2005041176
f)p::lr f1::1n Hoff-
.
The State Clearinghouse submitted the above named Draft EIR to selected state agencies for review. The
review period closed on September 21, 2005, and no state agencies submitted comments by that date. This \
letter acknowledges that you have comphed with the State Clearinghouse review requirements for draft 6.. '
environmental documents, pursuant to the California Environmental Quahty Act. V
Please call the State Clearinghouse at (916) 445-0613 if you have any questions regarding the
environmental review process. If you have a question about the above-named project, please refer to the
ten-digit State Clearinghouse number when contacting this office.
Sincerely,
~s~.~
Director, State Clearinghouse
RECEIVED
SEP 2 8 Z005
SANTA ANA PLANNING DEPT
1400 TENTH STREET P.O. BOX 3044 SACRAMENTO, CALIFORNIA 95812-3044
TEL (916) 445-0613 FAX (916) 323-3018 WWW.opr.ca.gov
75CnSO
Document Details Report
State Clearinghouse Data Base
SCH#
Project Title
Lead Agency
2005041176
Shea Development
Santa Ana, City of
Type EIR Draft EIR
Description Proposed project involves the development of 36 single family homes.
Lead Agency Contact
Name Dan Batt
Agency City of Santa Ana
Phone (714) 667-2719
email
Address
City
Fax
20 Civic Center Plaza
Santa Ana
State cA Zip 92702
Project Location
County Orange
City Santa Ana
Region
Cross Streets Fiower Street 1 Memory Lane
Parcel No.
Township Range
.
Section
Base
Proximity to:
Highways 1-5
Airports John Wayne Airport
Railways
W<lterways
Schools
Land Use Currently land use is vacant and zoned for single-family residential land uses.
Project Issues
AestheticNisual; Air Quality; Noise; Toxic/Hazardous
Reviewing
Agencies
Resources Agency; Regional Water Quality Control Board, Region 8; Department of Parks and
Recreation; Native American Heritage Commission; Department of Health Services; Department of
Fish and Game, Region 5; Department of Water Resources; California Highway Patrol; caltrans,
District 12; caltrans, Division of Aeronautics
Date Received 08/08/2005
Start of Review 08/0812005
End of Review 09/21/2005
Note: Blanks in data fields result Z~ij information provided by lead agency.
Comment Letter E
California State Clearinghouse
September 22, 2005
E-l The submitted comment acknowledges that the public review period for the
DEIR closed and that no State agencies have submitted comments.
Additionally, the submitted comment states that the DEIR was prepared in
accordance with the California Environmental Quality Act. No response is
required.
7 SCi52
APPENDIX A
NOTICE OF AVAILABILITY
75.Cr4i3
NOTICE OF AVAILABILITY
DRAFT FOCUSED ENVIRONMENTAL IMPACT REPORT
Project Title:
Shea Homes Residential Project
Project Location:
2800 North Farmers Drive
Lead Agency:
City of Santa Ana
Project Summary: The Shea Homes Residential Development Project involves the development of a 36-unit
single-family subdivision. The proposed project would be a low-density residential development with a gross
density of 6 dwelling lUlits per acre. The lot sizes for the project would range from 6,030 sq. ft. to l3,042-sq.ft. A
3,084-sq. ft. open space lot is proposed along the western end of the project site. A landscape program has been
proposed along project streets to enhance the aesthetic appearance of the residential community. A twenty-foot high
sound wall is proposed along the northeastern bOlUldary of the property to further reduce noise impacts on the
project site. The proposed sound wall would be located south west of the existing Cal Trans sound wall along 1-5.
Approximately 15 feet of area would be provided between the existing Cal Trans sOlUld wall and the proposed sOlUld
wall.
With the inclusion of mitigation measures to reduce potential impacts, the Draft Focused ErR concludes that the
project would result in less than significant impacts to: aesthetics, air quality, cultural resources, geology, water
quality, hydrology, hazards, and interior living noise impacts. The Draft EIR also concludes that the project would
result in significant and unavoidable impacts in regards to exterior living area noise impacts. The site is not listed on
any hazardous material sites detailed in Section 65962.5 of the Government Code.
Public Review Period: The Draft Focused EIR has been prepared in compliance with the California Environmental
Quality Act (CEQA) Public Resources Code 21000 et seq. The Draft Focused EIR and all referenced documents
will be available for review at the following address during normal business hours:
City of Santa Ana
Planning Division
20 Civic Center Plaza
Santa Ana, California 92702
The Draft Focused ErR will also be available for review at the following address during normal business hours:
City of Santa Ana Library
26 Civic Center Plaza
Santa Ana, California 92702
Written comments on the Draft Focused EIR should be addressed to:
Mr. Dan Bott, Environmental Coordinator
City of Santa Ana
Planning Department
P. O. Box 1988
Santa Ana, California 90262
dbott@ci.santa-aDa.ca.us
(714) 667-2719
The review period for the Draft Focused EIR is from August 9, 2005 through September 22,2005. All comments on
the Draft Focused EIR must be received by 5:00 p.m. on September 22,2005. A public hearing with the Santa Ana
Planning Commission has been scheduled for August 22,2005 to receive comments from the public. The meeting
will be held at the City Council Chambers at 22 Civic Center Plaza. Please contact the City of Santa Ana for the
time of the meeting.
75.Crli4
APPENDIX B
AUGUST 22, 2005 PLANNING COMMISSION MINUTES
75c'T65
ACTION MINUTES OF THE REGULAR MEETING
OF THE PLANNING COMMISSION
OF THE CITY OF SANTA ANA
August 22, 2005
CALL TO ORDER:
5:06 P.M.
CITY HALL ROSS ANNEX CONFERENCE 1600
20 CIVIC CENTER PLAZA
D'
J
ATTENDANCE:
COMMISSIONERS PRESENT:
Don Cribb
Harvey De La Torre
James Gartner (arrived 5:19 p.m.)
Christopher Leo, Vice Chairman
Tom Lutz
Glenn Mondo, Chairman
Alexander Nalle
STAFF PRESENT:
Jay Trevino, Ex. Dir., Pian. & Bldg. Agency
Ben Kaufman, Chief Assistant City Attorney
Karen Haluza, Principal Pianner
Martha Ramirez, Recording Secretary
CONSENT CALENDAR
MOTION: Appro~e staff recommendations on the following Consent Calendar.
o
MOTION: Nalle
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
SECOND: Cribb
Cribb, De La Torre, Leo, Lutz, Mondo, Nalle (6)
None (0)
None (0)
Gartner (1)
A. MINUTES
RECOMMENDATION:
Approve the minutes of the regular meeting of Juiy 25, 2005.
Approve the minutes of the regular meeting of August 8, 2005.
Commissioner Leo abstained on the Minutes of August 8, 2005.
B. RECORDING SECRETARY REPORT
Pursuant to the Brown Act, the August 8, 2005 Agenda for the Regular Meeting
was posted on the door of the City Hall Council Chambers at 22 Civic Center
Piaza on August 5, 2005 at 3:39 p.m.
n
: i
l__
RECOMMENDATION:
Instruct the Commission Secretary to enter posting into the minutes.
C.
MINOR EXCEPTION NO. 2005-07 .
Filed by Adam Gandara to allow the construction of a front yard fence with the
height and width of vertical elements larger than allowed by the zoning code in
the single family residential (R1) zoning district at 211 South Ross Street.
RECOMMENDATION:
Receive and fiie the staff report approving Minor Exception No. 2005-07.
Planning Commission Minutes
-1.-
7 5~Sttst 22,2005
4. AMENDMENT APPLICATION NO. 2005-03 AND TENTATIVE PARCEL MAP
NO. 2005-09 (COUNTY MAP NO.2002-14~)
Filed by Tu Van Nguyen who is requesting an amendment application to change
the zoning designation from Community Commercial (C1) to Single Family
Residential (R1) and a tentative parcel map to subdivide the property into two
parcels at 606 South Euclid Street.
n
PUBLISHED IN THE ORANGE COUNTY REPORTER:
PUBLICLY NOTICED:
August 12, 2005
August 12, 2005
RECOMMENDATION:
Recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-138.
2. Adopt an ordinance approving Amendment Application No. 2005-03.
3. Adopt a resolution approving Tentative Parcel Map No. 2005-09 (County
Map No. 2002-144) as conditioned.
Associate Planner Ann Ni presented the staff report and recommendation.
Commission discussed the need to have landscaping that is commensurate with
scale and massing of the buildings and responds to the project's location on a
major arterial street.
The public hearing was opened.
Representing the developer, Thomas Childress commented on the two projects
to the north facing the street.
n
L.I
The public hearing was closed.
MOTION: Recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2005-138.
2. Adopt an ordinance approving Amendment Application No. 2005-03.
3. Adopt a resolution approving Tentative Parcel Map No. 2005-09 (County
Map No. 2002-144) as conditioned.
4. Two additional trees, 15-gallon in size, shall be planted within the front yard
setback area at the applicant's consent and subject to the Planning
Manager's approval.
MOTION: Cribb
VOTE: AYES:
NOES:
ABSTAIN:
ABSENT:
SECOND: Lutz
Cribb, De La Torre, Gartner, Leo, Lutz, Mondo, Nalle (7)
None (0) .
None (0)
None (0)
5. DRAFT ENVIRONMENTAL IMPACT REPORT NO. 2005-01
r-,
, I
li
Filed by the City of Santa Ana to receive public comments on the Draft
Environmental Impact Report for a residential development by Shea Homes at
2800 North Farmers Drive in the Single Family Residential (R1) zoning district.
PUBLISHED IN THE ORANGE COUNTY REPORTER:
PUBLICLY NOTICED:
August 12, 2005
August 12, 2005
RECOMMENDATION:
Receive and file public comments on Draft Environmental Impact Report No.
2005-01.
Planning Commission Minutes
- 13-
7 Se,..i'rst 22, 2005
Commissioner Nalle disclosed he held conversations with representatives from
Shea Homes.
Assistant Planner Lucy Linnaus presented the staff report and recommendation.
The public hearing was opened.
o
Dave Hoen spoke in support of the project and indicated preference that the
development not be gated.
The public hearing was closed.
MOTION: Receive and file public comments on Draft Environmental Impact
Report No. 2005-01.
Vice Chair Leo recommended that trees be pianted to create a privacy buffer for
adjacent single family homes and that existing jet fuel line be monitored for safety. Mr.
Kaufman provided additional information on jet fuel line.
MOTION:
VOTE:
Nalle
AYES:
NOES:
ABSTAIN:
ABSENT:
SECOND: Mondo
Cribb, De La Torre, Gartner, Leo, Lutz, Mondo, Nalle (7)
None (0)
None (0)
None (0)
7. Public Comments (for items not on the agenda)
n
u
Glen Stroud thanked Chairman Mondo for his services to this Commission and
dedication to the Planning Commission and the community.
STAFF AND COMMISSION COMMENTS
8.
Staff Comments
Mr. Trevino thanked Chairman Mondo for his service and leadership on the
Planning Commission.
Mr. Kaufman also expressed his gratitude to Chairman Mondo.
9. PlanninQ Commission Comments
Commissioner Lutz
. Requested removal of an abandoned car at Western Street, between Second
and Third Streets.
. Congratulated Julie Stroud for the Morrison Park event held on August 20.
. Thanked Chairman Mondo for his many years of service with the City and the
Commission.
Commissioner Gartner
. Thanked Chairman Mondo for his services; mentoring and wished him well.
n
u
Commissioner Nalle
. Recommended speed hump and parking restriction enforcement at the New
Horizons Neighborhood. Taig Higgins indicated that the Traffic Engineering
Department will follow up. Mr. Trevino stated that Mr. Ross offered
assistance regarding the same issues at a recent neighborhood association
meeting.
. Requested Code Enforcement inspection at the northeast corner of Santa
Clara and Heliotrope where there is a six feet high container in the driveway.
. Thanked Chairman Mondo for all his first-rate services to the City and wished
him well.
Planning Commission Minutes
-14-
7 5CnS-8ust 22,2005
APPENDIX C
OCTOBER 10, 2005 PLANNING COMMISSION MINUTES
75Cni9
TO BE PROVIDED AFTER OCTOBER 10, 2005
PLANNING COMMISSION HEARING
7 SCniO
SHEA HOMES RESIDENTIAL PROJECT
MITIGATION MONITORING PROGRAM
Mitil!ation Measure Al!ency I ADDroval
Prior to Issuance of Gradinl! Permit
The proposed proj ect shall incorporate Planning/
architectural elements and landscape Building
treatments in and around the sound wall.
The proposed treatment shall be approved
by the Planning Division prior to issuance of
grading permits.
Prior to Issuance of grading permits a Planning!
construction-level geotechnical report shall Building
be submitted for review and approval to the
Building Department and/or Public Works
Department. The report shall address the
potential for seismically induced soil
liquefaction and soil instability. Based on
the study detailed grading recommendations
and foundation design criteria shall be
provided.
Prior to issuance of grading permits the Public Works
project developer shall provide proof of
coverage under NPDES General
Construction Activity Storm Water Permit
that includes a copy of the project's permit
issued by the State Water Resource Control
Board that identifies the project's permit
number and two copies of the Storm Water
Pollution Prevention Plan.
Prior to issuance of grading permits the Public Works
project developer shall submit and have
approved a surface drainage/utility plan that
depicts all applicable Site design, Structural
Source Control and treatment Control Best
Management Practices in accordance with
the Orange County Drainage Area
Management Plan and the City of Santa Ana
Local Implementation Plan.
7 scrS 1
Prior to the issuance of grading permits the Public Works
project developer shall provide two copies
of the Water Quality Management Plan that
include the following:
1. Site Assessment
2. Site Design BMPs
3. Applicable Routine Source Control
BMPs
4. Selection and sizing of the Treatment
Control BMPs
5. Mechanisms by which funding for
long-term operation and maintenance
of Structural BMPs will be provided
6. Operation and Maintenance Plan to
describe the long-term operation and
maintenance requirements of all
applicable Structural BMPs, and to
identify the entity in charge of
implementation
Prior to the issuance of grading permits the
project developer shall submit a final run-off
evaluation for review and approval showing
the existing and proposed facilities and
methods of draining the site without
exceeding the capacity of any street or
adjacent storm drain facility.
Prior to issuance of grading permits the
proj ect developer shall submit to the City of
Santa Ana Planning Division a letter from
the Department of Defense and Ca1Trans
that adequate access IS provided to the
Department of Defense fuel line and the
CalTrans sound wall.
Grading Plans and Building Plans for the
proposed proj ect shall note that all
construction equipment shall be properly
maintained and tuned to minimize noise
emissions,
75C~2
Public Works
Planning!
Building
Planning!
Building
construction activity on Sundays or federal
holidays. No construction equipment on the
project site shall operate including warming
up until after 7:00 a.m. Monday through
Friday and after 8:00 a.m. on Saturdays.
Grading Plans and Building Plans for the Planning!
proposed proj ect shall note that all Building
construction equipment shall be properly
maintained and tuned to minimize noise
emISSIOns,
Grading Plans and Building Plans for the Planning!
proposed project shall note that all Building
equipment shall be fitted with properly
operating mufflers and air intake silencers.
The building plans for the proposed proj ect Planning!
shall reflect a 20- foot noise wall along the Building
northeastern boundary ofthe proj ect a site.
The noise wall shall have a surface density
of at least 3.5 pounds per square foot and
shall no openings or gaps. The noise wall
may be constructed of stud and stucco, 3/8
inch plate glass, 5/8 inch Plexiglas, any
masonry material, or a combination of these
materials.
Building plans for all residential units shall Planning!
reflect the following construction details; Building
. The roof/ceiling assembly shall incorporate
concrete or composition tiles on the exterior
and a minimum Yz" gypsum drywall on the
interior surface of the living area. Roofs
shall be sloped and attic spaces shall be
insulated with fiberglass insulation.
. Exterior walls shall be wood stud
construction with stucco exteriors and a
minimum 1'2" gypsum drywall on the
interior. All exterior walls shall include
fiberglass insulation in the stud cavities.
. All operable windows shall have a rating of
7 SCMi3
Grading Plans and Building Plans for the
proposed project shall note that all
equipment shall be fitted with properly
operating mufflers and air intake silencers.
To ensure compliance with SCAQMD Fugitive
Dust Rule 403, grading plans for the proposed
project shall reflect the following notes:
All material excavated or graded will be sufficiently
watered to prevent exceSSlVe 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 period of high winds (winds greater than 25
mph averaged over one hour) or during Stage 1 or
Stage 2 smog episodes.
Streets surrounding the proj ect site should be
cleaned at the end of each day of construction.
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 m proper tune according to
manufacturer's specifications.
Planning!
Building
Planning!
Building
Mitil!ation Measure Al!ency
Prior To Issnance of Buildinl! Permits
Building plans for the proposed proj ect shall Planning!
reflect that onsite lighting on the proj ect site Building
is located in such a manner that the direct
rays of the lighting are confined to the
property and would not spill over to adj acent
residential areas.
Grading Plans and Building Plans for the
proposed proj ect shall note that construction
activities on the project site shall take place
between the hours of 7:00 a.m. and 8:00
p.m. Monday through Friday and 8:00 a.m.
to 8:00 p.m. on Saturdays and no
7~64
ADDroval
Planning!
Building
STC-24. All fixed windows shall have a
rating of STC-28.
. All entry doors shall have a rating of STC-
28.
The building plans for the Traditions Plan 2 Planning!
on Lots 10, 22 and 27 shall reflect the Building
following construction details:
. The Retreat shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-26 or STC-28.
. The Library shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-32 or STC 35. All fixed
windows shall have a rating ofEWNR-36 or
STC-40. All entry doors shall have a rating
ofEWNR-29 or STC-32.
. Bedroom 3 shall be installed with attic
baffles. All operable windows shall have a
rating ofSTC EWNR-32 or STC-35. All
fixed windows shall have a rating of
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
The building plans for the Renaissance Plan Planning!
3 on Lots 11,23, and 26 shall reflect the Building
following construction details:
. The Retreat shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-26 or STC-28.
. Bedroom 2 shall be installed with attic
baffles. All operable windows shall have a
rating ofSTC EWNR-32 or STC-35. All
fixed windows shall have a rating of
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
. Bedroom 3 shall be installed with attic
75~65
baffles. All operable windows shall have a
rating of STC EWNR-32 or STC-35. All
fixed windows shall have a rating of
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
The building plans shall reflect that Planning!
mechanical ventilation shall be provided for Building
residential units located on residential Lots
6,7,8,9, 1~ 11, 12, 13, 14, 15, 19,20,21,
22,23,24,25,26,27,28,29,30.
Prior To Recordation Of Final Subdivision Maos
Miti2ation Measure Al!encv Aooroval
Prior to the recordation of final subdivision Planning!
maps, a special disclosure statement of the Building
presence of the jet fuel line is required to be
provided on subdivision maps and deeds for
the proj ect.
Prior To Buildinl! AUT roval
Mitil!ation Measure A2encv Aooroval
Prior to Building Approval, the project Planning!
developer, at their sole expense, shall Building
conduct a noise monitoring analysis to
ensure that the residential units on
Residential Lots 10, 11,22,23,26 and 27
achieve an interior noise level of 45 CNEL.
Prior to Building Approval occupancy, a PlanninglBuilding
disclosure statement on the
risks and potential exposure to Particulate
Diesel Matter shall be provided on all final
subdivision maps grant deeds for the project.
Prior to and Durinl! Construction
Mitil!ation Measure Al!encv Aooroval
In the event unknown cultural resources are Planning!
encountered, all earthwork activities in the Building
area of the finding shall halt and the City of
Santa Ana Environmental Coordinator shall
be contacted for appropriate action.
During construction operations near the jet
fuel pipeline, a representative from the Planning!
Department of Defense shall be present to Building:
7SG,t.66
monitor construction activities to ensure that
no damage occurs to the jet fuel pipeline.
Prior to commencement of construction
activities, the proj ect developer shall
identify to the City a construction
relation officer to act as a community
liaison concerning onsite construction
activity impacts. The name and phone
number of the construction relation
officer shall be posted on the proj ect
site.
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CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT,
FINDINGS AND APPROVALS FOR THE SHEA HOMES RESIDENTIAL 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 EIR-2005-01, State Clearinghouse
No. 2005041176 for the Shea Homes Residential 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 EIR and that it has reviewed and
considered the information in the Final EIR prior to approving the Shea Homes Residential
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 EIR, 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 it has independently reviewed and analyzed the Draft EIR and the Final EIR for
the Shea Homes Residential Project, that the Draft EIR which was circulated for public review
reflected its independent judgment and that the Final EIR reflects the independent judgment of
the 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 Mitigation Monitoring Program (MMP) for
the project, which is contained in the Final ErR and which describes the process to ensure
implementation of the mitigation measures that have been incorporated in the approved project
to reduce or avoid significant adverse impacts of the project on the environment. The MMP will
ensure CEQA compliance during project implementation.
3.0 ENVIRONMENTAL REVIEW PROCESS
3.1 PROJECT BACKGROUND AND OBJECTIVES
The Shea Homes Residential Project site is located at 2800 North Fanners Drive within the
northeastern part of the City of Santa Ana, Orange County California. The project site is
bounded by the Santa Ana Freeway to the north and Fanners Drive to the west.
