HomeMy WebLinkAbout75A - CRAZY HORSE
CITY COUNCIL MEETING DATE:
REQUEST FOR
COUNCIL ACTION
CLERK OF COUNCIL USE ONLY:
JUNE 19, 2006
TITLE:
PUBLIC HEARING - ZONING ORDINANCE
AMENDMENT NO. 2006-02 AND SITE PLAN
REVIEW NO. 2006-01 TO CONSTRUCT THE
CRAZY HORSE SQUARE DEVELOPMENT AT 1580
EAST WARNER AVENUE - DYERHOLLOW
PARTNERS, L APPL
APPROVED
o As Recommended
o As Amended
o Ordinance on 1 st Reading
o Ordinance on 2nd Reading
o Implementing Resolution
o Set Public Hearing For
CONTINUED TO
FILE NUMBER
RECOMMENDED ACTION
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-109.
2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2006-02.
3. Adopt a resolution approving Site Plan Review No. 2006-01 as
conditioned.
PLANNING COMMISSION ACTION
On May 22, 2006, the Planning Commission recommended that the City
Council approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No. 2004-109, adopt
an ordinance approving Zoning Ordinance Amendment No. 2006-02 and adopt a
resolution approving Site Plan Review No. 2006-01 as conditioned by a
vote of 6:0 (Cribb absent) to construct the Crazy Horse Square
Development within the Specific Development No. 8 (SD-8) zoning district
at 1580 East Warner Avenue. The Planning Commission made no changes to
the recommended conditions of approval outlined in the attached staff
report (Exhibit A). Staff received comments from the Airport Land Use
Commission and Caltrans pertaining to the environmental documentation
prepared for the project. Staff's response to these comments has been
attached to the mitigated negative declaration (Exhibit B) .
FISCAL IMPACT
There is no fiscal impact associated with this action.
J~y
E c ive Director
Planning & Building Agency
BA:rb
ba/reports2006/Crazy Horse Square.cc
75A-1
REQUEST FOR
Planning Commission Action
~
~
PLANNING COMMISSION SECRETARY
PLANNING COMMISSION MEETING DATE:
MAY 22, 2006
TITLE:
PUBLIC HEARING - FILED BY DYERHOLLOW
PARTNERS, L.P. FOR ZONING ORDINANCE
AMENDMENT NO. 2006-02 AND SITE PLAN
REVIEW NO. 2006-01 TO CONSTRUCT THE
CRAZY HORSE SQUARE DEVELOPMENT WITHIN
SD-8 AT 1580 EAST WARNER AVENUE
Prepared by Bill App 1 e
APPROVED
o As Recommended
o As Amended
o Set Public Hearing For
DENIED
o Applicant's Request
o Staff Recommendation
CONTINUED TO
U~ecutive Director
~n~
RECOMMENDED ACTION
Recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-109.
2. Adopt an ordinance approving Zoning Ordinance Amendment No. 2006-
02.
3. Adopt a resolution approving Site Plan Review No. 2006-01 as
conditioned.
DISCUSSION
Request of Applicant
Dyerhollow Partners, L. P. is requesting approval of a zoning ordinance
amendment (ZOA) to amend Specific Development No. 8 to create a third
project area (Zone III) that will allow retail and food uses on the
project site. In addition, the applicant is requesting approval of a
site plan review to construct three buildings for retail/food uses
within a Specific Development zone.
Property Description
The proj ect site, located at 1580 East Warner Avenue, is wi thin the
34.7-acre Brookhollow Office Park, a 25 building, 399,516 square foot
master planned development. The office park is divided into two project
areas. Zone I is the largest portion of the office park and primarily
permits office uses. Zone II also permits office uses but also allows
EXHIBIT A
75A-2
t
Zoning Ordinance Amendment No. 2006-02
Site Plan Review No. 2006-01
May 22, 2006
Page 2
retail, furniture and bulk merchandise stores with a maximum of two
tenants per building. The property has a zoning designation of Specific
Development No. 8 (SD-8) and a General Plan Designation of Professional
and Administrative Office (PAO), which allows a Floor Area Ratio of
0.50. The property is also designated as a Major Development Area in
the General Plan.
The proj ect site currently consists of three parcels, with the
parcel containing an Edison Company utility easement for above
transmission towers. The easement is approximately 120 feet wide
feet long and runs north and south through the project site. The
parcel is vacant and was the former location of the Crazy
Restaurant, which was demolished in 2005. The third parcel is
undeveloped land. Access to the project site is from Brookhollow
a private street accessible from Grand and Warner Avenues.
middle
ground
by 278
second
Horse
vacant
Drive,
Surrounding land uses include one and two-story office buildings and
Warner Avenue to the north; a fast food restaurant and the Newport Costa
Mesa (SR-55) freeway to the south; the Newport Costa Mesa (SR-55)
Freeway to the east; and a Southern California Edison primary
distribution station, Grand Avenue and hotel/motel uses to the west
(Exhibits 1 and 2) .
Project Description
The proposed proj ect requires a zoning ordinance amendment to amend the
provisions of Specific Development No. 8 to create a third proj ect area
(Zone III) that would allow the development of 20,154 square feet of
retail and food uses on the site. Three new buildings will be constructed
on the site. The buildings will be limited to one and two stories and a
height of 40 feet.
Building A consists of a sit-down restaurant with an outdoor dining area
containing 8,171 square feet. The applicant does not currently have a
tenant for this building and it would be the responsibility of any future
restaurant tenant to obtain any necessary entitlements such as a
conditional use permit and separate City approvals for an entertainment
use or liquor sales. Building B is approximately 5,302 square feet in
size. The building would contain 4,315 square feet of food uses,
including a 1,486 square foot coffee shop, and 987 square feet of retail
uses. Building C consists of 6,681 square feet of area. The building
contains 2,500 square feet of food uses and 4,211 square feet within two
retail tenant spaces.
75A-3
-
Zoning Ordinance Amendment No. 2006-02
Site Plan Review No. 2006-01
May 22, 2006
Page 3
The three buildings will reflect a modern architecture design. Building
exteriors have a smooth troweled plaster, natural concrete and light sand
plaster finishes. The finishes are accented with stone veneer, cultured
stone veneer, and aluminum storefront systems. A combination of earth
tone and metal paint finishes are incorporated into the design of the
buildings (Exhibit 3).
A total of 174 parking spaces are required for the proj ect, with 175
spaces provided. The property owner has entered into a long term lease
agreement with Southern California Edison to use the adjacent Edison
easement to park 63 vehicles.
The landscape palette for the proj ect has been designed to complement
the landscaping within the Brookhollow Office Park. A total of 113
trees are proposed on the finished site including 13 Canary Island Pine
trees along Grand Avenue and the Newport Costa Mesa (SR-55) freeway
frontage. Existing trees will be maintained where possible; however, 44
trees will be removed to facilitate construction (Exhibit 4) .
Analysis of the Issues
The Brookhollow Office Park is governed by uses and standards outlined
in Specific Development No. 8 and by Covenant, Conditions and
Restrictions controlled by a Master Association. For zoning purposes,
the office park is currently divided into two project areas. Zone I is
the largest portion of the office park and primarily allows professional
and administrative office uses. Zone II allows the same uses permitted
in Zone I, but also allows retail, furniture and bulk merchandise stores
wi th a maximum of two tenants per building. Nei ther proj ect area
permits multi-tenant retail uses.
Zoning Ordinance Amendment
A zoning ordinance amendment is proposed that will amend Specific
Development No. 8 to create a third project area (Zone III) that will
permit multi-tenant retail and food uses (excluding drive through
facilities) within Zone III. This will permit the multi-tenant retail
component of the proposed project which is currently not permitted
within the Brookhollow Office Park (Exhibit 5).
75A-4
Zoning Ordinance Amendment No. 2006-02
Site Plan Review No. 2006-01
May 22, 2006
Page 4
Various standards are proposed to be added or amended to the SD-8 zoning
district. First, the minimum lot size of a parcel in Zone III needs to
be 2.8 acres, which is the lot size of the proposed project. Second,
other standards and uses would match those permitted in Zones I and II.
Dancing and indoor entertainment uses in conjunction with a bona fide
restaurant would be permitted with an approved conditional use permit.
Dancing, concerts or other types of indoor entertainment are not
proposed as part of this approval and would require separate permits and
approvals.
Due to the zoning ordinance amendment associated with this proj ect, a
consistency determination is required from the Airport Land Use
Commission (ALUC). The proj ect is located wi thin one of the 60 CNEL
noise contours for John Wayne Airport. It is anticipated that the ALUC
hearing will take place on June 15, 2006.
Southern California Edison Easement
Although no formal action is required by the Planning Commission
pertaining to the Southern California Edison (SCE) easement, the project
will be constructed on the east and west side of an existing easement
for transmission lines that will remain in place, with 63 of the
required 174 parking spaces provided within the easement area.
The property owner has entered into a long term lease agreement with SCE
to utilize the Edison easement for required project parking. The lease
has been executed for a period of 20 years with two 10 year right of
extensions. The applicant has in good faith tried to secure this
easement area to satisfy City parking requirements for the life of the
project. Staff is comfortable with this lease arrangement; however, the
possibility exists that the lease agreement could be revoked or
terminated which could result in a reduction of available parking.
Should this worst case scenario occur, the property would become legally
non-conforming, which means the property could not be added on to,
expanded or uses intensified without curing the parking deficiency.
With the easement agreement in place, the proj ect complies with City
parking requirements. A parking variance was not required because city
parking requirements are satisfied by parking on the Edison easement. A
parking variance would have long term implications that would affect the
future development of the property since it would run with the land and
75A-5
Zoning Ordinance Amendment No. 2006-02
Site Plan Review No. 2006-01
May 22, 2006
Page 5
transfer to future property owners.
particular case, the lease agreement
easement seems a better long term
granting a parking variance.
Given the circumstances of this
that allows parking on the Edison
solution for the property than
Site Plan Review
Section 41-593.5(c) of the Santa Ana Municipal Code requires a review by
the Planning Commission of all projects proposed within a specific
development zone to ensure the project is in conformance with the
specific development plan. Specific Development No. B will be amended
to create a third project area that will permit multi-tenant retail uses
which are not currently permitted within SD-B. The project will comply
with design and development standards outlined within Zone III of the
specific development plan. The property complies with the landscape
standards adopted for the Brookhollow Office Park. A 10-foot landscape
setback is provided along the Newport Costa Mesa (SR-55) Freeway. In
addition, approximately 19 percent of the site will be landscaped while
only 15 percent is required.
Based upon the above analysis of the project, staff recommends that the
Planning Commission recommend approval of Zoning Ordinance Amendment No.
2006-02 and Site Plan Review No. 2006-01.
CEQA Compliance
In accordance with the California Environmental Quality Act, Mitigated
Negative Declaration and Mitigation Monitoring Program, Environmental
Review No. 2004-109, has been prepared for this project (Exhibit 6).
J3 ..t.-l.L /L1~.~. ~
Bill Apple .,- F-r ~
Associate Planner
/J"7J,' ~ i/~
Vince Fregoso, AICP
Senior Planner
BA:jm
ba/reports200S/Crazy Horse Square OS-22-06,pc
75A-6
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SPECIFIC DEVELOPMENT
SPECIFIC PLAN
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ZOA 06-2JSPR 06-1
CRAZY HORSE SQUARE
1580 EAST WARNER AVENUE
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75A-7
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EXHIBIT 2
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HERITAGE
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CRAZY HORSE SQUARE
1580 EAST WARNER AVENUE
AND
B U
L D
SPECIFIC DEVELOPMENT #8
Plan
(Redline Draft)
Additions
General Notes
1. Water within the district will be by private water facilities served by the City of Santa Ana facilities
within adjacent public streets.
2. Sewage disposal will be by private sewers and appurtenances connected to City of Santa Ana
facilities within adjacent public streets.
3. Easements shall be created for all private and public utilities which cross over, along, under or
through any parcels which may be created within this district and are intended to serve other parcels
within the district.
4. The development and management of Brookhollow will be subject to the supervIsIOn of the
Brookhollow Office Park Association, a non-profit corporation, and to the terms and conditions of
the recorded Declaration of Establishment of Covenants, Conditions and Restrictions (CC&Rs) of
Brookhollow Office Park to insure continued maintenance of utilities, private streets, landscaping and
general appearance of the development within the district. Any amendments to the CC&Rs, which
affect these regulations, shall require approval of the City Attorney and Planning Department.
5. Existing private streets and driveway access to adjacent public streets shall be maintained.
Additional access to adjacent public streets proposed after adoption of this ordinance shall meet the
requirements and approval ofthe Director of Public Works.
Intent and Purpose
It is the intent of this district to allow a combination of multi-tenant leasehold professional and business
office uses, single parcel professional and business offices uses, and single parcel retail, commercial and
minimal impact industrial activity uses (as specified in this ordinance).
Specific plan review shall be required for all development within this district.
Site Requirements
A. Site Coverage
1) Structure shall not cover more than 55 percent of the total net site area. (Net area shall be the
gross area less any area used for public or private street purposes.)
2) Each parcel to be created within this district shall have a minimum average width of 1 foot for
each 2.5 feet of average depth.
3) The minimum lot size for parcels within Zone III shall be 2.8 acres (121.968 square feet).
75A~18
B. Permitted Uses
The following uses shall be permitted in Zone I:
1) Professional Offices
a. Accountants
b. Attorneys
c. Dentist, doctors and related professions
d. Engineers, architects and planners
e. Research and development facilities
f. Private trade, vocational or professional schools
2) Business offices, including but not limited to:
a. Advertising agencies
b. Banks or other financial offices
c. Employment agencies
d. Escrow and real estate companies
e. Insurance companies
f. Corporate headquarters
g. Photographers, artist, etc.
h. Travel agencies
1. Computer or computer training centers
3) Laboratories except those, which emit offensive odors, vibrations, or may be hazardous to the
public.
4) Political, CIVIC and charitable organization uses, which shall not include bingo or other
gaming activities.
5) Restaurants.
6) Union Halls
7) Museums, art galleries and libraries.
8) Religious meeting halls
9) Day care and child care facilities, nurseries, etc.
The following uses shall be permitted in Zone II:
1) All uses within Zone I.
2) Minimal impact light industry.
75A~19
3) Hotels, motels and associated shops and services related to the hotel or motel uses.
4) Retail, with a maximum of two tenants per building.
5) Furniture and bulk merchandise stores with a maximum of two tenants building.
The following uses shall be permitted in Zone III:
I) Professional Offices
a. Accountants
b. Attornevs
c. Dentist. doctors and related professions
d. Engineers. architects and planners
e. Research and development facilities
2) Business offices. including but not limited to:
a. Advertising agencies
b. Banks or other financial offices
c. Employment agencies
d. Escrow and real estate companies
e. Insurance companies
f. Corporate headquarters
g. Photographers. artist. etc.
h. Travel agencies
3) Commercial uses. including:
a. Food and retail uses excluding drive through facilities
The following uses shall be permitted in Zone III with a Conditional Use Permit:
a. Dancing or entertainment ancillary to a permitted restaurant use.
b. The serving of alcohol in coni unction with a permitted food/restaurant use.