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The proposed project involves the development of 36 single family dwellings.
The objectives for the Shea Homes Residential Project are to:
. To provide additional single family detached housing opportunities in the northeastern area
of the City of Santa Ana.
. Provide a residential community that would be compatible in scale and design with existing
residential uses in the project area.
. To provide a planned community oflarge single family homes on large lots.
. To provide infill housing opportunities on one of the last remaining vacant parcels in the
City.
The City of Santa Ana is the Lead Agency for the EIR, as defined by Section 21067 ofCEQA. The
City of Santa Ana has determined that the EIR is requITed for the Shea Homes Residential 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 EIR is
intended to serve as a project EIR for the Shea Homes Residential Project Tentative Tract Map
approval and other related implementation actions.
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 proj ect 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.
. Compliance with California Subdivision Map Act and approval TentativeIFinal Tract Maps
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 Shea Homes Residential project on June 1, 2005 for a 30-day review period. The
NOP/1S was distributed to the State Clearinghouse Office of Planning and Research, public
agencies, neighborhood associations and other interested parties in the project area. The NOP/IS
is provided in Appendix A of the Draft EIR. The City of Santa Ana received two written
responses to the NOP. Copies of these comment letters are provided in Appendix A of the Draft
EIR.
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3.2.2 Draft EIR
Circulation of the Draft EIR
The City of Santa Ana circulated the Draft E1R for the Shea Homes Residential Project for
public review between August 9, 2005 and September 22, 2005. The Responses to Comments
Report (RTC) documents the public review and comment period for the Draft EIR. The Notice
of Availability (NOA) for the Draft EIR is provided in Appendix A of the RTC Report. The
NOA was published in the Orange County Register on August 9, 2005, and filed with the Orange
County Clerk.
Written Comments
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 Shea Homes Residential Project were received from the following:
. Southern California Association of Governments
. Orange County Sanitation District
. California Department of Transportation
. County of Orange
Planning Commission Public Hearing
A public hearing was held on the Draft EIR for the Shea Homes Residential Project as part of the
regularly scheduled August 22, 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. The minutes
from the public hearing is provided in Appendix B of the RTC Report.
Second Planning Commission Public Hearing
A second public hearing with the Santa Ana Planning Commission was held on the Final EIR for
the Shea Homes Residential Project on October 10, 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 EIR and to receive additional public comments
on the Draft EIR. There were no additional comments raised by the public on the Final EIR. At
the conclusion of the meeting, the Santa Ana Planning Commission recommended the City
Council certify the Final EIR for the Shea Homes Residential project. The minutes from the
public hearing is provided in Appendix C of the RTC Report.
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Written Responses to Written Comments
The City evaluated the comments on environmental issues received from persons who reviewed
the Draft ElR. 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
EIR. 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 EIR 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 EIR 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 EIR 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 EIRs and
in the administrative record, as well as the requirements under Section 15088.5 of the CEQA
Guidelines regarding recirculation of Draft EIR, the City hereby finds that there is no new
significant information and no need to recirculate the Draft EIR. Therefore, the Final EIR has
been prepared and considered by the City.
3.3 FINAL ENVIRONMENTAL IMPACT REPORT
The City has prepared a Final EIR for the Shea Homes Residential Project. In accordance with
the requirements of CEQA and the CEQA Guidelines, the Final EIR consists of:
(a) The Draft EIR;
(b) Clarifications, 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;
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(d) The City's responses to the comments received on the Draft EIR, provided in the RTC
Report;
(e) The Final MMP and
(f) 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
Shea Homes Residential Project. All the mitigation measures identified in the Final EIR are
included in the project approval and are made conditions of the Shea Homes Residential Project.
The following Findings are made with respect to each significant adverse environmental impact
of the Shea Homes Residential 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 partially mitigated, but not to below a
level of significance. As described later in these Findings, the Shea Homes Residential
Project would result in significant adverse impacts, which cannot be mitigated to below a
level of significance.
. 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.
For each potentially significant adverse impact of the Shea Homes Residential Project, one of the
following findings must be made, including the provision of facts supporting each finding:
.
Mitigation measures have been incorporated into 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 proj ect alternatives identified in the Final EIR.
4.1
POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE SHEA HOMES
RESIDENTIAL PROJECT, WHICH CANNOT BE MITIGATED TO BELOW A
LEVEL OF SIGNIFICANCE
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Potentially significant adverse impacts of the Shea Homes Residential 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 potentiall y significant adverse impacts of the Shea Homes
Residential 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 Shea Homes Residential
Project, as described later in Section 7.0 (Statement of Overriding Considerations).
4.1.1 Impacts Related to Exterior Living Area Noise Impacts
Potentiallv Significant Adverse Impact Related to Noise Impacts
As described in Section 5.3 in the EIR, the Shea Homes Residential Project would be subject to
noise impacts exceeding the City's exterior living area noise standard.
Finding Related to Noise 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 Noise Impacts
There are no feasible mitigation measures or project alternatives to reduce the exterior living area
noise impacts of the proj ect to a level that would be less than significant. Therefore, the exterior
living area noise impacts associated with the Shea Homes Residential Project would be
significant and unavoidable. Compliance with the following project mitigation measures would
lessen exterior living area noise impacts, but not to a level that would be less than significant.
N-4. The building plans for the proposed project shall reflect a 20-foot noise wall along the
northeastern boundary of the project a site. The noise wall shall have a surface density of
at least 3.5 pounds per square foot and shall no openings or gaps. The noise wall may be
constructed of stud and stucco, 3/8 inch plate glass, 5/8 inch Plexiglas, any masonry
material, or a combination of these materials.
4.2 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE SHEA HOMES
RESIDENTIAL PROJECT, WHICH CAN BE MITIGATED TO BELOW A
LEVEL OF SIGNIFICANCE
Potentially significant adverse impacts of the Shea Homes Residential 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.
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4.2.1 Impacts Related to Aesthetics
Potentiallv Significant Adverse Aesthetic Impacts
The size and mass of the proposed sound wall would result in an adverse aesthetic impact.
Findings Related to Aesthetic Impacts
A mitigation measure has 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 Aesthetic Impacts
Implementation of Mitigation Measure A-I below would substantially lessen the adverse
aesthetic impacts of the Shea Homes Residential Project related to the proposed sound wall, to a
level that would be less than significant.
A-I The proposed project shall incorporate architectural elements and landscape treatments in
and around the sound wall. The proposed treatment shall be approved by the Planning
Division prior to the issuance of grading permits.
Level of Significance of Impacts Related to Aesthetic Impacts
The adverse impacts ofthe Shea Homes Residential Project related to aesthetic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
A-I, provided above.
4.2.1.2 Potentially Significant Adverse Aesthetic Light and Glare Impacts
Implementation of the proposed proj ect would introduce new sources oflight and glare into the
project area. To minimize light and glare impacts on adjacent land uses, onsite lighting would
need to be located so that all direct rays are confined to the project site. To ensure lighting is
confined to the project site the following mitigation measure shall be implemented.
Findings Related to Aesthetic Light and Glare Impacts
A mitigation measure has been incorporated into the proj ect, which avoids or substantially lessens
the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Aesthetic Light and Glare Impacts
Implementation of Mitigation Measure A-2 below would minimize adverse light and glare
impacts of the Shea Homes Residential Project.
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A-2 Building Plans for the proposed project shall reflect that onsite lighting on the project site
is located in such a manner that the direct rays ofthe lighting are confined to the property
and would not spill over to adj acent residential areas.
Level of Significance of Impacts Related to Aesthetic Light and Glare Impacts
The adverse impacts of the Shea Homes Residential Project related to aesthetic light and glare
impacts would be minimized with the implementation of Mitigation Measure A-2, provided
above.
4.2.2 Impacts Related to Impacts to Cultural Resources
Even though the project site has been previously graded there is the potential that unknown
archaeological resources and/or unknown human remains could be encountered and impacted
significantly during grading operations.
Findings Related to Cultural Resources
A mitigation measure has been incorporated into the project, which avoids, or substantially lessens
the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Cultural Resources
Implementation of Mitigation Measure C-l would reduce the adverse significant impacts of the
Shea Homes Residential Project related to impacts to unknown cultural resources to a level that
would be less than significant. .
C-l In the event unknown cultural resources are encountered, all earthwork activities in the
area of the finding shall halt and the City of Santa Ana Environmental coordinator shall
be contacted for appropriate action.
Level of Significance of Impacts Related to Cultural Resource Impacts
The adverse impacts of the Shea Homes Residential Project related to cultural resource impacts
would be mitigated to below a level of significance based on the implementation of Mitigation
Measure C-l, provided above.
4.2.3 Impacts Related to Impacts to Geology
Construction operations associated with the proposed project would involve earthwork activity
that could potentially result in erosion impacts.
Findings Related to Geology
A mitigation measure has been incorporated into the project, which avoid or substantially lessen the
significant environmental effect as identified in the EIR.
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Facts in Support ofthe Finding Related to Geology
Implementation of Mitigation Measure G-l would substantially lessen the adverse impacts of the
Shea Homes Residential Proj ect related to erosion impacts to a level that would be less than
significant.
G-l Prior to issuance of grading permits the project developer shall provide proof of coverage
under NPDES General Construction Activity Storm Water Permit that includes a copy of
the project's permit issued by the State Water Resources Control Board that identifies the
project's permit number and two copies of the Storm Water Pollution Prevention Plan.
Level of Significance of Impacts Related to Geology Impacts
The adverse impacts of the Shea Homes Residential Project related to geologic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
G-I, provided above.
4.2.3.1 Impacts Related to Impacts to Geology
According to the preliminary geotechnical report prepared for the proj ect site, the soil conditions
on the project site are suitable for the development of the proposed project. However, a
construction-level geotechnical report would be needed to evaluate site specific soil liquefaction
constraints, soil conditions, building load requirements and to identify design recommendations
to ensure the geotechnical stability of the proj ect site.
Findings Related to Geology
A mitigation measure has 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 Geology
Implementation of Mitigation Measure G-2 below would substantially lessen the adverse impacts
of the Shea Homes Residential Project related to geology impacts to a level that would be less
than significant.
G-2 Prior to issuance of grading permits a construction-level geotechnical report shall be
submitted for review and approval to the Building Department and/or Public Works
Agency. The report shall address the potential for seismically induced soil liquefaction
and soil instability. Based on the study detailed grading recommendations and foundation
design criteria shall be provided.
Level of Significance of Impacts Related to Geology Impacts
The adverse impacts of the Shea Homes Residential Project related to geologic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
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G-2, provided above.
4.2.4 Impacts Related to Impacts to Hazards/Hazardous Materials
Potentially Significant Adverse Impacts Related to Hazards/Hazardous Materials
There is slight possibility that the existing underground jet fuel line could become active. As a
precaution, future property owners would be disclosed of the fuel line. During construction
operations there is the potential that the j et fuel line could be damaged.
Findings Related to impacts to Hazards/Hazardous Materials
Mitigation 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 Hazards/Hazardous Materials
Implementation of Mitigation Measures H-l, H-2 and H-3 provided below, would substantially
lessen the adverse impacts of the Shea Homes Residential Project related to Hazards/Hazardous
Materials, and would reduce this potentially significant adverse impact to below a level of
significance.
H-l During construction operations near the jet fuel pipeline, a representative from the
Department of Defense shall be present to monitor construction activities to ensure that
no damage occurs to the jet fuel line.
H-2 Prior to the recordation of final subdivision maps, a special disclosure statement of the
presence of the jet fuel line is required to be provided on subdivision maps and deeds for
the project.
H-3 Prior to issuance of grading permits the project developer shall submit to the City of
Santa Ana planning Division a letter from the Department of Defense and Cal Trans that
adequate access is provided to the Department of Defense fuel line and the Cal Trans
sound wall.
Level of Significance of Impacts Related to Hazards/Hazardous Materials
The adverse impacts of the Shea Homes Residential Project related to Hazards/Hazardous
Materials would be mitigated to below a level of significance based on the implementation of
Mitigation Measures H-l, H-2 and H-3, provided above.
4.2.5 Impacts Related to Impacts to Water Quality
Potentially Significant Adverse Impacts Related to Water Ouality
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Implementation of the proposed project could potentially result short-term construction related
water quality impacts and long-term operational water quality impacts.
Findings Related to impacts to Water Ouality
Mitigation measures have been incorporated into the project, which avoid or substantially lessen the
significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Water Ouality
Implementation of Mitigation Measures WQ-I, WQ-2 and WQ-3 provided below, would
substantially lessen the adverse water quality impacts of the Shea Homes Residential Project to a
level that would be less than significant.
WQ-l Prior to the issuance of grading permits, the project applicant shall provide proof of
coverage under NPDES General Construction Activity Storm Water Permit, which
includes a copy of the project permit number and two copies of the Storm Water
Pollution Prevention Plan.
WQ-2 Prior to issuance of grading permits the project developer shall submit and have approved
a surface drainage/utility plan that depicts all applicable Site Design Structural Source
Control and Treatment Control Best Management Practices in accordance with the
Orange County Drainage Area Management Plan and the City of Santa Ana Local
Implementation plan.
WQ-3 Prior to the issuance of grading permits the project developer shall provide two copies of
the Water Quality Management Plan that include the following:
(1) Site Assessment
(2) Site design BMPs
(3) Applicable Routine Source Control BMPs
(4) Selection and sizing of Treatment Control BMPs
(5) Mechanisms by which funding for long-term operation and maintenance of
Structural BMPs will be provided
(6) Operation and Maintenance Plan to describe the long-term operation and
maintenance requirements of all applicable Structural BMPs and to identify the
entity in charge of implementation.
Level of Significance ofImpacts Related to Water Ouality
The adverse impacts of the Shea Homes Residential Project related to Water Quality would be
mitigated to below a level of significance based on the implementation of Mitigation Measures
WQ-l, WQ-2 and WQ-3, provided above.
4.2.6 Impacts Related to Impacts to Hydrology
Potentially Significant Adverse Impacts Related to Hydrology
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The Public Works Department has preliminary determined that it is feasible that eXlstmg
drainage facilities within the project area would be able to provide adequate drainage for the
project. If existing drainage facilities are not adequate adverse drainage impacts could occur.
Findings Related to Impacts to Hydrology
A mitigation measure has been incorporated into the project, which avoid or substantially lessen the
significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Hydrology
Implementation of Mitigation Measure HY-l provided below, would substantially lessen the
adverse impacts of the Shea Homes Residential Project related to hydrology impacts, and would
reduce this potentially significant adverse impact to below a level of significance.
HY -1 Prior to issuance of grading permits the project developer shall submit a final run-off
evaluation for review and approval showing the existing and proposed facilities and
methods of draining the site without exceeding the capacity of any street or adjacent
storm drain facility.
Level of Significance of Impacts Related to Hydrology
The adverse impacts of the Shea Homes Residential Project related to Hydrology would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
HY-l, provided above.
4.2.8 Impacts Related to Impacts to Air Quality
Potentially Significant Adverse Impacts Related to Air Ouality
Implementation of the proposed project would result in less than significant long-term and short-
term air quality impacts. However dust impacts from construction operations could be nuisance
to nearby residential land uses. Additionally, future residents of the project would be exposed to
diesel particulate matter.
Findings Related to impacts to Air Ouality
Mitigation measures have been incorporated into the proj ect, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support of the Finding Related to Impacts to Air Ouality
Implementation of Mitigation Measures AQ-I, AQ-2 and AQ-3 provided below, would
substantially lessen the adverse impacts of the Shea Homes Residential Project related to air
quality impacts.
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AQ-I To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans for
the proposed project shall reflect the following notes:
.
All material excavated or graded will 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 period of high
winds (winds greater than 25 mph averaged over one hour) or during
Stage I or Stage 2 smog episodes.
.
Streets surrounding the project site should be cleaned at the end of each
day of construction.
.
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 to manufacturer's specifications.
AQ-2
Prior to the building permit final, a disclosure statement on the risks and potential
exposure to Particulate Diesel Matter shall be provided on all final subdivision
maps grant deeds for the proj ect.
AQ-3
Prior to commencement of construction activities, the proj ect developer shall
identify to the City a construction relation officer to act as a community liaison
concerning onsite construction activity impacts. The name and phone number of
the construction relation officer shall be posted on the project site.
Level of Significance of Impacts Related to Air Ouality
The adverse impacts of the Shea Homes Residential Project related to air quality would be
minimized based on the implementation of mitigation measure AQ-l, AQ-2 and AQ-3 provided
above.
4.2.8 Impacts Related to Interior Living Area Noise Impacts
Potentially Significant Adverse Noise Impacts Related to Interior Living Areas
Implementation of the proposed project would result in interior living areas being significantly
impacted with traffic noise.
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Findings Related to Noise Impacts to Interior Living Areas
Mitigation measures have been incorporated into the proj ect, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support of the Finding Related to Noise Impacts to Interior Living Areas
Implementation of Mitigation Measures N-5, N-6, N-7, N-8 and N-9 provided below, would
substantially lessen the adverse impacts of the Shea Homes Residential Project related to interior
living area noise impacts to a level that would be less than significant.
N-5. Building plans for all residential units shall reflect the following construction details:
. The roof/ceiling assembly shall incorporate concrete or composition tiles on the exterior
and a minimum Yz" gypsum drywall on the interior surface of the living area. Roofs shall
be sloped and attic spaces shall be insulated with fiberglass insulation.
. Exterior walls shall be wood stud construction with stucco exteriors and a minimum 1;2"
gypsum drywall on the interior. All exterior walls shall include fiberglass insulation in
the stud cavities.
. All operable windows shall have a rating of STC-24. All fixed windows shall have a
rating of STC-28.
. All entry doors shall have a rating of STC-28.
N-6. The building plans for the Traditions Plan 2 on Lots la, 22 and 27 shall reflect the
following construction details:
. The Retreat shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-26 or STC-28.
. The Library shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC 35. All fixed windows shall have a rating ofEWNR-36 or STC-40.
All entry doors shall have a rating ofEWNR-29 or STC-32.
. Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
N - 7. The building plans for the Renaissance Plan 3 on Lots 11, 23, and 26 shall reflect the
following construction details:
. The Retreat shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-26 or STC-28.
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. Bedroom 2 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
. Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
N-8 The building plans shall reflect that mechanical ventilation shall be provided for
residential units located on residential Lots 6, 7, 8, 9, la, II, 12, 13, 14, 15, 19,20,21,
22,23,24,25,26,27,28,29,30.
N-9 Prior to the building permit final for residential lots 10,11,12,22,23,26 and 27, the project
developer, at their sole expense, shall conduct a noise monitoring analysis to ensure that
the residential units on residential lots 10, 11,22,23,26 and 27 achieve an interior noise
level of 45 CNEL.
Level of Significance of Impacts Related to Interior Living Area Noise Impacts
The adverse impacts of the Shea Homes Residential Project related to air quality would be
reduced to a less than significant level with the implementation of Mitigation Measures N-5, N-
6, N-7, N-8 and N-9, provided above.
4.2.9 Impacts Related to Construction Noise Impacts
Potentially Significant Adverse Impacts Related to Construction Noise Impacts
Implementation of the proposed proj ect would result in significant construction noise impacts, if
the project does not adhere to the City's Noise Ordinance.
Findings Related to Noise Impacts to Construction Noise Impacts
Mitigation measures have been incorporated into the project, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support of the Finding Related to Construction Noise Impacts
Implementation of Mitigation Measures N-l, N-2, and N-3, provided below, would substantially
lessen the adverse impacts of the Shea Homes Residential Project related to construction noise
impacts.
N-l Grading Plans and Building Plans for the proposed project shall note that construction
activities on the project site shall take place between the hours of7:00 a.m. and 8:00 p.m.
Monday through Friday and 8:00 a.m. to 8:00 p.m. on Saturdays and no construction
activity on Sundays or federal holidays. No construction equipment on the project site shall
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operate including warming up until after 7:00 a.m. Monday through Friday and after 8:00
a.m. on Saturdays.
N-2 Grading Plans and Building Plans for the proposed project shall note that all construction
equipment shall be properly maintained and tuned to minimize noise emissions,
N-3 Grading Plans and Building Plans for the proposed project shall note that all equipment shall
be fitted with properly operating mufflers and air intake silencers.
Level of Significance ofImoacts Related to Construction Noise Impacts
The adverse impacts of the Shea Homes Residential Proj ect related to construction noise impacts
would be minimized with the implementation of Mitigation Measures N-l, N-2, and N-3,
provided above.
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 Shea Homes Residential Proj ect are less than significant and no
mitigation is required. 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 proj ect 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 fmdings of the IS are summarized in Section 4.0 (Effects Found Not to be
Significant) in the EIR.
The EIR and IS determined, based on substantial evidence in the record, that the following effects
of the project would have no significant adverse or no adverse impact on the environment.