C. Any use permitted herein may be prohibited by reason of noise, odor, dust or electrical interference
or adverse environmental impact on adjacent uses.
D. Setbacks:
I) Front setback along public street frontage shall be 20 feet minimum.
2) Front setback along private street frontage shall be:
a) 10 feet within Zone I.
b) 20 feet within Zone II.
c) 10 feet within Zone III
75A.aO
Side yard setbacks shall be 10 feet.
3) Rear yard setback shall be 10 feet.
E. Building Heights:
1) Structures shall be limited to four stories and not exceed 70 feet in height in Zone I.
2) Structures shall be limited to four stories and not exceed 70 feet in height in Zone II.
3) Structures shall be limited to two stories and shall not exceed 40 feet in height in Zone III.
F. Landscaping:
1) All sites shall have a minimum landscape coverage of 15 percent.
2) The landscape setback along public streets shall be 20 feet.
3) The landscape setback along private streets shall be 20 feet fully landscaped or a minimum of
10 feet parallel with and along the private street line landscaped. The remainder of the
required setback area shall be used for parking and/or vehicular circulation, provided a
matching square footage of such area used for parking and/or vehicular circulation, is
provided on the site and is visible from either public streets, freeways or private streets.
4) Side yard landscape shall be a minimum of five feet. (This requirement applies to new
construction. An area equal to this five-foot requirement may be proposed at another location
on the parcel.
5) A minimum landscape setback of 10 feet is to be maintained along the frontage; and, in
addition, there shall be a IS-foot wide planter island, fully landscaped, placed an average 160
feet apart and extending into the paved area the depth of the parking spaces along said
freeway frontage. No curb and gutter shall be permitted along the edge of paving parallel to
the Newport Freeway right-of-way to allow for sheet flow of drainage from the rear portion of
any parcels created along the frontage in accordance with the approved drainage plan on file
with the City of Santa Ana. However, parking bumpers shall be required in lieu of the curb
and gutter.
6) A landscape plan shall be approved by the appropriate City agency prior to issuance of
building permits.
7) Landscaping shall include trees, and at least 50 percent of the trees shall be within the parking
area itself so as to give visual relief to rows of parked vehicles.
8) Landscaping shall be installed prior to occupancy or utility release and permanently
maintained.
9) Landscape plan shall include an irrigation system to be installed and maintained.
7 5A~21
G. Parking Requirements:
The parking requirements in this district shall conform to the requirements of Article IV, Sections 41-
614,41-615,41-616, and 41-617, except that there shall be no requirement that one-third (113) of the
total lot be devoted to off street parking.
Zone III.
The City recognizes that a lease agreement has been entered into between the property owner and
Southern California Edison to utilize the Transmission right-of-way easement to provide 63 parking
spaces to satisfy City of Santa Ana parking requirements for the proiect. Should this lease be
revoked or terminated resulting in the loss of parking spaces or the loss of continuous and
uninterrupted circulation and access to these spaces the following remedies shall be used to cure the
parking deficit:
a. A parking study shall be provided by the City at the property owner's expense that determines
if a parking deficiency has been created and examines ways the parking deficit can be cured.
b. Should the parking study determine that a parking deficiency exists. replacement parking
necessary to cure the deficiency shall be provided within 100 feet of the proiect site.
H. Signs shall be subjeet to site plan review.
All signage within Proiect Area III shall comply with the City sign code. Division 2. Sign standards
and regulations amended from time to time.
1. Storage and Refuse Collection Areas:
All storage and refuse areas shall be enclosed by a minimum six-foot block walls and solid gates so
as to eliminate unsightliness. No open outside storage shall be permitted.
75A1r22
CRAZY HORSE SQUARE
Initial Study / Mitigated Negative Declaration
ER-2004-109
Prepared By
City of Santa Ana Planning & Building Agency
20 Civic Center Plaza M-20
Santa Ana, CA 92702
April 2006
ZOA 06-21SPR 06-1
~~~3
MAYOR
Miguel A. Pulido
MAYOR PRO TEM
Lisa Bist
COUNCIL MEMBERS
Claudia C. Alvarez
Carlos Bustamante
Alberta D. Christy
Mike Garcia
Jose Solorio
~
~
CITY OF SANTA ANA
CITY MANAGER
David N. Ream
CITY ATTORNEY
Joseph W. Fletcher
CLERK OF THE COUNCIL
Patricia E. Healy
PLANNING & BUILDING AGENCY
20 Civic Center Plaza (M-20l
P.O. BOX 1988. Santa Ana, California 92702
(714) 667-2700. Fax (714) 973-1461
www.santa-ana.org
NOTICE OF INTENT
TO ADOPT A MITIGATED NEGATIVE DECLARATION
This is to inform the general public that the City of Santa Ana proposes to adopt a
Negative Declaration for the following project:
Project Title:
Crazy Horse Square
Project Description:
The proposed project consists of the following:
The proposed project would require a zoning ordinance amendment (ZOA) to amend the provisions of
Specific Development No.8 to create a third project area (Area III) that would allow the development of
20,154 square feet of retail and food uses on the project site; and Site Plan Review (SPR) approval to
construct the project within a specific development zone (SD-8). Three separate parcels will be
consolidated into one parcel and three new buildings would be constructed on the site. Access to the
project site would be from Brookhollow Drive, a private street accessible from Grand and Warner
Avenues.
Project Location: 1580 East Warner Avenue
Project Number: DP 04-32; ER 04-109; ZOA 06-2; SPR 06-1
Public Review Period: 4-21-06 to 5-22-06
Hearing Date: 5-22-06
Hearing Location: City of Santa Ana Council Chambers
22 Civic Center Plaza
Santa Ana, CA 92702
The Negative Declaration and Initial Study as well as all referenced documents will be available for
public review at the City of Santa Ana Planning and Building Agency located at 20 Civic Center
Plaza, Santa Ana, California. Please submit any comments on the Negative Declaration to the City
on or before 5-22-06. Please direct your comments to: Bill Apple, Associate Planner, City of Santa
Ana, P.O. Box 1988, M-20, Santa Ana, CA, 92702.
If you have any questions or would like any additional information, please contact Bill Apple,
Associate Planner at (714) 667- 2747.
7 5A3~4
CS_ 60&-2
MAYOR
Miguel A. Pulido
MAYOR PRO TEM
Lisa Bist
COUNCIL MEMBERS
Claudia C. Alvarez
Carlos Bustamante
Alberta D. Christy
Mike Garcia
Jose Solorio
~
~~
CITY OF SANTA ANA
CITY MANAGER
David N. Ream
CITY ATTORNEY
Joseph W. Fletcher
CLERK OF THE COUNCIL
Patricia E. Healy
PLANNING & BUILDING AGENCY
20 Civic Center Plaza (M-20)
P.O. BOX 1988 . Santa Ana, California 92702
(714) 667-2700. Fax (714) 973-1461
www.santa-ana.org
MITIGATED NEGATIVE DECLARATION
Pursuant to the Procedures of the City of Santa Ana for implementation of the California
Environmental Quality Act, the Environmental Evaluator has completed an Initial Study for
the project described below:
Project Number:
DP 04-32, lOA 06-2, SPR 06-1, ER 04-109
Applicant: Dyerhollow Partners, L.P., a California Limited Partnership clo Dan Hunter
Project Location I Address: 1580 East Warner Avenue.
Project Title I Description: Crazy Horse Square I The proposed project would require a
zoning ordinance amendment (ZOA) to amend the provisions of Specific Development No.8 to
create a third project area (Area III) that would allow the development of20,154 square feet of
retail and food uses on the project site and Site Plan Review (SPR) approval to construct the project
within a specific development zone (SD-8). Three separate parcels will be consolidated into one
parcel and three new buildings will be constructed on the site. Access to the project site is from
Brookhollow Drive, a private street accessible from Grand and Warner Avenues.
And does hereby find:
That although the proposed project could have a significant effect on the environment, there
will not be a significant effect in this case because of revisions to the project and mitigation
measures placed on the project, and agreed to by the applicant, reduce each impact to
below a level of significance.
Signature:
~CJ- ~
Date: April 18, 2006
Case Planner
This determination is not final until adopted by the decision-making body or administrative
official, and a Notice of Determination is filed.
75A~25
CS 606-2
SECTION 1.0
INTRODUCTION
PURPOSE OF THE INITIAL STUDY
The purpose of this Initial Study/Mitigated Negative Declaration
is to describe the proposed project and provide an evaluation of
potential environmental effects associated with the short-term
construction and long-term operation of the proposed Crazy Horse
Square Food, Retail and Office Center. The Initial Study has
been prepared pursuant to the California Environmental Quality
Act (CEQA), State CEQA Guidelines and the City of Santa Ana CEQA
Environmental Procedures.
Pursuant to Section 15367 of the State CEQA Guidelines, the City
of Santa Ana is the Lead Agency for the proposed proj ect. The
Lead Agency is the public agency that has the principal
responsibility for carrying out or approving the proposed
project.
PROJECT APPROVAL PROCESS
The Initial Study/Mitigated Negative Declaration has been
submitted to potentially affected agencies and individuals. In
accordance with Section 15072 (b) (1) of the CEQA Guidelines a
Notice of Intent (NOI) to adopt a Mitigated Negative Declaration
was published in a newspaper of general circulation within the
project area.
There will be a 30-day public review period for the Initial
Study/Mitigated Negative Declaration in accordance with Section
15073 of the CEQA Guidelines. In reviewing the Initial
Study/Mitigated Negative Declaration, affected public agencies
and the interested public should focus on the sufficiency of the
document in identifying and analyzing the potential impacts on
the environment and ways in which the potentially significant
effects of the proj ect are avoided or mitigated through the
design of the project.
Comments on the Initial Study can be sent to the following:
Mr. Bill Apple, Associate Planner
City of Santa Ana
PO Box 1988, M-20
Santa Ana, California 92702
75A~6
SECTION 2.0
PROJECT DESCRIPTION
PROPOSED PROJECT
The proposed project is a request for approval of a zoning
ordinance amendment to amend provisions of Specific Development
No.8, conditional use permit to allow development of retail and
restaurant uses within the Specific Development Area, and to
allow parking on an Edison easement, and site plan review
approval for development within a specific development zone.
Additionally, a lot merger is necessary to consolidate parcels.
SETTING
The proj ect site is a 2.82 -acre parcel located
Warner Avenue. The project site is located within
Brookhollow Office Park. The Brookhollow Office
of 34.7 acres and contains 25 buildings with a
square feet of office area.
at 1580 East
the
Park consists
total 399,516
The Brookhollow Office Park has a zoning designation of Specific
Development No. 8 (SD-8) and a General Plan Designation of
Professional and Administrative Office (PAO), which allows a
Floor Area Ratio of 0.50.
As shown on Exhibit 1, the proj ect site is located near the
intersection of Brookhollow Drive and Grand Avenue. The site is
generally bounded by one and two story office buildings,
Brookhollow Drive and Warner Avenue to the north; a fast food
restaurant and the Costa Mesa (SR-55) freeway to the south; the
Costa Mesa (SR-55) freeway to the east; and a Southern
California Edison primary distribution station, vacant land and
hotel/motel uses to the west
The project site is composed of three parcels. One parcel
contains a Southern California Edison Easement with an above
ground transmission tower. The second parcel is vacant and was
the former location of the Crazy Horse Restaurant, which has
been demolished. The third parcel is vacant undeveloped land.
PROJECT DESCRIPTION
The proposed project would amend the provisions of Specific
Development No. 8 to create a third project area (Area III) that
would allow the development of 20,154 square feet of retail, and
food uses on the project site. The three separate parcels would
be consolidated into one parcel and three new buildings would be
constructed on the site. Access to the proj ect site would be
from Brookhollow Drive, a private street accessible from Grand
and Warner Avenues.
2
7SA~2.7
The three proposed buildings are referred to as Building A,
Building B and Building C.
Building A consists of 8,171 square feet of area. The building
would contain a 8, 171 square foot sit down restaurant with an
outdoor dinning area. In the future, this restaurant may
include a concert venue and/or nightclub within existing square
footages which would operate exclusively during the evening
hours when other uses wi thin the office park are closed. A
nightclub/concert venue would require separate City approvals.
Building B would consist of 5,302 square feet
building would contain 4,315 square feet of food
a 1,486 square foot coffee shop. In addition, 987
retail uses are proposed.
of area. The
uses including
square feet of
Building C would consist of
building would contain 2,500
retail tenant spaces totaling
6,681 square feet of area. The
square feet of food uses and two
4,211 square feet.
As shown on Exhibit 3 the three buildings reflect a modern
architecture design. The exterior of the buildings would have a
smooth troweled plaster finish, natural concrete finish and a
light sand plaster finish. The exterior building finish would be
accented with stone veneer, cultured stone veneer, and aluminum
storefront systems. A combination of tans and metal paint
finishes would be incorporated into the design of the buildings.
Parking
A total of 174 parking spaces are required for the project while
175 parking spaces are provided on site. In the future, the
8,060 square foot restaurant may include a concert venue and/or
nightclub which would operate exclusively during the evening
hours when other uses within the office park are closed. Should
this occur at some future date, parking could be shared between
uses within the office park since they would operate at
different times.
Phasing/Construction Operations
The proposed
Construction
clearing of
buildings.
project
operations
the proj ect
would be developed in one phase.
for the project would involve the
si te and construction of the three new
3
75A~28
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SPECIFIC PLAN
CRAZY HORSE SQUARE
1580 EAST WARNER AVENUE
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EXHIBIT 1
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Discretionary Approvals
· Zoning ordinance amendment (ZOA) to amend provisions and
uses within SD-8.
· Site Plan Review to construct three new buildings wi thin
SD-8.
SECTION 3.0
ENVIRONMENTAL IMPACT ANALYSIS
The following is an environmental analysis on
proj ect based on the City of Santa Ana's CEQA
Checklist Form. The analysis incorporates by
analysis and findings in the City of Santa Ana
Plan Land Use Element FEIR. Additionally, a
report has been prepared for the project
incorporated into the environmental analysis.
the proposed
Environmental
reference the
Updated General
traffic impact
and has been
For each environmental issue, the analysis identifies the level
of impact that is anticipated to occur. Where applicable,
mi tigation measures have been identified to reduce potentially
significant impacts to a level considered less than significant.
I. AESTHETICS
A. Have a substantial adverse effect on a scenic vista?
B. Damage scenic resources, including but not limited to
trees, rock outpourings and historic buildings wi thin a
State highway?
Less Than Significant Impact
The project site is situated within an urban setting and
surrounded by developed land uses. There are no scenic vistas or
scenic resources wi thin the immediate vicinity of the proj ect
site. The project site is adjacent to State Route 55 (SR-55).
However, SR-55 is not a designated scenic highway, nor does it
contain any scenic resources within or adjacent to its right-of-
way. Therefore, implementation of the proposed project would not
result in adverse impacts to any scenic vista or scenic
resources.
4
75A,.,34
c. Substantially degrade the existing visual character or
quality of the site and it's surrounding?