4.3.1 Aesthetics
The project site is situated within an urban setting. According to the City's General Plan, the
project site is void of any scenic vistas or scenic resources. Additionally, there are no aesthetic
resources located along a State Highway within the vicinity of the project site. Implementation of
the proposed project would not result in significant impacts to any scenic vista or scenic resource
on the project site.
4.3.2 Agriculture
According to the California Department of Conservation Farmland Mapping and Monitoring
Program, the project site does not contain Unique Farmlands, Prime Farmlands or Farmlands of
Statewide Importance. Based on the City's General Plan, the project site is not planned for
agricultural uses. Additionally, the project site is not included within any existing Williamson
Contracts. A site visit conducted by the City's Environmental Coordinator confirmed the project site
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is currently not in agriculture production. Implementation of the proposed project would not result
in adverse impacts to any agriculture resources.
4.3.3 Air Quality
The operation of the proposed project would not generate objectionable odors to the public. During
construction operations some objectionable odors could be emitted from construction equipment.
However, the potential odor impacts would be short-term and would be considered less than
significant.
4.3.4 Biological Resources
The project site is situated within an urban setting. According to the California Department ofFish
and Game Natural Diversity Data Base and the City's Updated General Plan Land Use Element
EIR, there are no sensitive biological resources located on or within the nearby vicinity of the
project site. Implementation of the proposed project would not result in any adverse impacts to any
sensitive biological resources.
4.3.5 Cultural Resources
The project site is currently vacant and void of any structures. Implementation of the proposed
project would not result in significant impacts to any historical structures.
According to the City's Updated General Plan Land Use Element EIR, the project site is not
located in an area where paleontological resources are known to exist. Given the age and geology
of the project area, it is unlikely that unknown paleontological resources would exist on the
project site. Implementation of the proposed project would not result in adverse impacts to any
paleontological resource.
4.3.6 Geology/Soils
According to the geotechnical report prepared in association with previously approved Mitigated
Negative Declaration ER 01-24 there are no known active faults or landslides on the project site.
Implementation of the proposed project would not increase the risk for ground rupture or landslide
impacts.
According to the geotechnical report prepared in association with previously approved Mitigated
Negative Declaration ER 01-24 the project site does not contain any unique geologic features.
The proposed project would connect to existing sewer systems within the project area. No impacts
associated with the use of septic tanks or alternative wastewater disposal systems would occur.
4.3.7 Hazards
The construction and operation of the proposed project would not involve the emission of hazardous
or acutely hazardous materials.
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According to previously approved Mitigated Negative Declaration ER 01-24, the project site is
not identified as a hazardous material site, pursuant to Section 659662.5 of the Govemment
Code. Implementation of the project would not create a significant hazard to the public or the
environment.
According to the Orange County Airport Environs Land Use Plan, the project site is not located
within an accident potential zone or clear zone. Additionally, the City's General Plan does not
identifY that the project site is located within a FAA Notification Area. Implementation of the
proposed project would not result in any airport related safety hazards to people residing in or
working within the project area.
4.3.8 Hydrology and Water Quality
Ground water is at a depth where the proposed project would not impact groundwater supplies.
Additionally, the proposed project would not interfere with ground water recharge because the site
is not located in an area that is known to recharge the ground water system. Implementation of the
proposed project would not result in significant impacts to any underground water supplies.
The project site is located entirely in Zone X, which is defined as areas beyond the limits of the 100-
year flood hazard.
4.3.9 Land Use
The proj ect site is currently vacant and was the former location of a commercial office use. The
project site is surrounded by low density residential land uses to the south and to the west. The long-
term operation of the proposed project would be compatible with existing residential land uses in
the area. Less than significant land uses impacts would be associated with implementation of the
proposed proj ect.
The proposed project is consistent with the General Plan.
According to the City's General Plan, the project site is not included within any habitat conservation
plan or any natural community conservation plan. Implementation of the proposed project would
not be in conflict with any habitat conservation plan
4.3.10 Mineral Resources
According to the City's Updated General Plan Land Use Element EIR there is no areas in Santa Ana
that are designated significant Mineral Aggregate Resource Areas. Implementation of the proposed
proj ect would not result in the loss of any regionally or locally important mineral resource.
4.3.11 Noise
According to the Orange County Airport Land Use Commission Airport Environs Land Use Plan
for John Wayne Airport, the project site is not impacted with high levels of aircraft noise.
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4.3.12 Population and Housing
The proposed project is consistent with the City's General Plan. The increased population and
housing stock generated by the proposed project would not significantly exceed the local and
regional housing and population projections for the City of Santa Ana. There are no existing
residential uses located on the property. Implementation of the proposed project would not displace
any existing onsite residential uses or any offsite residential uses surrounding the project site.
4.3.13 Public Services
The proposed project would not substantially increase the demand for fire protection and emergency
medical services. The Santa Ana Fire Department has indicated that it does not anticipate any
significant constraints in providing fire protection and emergency medical services to the proposed
project.
Implementation of the proposed project would not significantly increase the demand for police
protection services or increase the existing response times within the project area. The Santa Ana
Police Department has indicated that under existing levels of manpower and equipment, they would
have the ability to provide adequate police protection services.
The payment ofirnpact fees to the SAUSD would reduce project-related impacts to school services
within the SAUSD to a level considered less than significant.
The proposed project would not significantly increase the demand for park uses. To help maintain
and/or expand recreation facilities within the City, the proposed project would be subject to the
City's park acquisition and development impact fee. With the payment of park fees, potential
impacts to park and recreation facilities would be less than significant.
4.3.14 Recreation
Implementation of the proposed project would not significantly increase the demand for recreational
facilities. With the payment of park acquisition and development impact fees, potential park and
recreation impacts would be less than significant.
4.3 .15 Transportation
The traffic volumes generated by the project would not exceed the projections in the City's
Circulation Element and would not reduce the level of service of any proj ect area intersection or
roadway segment to an unacceptable level.
Implementation of the proposed project would not result in any changes to air traffic patterns. Nor
would the proposed project result in any substantial safety risks related to aircraft traffic.
Both the Fire Department and Police Department have indicated that the proposed project would not
pose any emergency access constraints.
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The proposed project includes a mix of two car and four car garages. Each residential dwelling unit
would be provided with four parking spaces. Implementation of the proposed project would not
result in an adverse parking impact.
The proposed project would not be in conflict with any adopted policies regarding alternative modes
of transportation. Implementation of the proposed project would not displace any existing modes of
public transportation provided within the project area.
4.3.16 Utilities
According the Santa Ana Water Department there is adequate water supplies to meet the water
demands of the proposed proj ect. The Water Department has indicated that water demands of the
proposed project could be provided through connections to the existing 8" water main along
Farmers Drive.
According the Santa Ana Water Department there is adequate capacity to meet the wastewater
demands of the proposed project.
The Water Department has indicated that wastewater demands of the proposed project could be
provided through the construction of new connections to the existing 8" sewer main along Farmers
Drive.
The proposed project would not require an expansion of the treatment capacity at Reclamation Plant
I. Nor would the wastewater flows from the project exceed wastewater treatment requirements of
the State Regional Water Quality Control Board.
Implementation of the proposed project would increase the amount of surface water runoff
generated from the project site. The project would require the construction of new onsite drainage
facilities. However, the construction of these facilities would not cause significant impacts to the
environment.
The proposed project would have a solid waste disposal demand of 345 pounds per day which
would have less than significant impact on solid waste disposal service.
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 ofproject approval
in order to ensure compliance during project implementation. The Mitigation Monitoring
Program (MMP) for the Shea Homes Residential Project, accompanying the Final EIR, is
designed to serve this purpose for the mitigation measures identified in the Final EIR. 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 EIR and has been designed to ensure compliance during implementation of the project.
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The City finds that the impacts of the project have been mitigated to the extent feasible by the
mitigation measures identified in the Final EIR and the MMP. The City adopts the MMP for the
Shea Homes Residential 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
approval of the Shea Homes Residential Project. The City approves and will implement all the
mitigation measures in the Final EIR.
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 urmecessary 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 Shea Homes Residential Proj ect 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 objectives of the project and which is designated for
single family residential uses by the City's General Plan and Zoning Ordinance. Because of the
limited availability of land in the City, the Alternative Location Alternative was not advanced for
further review in the EIR.
6.1.2 Commercial Office Development
Previously, located on the proj ect site was a commercial office use. The Commercial Office
Development Alternative would not be consistent with the General Plan and would not meet the
objectives of the project to provide residential uses on the project site. Therefore, the Commercial
Office development Alternative was not advanced for further review in the EIR.
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6.2 ALTERNATIVES ADVANCED FOR FURTHER EVALUATION IN THE EIR
6.2.1 No ProjectlExisting Conditions Alternative
Under the No Project Alternative, the project site would be developed in accordance with the City's
current Single Family Residential (R-l) zoning on the property. Under the current zoning, a total of
36 residential units could be developed. Additionally, the R-l zoning would only permit a
maximum 8- foot sound wall to be constructed along the rear yards of residential uses adj acent to the
Santa Ana Freeway, unless a variance was granted. Therefore, the existing 10- foot to 16- foot
CalTrans sound wall would provide the primarily sound attenuation for the proposed residential
uses. Under the No Project Alternative, the project would not be able to meet the City's exterior
noise standard and the second story of residential units adjacent to the sound wall would not be able
to meet the City's interior noise standard. Because the alternative would not reduce the significance
of noise impacts, the No Project Alternative would not be considered an environmentally superior
alternative.
6.2.2 Compliance with Noise Standards by Construction of Sound Wall Alternative
Under the Compliance with Noise Standards by Construction of Sound Walls Alternative, the
proposed project would be able to comply with the City's exterior and interior noise standards
through the construction of a sound wall ranging in height from 16.5- feet to 50-feet. However, the
City has deteTll1ined that a sound wall exceeding 20-feet would result in significant aesthetic
impacts and would not be feasible to construct. While the alternative would allow the project to
comply with the City's noise standards, it would result in significant aesthetic impacts. Because the
project would still have unavoidable significant impacts, the Compliance with Noise Standards by
Construction of Sound Walls Alternative would not be considered environmentally superior.
6.2.3 Compliance with Noise Standards by Building Setback Alternative
Under the Compliance with Noise Standards by Building Setback Alternative, the proposed
project would be able to comply with the City's exterior noise standard by locating the proposed
residential units at a distance where the project would be within 65 CNEL contour. However, in
order to do this, the residential units would need to be located 3,497- feet away from the existing
sound wall on the project site. At this distance the 65 CNEL would extend beyond the property
and would preclude the development ofresidential uses on the project site. Because the project
would not meet the objective to provide residential uses on the project site, the compliance with
Noise Standards by Building Setback Alternative would be not considered environmentally
supenor.
6.3 COMPARISON OF IMPACTS
Table 1 compares potentially significant impacts of the Shea Homes Residential Project with the No
Project Alternative, Sound Wall Alternative and the Building Setback Alternative.
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Table 1
Shea Homes Residential Project and Project Alternative Impact Comparison
Sound Wall Building
Impact Category Proposed Project No Project Alternative Setback
Alternative
Aesthetics Less than Less Than Significant Less Than
Significant with Significant with Impact Significant with
Mitigation Mitigation. Mitigation.
Slightly less Slightly less
impacts impacts
compared to compared to
proposed proposed
proj ect proj ect
Noise Significant Impact Significant Less than Less than
Impact. Significant. Less Significant.
Comparable Noise impacts Less Noise
impacts to compared to impacts
proposed proposed compared to
project. proj ect. proposed
nroi ect.
Air Quality Less Than Less Than Less Than Less Than
Significant with Significant with Significant with Significant with
mitigation mitigation. mitigation. mitigation Less
Impacts Impacts Diesel
comparable to comparable to Particulate
proposed proposed Matter Impacts
project. proj ect. compared to
Proposed
Proi ect
Hazards Less than Less than Less than Less than
significant with significant with significant with significant with
mitigation mitigation. mitigation. mitigation.
Impacts Impacts Impacts
comparable to comparable to comparable to
proposed proposed proposed
pro; ect. proiect. proi ect.
6.4 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The proposed project would be subject to unavoidable significant noise impacts to exterior living
areas. The implementation of the Sound Wall Alternative and the Building Setback Alternative
would reduce the exterior living area noise impacts to a level that would be less than significant.
However, additional significant impacts would occur and the project objectives would not be
achieved. With this consideration, the Proposed Project would provide the highest feasible level of
sound attenuation to minimize the unavoidable exterior living area noise impacts while meeting the
objectives of the project. Therefore, the Proposed Project is considered the Environmentally
Superior Alternative.
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7.0 STATEMENT OF OVERRIDING CONSIDERATIONS
Section 15093(b) of the CEQA Guidelines provides that when the decision of a public agency
results in the occurrence of unavoidable significant adverse impacts identified in the Final EIR, the
public agency must state in writing the reasons to support 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 Shea Homes Residential Project against its
unavoidable adverse environmental impacts associated with it, and has determined that the benefits
the City would realize through the development of the Shea Homes Residential Project would
outweigh the unavoidable significant adverse environmental impacts of the project.
Each of the separate benefits ofthe project is stated below, and provides the basis for overriding the
unavoidable adverse impact, identified in these Findings.
(a) The proposed project is consistent with the General Plan and would implement the
following General Plan Policies;
. Support new development which is harmonious in scale and character with existing
development in the area.
. Support development which provides a positive contribution to neighborhood
character and identity.
. Encourage new development and/or additions to eXlstmg development that are
compatible in scale, and consistent with the architectural style and character of the
neighborhood.
. Protect the community from incompatible land uses.
. Support land uses which are consistent with the Land Use Plan of the Land Use
Element.
. Encourage development which is compatible with, and supportive of surrounding
land uses.
. Facilitate the development of new housing units and opportunities for all segments
of the community.
. Projects must acknowledge and improve their surroundings with the use of creative
architectural design, streetscape treatments and landscaping.
. New development must be consistent with the scale, bulk and pattern of existing
development.
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. New development must exhibit a functional, comfortable scale in relation to its
neighborhood.
. New developments must re-enforce, or help establish district character.
. Development and subdivision patterns are to be compatible with existing patterns of
development in and around districts and neighborhoods, and provide a smooth
transition along designated edges.
. Support new development of single family residential lots on a minimum area of
6,000 square feet.
. Coordinate street and parkway designs that are attractive, functional and compatible
with adjacent on-site development.
(b) The proposed proj ect would be a compatible land use with the surrounding area.
(c) The project site has limited access and is situated in a residential area. The development
of the project site with alternative land uses, such as commercial uses or industrial land
uses could potentially result in adverse land use and traffic impacts to the surrounding
residential areas.
(d) Approval of the proposed proj ect would have a positive contribution to the economic
and social health of the northeastern part of the City of Santa Ana by providing high
quality single family residential land uses in the project area, thereby improving the
City's economic health, and housing stock.
(e) The proj ect site is currently disturbed and aesthetically unpleasing. The proposed project
would development the project site with high quality residential uses improving the
aesthetic appearance of the project site and surrounding area.
(f) The proposed project would provide 36 single family dwellings. The unavoidable
exterior living noise impacts associated with the project would only occur on 4 dwelling
units adjacent to the Interstate 5. The remaining 32 dwelling units would not be
impacted with unavoidable exterior noise impacts.
(g) The proposed project would provide the highest feasible level of sound attenuation to
minimize unavoidable exterior living area noise impacts while meeting the objectives of
the project.
(h) Implementation of the project alternatives would result in additional significant aesthetic
impacts and would not achieve project objectives.
(i) The proposed project would allow the City to achieve the following project objectives,
which would benefit the City of Santa Ana. The project would:
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.
To provide additional single family detached housing opportunities in the
north eastern area ofthe City of Santa Ana.
.
Provide a residential community that would be compatible in scale and
design with existing residential uses in the project area.
.
To provide a planned community oflarge single family homes on large lots.
.
To provide infill housing opportunities on one of the last remaining vacant
parcels in the City.
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 Shea Homes Residential Project related to exterior
living area noise impacts are acceptable and, furthermore, finds that the benefits of the project
outweigh its unavoidable adverse environmental 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 referenced in the record of proceedings may also
be located at the offices of consultants retained by the City for this project.
9.0 SUMMARY
1. Based on the foregoing Findings and the information contained in the record, the City of Santa
Ana has made the following fmdings with respect to each significant adverse impact of the
proposed project, as identified in the Final EIR:
. Mitigation measures have been incorporated into the project which avoid or substantially
lessen the significant environmental effect as identified in the EIR.
. 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 environment due to the approval of the project have
been eliminated or substantially lessened where feasible.
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.
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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 Shea Homes Residential Project, as described in the Final EIR, including the site
approval and design.
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TABLE OF CONTENTS
PAGE
SECTION 1. Applicability of Ordinance ...................................................................1
SECTION 2. Purpose ....................................................................................... ...1
SECTION 3. Permitted Uses .................................................................................1
SECTION 4. Conditionally Permitted Uses .............................................................1-2
SECTION 5. Development Standards for Single Family Dwellings .................................2
1. Building Height .........................................................................2
2. Front Yard ... ............ ....... ..... ......... ...... ...... ...... ...... ..................2
3. Side Yard ...............................................................................2
4. Rear Yard ..............................................................................2
5. Landscape......................................................................... .....3
SECTION 6. Development Standards for Common Areas ...........................................3
1. Secondary Ingress and Egress Drive .........................................3-4
2. Common Open Space ...............................................................4
3. Entry and Perimeter walls ...... ...... ..............................................4
4. Mailboxes and other Appurtenances ............................................5
SECTION 7. Miscellaneous Regulations .................................................................5
1. Regulations Specifically Included Herein by Reference ....................5
2. CC&Rs..................................................................................5
EXHIBIT
Site Plan
Exhibit A
75e'!!"S
Shea Homes at Farmers Drive Specific Development (SD-7Tl
SECTION 1 APPLICABILITY OF ORDINANCE
The Specific Development No. 77 (SD-77) zoning district, as authorized by
Chapter 41, Article III, Division 26, of the Santa Ana Municipal Code, is
specifically subject to the regulations contained in this ordinance for the
express purpose of establishing use district regulations. All other applicable
chapters, articles and sections of the Santa Ana Municipal Code shall apply
unless expressly waived or superseded by this ordinance. Use district
regulations established in Chapter 41, Article III, of the Santa Ana Municipal
Code for zoning districts other than the SD zoning district may be incorporated
herein by reference. The boundaries of Shea Homes at Farmers Drive Specific
Development District shall be defined pursuant to Exhibit A (attached hereto
and incorporated as though fully set forth herein).
SECTION 2 PURPOSE
The Specific Development No. 77 (SD-77) use district regulations are hereby
established for the express purpose of protecting the health, safety and general
welfare of the City by encouraging the use of innovative planning concepts and
principles, promoting and enhancing the value of properties, and encouraging
orderly development for the planned residential development.
SECTION 3 PERMllTED USES
The permitted land uses shall be as follows:
1. One (1) single family dwelling for each 6,000 square-foot lot.
2. One (1) temporary real estate office devoted to the sale of real estate in
the tract in which it is located, which use shall be for a period not to
exceed one (1) year.
3. Accessory buildings and structures, except as otherwise provided in
Section 4, determined to be incidental and necessary to the primary
use, subject to the approval of the Planning Commission.
4. Childcare facilities providing care to not more than eight (8) children.
SECTION 4 CONDITIONALLY PERMllTED USES
The following uses are permitted upon the approval of a conditional use permit in
accordance with the Santa Ana Municipal Code:
75C-96
1 . Neighborhood and community service centers.
2. Garages for more than four (4) vehicles.
3. Childcare facilities caring for more than eight (8), but no more than
fourteen (14) children.
4. Accessory structures exceeding fifteen (15) feet in height or more than
one (1) story.
SECTION 5 DEVELOPMENT STANDARDS FOR SINGLE FAMILY DWELLINGS
The following general development standards are applicable to single-family
dwellings:
1 . Buildinq Heiqht
The height limit for main buildings and structures is 35 feet and for
accessory buildings and other structures is 15 feet. Accessory
structures more than 15 feet in height will require a Conditional Use
Permit. The Planning Commission shall have the right to limit the
number of stories in any or all of the buildings in the SO-77 district, or
the height of any other structure, when it finds that existing or proposed
developments on adjacent properties, or properties across a street or
alley, would be adversely affected unless such a limitation were
imposed.
2. Front Yard
There shall be a front yard of not less than twenty (20) feet.
3. Side Yard
Each side yard shall be not less than five (5) feet. On comer lots, the side
yard on the street side shall be not less than ten (10) feet.
4. Rear Yard
Except for Parcel 1, the minimum rear yard for parcels backing into the
adjacent development (parcels 2 through 10 and 27 through 36) shall be
thirty (30) feet. Such rear yard may be reduced to not less than twenty
(20) feet, provided a landscape screen at least 12 feet in height is
provided. All other parcels, including parcel 1, shall provide a rear yard of
not less than twenty (20) feet. Such rear yard may be reduced to not less
than fifteen (15) feet, provided it has at least one thousand two hundred
(1,200) square feet of open area, exclusive of side yard areas.
75C-97
5. Landscape
All single family dwelling yards shall be landscaped within six months of
the date of close of escrow. The landscape shall be installed pursuant
to section 41-240 and maintained pursuant sections 41-609 and 41-
609.5 of the Santa Ana Municipal Code.
The following additional standards shall apply:
(a) No more than fifty (50) percent of the front yard shall be covered
with hardscape. Hardscape shall be considered to include, but
not limited to, driveways, walkways, walls and water features.
(b) Landscape plans for each single-family dwelling shall be
reviewed and approved by the Planning Division prior to the
landscape installation.
(c) Walls and fences shall be installed pursuant to section 41-610 of
the SAMC, except that walls and fences shall be constructed of a
decorative block such as slump stone, split-face block or
equivalent and shall have decorative pilasters and caps. No
front yard fences shall be allowed.
(d) All side and rear yards shall be fenced. Side and rear yard
fences adjacent to a street shall require a five (5) foot setback,
which shall be fully landscaped.
SECTION 6 DEVELOPMENT STANDARDS FOR COMMON AREAS
The following general development standards are applicable to all common
areas and improvements:
1. Secondarv Inqress and Eqress Drive Improvements
The secondary ingress and egress drive shall have a minimum 20-foot
wide paved roadbed with a minimum five (5) foot landscaped parkway
adjacent to the sound wall and three (3) foot landscaped parkway
adjacent to residential uses. The secondary drive shall be constructed
per the City Standards for Private Streets. The drive is intended to
serve as a secondary access road open to residents and their guests,
property management, trash collection, fire protection, etc. but it will not
be a publicly dedicated street.
(a) There shall be a single landscape theme established for the
road.
75C-98
(b) Lighting shall comply with the provisions of Chapter 8, Article II,
Division 3 of the SAMC. In addition, the light standards shall
comply with Public Works Agency Residential Light Standard No.
1126-1 or equivalent and shall not exceed 15 feet in height.
Light standards shall be painted black.
2. Common Open Space
All Improvements to the common open space shall be fully
implemented prior to Building Division final and release of utilities fel:
tho 1 Bill sin!]lo family dwolling of the first unit in the development phase
where the common area improvement is located. (Modified by the
Planning Commission on October 10, 2005)
(a) All open space (except for Lot G) shall be fully landscaped and
illuminated. Lighting shall be installed in compliance with the
Police Department standards. Additional light standards, if
required, shall match those installed for the streets.
(b) Lot C shall be developed as a passive recreation area. The lot
shall incorporate seating and a trash receptacle to be approved
by the Planning Division.
3. Entry and Perimeter Walls
(a) The south and west perimeter walls shall not exceed six (6) feet
in height, as measured from the top of the curb, or eight (8) feet
from the top of the finish grade of the adjacent property at the
location of the wall. All walls shall be constructed of a decorative
block such as slump stone, split-face block or equivalent and
shall have decorative pilasters and caps.
(b) The northeast perimeter sound wall shall not exceed 20 feet in
height. The wall shall be constructed of decorative block, such
as slump stone, split-face block or equivalent, which shall not
exceed 15 feet in height. The additional wall (height) shall be
constructed of a clear material such as plate glass, Plexiglas or
glass block to reduce the visual height of the wall. The Planning
Commission shall approve the design.
(c) To visually define the project entryways, colored paving
materials and concrete shall be used as accent materials at entry
locations.
(d) Entry walls shall not exceed eight (8) feet in height. The
Planning Commission shall approve the design and materials.
75C-99
4. Mailboxes and other Appurtenances
(a) Mailboxes shall be uniform in design throughout the community.
They shall be either single or dual mounted boxes. If multi-unit
mailboxes are required by the U.S. Postal SeNice, they shall be
decorative in nature and be installed in a landscaped area.
(b) All appurtenances shall be located outside the walkway,
sidewalk and parkway, and shall be screened.
(c) All public and private utilities shall be installed in underground
vaults. The City shall approve the location.
SECTION 7 MISCELLANEOUS REGULATIONS
1. Requlations Specificallv Included Herein Bv Reference
All requirements, limitations, restrictions and waivers encompassed in
Chapter 41, Article III, Division 24, of the Santa Ana Municipal Code
(PRO use district regulations) shall apply to SD-77 use district,
excepting therefrom the requirement of an approved conditional use
permit and any other requirements, limitations, restrictions and waivers
which are in conflict with other sections of this ordinance.
In addition, all requirements, limitations, restrictions and waivers
encompassed in Chapter 41, Article III, Division 3, of the Santa Ana
Municipal Code (R1 use district regulations) shall apply to SD-77 use
district, excepting therefrom the requirements of an approved
conditional use permit and any other requirements, limitations,
restrictions and waivers which are in conflict with other sections of this
ordinance.
2. Conditions, Covenants, and Restrictions (CC&Rs)
CC&Rs addressing ingress-egress, parking, drainage, private utilities,
emergency vehicle access, landscaping, cost sharing and maintenance
of the access road and common areas shall be recorded with the final
map.
75C-100
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75C-101
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VESTING TENTATIVE
TRACT MAP NO. 16905
OCTOBER 10, 2005
PAGE 1 OF8
Conditions for Approval
Vesting Tentative Tract Map No. 2005-05 (County Map No. 16905) is approved
subject to compliance, to the reasonable satisfaction of the Planning
Manager, with all applicable sections of the Santa Ana Municipal Code, the
California Administrative Code, the Uniform Fire Code, the Uniform
Building Code and all other applicable regulations.
The applicant must comply in full with each and every condition listed
below prior to exercising the rights conferred by this tentative tract
map.
The applicant must remain in compliance with all conditions listed below
throughout the life of the vesting tentative tract map. Failure to comply
with each and every condition may result in the revocation of the vesting
tentative tract map.
A. Planning Division
1. All proposed site improvements must conform to the Site Plan
Review approval of DP No. 2005-13.
2. The Vesting Tentative Tract Map, Final Map, and all
improvements required of the subdivider shall be in accordance
with the design standards and specifications of the Santa Ana
Municipal Code and the requirements of the State Subdivision
Map Act.
3. The covenants, conditions, and restrictions (CC&Rs) shall be
reviewed and approved prior to approval of the final tract
map, and shall be recorded prior to the issuance of building
permits.
4. The final tract map shall be recorded within one year of the
date of approval of the tentative map by the City Council.
5. The final tract map shall be approved and recorded prior to
issuance of building permits.
6.
Two copies of the
submitted each to
Building Division,
recordation.
recorded final map and CC&Rs shall be
the Planning Division, Fire Department,
and Public Works Agency wi thin 10 days of
EXHIBIT 11
75C-103
OCTOBER 10, 2005
PAGE20F8
7. All easements shall be recorded prior to or concurrent with
the final map.
8.
All development within
development fees and any
time of permit issuance.
the area of the map is subject to
other applicable fees in effect at the
9. The CC&Rs shall include language that requires homeowners to
install required landscape within the specified time period in
the Specific Development. A credit, equivalent to the cost of
the installation of the minimum residential landscape
requirement, shall be granted to all homeowners who install
the landscape within the specified time.
10. All utility meters and boxes shall be placed in vaults below
grade. Any above grade meter and/or box shall be reviewed by
the Planning Division Manager to ensure all options have been
reviewed.
11. Off oitc aBd Common area improvements shall be installed,
inspected, and approved prior to the utility release of the
~ first unit in the development phase where the common area
improvement is located. (Modified by the Planning Commission
on October 10, 2005)
12. Maintenance of Lot G (the area between the CalTrans wall and
the new sound wall) shall be the responsibility of the
homeowners association.
13. A metal gate no less than six feet in height shall be
installed at both termini of Lot G. The design and locking
devices shall be approved by the City of Santa Ana Planning
Division, Santa Ana Police Department, CalTrans and the U.S.
Department of Defense or their representative.
14. A landscaped planter of no less than five feet in width shall
be provided adjacent to the sound wall on Lot D. The
landscape planter shall be planted with 24-inch box trees at
25 feet on center and 15-gallon shrubs at 10 feet on center.
Prior to the issuance of a grading permit, the applicant shall
submit landscape plans to the Planning Division for review and
approval.
15. The applicant shall obtain written consent from every adjacent
owner prior to the demolition and construction of the common
perimeter wall to the west and south of the project.
75C-104
OCTOBER 10, 2005
PAGE 3 OF 8
16. The perimeter wall shall be constructed per the specifications
on the Specific Development No. 77.
17. All real estate signage must be removed from the site wi thin
one year from the date of installation. An extension of time
may be granted as determined by the Planning Manager.
18. The third story area for the homes on Lots 10, 22 and 27 shall
be constructed with quiet rock panel exterior walls with a
minimum noise rating of ENWR-49 with an additional layer of
quiet rock panel on the ceiling assembly. The northerly
facing windows along the Santa Ana Freeway shall have a
minimum rating of EWNR-45.
19. The third story for homes on Lots 12, 13, 16, 18, 20, 21, 24
and 25 shall be constructed with exterior walls consisting of
wood stud construction with stucco exteriors and a minimum
1/2-inch gypsum drywall on the interior. All the exterior
walls shall include fiberglass insulation in the stud
cavi ties. The windows on the third floor area shall have a
minimum noise rating of ENWR-22. The roof construction shall
incorporate concrete or composition tiles on the exterior and
a minimum 1/2-inch gypsum drywall on the interior surface.
20. The proposed project shall incorporate architectural elements
and landscape treatments in and around the sound wall. The
proposed treatment shall be approved by the Planning Division
prior to issuance of grading permits.
21. Prior to issuance of grading permits, the project developer
shall provide proof of coverage under NPDES General
Construction Activity Storm Water Permit that includes a copy
of the proj ect' s permit issued by the State Water Resource
Control Board that identifies the project's permit number and
two copies of the Storm Water Pollution Prevention Plan.
22. Prior to issuance of grading permits, a construction-level
geotechnical report shall be submitted for review and approval
to the Building Department and/or Public Works Department.
The report shall address the potential for seismically induced
soil liquefaction and soil instability. Based on the study,
detailed grading recommendations and foundation design
criteria shall be provided.
75C-105
OCTOBER 10, 2005
PAGE40F8
23. Prior to issuance of grading permits, the project developer
shall submit and have approved a surface drainage/utility plan
that depicts all applicable Site Design, Structural Source
Control and Treatment Control Best Management Practices (BMP)
in accordance with the Orange County Drainage Area Management
Plan and the City of Santa Ana Local Implementation Plan.
24.
Prior to
developer
Management
the issuance of grading permits,
shall provide two copies of the
plan that include the following:
the
Water
project
Quali ty
a. Site Assessment.
b. Site Design BMPs.
c. Applicable Routine Source Control BMPs.
d. Selection and sizing of the Treatment Control BMPs.
e. Mechanisms by which funding for long-term operation and
maintenance of Structural BMPs will be provided.
f. Operation and Maintenance Plan to describe the long-term
operation and maintenance requirements of all applicable
Structural BMPs, and to identify the entity in charge of
implementation.
25. Prior to the issuance of grading permits, the project
developer shall submit a final run-off evaluation for review
and approval showing the existing and proposed facilities and
methods of draining the site without exceeding the capacity of
any street or adjacent storm drain facility.
26. Prior to issuance of grading permits, the project developer
shall submit to the City of Santa Ana Planning Division a
letter from the Department of Defense and CalTrans that
adequate access is provided to the Department of Defense fuel
line and the CalTrans sound wall.
27. Grading Plans and Building Plans for the proposed project
shall note that all construction equipment shall be properly
maintained and tuned to minimize noise emissions.
75C-106
OCTOBER 10, 2005
PAGE50F8
28. Grading Plans and Building plans for the proposed project
shall note that all equipment shall be fitted with properly
operating mufflers and air intake silencers.
29.
To ensure compliance with SCAQMD Fugitive Dust
grading plans for the proposed project shall
following notes:
Rule
reflect
403,
the
a. All material excavated or graded will 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.
b. All clearing and earthwork activities shall cease during
period of high winds (winds greater than 25 mph averaged
over one hour) or during Stage 1 or Stage 2 smog
episodes.
c. Streets surrounding the project site should be cleaned at
the end of each day of construction.
d. The amount of area disturbed by clearing and earthwork
activities shall be minimized at all times.
e.
Equipment engines
and in proper
specifications.
shall be maintained in good condition
tune according to manufacturer's
30. Building plans for the proposed project shall reflect that
onsi te lighting on the proj ect site is located in such a
manner that the direct rays of the lighting are confined to
the property and would not spillover to adjacent residential
areas.
31. Grading Plans and Building Plans for the proposed project
shall note that construction activities on the project site
shall take place between the hours of 7:00 a.m. and 8:00 p.m.
Monday through Friday, 8:00 a.m. and 8:00 p.m. on Saturday,
and no construction activity on Sundays or federal holidays,
and that no construction equipment on the project site shall
operate including warming up until after 7:00 a.m. Monday
through Friday and 8:00 a.m. on Saturday. (Modified by the
P~anning Commission on October 10, 2005)
75C-107
OCTOBER 10, 2005
PAGE 6 OF 8
32. Grading Plans and Building Plans for the proposed project
shall note that all construction equipment shall be properly
maintained and tuned to minimize noise emissions.
33. Grading Plans and Building Plans for the proposed project
shall note that all equipment shall be fitted with properly
operating mufflers and air intake silencers.
34. The building plans for the proposed project shall reflect a
20-foot noise wall along the northeastern boundary of the
project a site. The noise wall shall have a surface density
of at least 3.5 pounds per square foot and shall not have
openings or gaps. The noise wall may be constructed of stud
and stucco, 3/8 inch plate glass, 5/8 inch Plexiglas, any
masonry material, or a combination of these materials.
35. Building plans for all residential units shall reflect the
following construction details:
a. The roof/ceiling assembly shall incorporate concrete or
composition tiles on the exterior and a minimum 1/2-inch
gypsum drywall on the interior surface of the living
area. Roofs shall be sloped and attic spaces shall be
insulated with fiberglass insulation.
b. Exterior walls shall be wood stud construction with
stucco exteriors and a minimum 1/2-inch gypsum drywall on
the interior. All exterior walls shall include
fiberglass insulation in the stud cavities.
c.
All operable windows shall have a rating of STC-24.
fixed windows shall have a rating of STC-28.
All
d. All entry doors shall have a rating of STC-28.
36. The building plans for the Traditions Plan 2 on Lots 10, 22
and 27 shall reflect the following construction details:
a.
The Retreat shall be installed with attic baffles.
operable windows shall have a rating of EWNR-26 or
28.
All
STC-
75C-108
OCTOBER 10, 2005
PAGE70F8
b. The Library shall be installed with attic baffles. All
operable windows shall have a rating of EWNR-32 or STC-
35. All fixed windows shall have a rating of EWNR-36 or
STC-40. All entry doors shall have a rating of EWNR-29
or STC-32.
c. Bedroom 3 shall be installed with attic baffles. All
operable windows shall have a rating of EWNR-32 or STC-
35. All fixed windows shall have a rating of EWNR-36 or
STC-40. All entry doors shall have a rating of EWNR-29
or STC-32.
37. The building plans for the Renaissance Plan 3 on Lots 11, 23,
and 26 shall reflect the following construction details:
a.
The Retreat shall be installed with attic baffles.
operable windows shall have a rating of EWNR-26 or
28.
All
STC-
b. Bedroom 2 shall be installed with attic baffles. All
operable windows shall have a rating of EWNR-32 or STC-
35. All fixed windows shall have a rating of EWNR-36 or
STC 40. All entry doors shall have a rating of EWNR-29
or STC 32.
c. Bedroom 3 shall be installed with attic baffles. All
operable windows shall have a rating of EWNR-32 or STC-
35. All fixed windows shall have a rating of EWNR-36 or
STC 40. All entry doors shall have a rating of EWNR-29
or STC 32.
38.
The building plans shall reflect
shall be provided for residential
Lots 6, 7, 8, 9, 10, 11, 12, 13,
24, 25, 26, 27, 28, 29 and 30.
that mechanical
units located on
14, 15, 19, 20,
ventilation
residential
21, 22, 23,
39. Prior to the recordation of final subdivision maps, a special
disclosure statement of the presence of the jet fuel line is
required to be provided on subdivision maps and deeds for the
project.
40. Prior to the building permit final for residential Lots 10,
11, 22, 23, 26 and 27, the project developer, at their sole
expense, shall conduct a noise monitoring analysis to ensure
that the residential units on such lots achieve an interior
noise level of 45 CNEL.
75C-109
OCTOBER 10, 2005
PAGE80F8
41. Prior to the building permit final, a disclosure statement on
the risks and potential exposure to Particulate Diesel Matter
shall be provided on all final subdivision maps and grant
deeds for the project.
42.
In the event unknown cultural resources are encountered,
earthwork activities in the area of the finding shall halt
the City of Santa Ana Environmental Coordinator shall
contacted for appropriate action.
all
and
be
43. During construction operations near the jet fuel pipeline, a
representative from the Department of Defense shall be present
to moni tor construction acti vi ties to ensure that no damage
occurs to the jet fuel pipeline.
44. Prior to commencement of construction activities, the project
developer shall identify to the City a construction relation
officer to act as a community liaison concerning onsite
construction acti vi ty impacts. The name and phone number of
the construction relation officer shall be posted on the
project site.
45. Prior to the issuance of Building Permits, the applicant shall
submit revised elevations showing balustrades and windows
consistent with the architectural vocabulary of the main
eleva tion. (Modified by the Planning Conunission on October
10, 2005)
75C-110
Vesting Tentative Tract Map No. 2005-05
October 10, 2005
Page 1 of 2
Findings of Fact
A. The proposed project, as conditioned, and its design and
improvements are consistent with the Single-Family Residential (LR-
7) designation on the General Plan and are otherwise consistent
with all other Elements of the General Plan.
The proposed project is consistent with the Low Density
Residential General Plan land use designation (LR-7) and its
densi ty. In addition, the proposed residential development
promotes the goals and policies of the General Plan Housing
and Land Use Elements. The proj ect provides infill housing,
increases the housing stock, and preserves the character and
integri ty of the surrounding residential neighborhoods. The
project is not located within any specific plan area of the
city.
B.
The proposed proj ect, as
requirements of the zoning
applicable city ordinances.
conditioned, conforms to all applicable
and subdivision codes as well as other
The proposed project meets the letter and intent of the State
of California Subdivision Map Act and conforms to Chapters 34
and 41 of the Santa Ana Municipal Code, which pertain to the
subdivision and development standards for the site.
Additionally, the project will conform to other applicable
codes and city ordinances as identified during the Site Plan
Review process (DP No. 2005-13). Covenants, Conditions and
Restrictions (CC&Rs) are required for the project, which need
to be approved by the City prior to the City Council approval
of the final map.
C. The project site is physically suitable for the type and density of
the proposed project.
The proposed site consists of approximately nine acres of land
within the Specific Development No. 77 (SD-77) zoning
district. Access to the site will occur from Farmers Drive
and Flower Street. Since the topography of the site is flat
and the minimum lot size for a single family residential
parcel is 6,000 square feet, the site has been determined to
be physically suitable for a residential development at the
proposed six dwelling units per acre density since there are
no physical constraints on the site to preclude development.
EXHIBIT 12
75C-111
Vesting Tentative Tract Map No. 2005-05
October 10, 2005
Page 2 of 2
D.
The design and improvements of the proposed project
substantial environmental damage or substantially
injure fish or wild life or their habitat.
will not cause
and avoidable
An environmental impact report was prepared for the proj ect
pursuant to the California Environmental Quality Act. The
project site is located in an urbanized area and was
previously developed. There are no known fish or wildlife
populations existing on the site. Therefore, the proposed
subdivision will not cause any substantial environmental
damage or substantially and avoidably injure fish and wildlife
or their habitat.
E. The design or improvements of the proposed project will not cause
serious public health problems.
The design or improvements of the proposed development will
not cause serious publ ic heal th problems. An unavoidable
adverse impact to the exterior living areas was identified in
Environmental Impact Report No. 2005-01. A Statement of
Overriding Considerations could be issued by decision makers
to balance the economic, legal, social and technological
and/or other benefits of this project against the unavoidable
adverse impact. Any other negative or adverse impact will be
mitigated through mitigation measures identified in
Environmental Impact Report No. 2005-01.
F.
The design or improvements of
conflict with easements acquired
through or use of property within
the proposed project
by the public at large
the proposed project.
will not
for access
Approval of the vesting tentative tract map for this project
will not create conflicts with any easements necessary for the
public access through the subject property. The project
requires the realignment and abandonment of existing utility
easements and the dedication of new easements for the
development. In addition, the emergency and maintenance
services will have access to the development as well as
Department of the Defense have access to the jet fuel line
easement. Public access will be provided from Farmers Drive and
Flower Street.
75C-112
KO -11/1/05
RESOLUTION NO. 2005-107
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA CERTIFYING THE ENVIRONMENTAL
IMPACT REPORT FOR THE SHEA HOMES
DEVELOPMENT LOCATED AT 2800 NORTH FARMERS
DRIVE, APPROVING A MITIGATION MONITORING
PROGRAM, AND ADOPTING CERTAIN FACTS, FINDINGS
AND A STATEMENT OF OVERRIDING CONSIDERATIONS
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. On February 4, 2005, the applicant submitted the Shea Homes at Farmers
Drive to construct 36 single-family dwellings at 2800 North Farmers Drive.