Less Than Significant
The City of Santa Ana has an adopted Urban Design Element that
establishes policies, programs and design elements to enhance
the aesthetic environment of the City. The design elements that
are relevant to the project site include; Districts, Paths,
Landmarks, and the SR-55 Scenic Corridor.
Districts
The Urban Design Element identifies that the project site is
located within the Freeway Window North Main Street Design
District. The Urban Design Element establishes goals and
policies to help guide the design of land uses proposed within a
Design District. Specifically, land uses proposed within a
Design District should exhibit high quality design and should
incorporate design elements that are proportional and
aesthetically related to the District setting.
The proposed project has a modern architecture design that
incorporates a number of building elements into its design to
reflect a high quality project. The design of the project would
be different from existing buildings in the area, but would
still be aesthetically related to the existing setting.
Implementation of the proposed proj ect would not degrade the
existing visual character or quality of the site or the
surrounding area.
Paths
Paths are means by which people travel throughout the City and
serve as the framework for the City's urban form. Within the
project area, the Urban Design Element identifies Grand Avenue
as a Path. The proposed project would be consistent with the
Path design element in that a twenty foot landscape setback
would be provided along Grand Avenue to enhance the streetscape.
Landmarks
Landmarks are elements of the urban form containing
design features that reinforce uniqueness and memorability.
Within the project area, the Urban Design Element identifies
Hotel Terrace as a landmark. The proposed project would be
consistent with the landmark design element in that it would
provide uses that would compliment the Hotel Terrace Specific
Development area. Additionally, the design of the proposed
5
75A~35
project would not be inconsistent with the high quality
aesthetic environment of the Hotel Terrace area.
SR-55 Scenic Corridor
Scenic Corridors provide views of the City and largely
influence the public's aesthetic and visual experience. The
Urban Design Element identifies State Route 55 as a scenic
corridor. The proposed project would be consistent with the
Scenic Corridor Element in that the proposed project's view
from the SR-55 would reflect high quality design, landscape
treatment and lighting treatment that enhance the project site's
aesthetic appearance.
D. Create a new source of substantial light or glare, which
would adversely affect day or nighttime views in the area?
Less Than Significant Impact
The project site is situated within an urbanized area and is
surrounded by onstreet lighting. Implementation of the proposed
project would not introduce substantial amounts of new sources
of light and glare into the project area. Any lighting provided
on the project site would be designed and located so that all
direct rays are confined to the project site.
II. AGRICULTURE
A. Convert Prime Far.mland, Unique Far.mland or Far.mland of
Statewide Importance to non-agriculture use?
B. Conflict with existing zoning for agriculture use or a
Williamson Contract?
C. Involve other changes in the existing environment, which,
due to their location or nature, could individually or
cumulatively result in loss of Far.mland, to non-agriculture
use?
No Impact
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. Additionally, based on a site visit
conducted by the City's Environmental Coordinator, the proj ect
site is currently not in agricultural production. Implementation
of the proposed proj ect would not result in the loss of any
farmlands.
6
75A~6
III. AIR QUALITY
A. Conflict with or obstruct implementation of applicable Air
Quality Attainment Plan or congestion Management Plan?
Less Than Significant Impact
The proposed project site is located within the South Coast Air
Basin and subj ect to the requirements of the Clear Air Act at
both the Federal and State level, as implemented by the South
Coast Air Quality Management District (SCAQMD). The South Coast
Air Quality Management Plan (AQMP) is the primary planning
document to monitor if air quality standards and objectives are
being achieved in the South Coast Air Basin. The air quality
objectives in the AQMP are based upon population and growth
proj ections provided in regional planning programs and local
general plans.
The proposed project would be consistent with the City's General
Plan and the growth projection for the project area. Therefore,
implementation of the proposed project would not be in conflict
with the Air Quality Management Plan.
B.
Violate any
contribute
violation?
stationary source
to an existing
air quality
or proposed
standard or
air quality
c. Result in a cwnulatively considerable net increase of any
cri teria pollutant for which the proj ect region is non-
attainment under an applicable federal or state ambient air
quality standard?
D.
Expose Sensitive
concentrations?
receptors
to
substantial
pollutant
Potentially Significant Unless Mitigation Incorporated
As mentioned previously, the South Coast Air Quality Management
District (SCAQMD) regulates air quality pollutants in the South
Coast Air Basin. Pollutants for which ambient standards have set
are referred to as criteria pollutants. Criteria pollutants
include Ozone (03), Carbon Monoxide (CO), Nitrogen Dioxide
(N02) , Sulfur Dioxide (S02), and particulate Matter (PM10). The
South Coast Air Basin is currently a non-attainment area for
Carbon Monoxide, Ozone and particulate Matter. The SCAQMD
considers an air quality impact to be significant if it exceeds
the criteria pollutant thresholds identified in the Table A-l.
7
7 5A~7
Table A-I
Emission Thresholds Of Significance
Project
Pollutant Construction Tons/ Operations
Pounds/Day Quarter Pounds/Day
Carbon Monoxide 550 24.75 550
Reactive Organic
Compounds 75 2.5 55
Nitrogen Oxides 100 2.5 55
Particulate
Matter 150 6.75 150
Long-ter.m Operational Air Quality Impacts
The primary source of operational emissions
by vehicle travel to and from the proj ect
minor amount of gaseous emissions would also
gas and electricity usage.
would be generated
site. A relatively
occur from natural
Long-term air quality impacts associated with the build out of
the City's General plan was analyzed in FEIR 97-01. FEIR 97-01
determined that build out of the General Plan would result in
unavoidable adverse air quality impacts. A Statement of
Overriding Consideration was adopted by the City of Santa Ana to
address long-term unavoidable air quality impacts associated
within implementation and build out of the General Plan.
The proposed proj ect would be developed at a lower level of
intensity permitted under the General Plan. The long-term air
quality impacts associated with the proposed project would be
less than the air quality emissions proj ected in General Plan
Land Use Element Update Environmental Impact report FEIR 97-1.
No mitigation measures are necessary.
Short-ter.m construction Related Air Quality Impacts
Construction operations associated with the proposed project
could potentially result in short-term increases in particulate
mater, and to a lesser degree increases in carbon monoxide and
ozone. Peak day construction emissions for most pollutants would
occur during the clearing, excavation and grading phases. The
proposed project would require earthwork activity to provide for
the construction of building slabs and onsite access ways.
Using the South Coast Air Quality Management District CEQA Air
Quality Handbook as a guideline, the threshold of potentially
significant short-term air quality impacts would involve the
8
75ArJ8
grading of 1,309,000 square feet of area. Assuming grading of
the entire project site, approximately 130,680 square feet of
area would be graded. The proposed grading would be considerably
less than the threshold of significance established by the CEQA
Air Quality Handbook. To minimize dust impacts during
construction, the proposed project would be subject SCAQMD
Fugitive Dust Rule 403. To insure compliance with Fugitive Dust
Rule 403 the following mitigation measure shall be implemented.
Mitigation Measure
. During construction, the contractor would be required to
comply with SCAQMD Fugitive Dust Rule 403 to suppress dust
generated by construction operations. To ensure compliance
with SCAQMD Fugitive Dust Rule 403, grading plans and
construction plans for the proposed proj ect shall reflect
the following notes:
1. 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.
2 .
All clearing
during period
averaged over
smog episodes.
and earthwork activities shall cease
of high winds (winds greater than 25 mph
one hour) or during Stage 1 or Stage 2
3. Streets surrounding the project site should be cleaned
at the end of each day of construction.
4.
All material transported offsite shall
sufficiently watered or securely covered
excessive amounts of dust.
either be
to prevent
5. The amount of area disturbed by clearing and earthwork
activities shall be minimized at all times.
6.
Equipment engines shall be
condition and in proper
manufacturer's specifications.
maintained in
tune according
good
to
7.
To the extent
shall be used
activities.
feasible, gasoline powered equipment
for onsite and offsite construction
9
7SA,.,39
E. Create objectionable odors affecting a substantial nwnber
of people?
Less Than Significant Impact
The long-term operation of the proposed project would not emit
objectionable odors. Construction operations for the project
could emit objectionable odors. However, the odors would be
short-term and would not be considered significant.
IV. BIOLOGICAL RESOURCES
A. Have a substantial adverse impact, either directly or
through habitat modifications, on any species identified as
a candidate, sensitive or special status species in local
or regional plans, policies or regulations or by the
California Department of Fish and game or U. S. Fish and
Wildlife Services?
B. Have a substantial adverse impact on any riparian habitat
or natural community identified in local or regional plans,
policies, and regulations or by the California Department
of Fish and game or u.s. Fish and Wildlife Service?
C. Adversely impact federally protected wetlands ei ther
individually or in combination with the known or probable
impacts of other activities through direct removal, filling
hydrological interruption, or other means?
D. Conflict with any local policies or ordinances protecting
biological resources, such as tree preservation policy or
ordinance?
No Impact
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
wi thin the nearby vicinity of the proj ect site. Therefore,
implementation of the proposed proj ect would not result in any
adverse impacts to any biological resources.
V. CULTURAL RESOURCES
A. Cause a substantial adverse change in the significance of a
historical resource as defined in Section 15064.5?
10
7 SArA 0
Less Than Significant Impact
According to the National Register of Historical Resources and
the City of Santa Ana Local Register of Historical Resources,
there are no historical structures on the project site or within
the Brookhollow Office Park.
B. Cause a substantial adverse change in the significance of a
unique archaeological resource pursuant to Section 15064.5?
D. Disturb any human remains, including those interred outside
of for.mal cemeteries.
C. Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
Less Than Significant
The proposed project would be constructed on an improved
building site. According to the General Plan Land Use Element
EIR, there are no known cultural resources on the project site.
Given the fact that the site is improved, the probability for
the discovery of unknown cultural resources would be low.
VI. GEOLOGY/SOILS
A-I. Rupture of a known earthquake fault, as delineated on the
most recent Alquist-Priolo Earthquake Fault Zoning Map
issued by the State geologist for the area or based on
other substantial evidence of a known fault?
No Impact
The Seismic Hazards Mapping Act of 1991 established a statewide
seismic hazard mapping and technical advisory program to assist
cities and counties in protecting the public health and safety
from the effects of strong ground shaking, liquefaction,
landslides or other ground failure and other seismic hazards
caused by earthquakes. Additionally, the Alquist-Priolo Act
directs the State Geologist to delineate regulatory zones that
encompass surface traces of active faults that have potential
for future surface fault rupture to regulate development near
active faults in order to mitigate the hazard of surface fault
rupture.
The Tustin Quadrangle Official Map of Seismic Hazard Zones dated
January 17, 2001 was reviewed to evaluate potential seismic
impacts on the proj ect site. According to the Seismic Hazard
Zone Map, the project site is not located within a current
Alquist-Priolo Earthquake Fault Zone for fault surface rupture
11
76A~1
hazard. Additionally, the surface traces of any active or
potentially active faults are not known to pass directly through
or extend towards the project site. Therefore, the potential for
surface rupture due to faulting occurring beneath the proj ect
site during the design life of the proposed project is
considered low.
A-2. Strong Seismic Ground shaking?
Less Than Significant Impact
The project site is situated within a highly active seismic
region of southern California. A total of 38 active faults have
been identified within an approximate 60-mile radius of the
project site. The Newport/lnglewood Fault located approximately
13 miles south from the City of Santa Ana is considered to be
one of the most dominant faults in regard to potential seismic
shaking impacts. The project site could potentially be subject
to a maximum credible horizontal ground acceleration of O. 30g
from a magnitude 6.9 earthquake along the Newport/lnglewood
fault zone. A seismic event of this scale could potentially
result significant damage to the proposed project. However, the
seismic risks at the project site would not be considered
significantly different from other areas in the southern
California region. Through the City's development review
process, the proposed project would be required to prepare
geotechnical study to evaluate seismic constraints and to
identify design recommendations to minimize potential seismic
shaking impacts. Additionally, the proposed project would be
subject to the Seismic Safety Standards of the Uniform Building
Code. Preparation and implementation of a geotechnical report
and compliance with the Uniform Building Code would reduce
potential seismic shaking impacts to a level considered less
than significant.
A-3. Seismic-related ground failure, including liquefaction?
Less Than Significant Impact
Soil liquefaction occurs when loose soil deposits below the
water table are subjected to large ground accelerations
generated from seismic events. Liquefaction is generally known
to occur in saturated cohesionless soils at depths shallower
than about 50-feet. According to the General Plan Land Use
Element EIR, the project site has high to very high potential
for liquefaction impacts. Through the City's development review
process, the proposed proj ect would be required to prepare a
geotechnical study to evaluate liquefaction constraints and to
identify design recommendations to minimize potential
liquefaction impacts. Additionally, the proposed project would
12
7fiA~2
be subject to seismic safety standards of the Uniform Building
Code. Compliance with the Uniform Building Code along with the
incorporation of the design recommendations identified in the
project geotechnical investigation would reduce potential
seismically induced liquefaction and settlement impacts to a
level considered less than significant.
A-4. Landslides
No Impact
The project area is flat without any topographical relief.
According to General Plan Land Use Element EIR, there are no
landslide planes or slopes within the project area. Therefore,
implementation of the proposed project would not result in
adverse impacts in regards to landslides.
B. Would the project result in substantial soil erosion or the
loss of topsoil?
Potentially Significant Unless Mitigation Incorporated
Erosion refers to the removal
surfaces by water or wind.
intensified with an increase in
channels and by the removal of
soil exposed.
of soil from exposed bedrock
The effects of erosion are
slope, the narrowing of runoff
groundcover, which leaves the
Construction operations for the proposed proj ect would require
the clearing, excavation, and grading of onsite soils. The
uncovered soils on the project site could potentially result in
erosion and sedimentation impacts to onsite and offsite drainage
facilities. This potential impact could increase during periods
of rain. To reduce potential erosion impacts to a level
considered less than significant, the following mitigation
measure shall be implemented.
Mitigation Measure
· 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)
A copy of the proj ect' s permit issued by the State Water
Resource Control Board that identifies the permit number,
(B) Two copies of the Storm Water Pollution Prevention
Plan.
c. Would the project result in the loss of a unique geological
feature?
13
7 6A~3
No Impact
According to the City's General Plan Land Use Element EIR, the
project site does not contain any unique geologic features.
Therefore, implementation of the proposed project would not
result in adverse impacts to any unique geologic feature.
D. Is the project located on strata or soil that is unstable
or that would become unstable as a result of the project
and potentially result in on-or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
Less Than Significant Impact
According to the General Plan Land Use Element EIR, the project
site contains Chino Silty Loam Drained Soils that have moderate
shrink/swell potential, high potential for corrosion of uncoated
steel and low potential for corrosion of concrete. Based on the
soil conditions on the project site the proposed project would
be geotechnically feasible. Through the City's Development
review process, the proposed project would be required to
prepare a site-specific geotechnical to address the geologic
conditions on the project site, building loads of the project
and the identification of design recommendations to ensure the
long-term geotechnically stability of the proposed project.
E. Where sewers are not available for the disposal of
wastewater is the soil capable of supporting the use of
septic tanks or alternative wastewater disposal systems?