1. In June 1, 2005, 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 development of a 36 unit single-
family subdivision.
2. Three (3) alternatives including the no project alternative were
evaluated.
3. The City prepared a Draft EIR (Environmental Impact Report) 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.
4. All comments to the Draft EIR were considered and responded to in
the proposed Final EIR (which includes the Draft EIR).
5. A proposed mitigation monitoring plan has been prepared, as has
27 pages of certain facts, findings and statements, which are
attached to this Resolution.
75C-113
B. At its regular meeting of October 10, 2005, the Planning Commission of
the City of Santa Ana, following a duly noticed public hearing, by a vote of
6:0 (Lutz absent) recommended to the City Council that it adopt:
1. A resolution certifying Final EnYironmentallmpact Report No. 2005-
01, the mitigation monitoring program, and certain facts, findings
and statements.
2. An ordinance approving Amendment Application No.2005-02 and
Specific Development Plan No. 77.
3. A resolution approving Vesting Tentative Tract Map No. 2005-05
(County Map No. 16905) as conditioned.
4. A resolution approving Site Plan Review No. 2005-04 to construct 36
single-family residences at 2800 North Farmers Drive
C. 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
November 7,2005.
D. All attached documents, including the Final EIR, the mitigation monitoring
plan, the 27 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.
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 alternatiyes 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, 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")
S 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
75C-114
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 9 711.2 and Title XIV, CCR 9 735.5, 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 upon its adoption by
the City Council, and the Clerk of the Council shall attest to and certify the vote adopting
this Resolution.
ADOPTED this
day of November, 2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher, City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
75C-115
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005-107 to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
75C-116
SHEA HOMES RESIDENTIAL PROJECT
MITIGATION MONITORING PROGRAM
Mitif'3tion Measure I Al!encv I Aooroval
Prior to Issuance of Gradinl! Permit
The proposed project shall incorporate Planning!
architectural elements and landscape Building
treatments in and around the sound wall.
The proposed treatment shall be approved
by the Planning Division prior to issuance of
grading permits.
Prior to Issuance of grading permits a Planning!
construction-level geotechnical report shall Building
be submitted for review and approval to the
Building Department and/or Public Works
Department. The report shall address the
potential for seismically induced soil
liquefaction and soil instability. Based on
the study detailed grading recommendations
and foundation design criteria shall be
provided.
Prior to issuance of grading permits the Public Works
project developer shall provide proof of
coverage under NPDES General
Construction Activity Storm Water Permit
that includes a copy of the project's permit
issued by the State Water Resource Control
Board that identifies the project's permit
number and two copies of the Storm Water
Pollution Prevention Plan.
Prior to issuance of grading permits the Public Works
project developer shall submit and have
approved a surface drainage/utility plan that
depicts all applicable Site design, Structural
Source Control and treatment Control Best
Management Practices in accordance with
the Orange County Drainage Area
Management Plan and the City of Santa Ana
Local Implementation Plan.
Page] of7
75C-117
Prior to the issuance of grading permits the Public Works
project developer shall provide two copies
of the Water Quality Management Plan that
include the following:
I. Site Assessment
2. Site Design BMPs
3. Applicable Routine Source Control
BMPs
4. Selection and sizing of the Treatment
Control BMPs
5. Mechanisms by which funding for
long-term operation and maintenance
of Structural BMPs will be provided
6. Operation and Maintenance Plan to
describe the long-term operation and
maintenance requirements of all
applicable Structural BMPs, and to
identify the entity in charge of
implementation
Prior to the issuance of grading permits the
project developer shall submit a final run-off
evaluation for review and approval showing
the existing and proposed facilities and
methods of draining the site without
exceeding the capacity of any street or
adjacent storm drain facility.
Prior to issuance of grading permits the
project developer shall submit to the City of
Santa Ana Planning Division a letter from
the Department of Defense and CalTrans
that adequate access IS provided to the
Department of Defense fuel line and the
CalTrans sound wall.
Grading Plans and Building Plans for the
proposed proj ect shall note that all
construction equipment shall be properly
maintained and tuned to minimize noise
emiSSIOns,
Grading Plans and Building Plans for the
proposed project shall note that all
Page 2 of7
75C-118
Public Works
Planning!
Building
Planning!
Building
Planning!
Building
equipment shall be fitted with properly
operating mufflers and air intake silencers.
To ensure compliance with SCAQMD Fugitive Planning/
Dust Rule 403, grading plans for the proposed Building
project shall reflect the following notes:
All material excavated or graded will 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 period of high winds (winds greater than 25
mph averaged over one hour) or during Stage I or
Stage 2 smog episodes.
Streets surrounding the project site should be
cleaned at the end of each day of construction.
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 m proper tune according to
manufacturer's specifications.
Mitieation Measure Aeency Approval
Prior To Issuance of Buildine Permits
Building plans for the proposed project shall Planning!
reflect that onsite lighting on the project site Building
is located in such a manner that the direct
rays of the lighting are confined to the
property and would not spill over to adjacent
residential areas.
Grading Plans and Building Plans for the Planning!
proposed proj ect shall note that construction Building
activities on the project site shall take place
between the hours of7:00 a.m. and 8:00
p.m. Monday through Friday and 8:00 a.m.
to 8:00 p.m. on Saturdays and no
construction activity on Sundays or federal
holidays. No construction equipment on the
Page 3 of7
75C-119
project site shall operate including warming
up until after 7:00 a.m. Monday through
Friday and after 8:00 a.m. on Saturdays.
Grading Plans and Building Plans for the Planning!
proposed project shall note that all Building
construction equipment shall be properly
maintained and tuned to minimize noise
emISSIons,
Grading Plans and Building Plans for the Planning!
proposed project shall note that all Building
equipment shall be fitted with properly
operating mufflers and air intake silencers.
The building plans for the proposed project Planning!
shall reflect a 20-foot noise wall along the Building
northeastern boundary of the project a site.
The noise wall shall have a surface density
of at least 3.5 pounds per square foot and
shall no openings or gaps. The noise wall
may be constructed of stud and stucco, 3/8
inch plate glass, 5/8 inch Plexiglas, any
masomy material, or a combination of these
materials.
Building plans for all residential units shall Planning!
reflect the following construction details; Building
. The roof/ceiling assembly shall incorporate
concrete or composition tiles on the exterior
and a minimum y," gypsum drywall on the
interior surface ofthe living area. Roofs
shall be sloped and attic spaces shall be
insulated with fiberglass insulation.
. Exterior walls shall be wood stud
construction with stucco exteriors and a
minimum 11," gypsum drywall on the
interior. All exterior walls shall include
fiberglass insulation in the stud cavities.
. All operable windows shall have a rating of
STC-24. All fixed windows shall have a
rating of STC-28.
Page 4 on
75C-120
. All entry doors shall have a rating of STC-
28.
The building plans for the Traditions Plan 2 Planning!
on Lots 10,22 and 27 shall reflect the Building
following construction details:
. The Retreat shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-26 or STC-28.
. The Library shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-32 or STC 35. All fixed
windows shall have a rating ofEWNR-36 or
STC-40. All entry doors shall have a rating
ofEWNR-29 or STC-32.
. Bedroom 3 shall be installed with attic
baffles. All operable windows shall have a
rating of STC EWNR-32 or STC-35. All
fixed windows shall have a rating of
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
The building plans for the Renaissance Plan Planning!
3 on Lots 1 I, 23, and 26 shall reflect the Building
following construction details:
. The Retreat shall be installed with attic
baffles. All operable windows shall have a
rating ofEWNR-26 or STC-28.
. Bedroom 2 shall be installed with attic
baffles. All operable windows shall have a
rating ofSTC EWNR-32 or STC-35. All
fixed windows shall have a rating of
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
. Bedroom 3 shall be installed with attic
baffles. All operable windows shall have a
rating ofSTC EWNR-32 or STC-35. All
fixed windows shall have a rating of
Page 5 of7
75C-121
EWNR-36 or STC 40. All entry doors shall
have a rating ofEWNR-29 or STC 32.
The building plans shall reflect that Planning!
mechanical ventilation shall be provided for Building
residential units located on residential Lots
6,7,8,9, 10, II, 12, 13, 14, 15, 19,20,21,
22,23,24,25,26,27,28,29,30.
Prior To Recordation Of Final Subdivision Maps
Mitigation Measure Agency Approval
Prior to the recordation of final subdivision Planning/
maps, a special disclosure statement of the Building
presence of the jet fuel line is required to be
provided on subdivision maps and deeds for
the project.
Prior To Buildin!! Am roval
Mitigation Measure Agency Approval
Prior to Building Approval, the project Planning!
developer, at their sole expense, shall Building
conduct a noise monitoring analysis to
ensure that the residential units on
Residential Lots 10, II, 22, 23, 26 and 27
achieve an interior noise level of 45 CNEL.
Prior to Building Approval occupancy, a PlanninglBuilding
disclosure statement on the
risks and potential exposure to Particulate
Diesel Matter shall be provided on all final
subdivision maps grant deeds for the project.
Prior to and Durin!! Construction
Miti!!ation Measure Agency Approval
In the event unknown cultural resources are Planning!
encountered, all earthwork activities in the Building
area of the finding shall halt and the City of
Santa Ana Environmental Coordinator shall
be contacted for appropriate action.
During construction operations near the jet
fuel pipeline, a representative from the Planning!
Department of Defense shall be present to Building
monitor construction activities to ensure that
no damage occurs to the jet fuel pipeline.
Page 6 on
75C-122
,
i
Prior to commencement of construction
activities, the project developer shall
identify to the City a construction
relation officer to act as a community
liaison concerning onsite construction
activity impacts. The name and phone
number of the construction relation
officer shall be posted on the proj ect
site.
!
I
Page 7 of7
75C-123
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
CERTIFICATION OF THE FINAL ENVIRONMENTAL IMPACT REPORT, FINDINGS
AND APPROVALS FOR THE SHEA HOMES RESIDENTIAL 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 EIR-2005-01, State Clearinghouse No.
2005041176 for the Shea Homes Residential 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 EIR and that it has reviewed and considered
the information in the Final EIR prior to approving the Shea Homes Rcsidential 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 EIR, which is hereby incorporated by reference, the following Findings are hereby adopted
by the City as required by CEQA (specifically, CCR, Title 14, Sections l5091 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 it has independently reviewed and analyzed the Draft EIR and the Final EIR for the
Shea Homes Residential Project, that the Draft EIR which was circulated for public review
reflected its independent judgment and that the Final EIR reflects the independent judgment of the
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 Mitigation Monitoring Program (MMP) for
the project, 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 project to
reduce or avoid significant adverse impacts of the project on the environment. The MMP will
ensure CEQA compliance during project implementation.
3.0 ENVIRONMENTAL REVIEW PROCESS
3.1 PROJECT BACKGROUND AND OBJECTIVES
The Shea Homes Residential Project site is located at 2800 North Farmers Drive within the
northeastern part of the City of Santa Ana, Orange County California. The project site is bounded
by the Santa Ana Freeway to the north and Farmers Drive to the west.
Page 1
75C-124
Shea Homes Residential Project Findings and Facts in Support oj Findings
Environmental Impact Report
The proposed project involves the development of 36 single family dwellings.
The objectives for the Shea Homes Residential Project are to:
. To provide additional single family detached housing opportunities in the northeastern area
of the City of Santa Ana.
· Provide a residential community that would be compatible in scale and design with existing
residential uses in the project area.
. To provide a planned community oflarge single family homes on large lots.
· To provide infill housing opportunities on one of the last remaining vacant parcels in the
City.
The City of Santa Ana is the Lead Agency for the EIR, as defined by Section 21067 of CEQA. The
City of Santa Ana has determined that the EIR is required for the Shea Homes Residential 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 EIR is
intended to serve as a project EIR for the Shea Homes Residential Project Tentative Tract Map
approval and other related implementation actions.
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.
· Compliance with California Subdivision Map Act and approval Tentative/Final Tract Maps
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 Shea Homes Residential project on June I, 2005 for a 30-day review period. The
NOP/IS was distributed to the State Clearinghouse Office of Planning and Research, public
agencies, neighborhood associations and other interested parties in the project area. The NOP/IS
is provided in Appendix A of the Draft EIR. The City of Santa Ana received two written
responses to the NOP. Copies of these comment letters are provided in Appendix A of the Draft
EIR.
Page 2
75C-125
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
3.2.2 Draft EIR
Circulation of the Draft EIR
The City of Santa Ana circulated the Draft EIR for the Shea Homes Residential Project for public
review between August 9, 2005 and September 22, 2005. The Responses to Comments Report
(RTC) documents the public review and comment period for the Draft EIR. The Notice of
Availability (NOA) for the Draft EIR is provided in Appendix A of the RTC Report. The NOA
was published in the Orange County Register on August 9, 2005, and filed with the Orange
County Clerk.
Written Comments
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 Shea Homes Residential Project were received from the following:
. Southern California Association of Governments
. Orange County Sanitation District
. California Department of Transportation
. County of Orange
Planning Commission Public Hearing
A public hearing was held on the Draft EIR for the Shea Homes Residential Project as part of the
regularly scheduled August 22, 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. The minutes from
the public hearing is provided in Appendix B of the RTC Report.
Second Planning Commission Public Hearing
A second public hearing with the Santa Ana Planning Commission was held on the Final EIR for
the Shea Homes Residential Project on October 10,2005. 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 EIR and to receive additional public comments
on the Draft EIR. There were no additional comments raised by the public on the Final EIR. At
the conclusion of the meeting, the Santa Ana Planning Commission recommended the City
Council certify the Final EIR for the Shea Homes Residential project. The minutes from the
public hearing is provided in Appendix C of the RTC Report.
Page 3
75C-126
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
Written Responses to Written Comments
The City evaluated the comments on environmental issues received from persons who reviewed
the Draft 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
EIR. 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 EIR after the Notice of Availability is given, but
before certification. The term "new information" specifically includes:
(i)
(ii)
(iii)
Changes to the project,
Changes in the environmental setting or
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 EIR 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 EIR 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 EIRs and in
the administrative record, as well as the requirements under Section 15088.5 of the CEQA
Guidelines regarding recirculation of Draft EIR, the City hereby finds that there is no new
significant information and no need to recirculate the Draft EIR. Therefore, the Final EIR has
been prepared and considered by the City.
3.3 FINAL ENVIRONMENTAL IMPACT REPORT
The City has prepared a Final EIR for the Shea Homes Residential Project. In accordance with
the requirements ofCEQA and the CEQA Guidelines, the Final EIR consists of:
(a) The Draft EIR;
(b) Clarifications, 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;
Page 4
75C-127
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
(d) The City's responses to the comments received on the Draft EIR, provided in the RTC Report;
(e) The Final MMP and
(I) Other information added by the City, including all documents incorporated by reference.
4.0 PROJECT IMPACTS AND DISPOSITION OF RELATED MITGATlON
MEASURES IDENTIFIED IN THE FINAL EIR
The analysis in the Final EIR identifies all the significant adverse environmental impacts of the
Shea Homes Residential Project. All the mitigation measures identified in the Final EIR are
included in the project approval and are made conditions of the Shea Homes Residential Project.
The following Findings are made with respect to each significant adverse environmental impact
of the Shea Homes Residential 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 partially mitigated, but not to below a
level of significance. As described later in these Findings, the Shea Homes Residential
Project would result in significant adverse impacts, which cannot be mitigated to below a
level of significance.
. 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.
For each potentially significant adverse impact of the Shea Homes Residential Project, one of the
following findings must be made, including the provision of facts supporting each finding:
. Mitigation measures have been incorporated into 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 EIR.
4.1 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE SHEA HOMES
RESIDENTIAL PROJECT, WHICH CANNOT BE MITIGATED TO BELOW A
LEVEL OF SIGNIFICANCE
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Potentially significant adverse impacts of the Shea Homes Residential 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 Shea Homes
Residential 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 Shea Homes Residential
Project, as described later in Section 7.0 (Statement of Overriding Considerations).
4.1.1 Impacts Related to Exterior Living Area Noise Impacts
Potentially Significant Adverse Impact Related to Noise Impacts
As described in Section 5.3 in the EIR, the Shea Homes Residential Project would be subject to
noise impacts exceeding the City's exterior living area noise standard.
Finding Related to Noise 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 Noise Impacts
There are no feasible mitigation measures or project alternatives to reduce the exterior living area
noise impacts of the project to a level that would be less than significant. Therefore, the exterior
living area noise impacts associated with the Shea Homes Residential Project would be significant
and unavoidable. Compliance with the following project mitigation measures would lessen
exterior living area noise impacts, but not to a level that would be less than significant.
N-4. The building plans for the proposed project shall reflect a 20-foot noise wall along the
northeastern boundary of the project a site. The noise wall shall have a surface density of
at least 3.5 pounds per square foot and shall no openings or gaps. The noise wall may be
constructed of stud and stucco, 3/8 inch plate glass, 5/8 inch Plexiglas, any masomy
material, or a combination of these materials.
4.2 POTENTIALLY SIGNIFICANT ADVERSE IMPACTS OF THE SHEA HOMES
RESIDENTIAL PROJECT, WHICH CAN BE MITIGATED TO BELOW A
LEVEL OF SIGNIFICANCE
Potentially significant adverse impacts of the Shea Homes Residential 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.
4.2. 1 Impacts Related to Aesthetics
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Potentially Significant Adverse Aesthetic Impacts
The size and mass of the proposed sound wall would result in an adverse aesthetic impact.
Findings Related to Aesthetic Impacts
A mitigation measure has 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 Aesthetic Impacts
Implementation of Mitigation Measure A-I below would substantially lessen the adverse aesthetic
impacts of the Shea Homes Residential Project related to the proposed sound wall, to a level that
would be less than significant.
A-I The proposed project shall incorporate architectural elements and landscape treatments in
and around the sound wall. The proposed treatment shall be approved by the Planning
Division prior to the issuance of grading permits.
Level of Significance ofImpacts Related to Aesthetic Impacts
The adverse impacts of the Shea Homes Residential Project related to aesthetic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
A-I, provided above.
4.2.1.2 Potentially Significant Adverse Aesthetic Light and Glare Impacts
Implementation of the proposed project would introduce new sources of light and glare into the
project area. To minimize light and glare impacts on adjacent land uses, onsite lighting would
need to be located so that all direct rays are confined to the project site. To ensure lighting is
confined to the project site the following mitigation measure shall be implemented.
Findings Related to Aesthetic Light and Glare Impacts
A mitigation measure has been incorporated into the project, which avoids or substantially lessens
the significant environmental effect as identified in the EIR.
Facts in Support ofthe Finding Related to Aesthetic Light and Glare Impacts
Implementation of Mitigation Measure A-2 below would minimize adverse light and glare
impacts of the Shea Homes Residential Project.
A-2 Building Plans for the proposed project shall reflect that onsite lighting on the project site
is located in such a manner that the direct rays of the lighting are confined to the property
and would not spill over to adj acent residential areas.
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Level of Significance ofImpacts Related to Aesthetic Light and Glare Impacts
The adverse impacts of the Shea Homes Residential Project related to aesthetic light and glare
impacts would be minimized with the implementation of Mitigation Measure A-2, provided
above.
4.2.2 Impacts Related to Impacts to Cultural Resources
Even though the project site has been previously graded there is the potential that unknown
archaeological resources and/or unknown human remains could be encountered and impacted
significantly during grading operations.
Findings Related to Cultural Resources
A mitigation measure has been incorporated into the project, which avoids, or substantially lessens
the significant environmental effect as identified in the EIR.
Facts in Support of the Finding Related to Cultural Resources
Implementation of Mitigation Measure C-l would reduce the adverse significant impacts of the
Shea Homes Residential Project related to impacts to unknown cultural resources to a level that
would be less than significant. .
C-l In the event unknown cultural resources are encountered, all earthwork activities in the
area of the finding shall halt and the City of Santa Ana Environmental coordinator shall be
contacted for appropriate action.
Level of Significance of Impacts Related to Cultural Resource Impacts
The adverse impacts of the Shea Homes Residential Project related to cultural resource impacts
would be mitigated to below a level of significance based on the implementation of Mitigation
Measure C-I, provided above.
4.2.3 Impacts Related to Impacts to Geology
Construction operations associated with the proposed project would involve earthwork activity
that could potentially result in erosion impacts.
Findings Related to Geology
A mitigation measure has 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 Geology
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Implementation of Mitigation Measure G-l would substantially lessen the adverse impacts of the
Shea Homes Residential Proj ect related to erosion impacts to a level that would be less than
significant.
G-l Prior to issuance of grading permits the project developer shall provide proof of coverage
under NPDES General Construction Activity Storm Water Permit that includes a copy of
the project's permit issued by the State Water Resources Control Board that identifies the
project's permit number and two copies of the Storm Water Pollution Prevention Plan.
Level of Significance ofImpacts Related to Geology Impacts
The adverse impacts of the Shea Homes Residential Project related to geologic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
G-l, provided above.
4.2.3.1 Impacts Related to Impacts to Geology
According to the preliminary geotechnical report prepared for the project site, the soil conditions
on the project site are suitable for the development of the proposed project. However, a
construction-level geotechnical report would be needed to evaluate site specific soil liquefaction
constraints, soil conditions, building load requirements and to identify design recommendations to
ensure the geotechnical stability of the project site.
Findings Related to Geology
A mitigation measure has been incorporated into the project, which avoid or substantially lessen the
significant environmental effect as identified in the ErR.
Facts in Support of the Finding Related to Geology
Implementation of Mitigation Measure G-2 below would substantially lessen the adverse impacts
of the Shea Homes Residential Project related to geology impacts to a level that would be less
than significant.
G-2 Prior to issuance of grading permits a construction-level geotechnical report shall be
submitted for review and approval to the Building Department and/or Public Works
Agency. The report shall address the potential for seismically induced soil liquefaction
and soil instability. Based on the study detailed grading recommendations and foundation
design criteria shall be provided.
Level of Significance ofImpacts Related to Geology Impacts
The adverse impacts of the Shea Homes Residential Project related to geologic impacts would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
G-2, provided above.
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4.2.4 Impacts Related to Impacts to Hazards/Hazardous Materials
Potentially Significant Adverse Impacts Related to Hazards/Hazardous Materials
There is slight possibility that the existing underground jet fuel line could become active. As a
precaution, future property owners would be disclosed of the fuel line. During construction
operations there is the potential that the jet fuel line could be damaged.
Findings Related to impacts to Hazards/Hazardous Materials
Mitigation 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 Hazards/Hazardous Materials
Implementation of Mitigation Measures H-I, H-2 and H-3 provided below, would substantially
lessen the adverse impacts of the Shea Homes Residential Project related to Hazards/Hazardous
Materials, and would reduce this potentially significant adverse impact to below a level of
significance.
H -I During construction operations near the jet fuel pipeline, a representative from the
Department of Defense shall be present to monitor construction activities to ensure that no
damage occurs to the jet fuel line.
H-2 Prior to the recordation of final subdivision maps, a special disclosure statement of the
presence of the jet fuel line is required to be provided on subdivision maps and deeds for
the project.
H-3 Prior to issuance of grading permits the project developer shall submit to the City of Santa
Ana planning Division a letter from the Department of Defense and Cal Trans that
adequate access is provided to the Department of Defense fuel line and the Cal Trans
sound wall.
Level of Significance of Impacts Related to Hazards/Hazardous Materials
The adverse impacts of the Shea Homes Residential Project related to Hazards/Hazardous
Materials would be mitigated to below a level of significance based on the implementation of
Mitigation Measures H-l, H-2 and H-3, provided above.
4.2.5 Impacts Related to Impacts to Water Quality
Potentiallv Significant Adverse Impacts Related to Water Ouality
Implementation of the proposed project could potentially result short-term construction related
water quality impacts and long-term operational water quality impacts.
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Findings Related to impacts to Water Ouality
Mitigation 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 Water Ouality
Implementation of Mitigation Measures WQ-l, WQ-2 and WQ-3 provided below, would
substantially lessen the adverse water quality impacts of the Shea Homes Residential Project to a
level that would be less than significant.
WQ-I Prior to the issuance of grading permits, the project applicant shall provide proof of
coverage under NPDES General Construction Activity Storm Water Permit, which
includes a copy ofthe project permit number and two copies ofthe Storm Water Pollution
Prevention Plan.
WQ-2 Prior to issuance of grading permits the project developer shall submit and have approved
a surface drainage/utility plan that depicts all applicable Site Design Structural Source
Control and Treatment Control Best Management Practices in accordance with the Orange
County Drainage Area Management Plan and the City of Santa Ana Local Implementation
plan.
WQ-3 Prior to the issuance of grading permits the project developer shall provide two copies of
the Water Quality Management Plan that include the following:
(1) Site Assessment
(2) Site design BMPs
(3) Applicable Routine Source Control BMPs
(4) Selection and sizing of Treatment Control BMPs
(5) Mechanisms by which funding for long-term operation and maintenance of
Structural BMPs will be provided
(6) Operation and Maintenance Plan to describe the long-term operation and
maintenance requirements of all applicable Structural BMPs and to identify the
entity in charge of implementation.
Level of Significance ofImpacts Related to Water Ouality
The adverse impacts of the Shea Homes Residential Project related to Water Quality would be
mitigated to below a level of significance based on the implementation of Mitigation Measures
WQ-I, WQ-2 and WQ-3, provided above.
4.2.6 Impacts Related to Impacts to Hydrology
Potentially Significant Adverse Impacts Related to Hydrology
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The Public Works Department has preliminary determined that it is feasible that existing drainage
facilities within the project area would be able to provide adequate drainage for the project. If
existing drainage facilities are not adequate adverse drainage impacts could occur.
Findings Related to Impacts to Hydrology
A mitigation measure has 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 Hydrology
Implementation of Mitigation Measure HY-l provided below, would substantially lessen the
adverse impacts of the Shea Homes Residential Project related to hydrology impacts, and would
reduce this potentially significant adverse impact to below a level of significance.
HY -I Prior to issuance of grading permits the project developer shall submit a final run-off
evaluation for review and approval showing the existing and proposed facilities and
methods of draining the site without exceeding the capacity of any street or adjacent
storm drain facility.
Level of Significance ofImpacts Related to Hydrology
The adverse impacts of the Shea Homes Residential Project related to Hydrology would be
mitigated to below a level of significance based on the implementation of Mitigation Measure
HY-l, provided above.
4.2.8 Impacts Related to Impacts to Air Quality
Potentially Significant Adverse Impacts Related to Air Ouality
Implementation of the proposed project would result in less than significant long-term and short-
term air quality impacts. However dust impacts from construction operations could be nuisance
to nearby residential land uses. Additionally, future residents of the project would be exposed to
diesel particulate matter.
Findings Related to impacts to Air Ouality
Mitigation measures have been incorporated into the project, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support ofthe Finding Related to Impacts to Air Ouality
Implementation of Mitigation Measures AQ-l, AQ-2 and AQ-3 provided below, would
substantially lessen the adverse impacts of the Shea Homes Residential Project related to air
quality impacts.
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AQ-l
To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans for
the proposed project shall reflect the following notes:
. All material excavated or graded will 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 period of high
winds (winds greater than 25 mph averaged over one hour) or during Stage
I or Stage 2 smog episodes.
. Streets surrounding the project site should be cleaned at the end of each day
of construction.
· 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 to manufacturer's specifications.
AQ-2
Prior to the building permit final, a disclosure statement on the risks and potential
exposure to Particulate Diesel Matter shall be provided on all final subdivision
maps grant deeds for the proj ect.
AQ-3
Prior to commencement of construction activities, the project developer shall
identify to the City a construction relation officer to act as a community liaison
concerning onsite construction activity impacts. The name and phone number of
the construction relation officer shall be posted on the project site.
Level of Significance ofImpacts Related to Air Ouality
The adverse impacts of the Shea Homes Residential Project related to air quality would be
minimized based on the implementation of mitigation measure AQ-l, AQ-2 and AQ-3 provided
above.
4.2.8 Impacts Related to Interior Living Area Noise Impacts
Potentially Significant Adverse Noise Impacts Related to Interior Living Areas
Implementation of the proposed project would result in interior living areas being significantly
impacted with traffic noise.
Findings Related to Noise Impacts to Interior Living Areas
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Mitigation measures have been incorporated into the project, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support of the Finding Related to Noise Impacts to Interior Living Areas
Implementation of Mitigation Measures N-5, N-6, N-7, N-8 and N-9 provided below, would
substantially lessen the adverse impacts of the Shea Homes Residential Project related to interior
living area noise impacts to a level that would be less than significant.
N-5. Building plans for all residential units shall reflect the following construction details:
. The roof/ceiling assembly shall incorporate concrete or composition tiles on the exterior
and a minimum Yz" gypsum drywall on the interior surface of the living area. Roofs shall
be sloped and attic spaces shall be insulated with fiberglass insulation.
. Exterior walls shall be wood stud construction with stucco exteriors and a minimum Yz"
gypsum drywall on the interior. All exterior walls shall include fiberglass insulation in the
stud cavities.
. All operable windows shall have a rating ofSTC-24. All fixed windows shall have a
rating ofSTC-28.
. All entry doors shall have a rating of STC-28.
N-6. The building plans for the Traditions Plan 2 on Lots la, 22 and 27 shall reflect the
following construction details:
. The Retreat shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-26 or STC-28.
· The Library shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC 35. All fixed windows shall have a rating ofEWNR-36 or STC-40.
All entry doors shall have a rating ofEWNR-29 or STC-32.
· Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
N-7. The building plans for the Renaissance Plan 3 on Lots 11,23, and 26 shall reflect the
following construction details:
. The Retreat shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-26 or STC-28.
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. Bedroom 2 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
. Bedroom 3 shall be installed with attic baffles. All operable windows shall have a rating
ofEWNR-32 or STC-35. All fixed windows shall have a rating ofEWNR-36 or STC 40.
All entry doors shall have a rating ofEWNR-29 or STC 32.
N-8 The building plans shall reflect that mechanical ventilation shall be provided for
residential units located on residential Lots 6, 7, 8, 9,10,11,12,13,14,15,19,20,21,22,
23,24,25,26,27,28,29,30.
N-9 Prior to the building permit final forresidential lots la, 11,12,22,23,26 and 27, the project
developer, at their sole expense, shall conduct a noise monitoring analysis to ensure that
the residential units on residential lots la, II, 22, 23, 26 and 27 achieve an interior noise
level of 45 CNEL.
Level of Significance of Impacts Related to Interior Living Area Noise Impacts
The adverse impacts of the Shea Homes Residential Project related to air quality would be
reduced to a less than significant level with the implementation of Mitigation Measures N-5, N-6,
N-7, N-8 and N-9, provided above.
4.2.9 Impacts Related to Construction Noise Impacts
Potentially Significant Adverse Impacts Related to Construction Noise Impacts
Implementation of the proposed project would result in significant construction noise impacts, if
the project does not adhere to the City's Noise Ordinance.
Findings Related to Noise Impacts to Construction Noise Impacts
Mitigation measures have been incorporated into the project, which avoid or substantially lessen the
project impacts identified in the EIR.
Facts in Support of the Finding Related to Construction Noise Impacts
Implementation of Mitigation Measures N-I, N-2, and N-3, provided below, would substantially
lessen the adverse impacts of the Shea Homes Residential Project related to construction noise
impacts.
N-I Grading Plans and Building Plans for the proposed project shall note that construction
activities on the project site shall take place between the hours of7:00 a.m. and 8:00 p.m.
Monday through Friday and 8:00 a.m. to 8:00 p.m. on Saturdays and no construction
activity on Sundays or federal holidays. No construction equipment on the project site
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shall operate including warming up until after 7:00 a.m. Monday through Friday and after
8:00 a.m. on Saturdays.
N-2 Grading Plans and Building Plans for the proposed project shall note that all construction
equipment shall be properly maintained and tuned to minimize noise emissions,
N-3 Grading Plans and Building Plans for the proposed project shall note that all equipment
shall be fitted with properly operating mufflers and air intake silencers.
Level of Significance of Impacts Related to Construction Noise Impacts
The adverse impacts of the Shea Homes Residential Project related to construction noise impacts
would be minimized with the implementation of Mitigation Measures N-l, N-2, and N-3,
provided above.
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 Shea Homes Residential Project are less than significant and no
mitigation is required. 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 4.0 (Effects Found Not to be
Significant) in the EIR.
The EIR and IS determined, based on substantial evidence in the record, that the following effects of
the project would have no significant adverse or no adverse impact on the environment.
4.3.1 Aesthetics
The project site is situated within an urban setting. According to the City's General Plan, the
project site is void of any scenic vistas or scenic resources. Additionally, there are no aesthetic
resources located along a State Highway within the vicinity of the project site. Implementation of
the proposed project would not result in significant impacts to any scenic vista or scenic resource
on the proj ect site.
4.3.2 Agriculture
According to the California Department of Conservation Farmland Mapping and Monitoring
Program, the project site does not contain Unique Farmlands, Prime Farmlands or Farmlands of
Statewide Importance. Based on the City's General Plan, the project site is not planned for
agricultural uses. Additionally, the project site is not included within any existing Williamson
Contracts. A site visit conducted by the City's Environmental Coordinator confirmed the project
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site is currently not in agriculture production. Implementation of the proposed project would not
result in adverse impacts to any agriculture resources.
4.3.3 Air Quality
The operation of the proposed project would not generate objectionable odors to the public.
During construction operations some objectionable odors could be emitted from construction
equipment. However, the potential odor impacts would be short-term and would be considered
less than significant.
4.3.4 Biological Resources
The project site is situated within an urban setting. According to the California Department of
Fish and Game Natural Diversity Data Base and the City's Updated General Plan Land Use
Element EIR, there are no sensitive biological resources located on or within the nearby vicinity
of the project site. Implementation ofthe proposed project would not result in any adverse
impacts to any sensitive biological resources.
4.3.5 Cultural Resources
The project site is currently vacant and void of any structures. Implementation of the proposed
project would not result in significant impacts to any historical structures.
According to the City's Updated General Plan Land Use Element EIR, the project site is not
located in an area where paleontological resources are known to exist. Given the age and geology
of the project area, it is unlikely that unknown paleontological resources would exist on the
project site. Implementation of the proposed project would not result in adverse impacts to any
paleontological resource.
4.3.6 Geology/Soils
According to the geotechnical report prepared in association with previously approved Mitigated
Negative Declaration ER 01-24 there are no known active faults or landslides on the project site.
Implementation of the proposed project would not increase the risk for ground rupture or
landslide impacts.
According to the geotechnical report prepared in association with previously approved Mitigated
Negative Declaration ER 01-24 the project site does not contain any unique geologic features.
The proposed project would connect to existing sewer systems within the project area. No
impacts associated with the use of septic tanks or alternative wastewater disposal systems would
occur.
4.3.7 Hazards
The construction and operation of the proposed project would not involve the emission of hazardous
or acutely hazardous materials.
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According to previously approved Mitigated Negative Declaration ER 01-24, the project site is
not identified as a hazardous material site, pursuant to Section 659662.5 of the Government Code.
Implementation of the project would not create a significant hazard to the public or the
environment.
According to the Orange County Airport Environs Land Use Plan, the project site is not located
within an accident potential zone or clear zone. Additionally, the City's General Plan does not
identify that the project site is located within a FAA Notification Area. Implementation ofthe
proposed project would not result in any airport related safety hazards to people residing in or
working within the project area.
4.3.8 Hydrology and Water Quality
Ground water is at a depth where the proposed project would not impact groundwater supplies.
Additionally, the proposed project would not interfere with ground water recharge because the
site is not located in an area that is known to recharge the ground water system. Implementation
of the proposed project would not result in significant impacts to any underground water supplies.
The project site is located entirely in Zone X, which is defined as areas beyond the limits of the 100-
year flood hazard.
4.3.9 Land Use
The proj ect site is currently vacant and was the former location of a commercial office use. The
project site is surrounded by low density residential land uses to the south and to the west. The
long-term operation of the proposed project would be compatible with existing residential land
uses in the area. Less than significant land uses impacts would be associated with implementation
ofthe proposed project.
The proposed project is consistent with the General Plan.
According to the City's General Plan, the project site is not included within any habitat conservation
plan or any natural community conservation plan. Implementation of the proposed project would not
be in conflict with any habitat conservation plan
4.3.10 Mineral Resources
According to the City's Updated General Plan Land Use Element EIR there is no areas in Santa
Ana that are designated significant Mineral Aggregate Resource Areas. Implementation of the
proposed project would not result in the loss of any regionally or locally important mineral
resource.
4.3.11 Noise
According to the Orange County Airport Land Use Commission Airport Environs Land Use Plan
for John Wayne Airport, the project site is not impacted with high levels of aircraft noise.
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4.3.12 Population and Housing
The proposed project is consistent with the City's General Plan. The increased population and
housing stock generated by the proposed project would not significantly exceed the local and
regional housing and population projections for the City of Santa Ana. There are no existing
residential uses located on the property. Implementation of the proposed project would not
displace any existing onsite residential uses or any offsite residential uses surrounding the project
site.
4.3.13 Public Services
The proposed project would not substantially increase the demand for fire protection and emergency
medical services. The Santa Ana Fire Department has indicated that it does not anticipate any
significant constraints in providing fire protection and emergency medical services to the proposed
project.
Implementation of the proposed project would not significantly increase the demand for police
protection services or increase the existing response times within the project area. The Santa Ana
Police Department has indicated that under existing levels of manpower and equipment, they would
have the ability to provide adequate police protection services.
The payment of impact fees to the SAUSD would reduce project-related impacts to school
services within the SAUSD to a level considered less than significant.
The proposed project would not significantly increase the demand for park uses. To help maintain
and/or expand recreation facilities within the City, the proposed project would be subject to the
City's park acquisition and development impact fee. With the payment of park fees, potential
impacts to park and recreation facilities would be less than significant.
4.3.14 Recreation
Implementation of the proposed project would not significantly increase the demand for
recreational facilities. With the payment of park acquisition and development impact fees,
potential park and recreation impacts would be less than significant.
4.3.15 Transportation
The traffic volumes generated by the project would not exceed the projections in the City's
Circulation Element and would not reduce the level of service of any project area intersection or
roadway segment to an unacceptable level.
Implementation of the proposed project would not result in any changes to air traffic patterns. Nor
would the proposed project result in any substantial safety risks related to aircraft traffic.
Both the Fire Department and Police Department have indicated that the proposed project would not
pose any emergency access constraints.
Page 19
75C-142
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
The proposed project includes a mix of two car and four car garages. Each residential dwelling
unit would be provided with four parking spaces. Implementation of the proposed project would
not result in an adverse parking impact.
The proposed project would not be in conflict with any adopted policies regarding alternative
modes of transportation. Implementation of the proposed project would not displace any existing
modes of public transportation provided within the project area.
4.3.16 Utilities
According the Santa Ana Water Department there is adequate water supplies to meet the water
demands of the proposed project. The Water Department has indicated that water demands of the
proposed project could be provided through connections to the existing 8" water main along
Farmers Drive.
According the Santa Ana Water Department there is adequate capacity to meet the wastewater
demands of the proposed project.
The Water Department has indicated that wastewater demands of the proposed project could be
provided through the construction of new connections to the existing 8" sewer main along
Farmers Drive.
The proposed project would not require an expansion of the treatment capacity at Reclamation
Plant I. Nor would the wastewater flows from the project exceed wastewater treatment
requirements ofthe State Regional Water Quality Control Board.
Implementation of the proposed project would increase the amount of surface water runoff
generated from the project site. The project would require the construction of new onsite drainage
facilities. However, the construction of these facilities would not cause significant impacts to the
environment.
The proposed project would have a solid waste disposal demand of 345 pounds per day which
would have less than significant impact on solid waste disposal service.
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 Shea Homes Residential Project, accompanying the Final EIR, is
designed to serve this purpose for the mitigation measures identified in the Final EIR. 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 EIR and has been designed to ensure compliance during implementation of the project.
Page 20
75C-143
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
The City finds that the impacts of the project have been mitigated to the extent feasible by the
mitigation measures identified in the Final EIR and the MMP. The City adopts the MMP for the
Shea Homes Residential 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
approval of the Shea Homes Residential Project. The City approves and will implement all the
mitigation measures in the Final EIR.
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 Shea Homes Residential 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 objectives of the project and which is designated for
single family residential uses by the City's General Plan and Zoning Ordinance. Because of the
limited availability of land in the City, the Alternative Location Alternative was not advanced for
further review in the EIR.
6.1.2 Commercial Office Development
Previously, located on the project site was a commercial office use. The Commercial Office
Development Alternative would not be consistent with the General Plan and would not meet the
objectives of the project to provide residential uses on the project site. Therefore, the Commercial
Office development Alternative was not advanced for further review in the EIR.
Page 21
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Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
6.2 AL TERNA TIVES ADVANCED FOR FURTHER EVALUATION IN THE EIR
6.2.1 No Project/Existing Conditions Alternative
Under the No Project Alternative, the project site would be developed in accordance with the City's
current Single Family Residential (R-I) zoning on the property. Under the current zoning, a total of
36 residential units could be developed. Additionally, the R-I zoning would only permit a maximum
8-foot sound wall to be constructed along the rear yards of residential uses adjacent to the Santa Ana
Freeway, unless a variance was granted. Therefore, the existing lO-foot to 16-foot CalTrans sound
wall would provide the primarily sound attenuation for the proposed residential uses. Under the No
Project Alternative, the project would not be able to meet the City's exterior noise standard and the
second story of residential units adjacent to the sound wall would not be able to meet the City's
interior noise standard. Because the alternative would not reduce the significance of noise impacts,
the No Project Alternative would not be considered an environmentally superior alternative.