No Impact
The proj ect site is located wi thin urban setting where sewer
service is available. The proposed proj ect would not require
septic tanks or alternative disposal systems.
VI I. HAZARDS/HAZARDOUS MATERIALS
A. Create a significant hazard to the public or the environment
through the routine transport, use or disposal of hazardous
materials?
B. Emit hazardous emissions or handle hazardous
hazardous materials, substance or waste within
mile of an existing or proposed school?
or acutely
one-quarter
Less Than Significant Impact
14
7 fiArA4
The long-term operation of the proposed project would not
involve activities that would emit hazardous emissions or
involve the routine handling of large quantities of hazardous or
acutely hazardous materials. However, construction operations
and the long-term operation of the proposed project could
potentially involve the handling and storage of incidental
amounts of hazardous substances, such as paints, oils and
solvents. The proposed proj ect would be subj ect to compliance
with local, state and federal laws and regulations regarding the
storage and handling of hazardous materials. Compliance with
local, state and federal laws and regulations would reduce the
handling of hazardous materials to a level considered less than
significant.
C. Be located on a site which is located on a list of
hazardous material sites compiles pursuant to Government
Code Section 659662.5 and, as a result, would it create a
significant hazard to the public or the environment?
No Impact
According to the City of Santa Ana Fire Department and the State
Regional Water Quality Control Board, the project site is not
included on a list of hazardous material sites. Implementation
of the proposed project would not create a significant hazard to
the public or the environment.
D. For a project located within an airport land use plan or
where such a plan has not been adopted, within two miles
where a public airport or public use airport, would the
proj ect result in a safety hazard for people residing or
working in the project area?
Less Than Significant Impact
According to the Orange County Airport Land Use Commission
Airports Environs Land Use Plan, the project site is not located
within an Accident Potential Zone or Clear Zone. However, the
proj ect site is located wi thin Airports Environs Land Use Plan
Planning Area, and will require coordination and review by the
Airport Land Use Commission. The proj ect is not located in an
accident potential zone and the structures on the project site
would not exceed two stories in height. Therefore,
implementation of the proposed project would not result in
safety hazards for people residing in or working within the
project area.
VIII. HYDROLOGY/WATER QUALITY
15
7SA~5
A. Violate Regional Water Quality Control Board water quality
standards or waste discharge requirements?
E. Otherwise substantially degrade water quality?
I. Resulting an increase in pollutant discharges to receiving
waters?
J. Result in significant alteration of receiving water quality
during or following construction.
K. Could the proposed project result in increased erosion
downstream?
L. Result in increased impervious surfaces and associated
increased runoff?
M. Create a significant adverse environmental impact to
drainage patterns due to changes in runoff flow rates and
volumes?
N. Tribu tary to an already impaired water body, as 1 i s ted on
the Clean Water Act Section 303 (d) list. If so, can it
result in an increase in any pollutant of which the body is
already impaired?
o. Tributary to other environmentally sensitive areas? If so,
can it exacerbate already existing sensitive conditions?
P.
Have a potentially significant
surface water quality to either
waters?
environmental impact or
marine, fresh or wetland
Q. Have a potentially significant adverse impact ground water
quality?
R. Cause or contribute to an exceedance of applicable surface
or groundwater receiving water quality objectives or
degradation of beneficial uses?
s. Impact aquatic, wetland or riparian habitat?
Potentially Significant Unless Mitigation Incorporated
The City of Santa Ana is included within four watersheds, San
Diego Creek, Santa Ana River, Talbert and Westminster. Each of
these watershed areas are under the jurisdiction of the Santa
Ana Regional Water Quality Control Board and subject to the
objectives, water quality standards and Best Management Practice
requirements established in the Santa Ana River Basin Plan and
16
75A~6
Orange County Drainage Area Management Plan. The City of Santa
Ana implements the goals, obj ecti ves and requirements of the
Basin Plan and Drainage Area Management Plan through the City's
Local Implementation Plan.
Storm water flows from the project site would be conveyed to an
underground storm drain and Lane Channel before ultimately
discharging into Reach 1 of San Diego Creek. The Santa Ana
Regional Water Quality Control Board has identified San Diego
Creek as impaired by nutrients, sediments, metals and
pesticides.
The primary source of potential adverse water quality impacts
associated with the construction and operation of the proposed
project would be from nuisance flows. Nuisance flows 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 nuisance flows
usually originates in the street, they commonly contain many
common pollutants found in streets such as oil and grease and
sediment. Additionally, surface water runoff generated from the
proj ect site during construction operations could be degraded
potentially resulting in adverse water quality impacts to
downstream receiving waters.
Additionally, the proposed project includes food preparation
uses. Commercial kitchens could potentially produce grease as a
by-product of their operation. If not properly disposed of, the
grease could potentially create blockage of sewer lines, which
could result in damages to both public and private property and
potentially resulting in adverse water quality impacts.
The long-term operation and short-term construction activities
associated with the proposed proj ect could potentially result
adverse water quality impacts that could be in conflict with
water quality standards established by the State Regional Water
Quality Control Board. To reduce potential water quality impacts
to a level considered less than significant the following
mitigation measure shall be implemented.
Mitigation Measures
· 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)
A copy of the proj ect' s permit issued by the State Water
Resource Control Board that identifies the permit number,
(B) Two copies of the Storm Water Pollution Prevention
Plan.
17
7 5At4 7
. 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.
. Provide two copies of the Water Quality Management plan
that would include the following:
a. Site Assessment
b. Site design Best Management Practices (BMP)
c. Applicable Routine Source Control BMP
d. Selecting and sizing the Treatment Control BMP
e. Mechanisms by which funding for long-term operation
and maintenance of all structural BMP will be provided
f. Operation and Maintenance Plan to describe the long-
term operation and maintenance requirements of all
applicable structural BMP and to identify the entity
in charge of implementation
. Building plans for the proposed proj ect shall reflect that
all restaurant uses be fitted with a grease interceptor to
the size and capacity as designated by the Building Safety
Division of the City of Santa Ana to mitigate impacts on
the local sanitary sewer system and regional water quality.
Such grease interceptor shall be regularly maintained so as
to remain fully functional.
· The proposed proj ect would be subj ect to City of Santa Ana
Federal Clean Water Protection Enterprise Fees.
B. Substantially deplete groundwater supplies or interfere
substantially with groundwater recharge such that there
would be a net deficit in aquifer volume or a lowering of
the local groundwater table level.
No Impact
The proposed project would not interfere with ground water
recharge because the project area is not located in an area that
is known to recharge the ground water system. Additionally,
construction operations for the proposed project would not
18
75~348
involve dewatering activities. Implementation
project would not result in significant
underground water supplies.
of the
impacts
proposed
to any
C. Substantially alter the existing drainage pattern of the
site or area, including through the alteration of the
course of stream or river, or substantially increase the
rate or amount of surface runoff in a manner, which would
result in flooding on or off-site?
D. Create or contribute runoff water which would exceed the
capacity of existing or planned stor.m water drainage
systems or provide substantial additional sources of
polluted run-off?
Potentially Significant Impact Unless Mitigation Incorporated
The proposed project would not introduce substantial amounts of
new impervious surfaces onto the project site. Existing rates of
surface water runoff are not anticipated to increase
significantly. Through the City's development review process,
the Public Works Agency has determined the existing drainage
facilities within the project area could provide adequate
drainage for the proj ect . However, final drainage plans would
still need to be prepared to determine the size and exact
location of onsite drain facilities.
Mitigation Measure
. Prior to issuance of a grading permit, the proj ect
applicant shall submit a final surface water runoff
evaluation for review and approval showing existing and
proposed facilities and methods of draining the site
wi thout exceeding the capacity of any street or adj acent
storm drain facility.
F. Place housing within a lOO-year floodplain, as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map
or other flood hazard delineation map?
G. Place within a 100-year floodplain structures which would
impede or redirect flood flows?
H. Expose people or structures to a significant risk of loss,
injury, or death involving flooding, including flooding as
a result of the failure of a levee or dam?
No Impact
The City of Santa Ana is
Insurance Program (NFIP).
19
a participant in the National Flood
Communities participating in the NFIP
7 SArA 9
must adopt and enforce minimum floodplain management standards,
including identification of flood hazards and flood risks.
Participation in the NFIP allows communi ties to purchase low
cost insurance protection against losses from flooding. The
published Flood Insurance Rate Maps (FIRM) for the project site
are included on Community Panel No. 0602320278H. The project
site is located entirely in Zone X, which is defined as areas
beyond the limits of the 100-year flood and SOO-year flood.
Implementation of the proposed project would not significantly
increase the potential for flood risks.
IX. LAND USE/PLANNING
A. Physically divide an established community?
Less Than Significant Impact
The project site is located within an existing office park and
would not physically divide any established communities.
B.
Conflict with
regulation of
adopted for
environmental
any applicable land use plan, policy, or
an agency with jurisdiction over the project
the purpose of avoiding or mitigating an
effect?
Less Than Significant
General Plan
The General Plan designation for the proj ect site is
Professional and Administrative Office with a Far 0.5-1.0. The
Professional/Administrative Office designation applies to those
areas where professional and/or administrative offices are
predominant, or where such development is being encouraged. The
types of land use typically located in the
Professional/Administrative Office designation include,
professional and administrative offices, restaurants when uses
are an integral component of a planned office development and
professional uses such as medical doctors.
The proposed project would be consistent with the intent of the
professional/administrative office designation for the following
reasons:
· The proposed project would have a FAR of approximately .20.
.
The proposed restaurant, retail and
incorporated into and would support
uses in the Brookhollow office park.
food uses would be
the existing office
20
7SA~0
. The proposed office uses are allowed.
Therefore, the proposed project would not be in conflict with
the General Plan.
Zoning
The zoning for the project site is Specific Development SD-8.
Presently, SD-8 does not allow general retail uses on the
proj ect site. The proposed proj ect would amend Specific
Development No. 8 to create a third project area (Area III) that
would allow retail, food and office uses on the project site.
Indoor entertainment uses would be allowed with an approved
conditional use permit. With approval of the amendment the
proposed project would not be in conflict with the zoning.
c. Conflict with any applicable habitat conservation plan or
natural community plan?
No Impact
According to the City's General Plan, the proj ect site
included within any habitat conservation plan or any
communi ty conservation plan. Therefore, implementation
proposed project would not be in conflict with any
conservation plan.
is not
natural
of the
habitat
X. MINERAL RESOURCES
A. Result in the loss of availability of a locally important
mineral resource recovery site delineated on a local
general plan, specific plan or other land use plan?
No Impact
According to the City's Updated General Plan Land Use Element
EIR, there are no areas in Santa Ana that are designated
significant Mineral Aggregate Resource Areas. Therefore,
implementation of the proposed proj ect would not result in the
loss of any regionally or locally important mineral resource.
XI. NOISE
Setting
The proj ect site is located wi thin the City of Santa Ana and
subject to noise standards and guidelines in the General Plan
Noise Element and Municipal Code Noise Ordinance. The primary
purpose of the City of Santa Ana Noise Element is to "Prevent
significant increases in noise levels in the community and
21
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minimize the adverse effects of currently-existing noise
sources." In accordance with the Noise Element, the City has
adopted noise standards and guidelines for land use planning.
These guidelines for exterior noise levels as presented in Table
N-l.
City Of Santa Ana
Land Use
Table N-1
Land Use Guidelines For Exterior Noise
Noise Level (dBA CNEL or Ldn)
Desirable Maximum Acceptable
Maximum
Low Density 55 65
Residential
Medium Density 60 65
Residential
High Density 65 70
Residential
Schools 60 70
Commercial, Office 65 75
Industrial 70 75
The City also regulates stationary noise impacts on residential
land uses and construction noise though Chapter 18, Article VI
of the Municipal Code. The noise ordinance recognizes that some
forms of noise are required for urban development and
maintenance and are difficult to control. Section 18-314,
"Special provisions," provides for these exemptions. Those
applicable to the project include:
· Section 18-314(e) which exempts noise sources associated
with construction, repair, remodeling, or grading of any
real property, provided said activities do not take place
between the hours of 8: 00 p. m. and 7: 00 a. m. on weekdays,
including Saturday, or any time on Sunday or a federal
holiday, and
A significant noise impact would occur if a proposed land uses
does not comply with the General Plan noise standards identified
in Table N -1, or when a proposed land use resul ts in an 3dB
increase to existing noise levels when the existing noise level
is at least 65 dB CNEL.
A. Exposure of persons to or generation of noise levels in
excess of standards established in local general plan or
noise ordinance, or applicable standards of other agencies.
C. A substantial per.manent increase in ambient noise levels in
the project vicinity above levels existing without the
project.
22
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Less Than Significant
The project site is located in an area characterized with
commercial land uses. There are no sensitive receptors within
the vicinity of proj ect site. The existing noise environment
surrounding the project site is primarily influenced by traffic
noise from the SR-55 Freeway. The proposed project involves the
construction of commercial land uses, which is allowed in areas
that experience increased levels of noise. The project has been
designed to minimize interior noise impacts through a
combination of setbacks and conventional building practices. It
is anticipated that interior noise levels would realize a 20 dB
reduction.
The operation of the proposed proj ect would not significantly
increase noise levels within the project site. A significant
increase in noise would be a 3dB increase over existing noise
levels. Typically, a 3db increase in noise levels occurs when
existing traffic volumes are doubled. The proposed project would
not double existing traffic volumes within the proj ect area.
Therefore, implementation of the proposed project would not
result in a 3db increase to existing noise levels within the
project area.
B. Exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels.
D. A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without project.
Less Than Significant
The construction of the structure would involve conventional
construction equipment resulting in less than significant ground
borne vibration impacts. No mitigation measures are necessary.
Implementation of the proposed project would result in short-
term construction related noise impacts. Short-term noise
impacts would result from site preparation, excavation, grading,
and other construction operations. The construction-related
short-term noise levels would be higher than the existing or
ambient noise levels in the proj ect area today, but would no
longer occur once construction of the project is complete.
The Municipal Code recognizes
required for urban development
to control. Section 18-314 (e)
that some forms of noise are
and maintenance and are difficult
exempts noise sources associated
23
75Ar.53
with construction, repair, remodeling, or grading of any real
property, provided said activities do not take place between the
hours of 8:00 p.m. and 7:00 a.m. on weekdays, including
Saturday, or any time on Sunday or a federal holiday. Compliance
with Noise Ordinance would reduce construction noise impacts to
a level considered less than significant.
E. For a project located within an airport land use plan or
where such a plan has not been adopted, within two miles of
a public airport or public use airport, would the project
expose people residing or working in the project area to
excessive noise levels?
Potentially Significant Unless Mitigation Incorporated
The Airport Environs Land Use Plan for Orange County establishes
policies and standards to protect the public from the adverse
effects of aircraft noise. The Airport Environs Land Use Plan
establishes two Noise Impact Zones around the vicinity of John
Wayne Airport. Noise Impact Zone 1 is areas where the CNEL is
greater than 65db CNEL. Noise Impact Zone 2 is areas where the
CNEL is 60 dB or greater, but less than 65dB. The project is
subject to Uniform Building Code requirements which would
include California Noise Insulation Standards to achieve
appropriate interior noise levels for the mix of land uses
proposed for the project.
According to the John Wayne Airport Environs Land Use Plan the
project site is located within the Noise Impact Zone 2 and would
require coordination and review by the Airport Land Use
Commission. According to the Airport Environs Land Use Plan, the
proposed project is permitted in Noise Impact Zone 2. However,
coordination with the Airport land use commission would still be
required.
Mitigation Measure
· Prior to the issuance of Building Permits, the project
developer shall coordinate with the John Wayne Airport Land
Use Commission on the land use/noise compatibility of the
proposed project.
XII. POPULATION AND HOUSING
A. Induce substantial population growth in an area, either
directly or indirectly through extension of roads or
other infrastructure.
24
75Ar.54
B.
Displace substantial numbers
necessitating the construction
elsewhere.
of
of
existing
replacement
housing,
housing
C. Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
Less Than Significant Impact
The proposed project is consistent with the City's General Plan
and would not induce substantial amounts of population growth
within the project area and would not displace existing
households or create need for the construction of substantial
amounts of new housing. The proposed proj ect does not include
any major roadway or infrastructure improvements that would
indirectly facilitate growth within the project area.
XIII. PUBLIC SERVICES
Fire Protection: Less than Significant Impact
The City of Santa Ana Fire Department would provide fire
protection and emergency services to the project site. The City
maintains ten fire stations throughout the City. The stations
are situated where no location in the City is outside of an
approximate 1.5 radius of a fire station. Additionally, the City
maintains a Mutual Aid Agreement for fire protection services
wi th the neighboring Cities of Fountain Valley, Garden Grove,
Tustin, Irvine and Costa Mesa. According to the City of Santa
Ana Insurance Service Organization, the City has a low fire risk
rating.
According to the Santa Ana Fire Department, the goal of the fire
department is to have an onsite response time of 5: 00 or less
80% of the time. Fire Station No. 6 located at 950 W. MacArthur
Boulevard is the closest fire station to the project site.
Presently, a shift at Fire Station No. 1 consists of six fire
fighters, 1 fire truck, and 1 fire engine.
The proposed proj ect would result in an increased demand for
fire protection and emergency services within the project area.
According to the Santa Ana Fire Department under existing levels
of manpower and equipment, it does not anticipate any
significant constraints in providing adequate fire protection
services to the proposed project. The existing fire stations in
the project area would be able to adequately respond to project-
related demand for fire and emergency services.
Additionally, through the City's development review process, the
Santa Ana Fire Department has reviewed the proposed project for
25
76ArS5
compliance with the City's Fire Code and emergency access
requirements. Based on comments from the Fire Department, the
project has incorporated fire/life safety systems such as
automatic fire sprinkler systems, and fire alarms into the
design of the project. Additionally, emergency access has been
provided in accordance with Fire Department standards. The Fire
Department has determined that the proposed project is in
compliance with the City's Fire Code. Implementation of the
proposed project would not result in significant long-term
impacts on the ability of the Fire Department to provide
adequate fire protection services. Additionally, there would be
no construction-related impacts on fire protection/emergency
services since most construction activities would occur on site.
The project area would be temporarily fenced during construction
operations to restrict public access to the project site.
Construction related impacts on fire protection services would
not be significant.
Police Protection:
Less Than Significant impact
The Santa Ana Police Department would provide police protection
services for the proposed project. The Police Department is
headquartered at 60 Civic Center Plaza.
The City of Santa Ana is subdivided into four policing
districts, with each district serving a section of the City.
The proposed proj ect is located wi thin the Southeast District.
The District is considered to be an average crime area, compared
to other areas in the City.
Implementation of the proposed project would increase the demand
for police protection services over current level of demand. 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.
Through the City's development review process, the Santa Ana
Police Department has reviewed the proposed proj ect for
compliance with the City's Building Security Ordinance. The
project is required to submit a plan indicating all structures
and parking lots comply with the provisions of Building Security
Ordinance. With compliance with the Building Security Ordinance
implementation of the proposed project would not result in
significant impacts on the ability of the Santa Ana Police
Department to provide adequate police protection services.
School Facilities: Potentially Significant Unless Mitigation
Incorporated
26
7 ~'1~6
The project site is within the boundaries of the Santa Ana
Unified School District (SAUSD). Presently, overcrowding exists
at nearly all schools within the SAUSD. The proposed project
would not directly generate additional school service demand
within the SAUSD. However, it is possible that future employees
associated with the proposed proj ect could locate into Santa
Ana. Therefore, the proposed proj ect could indirectly generate
additional students and cumulative impacts to schools within
SAUSD.
To help fund new construction of school facilities, SAUSD levies
the maximum State approved impact fee of $0.33 per square feet
of commercial area. The paYment of fees to the district would
mitigate impacts on school services to a level considered less
than significant. To insure paYment of school services, the
following mitigation measure shall be implemented.
Mitigation Measure
. Prior to the issuance of building permits, the project
applicant shall submit evidence to the City of Santa Ana
Building and Planning Department that appropriate school
impact fees have been paid.
Parks, Other Facilities: Less Than Significant Impacts
The City of Santa Ana presently operates 35 facilities within
its parks and recreation network, along with several public
school grounds. The park and recreation facilities within the
City of Santa Ana include 342.5 acres of land, which is
equivalent to approximately one acre per 1,000 residents.
According to the City's General Plan Land Use Element EIR, the
City's current goal for parkland is 2.0 acres per 1,000
residents. Based on the Cities current parkland goal and
existing parkland to population ratio, additional parkland is
needed to meet the park and recreation needs of the community.
Implementation of the proposed proj ect would not increase the
population in the City and would not contribute to the imbalance
of the parkland/population ratio in the City. Therefore,
implementation of the propose project would result in less than
significant impacts to park services and other facilities within
the community.
XIV. RECREATION
A. Would the project increase the use of existing neighborhood
and regional parks or other recreational facilities such
that substantial physical deterioration of the facility
would occur or be accelerated?
27
75ArS7
B. Does the project include recreational facilities or require
the construction or expansion of recreational facilities,
which might have an adverse physical effect on the
environment.
Less Than Significant Impact
Implementation of the proposed project would not generate
additional demands on existing recreation facilities or require
the construction of new recreation facilities.
xv. TRANSPORTATION/TRAFFIC
The following analysis is based on a traffic impact study
prepared for the proposed project by Kimley Horn and Associates.
The traffic impact study is presented in its entirety in
Appendix A
Analysis Methodology
The traffic study includes documentation of Existing Conditions,
analysis of cumulative traffic conditions and identification of
project-related impacts at the following eight study area
intersections:
. Grand Avenue and Warner Avenue
. Grand Avenue and Brookhollow Drive
. Grand Avenue and Dyer Road
. Dyer Road and Main Street
. Red hill Avenue and Dyer / Barranca Parkway
. Grand Avenue and SR-55 SB off-ramp
· Dyer Road and SR-55 SB off/on-ramp/Hotel Terrace Drive
. Dyer Road and SR-55 NB off/on-ramp
Level of Service
The City of Santa Ana has established LOS D or better as the
acceptable LOS for intersections in the proj ect area. Cal trans
Level of Service standard is the threshold between LOS C and D.
A proj ect is considered to have a significant adverse traffic
impact at locations that would operate at acceptable LOS without
the project but which would operate at an unacceptable LOS with
the proj ect. For locations that are forecast to operate worse
than the acceptable LOS standard even without the proj ect, a
project is considered to have a significant adverse traffic
impact if it results in an increase in intersection ICU of 0.01
at signalized intersections or an increase in roadway segment
28
75A~8
V/C of 0.01.1 For unsignalized intersections, the City of Santa
Ana does not specifically define significance criteria.
Signalized Intersections-
(ICU) Methodology
Intersection
Capacity
Utilization
In accordance with the City of Santa Ana and the County of
Orange Congestion Management Program (CMP) requirements, peak
hour operating conditions at the signalized intersections were
evaluated using the Intersection Capacity Utilization (ICU)
methodology. The ICU methodology provides a comparison of the
theoretical hourly vehicular capacity of an intersection to the
number of vehicles actually passing through that intersection
during a given hour.
The ICU calculation generates a volume-to-capacity (V /C) ratio
that translates into a corresponding Level of Service (LOS)
measure, ranging from LOS "A", representing uncongested, free-
flowing conditions, to LOS "F", representing over-capacity
conditions. A summary description of each Level of Service and
the corresponding V/C ratio is provided on the following chart:
LEVEL OF SERVICE DESCRIPTIONS
SIGNALIZED INTERSECTIONS
Level of ICU Value
Service
A 0.00 - 0.60
B 0.61 - 0.70
C 0.71 - 0.80
D 0.81 - 0.90
E 0.91 - 1.00
F > 1.00
Description
EXCELLENT - No vehicle waits longer than one red light and no approach phase
is full used.
VERY GOOD - An occasional approach phase is fully utilized; many drivers begin
to feel somewhat restricted within ou s of vehicles.
GOOD - Occasionally drivers may have to wait through more than one red light;
back-u s ma develo behind tumin vehicles
FAIR - Delays may be substantial during portions of the rush hours, but enough
lower volume periods occur to permit clearing of developing lines, preventing
excessive back-u s.
POOR - Represents the most vehicles that the intersection approaches can
accommodate; ma be Ion lines of waitin vehicles throu h several si al c cles.
FAILURE - Back-ups from nearby locations or on cross streets may restrict or
prevent movement of vehicles out of the intersection approaches. Tremendous
dela s with continuous I increasin ueue len hs.
The following intersections will be analyzed using the ICU
methodology:
. Grand Avenue and Warner Avenue
. Grand Avenue and Brookhollow Drive
. Grand Avenue and Dyer Road
. Dyer Road and Main Street
I City of Santa Ana.
29
75A~9
. Red Hill Avenue and Dyer /Barranca Parkway
Signalized Intersections
Methodology
Highway
Capacity Manual
(HCM)
The following study intersections are Caltrans intersections and
will therefore be analyzed using the Highway Capacity Manual
(HCM) 2000 methodology for signalized intersections.
. Grand Avenue and SR-55 SB off-ramp
. Dyer Avenue and SR-55 SB off/on-ramp/Hotel Terrace Drive
. Dyer Avenue and SR-55 NB off/on-ramp
This methodology estimates the average total delay (in average
seconds per vehicle) for each of the movements to or from the
minor street, and determines the level of service for each
movement. Just as with the ICU methodology, the HCM delay
forecast translates to a Level of Service designation, ranging
from LOS "A" to LOS "F". The descriptions of operating
conditions for each Level of Service are very similar to the LOS
descriptions for signalized intersections. A summary description
of each Level of Service for signalized intersections, and the
corresponding delay, expressed in seconds per vehicle, is
provided on the following chart:
LEVEL OF SERVICE DESCRIPTIONS
SIGNALIZED INTERSECTIONS
Level of Delay Description
Service (seconds/vehicle)
A :S 10.0 Little or no delay
B > 10.0 - 20 Short traffic delays
C > 20 - 35 Average traffic delays
D > 35 - 50 Long traffic delays
E > 50 - 80 Very long traffic delays
F > 80 Severe congestion
Setting
Existing Roadway and Intersection Conditions
Existing lane configurations at the study intersections are
shown on Exhibit T-1. Existing peak hour operations were
evaluated and the results are summarized on Table T-1. As shown
30
7 SAr.i 0
on Table 1 all study intersections are currently operating at an
acceptable Level of Service in both peak hours.
TABLE 1
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
EXISTING CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.457 A 0.730 C
2 Grand Ave @ Brookhollow Dr 0.347 A 0.424 A
3 Grand Ave @ Dyer Rd 0.624 B 0.828 D
4 Main St @ Dyer Rd 0.515 A 0.726 C
5 Redhill Ave @ Dyer/Barranca 0.849 D 0.723 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.8 B 15.8 B
7 SR-55 SB Ramp @ Dyer Rd 28.5 C 26.6 C
8 SR-55 NB Ramp @ Dyer Rd 17..9 B 14.3 B
Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU) method.
Project Build-Out Conditions
The Project Build-Out Traffic Condition consists of existing
peak hour traffic with an annual growth rate applied for each
year between existing condition and the anticipated Build-out
year for the proj ect . The Crazy Horse Square proj ect would be
completed in 2007, so a 1% growth was applied to existing
traffic to account for ambient growth in the area. Peak hour
operating conditions for Project Build-out Year without the
proj ect are summarized on Table 2. As shown on Table 2, all
study area intersections are forecasted to continue to operate
at an acceptable Level of Service in the Project Build-out year.
31
7 SAr.i 1
TABLE 2
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
PROJECT OPENING YEAR WITHOUT PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.470 A 0.750 C
2 Grand Ave @ Brookhollow Dr 0.356 A 0.435 A
3 Grand Ave @ Dyer Rd 0.642 B 0.851 D
4 Main St @ Dyer Rd 0.529 A 0.746 C
5 Redhill Ave @ Dyer/Barranca 0.873 D 0.744 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.9 B 16.0 B
7 SR-55 SB Ramp @ Dyer Rd 29.1 C 27.5 C
8 SR-55 NB Ramp @ Dyer Rd 18.4 B 14.5 B
Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU) method.
Project Impacts
A. Cause an increase in traffic, which is substantial in
relation to the existing traffic load and capacity of the
street system?
B. Exceed, either individually or cumulatively, a level of
service standard established by the county congestion
management agency for designated roads or highways?
Less than significant impact
Project Traffic Generation
Trip generation estimates for the proposed Crazy Horse Square
food and retail center were derived from the Institute of
Transportation Engineers (ITE) publication Trip Generation, 7th
Edi tion. Trip generation rates for restaurant, retail, fast
food, and coffee house uses and the resulting trip generation
for each component of the proj ect are summarized on Table 3.
Reductions for pass-by traffic for the food and retail uses were
taken, based on ITE standards. Table 3 indicates that the Crazy
Horse Square food and retail center would generate about 2,696
trips per day, with 96 inbound trips and 86 outbound trips in
32
75ArJ2
the morning peak hour, and 60 inbound and 41 outbound trips in
the evening peak hour.