6.2.2 Compliance with Noise Standards by Construction of Sound Wall Alternative
Under the Compliance with Noise Standards by Construction of Sound Walls Alternative, the
proposed project would be able to comply with the City's exterior and interior noise standards
through the construction of a sound wall ranging in height from 16.5-feet to 50-feet. However, the
City has determined that a sound wall exceeding 20-feet would result in significant aesthetic impacts
and would not be feasible to construct. While the alternative would allow the project to comply with
the City's noise standards, it would result in significant aesthetic impacts. Because the project would
still have unavoidable significant impacts, the Compliance with Noise Standards by Construction of
Sound Walls Alternative would not be considered environmentally superior.
6.2.3 Compliance with Noise Standards by Building Setback Alternative
Under the Compliance with Noise Standards by Building Setback Alternative, the proposed
project would be able to comply with the City's exterior noise standard by locating the proposed
residential units at a distance where the project would be within 65 CNEL contour. However, in
order to do this, the residential units would need to be located 3,497-feet away from the existing
sound wall on the project site. At this distance the 65 CNEL would extend beyond the property
and would preclude the development of residential uses on the project site. Because the project
would not meet the objective to provide residential uses on the project site, the compliance with
Noise Standards by Building Setback Alternative would be not considered environmentally
supenor.
6.3 COMPARISON OF IMPACTS
Table 1 compares potentially significant impacts ofthe Shea Homes Residential Project with the No
Project Alternative, Sound Wall Alternative and the Building Setback Alternative.
Page 22
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Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
Table 1
Shea Homes Residential Project and Project Alternative Impact Comparison
Sound Wan Building
Impact Category Proposed Project No Project Alternative Setback
Alternative
Aesthetics Less than Less Than Significant Less Than
Significant with Significant with Impact Significant with
Mitigation Mitigation. Mitigation.
Slightly less Slightly less
impacts impacts
compared to compared to
proposed proposed
oroi ect oroiect
Noise Significant Impact Significant Less than Less than
Impact. Significant. Less Significant.
Comparable Noise impacts Less Noise
impacts to compared to impacts
proposed proposed compared to
project. project. proposed
. project.
Air Quality Less Than Less Than Less Than Less Than
Significant with Significant with Significant with Significant with
mitigation mitigation. mitigation. mitigation Less
Impacts Impacts Diesel
comparable to comparable to Particulate
proposed proposed Matter Impacts
project. project. compared to
Proposed
Proiect
Hazards Less than Less than Less than Less than
significant with significant with significant with significant with
mitigation mitigation. mitigation. mitigation.
Impacts Impacts Impacts
comparable to comparable to comparable to
proposed proposed proposed
project. proj ect. project.
6.4 ENVIRONMENTALLY SUPERIOR ALTERNATIVE
The proposed project would be subject to unavoidable significant noise impacts to exterior living
areas. The implementation of the Sound Wall Alternative and the Building Setback Alternative
would reduce the exterior living area noise impacts to a level that would be less than significant.
However, additional significant impacts would occur and the project objectives would not be
achieved. With this consideration, the Proposed Project would provide the highest feasible level of
sound attenuation to minimize the unavoidable exterior living area noise impacts while meeting the
objectives of the project. Therefore, the Proposed Project is considered the Environmentally Superior
Alternative.
Page 23
75C-146
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
7.0 STATEMENT OF OVERRIDING CONSIDERATIONS
Section 15093(b) of the CEQA Guidelines provides that when the decision ofa public agency results
in the occurrence of unavoidable significant adverse impacts identified in the Final EIR, the public
agency must state in writing the reasons to support 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 Shea Homes Residential Project against its
unavoidable adverse environmental impacts associated with it, and has determined that the benefits
the City would realize through the development of the Shea Homes Residential Project would
outweigh the unavoidable significant adverse environmental impacts of the project.
Each of the separate benefits of the project is stated below, and provides the basis for overriding the
unavoidable adverse impact, identified in these Findings.
(a) The proposed project is consistent with the General Plan and would implement the
following General Plan Policies;
. Support new development which is harmonious in scale and character with existing
development in the area.
. Support development which provides a positive contribution to neighborhood
character and identity.
. Encourage new development and/or additions to eXlstmg development that are
compatible in scale, and consistent with the architectural style and character of the
neighborhood.
. Protect the community from incompatible land uses.
. Support land uses which are consistent with the Land Use Plan of the Land Use
Element.
. Encourage development which is compatible with, and supportive of surrounding
land uses.
· Facilitate the development of new housing units and opportunities for all segments of
the community.
· Projects must acknowledge and improve their surroundings with the use of creative
architectural design, streetscape treatments and landscaping.
· New development must be consistent with the scale, bulk and pattern of existing
development.
Page 24
75C-147
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
. New development must exhibit a functional, comfortable scale in relation to its
neighborhood.
. New developments must re-enforce, or help establish district character.
. Development and subdivision patterns are to be compatible with existing patterns of
development in and around districts and neighborhoods, and provide a smooth
transition along designated edges.
. Support new development of single family residential lots on a minimum area of
6,000 square feet.
. Coordinate street and parkway designs that are attractive, functional and compatible
with adjacent on-site development.
(b) The proposed project would be a compatible land use with the surrounding area.
(c) The project site has limited access and is situated in a residential area. The development
of the project site with alternative land uses, such as commercial uses or industrial land
uses could potentially result in adverse land use and traffic impacts to the surrounding
residential areas.
(d) Approval of the proposed project would have a positive contribution to the economic and
social health of the northeastern part of the City of Santa Ana by providing high quality
single family residential land uses in the project area, thereby improving the City's
economic health, and housing stock.
(e) The project site is currently disturbed and aesthetically unpleasing. The proposed project
would development the project site with high quality residential uses improving the
aesthetic appearance of the project site and surrounding area.
(f) The proposed project would provide 36 single family dwellings. The unavoidable
exterior living noise impacts associated with the project would only occur on 4 dwelling
units adjacent to the Interstate 5. The remaining 32 dwelling units would not be impacted
with unavoidable exterior noise impacts.
(g) The proposed project would provide the highest feasible level of sound attenuation to
minimize unavoidable exterior living area noise impacts while meeting the objectives of
the project.
(h) Implementation of the project alternatives would result in additional significant aesthetic
impacts and would not achieve project objectives.
(i) The proposed project would allow the City to achieve the following project objectives,
which would benefit the City of Santa Ana. The project would:
Page 25
75C-148
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
. To provide additional single family detached housing opportunities in the
north eastern area of the City of Santa Ana.
. Provide a residential community that would be compatible in scale and design
with existing residential uses in the project area.
. To provide a planned community oflarge single family homes on large lots.
. To provide infill housing opportunities on one of the last remaining vacant
parcels in the City.
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 Shea Homes Residential Project related to exterior living
area noise impacts are acceptable and, furthermore, finds that the benefits of the project outweigh its
unavoidable adverse environmental 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 referenced 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 the following findings with respect to each significant adverse impact of the
proposed project, as identified in the Final EIR:
.
Mitigation measures have been incorporated into the project which avoid or substantially
lessen the significant environmental effect as identified in the EIR.
.
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 III the record, it IS hereby
determined that:
a. All significant adverse impacts on the environment due to the approval of the project have
been eliminated or substantially lessened where feasible.
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.
Page 26
75C-149
Shea Homes Residential Project Findings and Facts in Support of Findings
Environmental Impact Report
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 Shea
Homes Residential Project, as described in the Final EIR, including the site approval and design.
Page 27
75C-150
ORDINANCE NO. NS-2705
AN ORDINANCE OF THE CITY COUNCil OF THE CITY OF
SANTA ANA ADOPTING THE SHEA HOMES AT FARMERS
DRIVE SPECIFIC DEVELOPMENT NO. 77 (SD-77) AND
REZONING THE PROPERTY lOCATED AT 2800 NORTH
FARMERS DRIVE FROM SINGLE FAMilY RESIDENCE
(R1) TO SHEA HOMES AT FARMERS DRIVE SPECIFIC
DEVELOPMENT NO. 77 (SD-77) (M NO. 2005-02)
THE CITY COUNCil OF THE CITY OF SANTA ANA DOES ORDAIN AS
FOllOWS:
Section 1. The City Council of the City of Santa Ana does hereby find, determine
and declare as follows:
A. Applicant is requesting approval of Final Environmental Impact Report No.
2005-01, Amendment Application No. 2005-02 and creation of Specific
Development Plan No. 77 (SD-77), Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905), and Site Plan Review No. 2005-04 to allow the
construction of 36 single-family residences at the property located at 2800
North Farmers Drive.
B. On October 10, 2005, the Planning Commission held a duly noticed public
hearing and voted by a vote of 6:0 (lutz absent) to recommend that the City
Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2005-01, and approve the Mitigation Monitoring Program and
Statement of Overriding Considerations.
2. Adopt an ordinance approving Amendment Application No. 2005-02
and Specific Development Plan No. 77 (SD-77).
3. Adopt a resolution approving Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905) as conditioned.
4. Adopt a resolution approving Site Plan Review No. 2005-04.
C. The City Council of the City of Santa Ana held a duly noticed public hearing
on the abovesaid actions for Shea Homes at Farmers Drive Development on
November 7, 2005, and at that time considered all testimony, written and
oral.
D. Amendment Application No. 2005-02 has been filed with the City of Santa
Ana to adopt the Shea Homes at Farmers Drive Specific Development No.
77 (SD-77) and to rezone the property located at 2800 North Farmers Drive
from Single Family Residence (R1) to Shea Homes at Farmers Drive
Specific Deyelopment Plan No. 77 (SD-77). (M No. 2005-02)
75C-151
E. SD-77 would allow single family dwellings; a temporary real estate office;
childcare facilities providing care to not more than eight (8) children;
neighborhood and community service centers (with a Conditional Use
Permit); Garages for more than four (4) vehicles (with a Conditional Use
Permit); childcare facilities care for more than eight (8), but no more than
fourteen (14) children (with a Conditional Use Permit).
F. Amendment Application No. 2005-02 is consistent with the General Plan,
including but not limited to its goals and policies:
1. Support new development which is harmonious in scale and
character with existing development in the area. Policy 2.9 of the
Land Use Element of the General Plan.
2. Support development which provides a positive contribution to
neighborhood character and identity. Policy 3.1 of the Land Use
Element of the General Plan.
3. Encourage new development and/or additions to existing
development that are compatible in scale, and consistent with the
architectural style and character of the neighborhood. Policy 3.5 of
the Land Use Element of the General Plan.
4. Projects must acknowledge and improve their surroundings with the
use of creative architectural design, streetscape treatments and
landscaping. Policy 2.1 of the Urban Design Element of the General
Plan.
G. The City Council has weighed and balanced the general plan's policies and
has determined that based upon this balancing that the Shea Homes at
Farmers Drive is consistent with the purpose of the general plan.
H. The City Council also adopts as findings all facts presented in the Requests
for Council Action dated Noyember 7, 2005 accompanying this matter. For
these reasons, and each of them, Amendment Application No. 2005-02 is
hereby found and determined to be consistent with the General Plan of the
City of Santa Ana and otherwise justified by the public necessity,
convenience, and general welfare.
I. The resolution certifying the Final Environmental Impact Report No. 2005-
01, the Mitigation Monitoring Program and the Statement of Overriding
Considerations was approved and adopted by resolution which came before
the City Council on November 7, 2005. This ordinance incorporates by
reference, as though fully set forth herein, this resolution and Final
Environmental Impact Report No. 2005-01, the Mitigation Monitoring
Program and the Statement of Overriding Considerations.
Section 2. The real property located at 2800 North Farmers Driver is hereby
reclassified from Single Family Residence (R1) to Shea Homes at Farmers Drive
Specific Development Plan No. 77 (SD-77). (AA No. 2005-02) Amended Sectional
District Map number 36-4-10 showing the above described change in use district designa-
75C-152
tion, is hereby approved and attached hereto as Exhibit "A" and incorporated by this
reference as though fully set forth herein. (M No. 2005-02).
Section 3. Shea Homes at Farmers Drive Specific Development No. 77 (SD-
77) as set forth in Exhibit "B", attached hereto and incorporated as though fully set forth
herein, is approved adopted in its entirety.
Section 4. If any section, subsection, sentence, clause, phrase or portion of this
ordinance is for any reason held to be invalid or unconstitutional by the decision of any
court of competent jurisdiction, such decision shall not affect the validity of the remaining
portions of this ordinance. The City Council of the City of Santa Ana hereby declares that
it would have adopted this ordinance and each section, subsection, sentence, clause,
phrase or portion thereof irrespective of the fact that anyone or more sections,
subsections, sentences, clauses, phrases, or portions be declared invalid or
unconstitutional.
ADOPTED this _ day of
,2005.
Miguel A. Pulido
Mayor
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES:
Council members
NOES:
Councilmembers
ABSTAIN:
Councilmembers
NOT PRESENT:
Council members
75C-153
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS-2705 to be the original ordinance adopted by the City
Council of the City of Santa Ana on , and that said ordinance was
published in accordance with the Charter of the City of Santa Ana.
Date:
Clerk of the Council
City of Santa Ana
75C-154
Shea Homes at Farmers Drive Specific Development No. 77 (50-77)
TABLE OF CONTENTS
PAGE
SECTION 1. Applicability of Ordinance ...................................................................1
SECTION 2. Purpose ......................... .................. ........................ ................... ....1
SECTION 3. Permitted Uses . ...... .... ........... .... ........... .... ........ .... ........... ............. ....1
SECTION 4. Conditionally Permitted Uses ................................................................2
SECTION 5. Development Standards for Single Family Dwellings ...............................2-3
1. Building Height .......... ............... ........................................ ........2
2. Front Yard ..............................................................................2
3. Side Yard ............................... ........................ ..................... ...2
4. Rear Yard .... .... ... ... ........... ... ............ .... ........ ............... ... ... .....2
5. Landscape................... ........................... .................. ........ ......3
SECTION 6. Development Standards for Common Areas ........................................ .3-5
1. Secondary Ingress and Egress Drive .........................................3-4
2. Common Open Space ...............................................................4
3. Entry and Perimeter walls ..........................................................4
4. Mailboxes and other Appurtenances ............................................5
SECTION 7. Miscellaneous Regulations .................................................................5
1. Regulations Specifically Included Herein by Reference ....................5
2. CC&Rs ..................................................................................5
EXHIBIT
Site Plan (Attachment A)
Page 6
Exhibit B
75C-155
Shea Homes at Fanners Drive Specific Development No. 77 (50-77)
SECTION 1 APPLICABILITY OF ORDINANCE
The Specific Deyelopment No. 77 (SD-77) zoning district, as authorized by
Chapter 41, Article III, Division 26, of the Santa Ana Municipal Code, is
specifically subject to the regulations contained in this ordinance for the
express purpose of establishing use district regulations. All other applicable
chapters, articles and sections of the Santa Ana Municipal Code shall apply
unless expressly waived or superseded by this ordinance. Use district
regulations established in Chapter 41, Article III, of the Santa Ana Municipal
Code for zoning districts other than the SD zoning district may be incorporated
herein by reference. The boundaries of Shea Homes at Farmers Driye Specific
Development District shall be defined pursuant to Exhibit A (attached hereto
and incorporated as though fully set forth herein).
SECTION 2 PURPOSE
The Specific Development No. 77 (SD-77) use district regulations are hereby
established for the express purpose of protecting the health, safety and general
welfare of the City by encouraging the use of innovative planning concepts and
principles, promoting and enhancing the value of properties, and encouraging
orderly development for the planned residential development.
SECTION 3 PERMITTED USES
The permitted land uses shall be as follows:
1. One (1) single family dwelling for each 6,000 square-foot lot.
2. One (1) temporary real estate office devoted to the sale of real estate in
the tract in which it is located, which use shall be for a period not to
exceed one (1 ) year.
3. Accessory buildings and structures, except as otherwise provided in
Section 4, determined to be incidental and necessary to the primary
use, subject to the approval of the Planning Commission.
4. Childcare facilities providing care to not more than eight (8) children.
Page 1 of 6
75C-156
SECTION 4 CONDITIONALLY PERMITTED USES
The following uses are permitted upon the approval of a conditional use permit in
accordance with the Santa Ana Municipal Code:
1. Neighborhood and community service centers.
2. Garages for more than four (4) vehicles.
3. Childcare facilities caring for more than eight (8), but no more than
fourteen (14) children.
4. Accessory structures exceeding fifteen (15) feet in height or more than
one (1) story.
SECTION 5 DEVELOPMENT STANDARDS FOR SINGLE FAMILY DWELLINGS
The following general development standards are applicable to single-family
dwellings:
1. Buildinq Heiqht
The height limit for main buildings and structures is 35 feet and for
accessory buildings and other structures is 15 feet. Accessory
structures more than 15 feet in height will require a Conditional Use
Permit. The Planning Commission shall have the right to limit the
number of stories in any or all of the buildings in the SO-77 district, or
the height of any other structure, when it finds that existing or proposed
developments on adjacent properties, or properties across a street or
alley, would be adversely affected unless such a limitation were
imposed.
2. Front Yard
There shall be a front yard of not less than twenty (20) feet.
3. Side Yard
Each side yard shall be not less than five (5) feet. On comer lots, the side
yard on the street side shall be not less than ten (10) feet.
4. Rear Yard
Except for Parcel 1, the minimum rear yard for parcels backing into the
adjacent development (parcels 2 through 10 and 27 through 36) shall be
thirty (30) feet. Such rear yard may be reduced to not less than twenty
Page 2 of 6
75C-157
(20) feet, provided a landscape screen at least 12 feet in height is
provided. All other parcels, including parcel 1, shall provide a rear yard of
not less than twenty (20) feet. Such rear yard may be reduced to not less
than fifteen (15) feet, provided it has at least one thousand two hundred
(1,200) square feet of open area, exclusive of side yard areas.
5. Landscape
All single family dwelling yards shall be landscaped within six months of
the date of close of escrow. The landscape shall be installed pursuant
to section 41-240 and maintained pursuant sections 41-609 and 41-
609.5 of the Santa Ana Municipal Code.
The following additional standards shall apply:
(a) No more than fifty (50) percent of the front yard shall be covered
with hardscape. Hardscape shall be considered to include, but
not limited to, driveways, walkways, walls and water features.
(b) Landscape plans for each single-family dwelling shall be
reyiewed and approved by the Planning Division prior to the
landscape installation.
(c) Walls and fences shall be installed pursuant to section 41-610 of
the SAMC, except that walls and fences shall be constructed of a
decorative block such as slump stone, split-face block or
equivalent and shall haye decorative pilasters and caps. No
front yard fences shall be allowed.
(d) All side and rear yards shall be fenced. Side and rear yard
fences adjacent to a street shall require a five (5) foot setback,
which shall be fully landscaped.
SECTION 6 DEVELOPMENT STANDARDS FOR COMMON AREAS
The following general development standards are applicable to all common
areas and improvements:
1. Secondarv Inqress and Eqress Drive Improvements
The secondary ingress and egress drive shall have a minimum 20-foot
wide paved roadbed with a minimum five (5) foot landscaped parkway
adjacent to the sound wall and three (3) foot landscaped parkway
adjacent to residential uses. The secondary drive shall be constructed
per the City Standards for Private Streets. The drive is intended to
serve as a secondary access road open to residents and their guests,
Page 3 of 6
75C-158
property management, trash collection, fire protection, etc. but it will not
be a publicly dedicated street.
(a) There shall be a single landscape theme established for the
road.
(b) Lighting shall comply with the provisions of Chapter 8, Article II,
Diyision 3 of the SAMC. In addition, the light standards shall
comply with Public Works Agency Residential Light Standard No.
1126-1 or equivalent and shall not exceed 15 feet in height.
Light standards shall be painted black.
2. Common Open Space
AU Improvements to the common open space shall be fully
implemented prior to Building Division final and release of utilities fef
the 1!l1ll single family dwelling of the first unit in the deyelopment phase
where the common area improvement is located. (Modified by the
Planning Commission on October 10,2005)
(a) All open space (except for Lot G) shall be fully landscaped and
illuminated. Lighting shall be installed in compliance with the
Police Department standards. Additional light standards, if
required, shall match those installed for the streets.
(b) Lot C shall be developed as a passive recreation area. The lot
shall incorporate seating and a trash receptacle to be approved
by the Planning Division.
3. Entry and Perimeter Walls
(a) The south and west perimeter walls shall not exceed six (6) feet
in height, as measured from the top of the curb, or eight (8) feet
from the top of the finish grade of the adjacent property at the
location of the wall. All walls shall be constructed of a decorative
block such as slump stone, split-face block or equivalent and
shall have decorative pilasters and caps.
(b) The northeast perimeter sound wall shall not exceed 20 feet in
height. The wall shall be constructed of decorative block, such
as slump stone, split-face block or equivalent, which shall not
exceed 15 feet in height. The additional wall (height) shall be
constructed of a clear material such as plate glass, Plexiglas or
glass block to reduce the visual height of the wall. The Planning
Commission shall approve the design.
Page 4 of 6
75C-159
(c) To visually define the project entryways, colored paving
materials and concrete shall be used as accent materials at entry
locations.
(d) Entry walls shall not exceed eight (8) feet in height. The
Planning Commission shall approve the design and materials.
4. Mailboxes and other Appurtenances
(a) Mailboxes shall be uniform in design throughout the community.
They shall be either single or dual mounted boxes. If multi-unit
mailboxes are required by the U.S. Postal Service, they shall be
decorative in nature and be installed in a landscaped area.
(b) All appurtenances shall be located outside the walkway,
sidewalk and parkway, and shall be screened.
(c) All public and private utilities shall be installed in underground
yaults. The City shall approye the location.
SECTION 7 MISCELLANEOUS REGULATIONS
1. Requlations Specificallv Included Herein Bv Reference
All requirements, limitations, restrictions and waivers encompassed in
Chapter 41, Article III, Division 24, of the Santa Ana Municipal Code
(PRO use district regulations) shall apply to SD-77 use district,
excepting therefrom the requirement of an approved conditional use
permit and any other requirements, limitations, restrictions and waivers
which are in conflict with other sections of this ordinance.
In addition, all requirements, limitations, restrictions and waivers
encompassed in Chapter 41, Article III, Division 3, of the Santa Ana
Municipal Code (R1 use district regulations) shall apply to SD-77 use
district, excepting therefrom the requirements of an approved
conditional use permit and any other requirements, limitations,
restrictions and waiyers which are in conflict with other sections of this
ordinance.
2. Conditions, Coyenants, and Restrictions (CC&Rs)
CC&Rs addressing ingress-egress, parking, drainage, private utilities,
emergency vehicle access, landscaping, cost sharing and maintenance
of the access road and common areas shall be recorded with the final
map.
Page 5 of 6
75C-160
Site Plan
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AUGUST 1, 2005
VESTING TENTATIVE
TRACT MAP NO. 16905
SITE PLAN
Attachment A
Page 6 of 6
75C-161
KG - 11/1/05
RESOLUTION NO. 2005-108
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA APPROVING VESTING TENTATIVE TRACT
MAP NO. 2005-05 AND SITE PLAN REVIEW NO. 2005-04
FOR THE PROPERTY LOCATED AT 2800 NORTH
FARMERS DRIVE (COUNTY MAP NO. 16905)
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS
FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines
and declares as follows:
A. Applicant is requesting approval of Final Environmental Impact Report No.
2005-01, Amendment Application No. 2005-02 and creation of Specific
Development Plan No. 77 (SD-77), Vesting Tentative Tract Map No. 2005-
05 (County Map No. 16905), and Site Plan Review No. 2005-04 to allow
the construction of 36 single-family residences at the property located at
2800 North Farmers Driye.
B. On October 10, 2005, the Planning Commission held a duly noticed public
hearing and voted by a vote of 6:0 (Lutz absent) to recommend that the
City Council:
1. Adopt a resolution certifying Final Environmental Impact Report No.
2005-01, and approve the Mitigation Monitoring Program and
Statement of Overriding Considerations.
2. Adopt an ordinance approving Amendment Application No. 2005-02
and Specific Development Plan No. 77.
3. Adopt a resolution approving Vesting Tentative Tract Map No.
2005-05 (County Map No. 16905) as conditioned.
4. Adopt a resolution approving Site Plan Review No. 2005-04.
C. The City Council of the City of Santa Ana held a duly noticed public
hearing on the abovesaid actions for Shea Homes at Farmers Drive
Development on November 7,2005, and at that time considered all
testimony, written and oral.
D. Vesting Tentative Tract Map No. 2005-05 seeks to subdivide the land to
allow the construction of 36 single-family residences. The City Council of
the City of Santa Ana determines that the following findings have been
established:
1. The proposed project, as conditioned, and its design and
improvements are consistent with the Single-Family Residential
75C-162
(LR-7) designation on the General Plan and are otherwise
consistent with all other Elements of the General Plan.
The proposed project is consistent with the Low Density
Residential General Plan land use designation (LR-7) and its
density. In addition, the proposed residential development
promotes the goals and policies of the General Plan Housing
and Land Use Elements. The project provides infill housing,
increases the housing stock, and preserves the character
and integrity of the surrounding residential neighborhoods.
The project is not located within any specific plan area of the
city.
2. The proposed project, as conditioned, conforms to all applicable
requirements of the zoning and subdivision codes as well as other
applicable city ordinances.
The proposed project meets the letter and intent of the State
of California Subdivision Map Act and conforms to Chapters
34 and 41 of the Santa Ana Municipal Code, which pertain to
the subdivision and development standards for the site.
Additionally, the project will conform to other applicable
codes and city ordinances as identified during the Site Plan
Review process (DP No. 2005-13). Covenants, Conditions
and Restrictions (CC&Rs) are required for the project, which
need to be approved by the City prior to the City Council
approval of the final map.
3. The project site is physically suitable for the type and density of the
proposed project.
The proposed site consists of approximately nine acres of
land within the Specific Development No. 77 (SD-77) zoning
district. Access to the site will occur from Farmers Drive and
Flower Street. Since the topography of the site is flat and
the minimum lot size for a single family residential parcel is
6,000 square feet, the site has been determined to be
physically suitable for a residential development at the
proposed six dwelling units per acre density since there are
no physical constraints on the site to preclude development.
4. The design and improvements of the proposed project will not
cause substantial environmental damage or substantially and
avoidable injure fish or wild life or their habitat.
An environmental impact report was prepared for the project
pursuant to the California Environmental Quality Act. The
project site is located in an urbanized area and was
previously developed. There are no known fish or wildlife
populations existing on the site. Therefore, the proposed
75C-163
subdivision will not cause any substantial environmental
damage or substantially and avoidably injure fish and wildlife
or their habitat.
5. The design or improvements of the proposed project will not cause
serious public health problems.
The design or improvements of the proposed development
will not cause serious public health problems. An
unavoidable adverse impact to the exterior living areas was
identified in Environmental Impact Report No. 2005-01. A
Statement of Overriding Considerations could be issued by
decision makers to balance the economic, legal, social and
technological and/or other benefits of this project against the
unavoidable adverse impact. Any other negative or adverse
impact will be mitigated through mitigation measures
identified in Environmental Impact Report No. 2005-01.
6. The design or improvements of the proposed project will not conflict
with easements acquired by the public at large for access through
or use of property within the proposed project.
Approval of the vesting tentative tract map for this project will
not create conflicts with any easements necessary for the
public access through the subject property. The project
requires the realignment and abandonment of existing utility
easements and the dedication of new easements for the
development. In addition, the emergency and maintenance
services will haye access to the development as well as
Department of the Defense haye access to the jet fuel line
easement. Public access will be provided from Farmers Drive
and Flower Street.
E. Applicant is requesting approval of Site Plan Review No. 2005-04. Santa
Ana Municipal Code Section 41-493.5 requires approval of all plans for
projects within a specific development district to ensure the project is in
conformity with the specific development standards.
1. The City Council considered all testimony, written and oral, and finds
the project is in compliance with all applicable development standards
and the provisions outlined within the Shea Homes at Farmers
Drive Specific Development No. 77 (SD-77).
F. The Request For Council Action and all matters presented to the Council
are incorporated herein by this reference as though fully set forth.
Section 2. The City Council of the City of Santa Ana hereby, approves Vesting
Tentative Tract Map No. 2005-05 as conditioned in Exhibit "A" attached hereto and
incorporated herein. (County Map No. 16905)
Section 3. City Council of the City of Santa Ana hereby, approves Site Plan
Review No. 2005-04.
75C-164
ADOPTED this _ day of November, 2005.
APPROVED AS TO FORM:
Joseph W. Fletcher
City Attorney
By:
Kylee O. Otto
Assistant City Attorney
AYES: Councilmembers
NOES: Councilmembers
ABSTAIN: Councilmembers
NOT PRESENT: Councilmembers
Miguel A. Pulido
Mayor
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005-108 to be the original resolution adopted by the City
Council of the City of Santa Ana on
Date:
Clerk of the Council
City of Santa Ana
75C-165
Conditions for Approval for Vestina Tentative Tract Map No. 2005-05
Vesting Tentatiye Tract Map No. 2005-05 (County Map No. 16905) is approved
subject to compliance, to the reasonable satisfaction of the Planning Manager, with
all applicable sections of the Santa Ana Municipal Code, the California
Administrative Code, the Uniform Fire Code, the Uniform Building Code and all
other applicable regulations.
The applicant must comply in full with each and every condition listed below prior to
exercising the rights conferred by this tentative tract map.
The applicant must remain in compliance with all conditions listed below throughout
the life of the vesting tentative tract map. Failure to comply with each and every
condition may result in the revocation of the vesting tentative tract map.
A. Plannina Division
1. All proposed site improvements must conform to the Site Plan
Review approval of DP No. 2005-13.
2. The Vesting Tentative Tract Map, Final Map, and all improvements
required of the subdivider shall be in accordance with the design
standards and specifications of the Santa Ana Municipal Code and
the requirements of the State Subdivision Map Act.
3. The covenants, conditions, and restrictions (CC&Rs) shall be
reviewed and approved prior to approval of the final tract map, and
shall be recorded prior to the issuance of building permits.
4. The final tract map shall be recorded within one year of the date of
approval of the tentative map by the City Council.
5. The final tract map shall be approved and recorded prior to
issuance of building permits.
6. Two copies of the recorded final map and CC&Rs shall be
submitted each to the Planning Division, Fire Department, Building
Division, and Public Works Agency within 10 days of recordation.
? All easements shall be recorded prior to or concurrent with the final
map.
8. All development within the area of the map is subject to
development fees and any other applicable fees in effect at the time
of permit issuance.
EXHIBIT "A"
Page 1 of?
75C-166
9. The CC&Rs shall include language that requires homeowners to
install required landscape within the specified time period in the
Specific Development. A credit, equivalent to the cost of the
installation of the minimum residential landscape requirement, shall
be granted to all homeowners who install the landscape within the
specified time.
10. All utility meters and boxes shall be placed in yaults below grade.
Any above grade meter and/or box shall be reviewed by the
Planning Division Manager to ensure all options have been
reviewed.
11. Common area improvements shall be installed, inspected, and
approved prior to the utility release of the first unit in the
development phase where the common area improvement is
located.
12. Maintenance of Lot G (the area between the CalTrans wall and the
new sound wall) shall be the responsibility of the homeowners
association.
13. A metal gate no less than six feet in height shall be installed at both
termini of Lot G. The design and locking devices shall be approved
by the City of Santa Ana Planning Division, Santa Ana Police
Department, CalTrans and the U.S. Department of Defense or their
representative.
14. A landscaped planter of no less than five feet in width shall be
provided adjacent to the sound wall on Lot D. The landscape
planter shall be planted with 24-inch box trees at 25 feet on center
and 15-gallon shrubs at 10 feet on center. Prior to the issuance of
a grading permit, the applicant shall submit landscape plans to the
Planning Division for review and approval.
15. The applicant shall obtain written consent from every adjacent
owner prior to the demolition and construction of the common
perimeter wall to the west and south of the project.
16. The perimeter wall shall be constructed per the specifications on
the Specific Deyelopment No. 77.
17. All real estate signage must be removed from the site within one
year from the date of installation. An extension of time may be
granted as determined by the Planning Manager.
EXHIBIT "A"
Page 2 of 7
75C-167
18. The third story area for the homes on Lots 10, 22 and 27 shall be
constructed with quiet rock panel exterior walls with a minimum
noise rating of ENWR-49 with an additional layer of quiet rock panel
on the ceiling assembly. The northerly facing windows along the
Santa Ana Freeway shall have a minimum rating of EWNR-45.
19. The third story for homes on Lots 12, 13, 16, 18, 20, 21, 24 and 25
shall be constructed with exterior walls consisting of wood stud
construction with stucco exteriors and a minimum 1/2-inch gypsum
drywall on the interior. All the exterior walls shall include fiberglass
insulation in the stud cavities. The windows on the third floor area
shall have a minimum noise rating of ENWR-22. The roof
construction shall incorporate concrete or composition tiles on the
exterior and a minimum 1/2-inch gypsum drywall on the interior
surface.
20. The proposed project shall incorporate architectural elements and
landscape treatments in and around the sound wall. The proposed
treatment shall be approved by the Planning Division prior to
issuance of grading permits.
21. Prior to issuance of grading permits, the project developer shall
provide proof of coyerage under NPDES General Construction
Activity Storm Water Permit that includes a copy of the project's
permit issued by the State Water Resource Control Board that
identifies the project's permit number and two copies of the Storm
Water Pollution Prevention Plan.
22. Prior to issuance of grading permits, a construction-Ieyel
geotechnical report shall be submitted for review and approval to
the Building Department and/or Public Works Department. The
report shall address the potential for seismically induced soil
liquefaction and soil instability. Based on the study, detailed
grading recommendations and foundation design criteria shall be
provided.
23. Prior to issuance of grading permits, the project developer shall
submit and have approved a surface drainage/utility plan that
depicts all applicable Site Design, Structural Source Control and
Treatment Control Best Management Practices (BMP) in
accordance with the Orange County Drainage Area Management
Plan and the City of Santa Ana Local Implementation Plan.
24. Prior to the issuance of grading permits, the project developer shall
provide two copies of the Water Quality Management Plan that
include the following:
EXHIBIT "An
Page 3 of 7
75C-168
a. Site Assessment.
b. Site Design BMPs.
c. Applicable Routine Source Control BMPs.
d. Selection and sizing of the Treatment Control BMPs.
e. Mechanisms by which funding for long-term operation and
maintenance of Structural BMPs will be provided.
f. Operation and Maintenance Plan to describe the long-term
operation and maintenance requirements of all applicable
Structural BMPs, and to identify the entity in charge of
implementation.
25. Prior to the issuance of grading permits, the project developer shall
submit a final run-off evaluation for review and approval showing
the existing and proposed facilities and methods of draining the site
without exceeding the capacity of any street or adjacent storm drain
facility.
26. Prior to issuance of grading permits, the project developer shall
submit to the City of Santa Ana Planning Division a letter from the
Department of Defense and CalTrans that adequate access is
provided to the Department of Defense fuel line and the CalTrans
sound wall.
27. Grading Plans and Building Plans for the proposed project shall
note that all construction equipment shall be properly maintained
and tuned to minimize noise emissions.
28. Grading Plans and Building Plans for the proposed project shall
note that all equipment shall be fitted with properly operating
mufflers and air intake silencers.
29. To ensure compliance with SCAQMD Fugitive Dust Rule 403,
grading plans for the proposed project shall reflect the following
notes:
a. All material excavated or graded will 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.
EXHIBIT "A"
Page 4 of 7
75C-169
b. All clearing and earthwork actiyities shall cease during
period of high winds (winds greater than 25 mph averaged
over one hour) or during Stage 1 or Stage 2 smog episodes.
c. Streets surrounding the project site should be cleaned at the
end of each day of construction.
d. The amount of area disturbed by clearing and earthwork
activities shall be minimized at all times.
e. Equipment engines shall
and in proper tune
specifications.
be maintained in good condition
according to manufacturer's
30. Building plans for the proposed project shall reflect that onsite
lighting on the project site is located in such a manner that the
direct rays of the lighting are confined to the property and would not
spill over to adjacent residential areas.
31. Grading Plans and Building Plans for the proposed project shall
note that construction activities on the project site shall take place
between the hours of 7:00 a.m. and 8:00 p.m. Monday through
Friday, 8:00 a.m. and 8:00 p.m. on Saturday, and no construction
activity on Sundays or federal holidays, and that no construction
equipment on the project site shall operate including warming up
until after 7:00 a.m. Monday through Friday and 8:00 a.m. on
Saturday.
32. Grading Plans and Building Plans for the proposed project shall
note that all construction equipment shall be properly maintained
and tuned to minimize noise emissions.
33. Grading Plans and Building Plans for the proposed project shall
note that all equipment shall be fitted with properly operating
mufflers and air intake silencers.
34. The building plans for the proposed project shall reflect a 20-foot
noise wall along the northeastern boundary of the project a site.
The noise wall shall haye a surface density of at least 3.5 pounds
per square foot and shall not have openings or gaps. The noise
wall may be constructed of stud and stucco, 3/8 inch plate glass,
5/8 inch Plexiglas, any masonry material, or a combination of these
materials.
35. Building plans for all residential units shall reflect the following
construction details:
EXHIBIT "A"
Page 5 of 7
75C-170
a. The roof/ceiling assembly shall incorporate concrete or
composition tiles on the exterior and a minimum 1/2-inch
gypsum drywall on the interior surface of the living area.
Roofs shall be sloped and attic spaces shall be insulated
with fiberglass insulation.
b. Exterior walls shall be wood stud construction with stucco
exteriors and a minimum 1/2-inch gypsum drywall on the
interior. All exterior walls shall include fiberglass insulation
in the stud cavities.
c. All operable windows shall have a rating of STC-24. All fixed
windows shall have a rating of STC-28.
d. All entry doors shall have a rating of STC-28.
36. The building plans for the Traditions Plan 2 on Lots 10,22 and 27
shall reflect the following construction details:
a. The Retreat shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-26 or STC-28.
b. The Library shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-32 or STC-35. All
fixed windows shall have a rating of EWNR-36 or STC-40.
All entry doors shall have a rating of EWNR-29 or STC-32.
c. Bedroom 3 shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-32 or STC-35. All
fixed windows shall have a rating of EWNR-36 or STC-40.
All entry doors shall have a rating of EWNR-29 or STC-32.
37. The building plans for the Renaissance Plan 3 on Lots 11, 23, and
26 shall reflect the following construction details:
a. The Retreat shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-26 or STC-28.
b. Bedroom 2 shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-32 or STC-35. All
fixed windows shall have a rating of EWNR-36 or STC 40.
All entry doors shall have a rating of EWNR-29 or STC 32.
c. Bedroom 3 shall be installed with attic baffles. All operable
windows shall have a rating of EWNR-32 or STC-35. All
EXHIBIT "A"
Page 6 of 7
75C-171
fixed windows shall have a rating of EWNR-36 or STC 40.
All entry doors shall have a rating of EWNR-29 or STC 32.
38. The building plans shall reflect that mechanical ventilation shall be
provided for residential units located on residential Lots 6, 7, 8, 9,
10, 11,12,13,14,15,19,20,21,22,23,24,25,26,27,28,29and
30.
39. Prior to the recordation of final subdivision maps, a special
disclosure statement of the presence of the jet fuel line is required
to be provided on subdivision maps and deeds for the project.
40. Prior to the building permit final for residential Lots 10, 11, 22, 23,
26 and 27, the project developer, at their sole expense, shall
conduct a noise monitoring analysis to ensure that the residential
units on such lots achieve an interior noise level of 45 CNEL.
41. Prior to the building permit final, a disclosure statement on the risks
and potential exposure to Particulate Diesel Matter shall be
provided on all final subdivision maps and grant deeds for the
project.
42. In the event unknown cultural resources are encountered, all
earthwork activities in the area of the finding shall halt and the City
of Santa Ana Environmental Coordinator shall be contacted for
appropriate action.
43. During construction operations near the jet fuel pipeline, a
representative from the Department of Defense shall be present to
monitor construction activities to ensure that no damage occurs to
the jet fuel pipeline.
44. Prior to commencement of construction activities, the project
developer shall identify to the City a construction relation officer to
act as a community liaison concerning onsite construction activity
impacts. The name and phone number of the construction relation
officer shall be posted on the project site.
45. Prior to the issuance of Building Permits, the applicant shall submit
revised elevations showing balustrades and windows consistent
with the architectural vocabulary of the main elevation.
EXHIBIT "A"
Page 7 of7
75C-172
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ADOPTED BY RESOLUTION NO. 5166 BY THE SANTA ANA PLANNING COMMISION
PAAT OF ORDINANCE NO, NS 3iMADOPTED BYTHE SANTAANACITYGOUNCll. AUGUS T17.1959
';';AI,f "" FEET
Al GENERAL AGRICULTURAL
-8 PARKING MODIFICATION
01 COMMlINITYCOMMERCIAL
C'.MD COMMUNITYCOMMERCIAL.MUSEUM DISTRICT
02 GENERAL COMMERCIAL
03 CENTRAL BUSINESS
C3-A CENTRAL BUSINESS-ARTISTS' VilLAGE
04 PLANNED SHOPPING CENTER
or; AfHERIAL COMMERCIAL
OR COMMERCIAL RESIDENTIAL
C-SM soum MAIN STREET COMMERCIAL DISTRICT
GO GOVERNMENT CENTER
M1 LIGHT INDUSTRIAl.
M2 HEA\lYlNDUSmlAL
MO MILITARY OPERATIONS
o OPEN SPACE
P PROFESSIONAL
peo PlANNED COMMUNITY DEVELOPMENT
PO PlANNEDDEVELOPMEN'1
PRO PLANNED RESIDENTIAL DEVEl.OPMENT
Rl SINGLE-FAMILY RESIDENCE
Rl-.:000 SMALL LOT SINGLE-FAMILY RESIDENCE
R2 TWOFAMIl.Y RESIDENCE
R3 MULTIPLI,A'AMILY RESIDENCE
1M SUBURRANAPARTMENT
RE RESIDENTIAL ESTATE
SO SPECIFICDEVELOPl,'ENT
SP SPECIFIC PLAN
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75C-173
75C-174