Table 3
Crazy Horse Square
Summary of Project Trip Generation
Land Use Trip Generation Project Trip Generation
Rates
ITE Unit Quantit Daily AM Peak PM Peak AM Peak PM Peak
Code y In Out In Out Daily In Out In Out
Lot 1
Restaurant 931 KSF 8.171 89.95 0.66 0.15 5.02 2.47 735 5 1 41 20
TTE Pass-By Reduction (PM-44%) 0 0 0 -18 -9
Sub-Total Restaurant 735 5 1 23 11
Retail 820 KSF 4.211 42.94 0.63 0.40 1.80 1.95 181 3 2 8 8
'TE Pass-By Reduction (PM-50%) 0 0 0 -4 -4
Sub-Total Retail 181 3 2 4 4
Food 1932 KSF 2.47 127.15 5.99 5.53 6.66 4.26 314 15 14 16 11
TTE Pass-By Reduction (PM-43%) 0 0 0 -7 -5
Sub-Total Food 314 15 14 9 6
Total New Traffic - Lot 1 1,230 23 17 36 21
Lot 2
Coffee 933-2 KSF 1.486 716.00 37.25 35.78 14.97 13.82 1,040 55 53 22 21
Food 932 KSF 2.829 127.15 5.99 5.53 6.66 4.26 360 17 16 19 12
TTE Pass-By Reduction (PM-43%) 0 0 0 -18 -14
Sub-Total Coffee / Food 1,424 72 69 23 19
Retail 820 KSF 0.987 42.94 0.63 0.40 1.80 1.95 42 1 0 2 2
ITE Pass-By Reduction (PM-50%) 0 0 0 -1 -1
Sub-Total Retail 42 1 0 1 1
Total New Traffic - Lot 2 1,466 73 69 24 20
ToQrINew Trafl'ie 2,696 96 8Ci 60 41
Project Traffic Trip Distribution
Project trip distribution assumptions for the project site were
developed, taking into account the site uses and the location of
area trip producers, such as emplOYment centers. Trip
distribution assumptions are shown on Figure 6 of the traffic
analysis. The trip distribution assumptions focus on the
project's use of arterials and major intersections in the
vicinity of the project. While some drivers may find their way
to the site through the Brookhollow development via Brookhollow
Drive at Warner Avenue, the trip distribution shown assumes that
33
75A~63
all project traffic will use the arterials,
conservative approach.
for a more
Traffic Impacts Project Opening Year Conditions
proj ect traffic was added to the proj ect Opening Year traffic
volumes, and the study intersections were re-analyzed for
Project Build-out year plus Project peak hour operations. The
results are summarized on table T-4. As shown on Table T-4 with
the addition of project-related traffic, all study intersections
would continue to operate at an acceptable Level of Service in
both peak hours. The project would not generate a significant
impact, and no off-site mitigation of project impacts would be
required for the project.
TABLE 4
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
PROJECT OPENING YEAR WITH PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.479 A 0.756 C
12 Grand Ave @ Brookhollow Dr 0.384 A 0.448 A
3 Grand Ave @ Dyer Rd 0.655 B 0.864 D
14 Main St @ Dyer Rd 0.537 A 0.748 C
5 Redhill Ave @ Dyer/Barranca 0.880 D 0.745 C
AM Peak Hour PM Peak Hour
f-- Signalized Intersection (Caltrans) 1
INo. Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 17.0 B 16.0 B
7 SR-55 SB Ramp @ Dyer Rd 29.2 C 27.6 C
8 SR-55 NB Ramp @ Dyer Rd 18.5 B 14.6 B
Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU) method.
2025 General Plan Build Out Conditions
An analysis of Santa Ana General Plan Build-out Year 2025 was
conducted for this project. Forecast peak hour volumes for the
2025 Build-out condition were developed using the Orange County
Traffic Analysis Model (OCTAM) , which is developed and
maintained by the Orange County Transportation Authority (OCTA).
The 2025 General Plan Build-out conditions assume build-out of
all land uses as well as the implementation of transportation
infrastructure improvements identified in the City's Circulation
Element. Intersection operations for the 2025 General Plan
Build-out Condition were evaluated and the results are
34
75A~4
summarized in Table 5. As shown in Table T-5 all study
intersections are forecasted to continue to operate at an
acceptable Level of Service in the 2025 General Plan Build-out
year.
TABLE 5
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
2025 GENERAL PLAN BUILD OUT WITHOUT PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.575 A 0.814 D
2 Grand Ave @ Brookhollow Dr 0.374 A 0.403 A
3 Grand Ave @ Dyer Rd 0.648 B 0.857 D
4 Main St @ Dyer Rd 0.658 B 0.853 D
5 Redhill Ave @ Dyer/Barranca 0.784 C 0.729 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.7 B 15.6 B
7 SR-55 SB Ramp @ Dyer Rd 29.6 C 27.9 C
8 SR-55 NB Ramp @ Dyer Rd 20.0 B 15.3 B
Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU) method.
Traffic Impacts 2025 General Plan Build Out Condition
Project traffic was added to the 2025 General Plan Build-out
Condition traffic volumes, and the study intersections were re-
analyzed. The intersection analysis results are summarized in
Table 6. As shown in Table 6 with the addition of project-
related traffic, all study intersections would continue to
operate at an acceptable Level of Service in both peak hours.
The project would not generate a significant impact, and no off-
si te mitigation of proj ect impacts would be required for the
project.
35
75A~65
TABLE 6
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
GENERAL PLAN BUILD-OUT WITH PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
~ Signalized Intersection (City) 1
No. ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.578 A 0.820 D
2 Grand Ave @ Brookhollow Dr 0.401 A 0.416 A
3 Grand Ave @ Dyer Rd 0.655 B 0.870 D
4 Main St @ Dyer Rd 0.665 B 0.858 D
5 Redhill Ave @ Dyer/Barranca 0.789 C 0.732 C
AM Peak Hour PM Peak Hour
~ Signalized Intersection (Caltrans) 1
No. Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.8 B 15.6 B
7 SR-55 SB Ramp @ Dyer Rd 29.7 C 28.0 C
8 SR-55 NB Ramp @ Dyer Rd 20.1 C 15.4 B
Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
methodology.
c. Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
Less Than Significant
According to the Orange County Airport Environs Land Use Plan
for John Wayne Airport the proj ect site is not located wi thin
clear zone or accident potential zone. The maximum height of the
project is approximately 25-feet. The height of the project
would not interfere with air traffic patterns within the area or
create substantial safety risks. Implementation of the proposed
project would also not increase the level of air traffic within
the project area.
D. Substantially increase hazards to a design feature
Less Than Significant Impact
Through the City's development review process, the City's Public
Works Department has determined that implementation of the
proposed project would not increase traffic hazards within the
project area.
36
75A~66
E. Result in inadequate emergency access
Less Than Significant Impact
As part of the City's development review process, the proposed
project was reviewed by the Police Department and the Fire
Department to ensure adequate emergency access. Recommendations
provided through the development process have been incorporated
into the proposed proj ect. No adverse emergency access impacts
would be associated with the proposed project.
F. Result in inadequate parking capacity
Less Than Significant Impact
The proj ect' s parking requirements, based on the City of Santa
Ana parking code, are summarized in Table 7. The total parking
requirement for the three buildings would be 174 parking spaces.
This total parking is the sum of the peak parking requirements
for each of the uses proposed on the project site. The project
site plan shows that 175 parking spaces would be provided. This
amount of parking is 1 parking space greater than City of Santa
Ana code-required parking and therefore the project complies
with City parking requirements.
Table 7
Crazy Horse Square Food and Retail Center
Parking Requirements
Site Use Parking Requirements Site Qty Parking
Required
Lot 1
Food 1 space / 100 square feet 10,520 SF 105.2
Retail 1 space / 200 square feet 4,120 SF 20.6
Electrical 1 space / 330 square feet 212 SF .6
Sub- Total Parking Requirement - Lot 1 138
Lot 2
Food 1 space / 100 square feet 4,235 SF 42.4
Electrical 1 Space / 330 square feet 78 SF .2
Sub-Total Parking Requirement - Lot 2 47.5
Total Parking Requirement 174
37
75A~67
Shared Parking for Potential Alternative Site Use
An alternative site use for
club/concert venue component of
in the main restaurant. This
proposal, but a discussion of the
venue on parking requirements is
Lot 1 could include a night
approximately 1,900 square feet
is not part of the current
effect of a night club/concert
provided here for information
purposes.
Parking for a night club / concert venue use would have a higher
parking requirement than regular restaurant use - 1 space per 28
square feet of entertainment area (including bar, dance floor
area, assembly area) compared to 1 space per 100 square feet of
restaurant area. For 1,900 square feet, this represents an
increase in parking of 49 spaces. A summary of the parking
requirements for this night club site use is provided on Table
8.
With the entertainment use, the site would have a parking
requirement of 223 spaces, compared to the 175 spaces provided.
Although the Crazy Horse Square site would have a parking
shortage compared to the City of Santa Ana parking code, the
mixed-use nature of the site (a combination of retail, night
club and food uses) makes it a good candidate for shared parking
relationships amongst the uses. The Urban Land Institute (ULI)
has developed a methodology for estimating the reduction in peak
parking demand a mixed-use site can experience due to its mixed-
use make-up.
Table 1
Crazy Horse Square With Night Club
Parking Requirements
Site Use Parking Requirements Site Qty Parking
Required
Lot 1
Restaurant 1 space / 100 square feet 8,620 SF 86.2
Night Club 1 space / 28 square feet 1,900 SF 67.9
Retail 1 space / 200 square feet 4,120 SF 20.6
Electrical 1 space /330 square feet 212 SF .6
Sub- Total Parkinf( Requirement - Lot 1 175.3
Lot 2
Food 1 space / 100 square feet 4,235 SF 42.4
Retail 1 space / 200 square feet 987 SF 4.9
Electrical 1 space /330 square feet 78 SF .2
Sub- Total Parking Requirement - Lot 2 47.5
Total Parkin2 Requirement 222.8 = 223
38
75ArJ8
The ULI Shared Parking (Second Edition, 2005) publication sets
forth a methodology for evaluating shared parking relationships
on a mixed-use site. The process is a multi - step process that
first establishes the stand-alone peak parking requirements for
the site uses, as summarized on Table 8 above. The methodology
then applies a percentage to the peak requirement for each use,
for each hour of the day between the hours of 6: 00 AM and
midnight, reflecting the fact that the parking demand for each
use varies throughout the course of the day.
Beneficial shared parking synergies exist between different uses
whose peak operating times occur at different times of the day.
Examples of complementary uses for the Crazy Horse development
would be the retail, fast food, and full-service restaurant with
bar and dance floor. When the retail parking demand is at 100%
of its peak (at 1: 00 PM on a weekday), full-service restaurant
uses are at 75% and bar and night club uses are nominal,
according to the ULI document, Table 2 - 5. At the same time,
retail and fast food uses are at 50% and less when the
restaurant and night club parking demand is at 100%, after 9:00
at night on a weeknight. These uses, then, can share a portion
of the same parking supply without detriment to the other,
rather than each providing their own distinct and complete
parking supply.
ULI hour-by-hour usage factors, seasonal factors, and weekday
and weekend parking ratios are incorporated into a Shared
Parking spreadsheet, and applied to the proposed mix of uses and
square footages for the Crazy Horse Square proj ect . Applying
these factors to a particular mix of integrated land uses yields
a projected peak parking requirement at a particular time of day
(weekday and weekend) and season. In theory, the actual parking
needs for that mix of uses will not exceed the projected peak,
due to the interrelationships and benefits of shared parking
synergies.
Copies of the Shared Parking spreadsheets based on the ULI
Shared Parking manual (Second Edition, 2005) developed for the
Crazy Horse Square proj ect are provided in Appendix c. The
worksheets indicate that based on shared parking arrangements,
the Crazy Horse Square proj ect would require a maximum of 163
spaces at 7:00 PM on a typical weekday (a parking demand
reduction of 62 spaces due to shared parking) and 164 spaces at
8:00 PM on the weekend (a parking demand reduction of 61 spaces
due to shared parking) .
Based on this shared parking analysis, the proposed site parking
supply of 175 spaces would be adequate to meet the peak parking
needs of the Crazy Horse Square mixed-use development, including
a night cl ubi concert venue use in the main restaurant,
39
7SA~9
throughout the day and evening, on both weekdays and weekends.
In addition parking would be available on adj acent sites since
office uses within the Brookhollow Office Park would not be
operating in the evening hours and on week-ends when the
nightclub/concert venue use is likely to occur.
G.
Conflict with
transportation
adopted policies
supporting
alternative
Less Than Significant Impact
The Orange County Transportation Authority operates a fixed
route bus service within the project area, along Grand Avenue.
Other alternative modes of transportation such as Metrolink and
Amtrak Train Service would also be available through bus service
to the Santa Ana Regional Transportation Center.
The proposed project would not be in conflict with any
policies regarding alternative modes of transportation.
would implementation of the proposed project displace
existing modes of public transportation provided within
project area.
City
Nor
any
the
XVI UTILITIES/SERVICE SYSTEMS
D. Are sufficient water supplies available to serve the
project from existing entitlements and resources or are new
or expanded entitlements needed?
Less than Significant Impact
The City of Santa Ana Water Department would provide domestic
water service for the proposed proj ect. The City of Santa Ana
produces water from two sources. The Orange County Groundwater
Basin provides 66% of the annual water supply and the
Metropolitan Water District provides 34% of the annual water
supply. The City of Santa Ana has 19 active wells with combined
capacities of approximately 42,500 gallons per minute. The City
also has seven MWD connections with combined normal operating
capacities of 20,700 gallons per minute. The total combined
capacity of all water production facilities is 63,200 gallons
per minute.
The project area is improved water distribution facilities. The
City's Water Department utilizes a generation rate of 100
gallons per day for each two square feet of retail and
restaurant area to determine water and wastewater demands. The
proposed project would have a water demand of 12,100 gallons per
day. The proposed project is consistent with the City's General
Plan and Urban Water Management Plan. No adverse impacts in
40
7 5A1"J7 0
regards to water service would be associated with the proposed
project.
A. Exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
B.
Require or
wastewater
facilities,
significant
result in the construction of new water or
treatment facilities or expansion of existing
the construction of which could cause
environmental effects?
E. Result in the determination by the wastewater treatment
provider, which serves or may serve the project that it has
adequate capacity to serve the project's projected demand
in addition to the providers existing commitments.
Less Than Significant Impact
The City of Santa Ana and the Orange County Sanitation District
(OCSD) would provide wastewater service to the proposed project.
The proj ect area is currently improved with wastewater sewer
facilities. A combination of City of Santa Ana local sewer lines
and OCSD trunk sewer lines would service the project site.
Wastewater generated from the site would be treated at Orange
County Sanitation District Reclamation Plant NO.1. in the City
of Fountain Valley. The treatment plan treats approximately 90
million gallons per day.
As mentioned previously, the City of Santa Ana utilizes a water
demand rate of 100 gallons per day for each 200 square feet of
retail and restaurant area to calculate both water and
wastewater demand. The wastewater demands of the proj ect are
accounted for in the City's Urban Water Management Plan.
The wastewater flows generated from the proposed proj ect would
provide an incidental increase in the amount of wastewater flows
to the Reclamation Plant No. 1 and would not have less than a
significant impact on wastewater treatment facilities. To
address cumulative wastewater service impacts within the project
area the project area the proposed project would be subject to
sewer connection fees with the City of Santa Ana and OCSD.
C.
Require or result in the construction of new
drainage facilities or expansion of existing
the construction of which could cause
environmental effects?
storm water
facilities,
significant
Less Than Significant Impact
Implementation of the
increase the amount of
from the project site.
proposed project would not significant
surface water runoff currently generated
Onsite drainage improvements would needed
41
75Ar11
for the project. However, these drainage improvements would not
cause significant impacts to the environment.
F. Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's solid waste
disposal needs?
G. Comply with federal, state and local statutes and
regulations related to solid waste?
Less Than Significant Impact
The City of Santa Ana would provide solid waste collection
services to the project site. Solid waste is transported to the
Environmental Service transfer station in Irvine, and then taken
to the Bowerman Landfill. The Bowerman Landfill is permitted to
accept 8,500 tons per day and is anticipated to close in year
2024.
The California Integrated Waste Management Act of 1989 (AB 939)
mandates all cities and counties in California to divert fifty
percent of solid waste generated from landfill disposal. As part
of the General Plan, the City of Santa Ana has prepared a Source
Reduction and Recycling Element, which describe how the City
complies with the mandates of AB 939. In order to comply with
the requirements of AB 939, the City has implemented several
waste reduction programs including green waste programs, source
reduction programs, and recycling programs.
As a worst case, a solid waste generation rate of .059 pounds
per day for each square feet of restaurant uses was used to
determine the solid waste disposal demand for the proposed
proj ect. The proposed proj ect would generate 1,428 pounds per
day of solid waste. The increases in solid waste would be
considered minor in comparison to the 8,500 tons of solid waste
taken to the Bowerman Landfill daily. Additionally, the proposed
project would be required to comply with the City's waste
reduction programs to reduce the demand for solid waste
disposal. Compliance with the City's recycling program would
reduce long-term solid waste disposal service impacts to a level
considered less than significant.
XVII. MANDATORY FINDINGS OF SIGNIFICANCE
A. Does the project have the potential to degrade the quality
of the environment, substantially reduce the habitat of a
fish or wildlife species, cause a fish or wildlife
population to drop below self-sustaining levels, threaten
to eliminate a plant or animal community, reduce the number
or restrict the range of a rare or endangered plant or
42
7 SA1'"J72
animal or eliminate important examples of the major periods
of California history or prehistory.
Less Than Significant Impact
Implementation of the proposed proj ect would not substantially
reduce the habitat of fish or wildlife species, in that no fish,
wildlife populations or cultural resources are known to exist on
the project site.
B. Does the project have impacts that are individually limited
but cumulatively considerable?
Less Than Significant Impact
Implementation of the proposed proj ect would result in
cumulative impacts to the environment. However, the proposed
project's incremental contribution would not be considered
cumulatively considerable because the proposed project would
comply with the applicable requirements of the uniform building
code, conditions of approval and mitigation measures, which
provide specific requirements that would avoid any significant
cumulative impacts within the project area.
C. Does the project have environmental effects, which will
cause substantial adverse effects on human beings either
directly or indirectly?
Less Than Significant Impact
Construction and operation of the proposed proj ect would not
involve any activities that would cause substantial adverse
effects on human beings, either directly or indirectly.
Mitigation measures have been identified to reduce potential
impacts to the environment and human beings to a level
considered less than significant.
XVIII DETERMINATION
Based upon the evidence in light of the whole record documented
in the above environmental evaluation and cited references, I
find that the proposed proj ect would not have a significant
effect on the environment and a Mitigated Negative Declaration
has been prepared.
XVIV REFERENCES
City of Santa Ana Updated General Plan Land Use Element February
1998.
43
7~A1373
City of Santa Ana Updated General Plan Land Use Element
Environmental Impact, January, 1998, SCH 97071058
City of Santa Ana Zoning Ordinance, December 1998
City of Santa Ana Urban Design Element, July 6, 1998
City Santa Ana Local Register of Historic Structures
National Register of Historic Structures
Flood Insurance Rate Map Community Panel No. 0602320278H
Santa Ana Unified School District Student Generation Factor
Personal Communication Santa Ana Water Division
City of Santa Ana Development Review Committee, March 2005
South Coast Air Quality Management District CEQA Air Quality
Handbook, 1993
California Environmental Quality Act Statues and Guidelines,
January 1999
Crazy Horse Square Food and retail Center Traffic Impact
Analysis Study, Kimley-Horn and Associates, April 2006
Site Visit by Bill Apple, Associate Planner, March 2006
Integrated Waste Management Solid Waste Generation Rate
City of Santa Ana 2000 Urban Water Management Plan
xx. PREPARERS
Dan Bott, City of Santa Ana Environmental Coordinator, Bill
Apple, Case Planner.
44
7 SA137 4
mt~~ANTA
ANA
Environmental Checklist
For CEQA Compliance
PLANNING DIVISION
I. Project Title: Crazy Horse Square
II. Project Numbers: ER 2004-109
III.
Lead Agency Name and Address:
City of Santa Ana Planning Division
P.O. Box 1988 (M-20)
Santa Ana, CA 92702
IV. Environmental Coordinator and Phone Number: Bill Apple, Associate Planner (714) 667-2747
V. Location: 1580 East Warner Avenue
VI. Environmental Determination On the basis of this initial evaluation, I find that:
A. D The proposed project COULD NOT have a significant effect on the environment and a NEGATIVE
DECLARATION will be prepared.
B. X Although the proposed project could have a significant effect on the environment, there will not be a significant
effect in this case because revisions to the project have been made by or agreed to by the applicant. A
MITIGATED NEGATIVE DECLARATION will be prepared.
c. D The proposed project MAY have a significant effect on the environment and an ENVIRONMENTAL IMPACT
REPORT is required.
D. D Although the proposed project could have a significant effect on the environment, because all potentially
significant effects (a) have been analyzed adequately in an earlier EIR (EIR No. - ) pursuant to applicable
standards and (b) have been avoided or mitigated pursuant to that earlier EIR, including revisions or mitigation
measures that are imposed upon the project, nothing further is required.
E. D Pursuant to Section 15164 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier and only
minor technical changes or additions are necessary to make the previous EIR adequate and these changes do
not raise important new issues about the significant effects on the environment. An ADDENDUM to the EIR
shall be prepared.
F. D Pursuant to Section 15162 of the CEQA Guidelines, an EIR (EIR No. - ) has been prepared earlier; however,
subsequent proposed changes in the project and/or new information of substantial importance will cause one
or more significant effects no previously discussed. A SUBSEQUENT EIR shall be prepared.
LO'~
Signature
L.f - 17- 00
Date
""B1U- A-PPcG
Printed Name
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mY(I~ANTA
ANA
Environmental Checklist
For CEQA Compliance
Project Sponsor's Name and Address:
Dan Hunter, Dyer Hollow Partners, L.P., 35 Argonaut, Suite B-2, Aliso Viejo, CA 92656
General Plan Designation:
Professional and Administrative Office (PAD)
Description of Project:
See attachment for project description.
Surrounding land Uses
Surrounding land uses include one and two-story office buildings and Warner Avenue to the north; a fast food restaurant and
the Costa Mesa SR-55) freeway to the south; the Costa Mesa (SR-55) Freeway to the east; and a Southern California Edison
primary distribution station, Grand A venue and hotel/motel uses to the west.
Zoning:
SD-8
Environmental Factors Potentially Affected:
The environmental factors checked below reflects potentially significant impacts associated with the proposed
project, as indicated by the checklist on the following pages.
0 Aesthetics 0 Historic Demolition
0 Agricultural Resources 0 Historic Project Review
X Air Quality X Noise
0 Biological Resources 0 Population / Housing
0 Cultural Resources X Public Services
X Geology / Soils 0 Recreation
0 Hazards and Hazardous Materials 0 Transportation / Traffic
X Hydrology / Water Quality 0 Utilities / Service Systems
0 Mineral Resources 0 Mandatory Findings of Significance
0 General Plan Amendment
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~~fA
Environmental Checklist
For CEQA Compliance
Evaluation of Environmental Impacts:
I. A brief explanation is required for all answers except "No Impacf' answers that are adequately supported
by the information sources a lead agency cites in the parentheses following each question. A "No Impact"
answer is adequately supported if the referenced information sources show that the impact simply does
not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No
Impacf' answer should be explained where it is based on project-specific factors as well as general
standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific
screening analysis).
II. All answers must take account of the whole action involved, including off-site as well as on-site,
cumulative as well as project-level, indirect as well as direct, and construction as well as operational
impacts.
III. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect is significant. If
there are one or more "Potentially Significant Impacf' entries when the determination is made, an EIR is
required.
IV. "Potentially Significant Unless Mitigation Incorporated" applies where the incorporation of mitigation
measures has reduced an effect from "Potentially Significant Impacf' to a "Less than Significant Impact".
The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to
a less than significant level.
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
I. Aesthetics - Would the project:
A. Have a substantial adverse effect on a scenic vista? D D ~ D
B. Damage scenic resources, including but not limited D D ~ D
to, trees, rock outpourings and historic buildings
within a state highway?
C. Substantially degrade the existing visual character ~
or quality of the site and its surroundings? D D D
D. Create a new source of substantial light or glare
which would adversely affect day or nighttime views ~
in the area? D D D
db\forms\environmental checklist
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an~~ANTA
ANA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
Potentially
Significant
Impact
Potentially
Significant
Unless
Mitigation
Incorporated
Less Than
Significant
Impact
No
Impact
II. Agricultural Resources - In determining whether impacts to agricultural resources are significant
environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site
Assessment Model prepared by the California Department of Conservation as an optional model to use in
assessing impacts on agricultural farmland. Would the project:
A.
Convert Prime Farmland, Unique Farmland or
Farmland of Statewide Importance (Farmland) to
non-agricultural use? (The Farmland Mapping and
Monitoring Program in the California Resources
Agency, Department of Conservation, maintains
detailed maps of these and other categories of
farmland.)
D
D
D
D
D
D
D
D
D
if
if'
~
Air Quality - Where available, the significance criteria established by the applicable air quality management or
III. pollution control district may be relied upon to make the following determinations. Would the project:
~
B.
Conflict with existing zoning for agricultural use or a
Williamson Contract?
C.
Involve other changes in the existing environment
which, due to their location or nature, could
individually or cumulatively result in loss of
Farmland, to non-agricultural use?
A.
Conflict with or obstruct implementation of
applicable Air Quality Attainment Plan or Congestion
Management Plan?
B.
Violate any stationary source air quality standard or
contribute to an existing or proposed air quality
violation?
C.
Result in a cumulatively considerable net increase
of any criteria pollutant for which the project region
is non-attainment under an applicable federal or
state ambient air quality standard (including
releasing emission which exceed quantitative
thresholds for ozone precursors)?
D.
Expose sensitive receptors to substantial pollutant
concentrations?
db\forms\environmental checklist
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D
D
D
D
D
~
~
~
D
D
D
D
D
D
D
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anf^
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
E. Create objectionable odors affecting a substantial
number of people?
IV. Biological Resources - Would the project:
A.
Have a substantial adverse impact, either directly
or through habitat modifications, on any species
identified as a candidate, sensitive or special status
species in local or regional plans, policies or
regulations or by the California Department of Fish
and Game or U.S. Fish and Wildlife Services?
B.
Have a substantial adverse impact on any riparian
habitat or natural community identified in local or
regional plans, policies, and regulations or by the
California Department of fish and Game or U.S.
Fish and Wildlife Service?
C.
Adversely impact federally protected wetlands
(including, but not limited to, marsh, vernal pool,
coastal, etc.) either individually or in combination
with the known or probable impacts of other
activities through direct removal, filling hydrological
interruption, or other means?
D.
Conflict with any local policies or ordinances
protecting biological resources, such as tree
preservation policy or ordinance?
V. Cultural Resources - Would the project:
A.
Cause a substantial adverse change in the
significance of a historical resource as defined in
Section 15064.5?
B.
Cause a substantial adverse change in the
significance of a unique archaeological resource
pursuant to define Section 15064.5?
C.
Directly or indirectly disturb or destroy a unique
paleontogical resource or site?
db\forms\environmental checklist
75Ai'379
Potentially
Significant
Impact
o
o
o
o
o
o
o
o
Potentially
Significant
Unless
Mitigation
Incorporated
o
o
o
o
o
o
o
o
Less Than
Significant
Impact
~
o
o
o
o
~
~
~
No
Impact
o
~
~
~
~
o
o
o
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Environmental Checklist
For CEQA Compliance
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
D. Disturb any human remains, including those D D ~ D
interred outside of formal cemeteries?
VI. Geology and Soils - Would the project:
A. Expose people or structures to potential substantial D D D D
adverse effects, including the risk of loss, injury, or
death involving:
1. Rupture of an known earthquake fault, as D D D ~
delineated on the most recent on the most
recent Alquist-Priolo Earthquake Fault Zoning
map issued by the State Geologist for the area
or based on other substantial evidence of a
known fault?
2. Strong seismic ground shaking? D D ~ D
3. Seismic-related ground failure, including D D ~ D
liquefaction?
4. Landslides? D D D ~
B. Would the project result in substantial soil erosion D ~ D D
or the loss of topsoil?
C. Would the project result in the loss of a unique D D D ~
geologic feature?
D. Is the project located on strata or soil that is D D ~ D
unstable or that would become unstable as a result
of the project and potentially result in on-or off-site
landslide, lateral spreading, subsidence,
liquefaction or collapse?
E. Where sewers are not available for the disposal of D D D ~
wastewater, is the soil capable of supporting the
use of septic tanks or alternative wastewater
disposal systems?
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an~~ANTA
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Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
VII. Hazardous and Hazardous Materials - Would the project:
A.
Create a significant hazard to the public or the
environment through the routine transport, use or
disposal of hazardous materials?
B.
Emit hazardous emissions or handle hazardous or
acutely hazardous materials, substance or waste
within one-quarter mile of an existing or proposed
school?
C.
Be located on a site which is located on a list of
hazardous materials sites compiled pursuant to
Government Code Section 659662.5 and, as a
result, would it create a significant hazard to the
public or the environment?
D.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles where of a public airport or public use
airport, would the project result in a safety hazard
for people residing or working in the project area?
VIII. Hydrology and Water Quality - Would the project:
A. Violate Regional Water Quality Control Board water
quality standards or waste discharge requirements?
B.
Substantially deplete groundwater supplies or
interfere substantially with groundwater recharge
such that there would be a net deficit in aquifer
volume or a lowering of the local groundwater table
level (i.e., the production rate of pre-existing nearby
wells would drop to a level which would not support
existing land uses or planned uses for which
permits have been granted)?
db\forms\environmental checklist
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Potentially
Significant
Impact
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
~
D
Less Than
Significant
Impact
~
~
D
~
D
D
No
Impact
D
D
~
D
D
~
Page 5 of 11
mY(I~ANTA
ANA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
C. Substantially alter the existing drainage pattern of
the site or area, including through the alteration of
the course of stream or river, or substantially
increase the rate or amount of surface runoff in a
manner which would result in flooding on or off-
site?
D. Create or contribute runoff water which would
exceed the capacity of existing or planned storm
water drainage systems or provide substantial
additional sources of polluted run-off?
E. Place housing within a 100-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
F. Place within a 100-year floodplain structures which
would impede or redirect flood flows?
G. Place housing within a 100-year floodplain, as
mapped on a federal Flood Hazard Boundary or
Flood Insurance Rate Map or other flood hazard
delineation map?
H. Expose people or structures to a significant risk of
loss, injury or death involving flooding, including
flooding as a result of the failure of a levee or dam.
I. Result in an increase in pollutant discharge to
receiving waters? Consider water quality
parameters such as temperature, dissolved
oxygen, turbidity and other typical storm water
pollutants (e.g. heavy metals, pathogens,
petroleum derivatives, synthetic organics,
sediment, nutrients, oxygen-demanding
substances, and trash).
J. Result in significant alterations of receiving water
quality during or following construction?
K. Could the proposed project result in increased
erosion downstream?
L. Result in increased impervious surfaces and
associated increased runoff?
db\forms\environmental checklist
75~82
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
cif
if
~
D
D
D
~
if
~
~
Less Than
Significant
Impact
D
D
D
D
D
D
D
D
D
D
No
Impact
D
D
D
~
~
~
D
D
D
D
Page 6 of 11
rnt~~ANTA
ANA
Environmental Checklist
For CEQA Compliance
Potentially
Significant
Potentially Unless Less Than
Significant Mitigation Significant No
Issues & Supporting Information Sources Impact Incorporated Impact Impact
M. Create a significant adverse environmental impact 0 ~ 0 0
to drainage patterns due to changes in runoff flow
rates or volumes?
N. Tributary to an already impaired water body, as 0 ~ 0 0
listed on the Clean Water Act Section 303(d) list: If
so, can it result in an increase in any pollutant of
which the water body is already impaired?
O. Tributary to other environmentally sensitive areas? 0 ~ 0 0
If so, can it exacerbate already existing sensitive
conditions?
P. Have a potentially significant environmentally 0 ~ 0 0
impact on surface water quality to either marine,
fresh, or wetland waters?
Q. Have a potentially significant adverse impact on 0 r/ 0 0
ground water quality?
R. Cause or contribute to an exceedance of applicable 0 ~ 0 0
surface or groundwater receiving water quality
objectives or degradation of beneficial uses? ~/
S. Impact aquatic, wetland, or riparian habitat? 0 0 0
X Land Use Planning - Would the project:
A. Physically divide an established community? 0 0 ~ 0
B. Conflict with any applicable land use plan, policy or 0 0 ~ 0
regulation of an agency with jurisdiction over the
project (including, but not limited to the general
plan, specific plan, local coastal program, or zoning
ordinance) adopted for the purpose of avoiding or
mitigating an environmental effect?
C. Conflict with any applicable habitat conservation 0 0 0 if
plan or natural community conservation plan?
db\forms\environmental checklist
Page 7 of 11
7~'r>>3
ml~~A
ANA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
X. Mineral Resources - Would the project:
A. Result in the loss of availability of a locally-
important mineral resource recovery site delineated
on a local general plan, specific plan, or other land
use plan?
XI Noise - Would the project result in:
A. Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or applicable
standards of other agencies?
B.
Exposure of persons to or generation of excessive
groundborne vibration or ground borne noise levels?
c.
A substantial permanent increase in ambient noise
levels in the project vicinity above levels existing
without the project?
D.
A substantial temporary or periodic increase in
ambient noise levels in the project vicinity above
levels existing without project?
E.
For a project located within an airport land use plan
or where such a plan has not been adopted, within
two miles of a public airport or public use airport,
would the project expose people residing or
working in the project area to excessive noise
levels?
XII. Population and Housing - Would the project:
A.
Induce substantial population growth in an area,
either directly (for example, by proposing new
homes and business) or indirectly (for example,
through extension of roads or other infrastructure)?
B.
Displace substantial numbers of existing housing,
necessitating the construction of replacement
housing elsewhere?
db\forms\environmental checklist
7 SArB4
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
D
~
D
D
Less Than
Significant
Impact
D
~
~
~
~
D
g
~
No
Impact
~
D
D
D
D
D
D
D
Page 8 of 11
rnl(t~ANTA
ANA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
c.
Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
XIII. Public Services
A.
Would the project result in substantial adverse
physical impacts associated with the provision of
new or physically altered governmental facilities,
need for new or physically altered governmental
facilities, the construction of which could cause
significant environmental impacts, in order to
maintain acceptable service rations, response
times or other performance objectives for any of
the public service:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
XIV. Recreation
A.
Would the project increase the use of existing
neighborhood and regional parks or other
recreational facilities such that substantial physical
deterioration of the facility would occur or be
accelerated.
B.
Does the project include recreational facilities or
require the construction or expansion of
recreational facilities which might have an adverse
physical effect on the environment?
db\forms\environmental checklist
75ArB5
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
~
D
D
D
D
Less Than
Significant
Impact
~
D
~
~
D
~
~
~
~
No
Impact
D
D
D
D
D
D
D
D
D
Page 9 of 11
arr~AfTA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
XV. Transportation I Traffic
A.
Cause an increase in traffic which is substantial in
relation to the existing traffic load and capacity of
the street system (i.e. result in a substantial
increase in either the number of vehicle trips, the
volume to capacity ration on roads, or congestion at
intersections?)
B.
Exceed, either individually or cumulatively, a level
of service standard established by the county
congestion management agency for designated
roads or highways?
C.
Result in a change in air traffic patterns, including
either an increase in traffic levels or a change in
location that results in substantial safety risks?
D.
Substantially increase hazards to a design feature
(e.g. sharp curves or dangerous intersections) or
incompatible uses (e.g. farm equipment)?
E.
Result in inadequate emergency access?
F.
Result in inadequate parking capacity?
G.
Conflict with adopted policies supporting alternative
transportation (e.g. bus turnouts, bicycle racks)?
XVI. Utilities and Service Systems
A.
Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
B.
Require or result in the construction of new water
or wastewater treatment facilities or expansion of
existing facilities, the construction of which could
cause significant environmental effects?
C.
Require or result in the construction of new storm
water drainage facilities or expansion of existing
facilities, the construction of which could cause
significant environmental effects?
db\forms\environmental checklist
7 5~r>>6
Potentially
Significant
Impact
D
D
D
D
D
D
D
D
D
D
Potentially
Significant
Unless
Mitigation
Incorporated
D
D
D
D
D
D
D
D
D
D
Less Than
Significant
Impact
if
~
~
cif
~
~
~
~
~
No
Impact
D
D
D
D
D
D
D
D
D
D
Page 10 of 11
arr~fA
Environmental Checklist
For CEQA Compliance
Issues & Supporting Information Sources
D. Are sufficient water supplies available to serve the
project from existing entitlements and resources or
are new or expanded entitlements needed?
E.
Result in the determination by the wastewater
treatment provider which serves or may serve the
project that it has adequate capacity to serve the
project's projected demand in addition to the
provider's existing commitments?
F.
Is the project served by a landfill with sufficient
permitted capacity to accommodate the project's
sold waste disposal needs?
G.
Comply with federal, state and local statutes and
regulations related to solid waste?
XVII. Mandatory Findings of Significance
A.
Does the project have the potential to degrade the
quality of the environment, substantially reduce the
habitat of a fish or wildlife species, cause a fish or
wildlife population to drop below self-sustaining
levels, threaten to eliminate a plant or animal
community, reduce the number or restrict the range
of a rare or endangered plant or animal or eliminate
important examples of the major periods of
California history or prehistory?
B.
Does the project have impacts that are individually
limited but cumulatively considerable?
("Cumulatively considerable" means that the
incremental effects of a project are considerable
when viewed in connection with the effects of past
projects, effects of other current projects and the
effects of probable future projects).
C.
Does the project have environmental effects which
will cause substantial adverse effects on human
beings, either directly or indirectly?
db\forms\environmental checklist
7 SArB7
Potentially
Significant
Impact
o
o
o
o
o
o
o
Potentially
Significant
Unless
Mitigation
Incorporated
o
o
o
o
o
o
o
Less Than
Significant
Impact
~
~
~
~
~
~
~
No
Impact
o
o
o
o
o
o
o
Page 11 of 11
CRAZY HORSE SQUARE
1580 E. WARNER AVENUE / ER 2004-109
MITIGATION MONITORING PROGRAM
MITIGATION MEASURE
To ensure compliance
with SCAQMD Fugitive
Dust Rule 403, building,
grading, and demolition
plans for the proposed
project shall reflect
the following notes:
All material excavated
or graded will be
sufficiently watered to
prevent excessive amount
of dust.
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
project site should be
cleaned at the end of
each day of
construction.
All material transported
offsite shall either be
sufficiently watered or
securely covered to
prevent excessive
amounts of dust.
The amount of area
disturbed by clearing
and earthwork activities
shall be minimized at
TIMING
Prior to
Demolition,
Grading,
Building
Permits
7 SArB 8
RESPONSIBLE VERIFICATION
AGENCY
Building/Planning
Agency
Public Works
all times.
To the extent feasible
equipment engines shall
be maintained in good
condition and in proper
tune according to
manufacturer's
specifications.
To the extent feasible,
gasoline powered
equipment shall be used
for onsite and offsite
construction activities.
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) A copy of the
project's permit issued
by the State Water
Resource Control Board
that identifies the
permit number, (B) Two
copies of the Storm
Water Pollution
Prevention Plan.
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) A copy of the
project's permit issued
by the State Water
Prior to Public Works
issuance of a
Grading
Permit
Prior to Public Works
issuance of a
Grading
Permit
75A1389
Resource Control Board
that identifies the
permit number, (B) Two
copies of the Storm
Water Pollution
Prevention Plan.
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.
Provide two copies of
the Water Quality
Management Plan that
would include the
following:
a. Site Assessment
b. Site design Best
Management Practices
(BMP)
c. Applicable Routine
Source Control BMP
d. Selecting and sizing
the Treatment Control
BMP
e. Mechanisms by which
funding for long-term
operation and
75A~O
maintenance of all
structural BMP will
be provided
f. Operation and
Maintenance Plan to
describe the long-
term operation and
maintenance
requirements of all
applicable structural
BMP and to identify
the entity in charge
of implementation
Prior to issuance of a
grading permi t, the
proj ect applicant shall
submit a final surface
water runoff evaluation
for review and approval
showing existing and
proposed facilities and
methods of draining the
site without exceeding
the capacity of any
street or adjacent storm
drain facility.
Building plans for the
proposed project shall
reflect that all
restaurant uses be
fitted with a grease
interceptor to the size
and capacity as
designated by the
Building Safety Division
of the City of Santa Ana
to mitigate impacts on
the local sanitary sewer
system and regional
water quality. Such
grease interceptor shall
be regularly maintained
so as to remain fully
Prior to
issuance of a
Building
Permit
75ArS1
BuildinglPlanning
Agency
functional.
The proposed project
would be subject to City
of Santa Ana Federal
Clean Water Protection
Enterprise Fees.
Prior to the issuance of
Building Permits, the
project developer shall
coordinate with the John
Wayne Airport Land Use
Commission on the land
use/noise compatibility
of the proposed project.
Prior to the issuance of
building permits, the
project applicant shall
submit evidence to the
City of Santa Ana
Building and Planning
Department that
appropriate school
impact fees have been
paid.
Prior to
issuance of a
Building
Permit
7 SA,..B 2
11~k93
.
Traffic Impact Analysis
for
Proposed
Crazy Horse Square
Food and Retail Center
Prepared for:
City of Santa Ana
~-r1I Kimley-Horn
11I.......I- ~ and Associates, Inc.
April,2006
Kimley-Horn and Associates, Inc.
TRAFFIC IMP ACT AND PARKING ANALYSIS
FOR THE CRAZY HORSE SQUARE
FOOD AND RETAIL CENTER
IN THE CITY OF SANTA ANA
Prepared for:
City of Santa Ana
20 Civic Center Plaza
Santa Ana, California 92701
Prepared by:
Kimley-Horn and Associates, Inc.
21 00 West Orangewood Avenue
Suite 140
Orange, California 92868
April, 2006
75A~94
CRAZY HORSE SQUARE
TRAFFIC IMPACT STUDY
T ABLE OF CONTENTS
Page
INTRODUCTION ......................................................................................................................... ............. 1
PROJECT DESCRIPTION......................................................................................................................... 1
ANALYSIS METHODOLOGy............................................................ ..................................................... 4
Signalized Intersections - Intersection Capacity Utilization (leU) Methodology .................................. 4
Signalized Intersections - Highway Capacity Manual (HeM) Methodology ......................................... 5
LEVEL OF SERVICE STANDARD................... ............................. .......................................................... 6
EXISTING PEAK HOUR TRAFFIC CONDITIONS ................................................................................ 6
PROJECT OPENING YEAR CONDITIONS........ .......... ........................ ......... ..... ............ .............. .......... 6
PROJECT TRAFFIC.......................................................................................................... ...................... 12
TRIP DISTRIBUTION....................................................................................... ...................................... 12
PROJECT IMPACT - PROJECT OPENING YEAR CONDITIONS ..................................................... 12
2025 GENERAL PLAN BUILD-OUT CONDITIONS............................................................................ 12
PROJECT IMPACT - 2025 GENERAL PLAN BUILD-OUT CONDITIONS ....................................... 12
PROJECT PARKING REQUIREMENTS.......................................... .......... ........................................... 22
Shared Parking for Potential Alternative Site Use ................................................................................ 22
PROJECT ACCESS ....................................................... ..................... ..................................................... 24
CMP ANALySIS..................................................................................................................................... 25
SUMMARy....................................................................................................... .............. ......................... 25
APPENDICES
APPENDIX A - TRAFFIC COUNT SHEETS
APPENDIX B - INTERSECTION ANALYSIS WORKSHEETS
APPENDIX C - SHARED P ARKING ANALYSIS WORKSHEETS
7 SArS 5
LIST OF FIGURES
Figure 1 - Project Vicinity Map ......................................................................... ....................... .................. 2
Figure 2 - Project Site Plan................................................................... ...................................................... 3
Figure 3 - Existing Lane Configurations....... ..... ............. ............................................................ ............... 7
Figure 4 - Existing Peak Hour Traffic V olumes ......................................................................................... 8
Figure 5 - Project Opening Year Peak Hour Volumes.............................................................................. 10
Figure 6 - Project Trip Distribution....... ............................... ........................ .............................. .............. 14
Figure 7 - Project Peak Hour Volumes .......... ............................................... ........ ......... ........................... 15
Figure 8 - Project Opening Year plus Project Peak Hour Volumes.......................................................... 16
Figure 9 - 2025 General Plan Build-Out Peak Hour Volumes ................................................................. 18
Figure 10 - 2025 General Plan Build-Out plus Project Peak Hour Volumes............................................ 20
LIST OF TABLES
Table 1 - Summary of Intersection Operations, Existing Conditions ......................................................... 9
Table 2 - Summary of Intersection Operations, Project Opening Year Conditions .................................. 11
Table 3 - Summary of Trip Generation .................................................... ................................................ 13
Table 4 - Summary of Intersection Operations, Project Opening Year plus Project Conditions .............. 17
Table 5 - Summary of Intersection Operations, 2025 General Plan Build-Out Conditions ...................... 19
Table 6 - Summary of Intersection Operations, 2025 General Plan Build-Out plus Project Conditions.. 21
Table 7 - Crazy Horse Square Food and Retail Center Parking Requirements......................................... 22
Table 8 - Crazy Horse Square With Night Club Parking Requirements................................................... 23
7~1~6
TRAFFIC IMPACT AND PARKING ANALYSIS
FOR THE CRAZY HORSE SQUARE FOOD AND RETAIL CENTER
IN THE CITY OF SANTA ANA
INTRODUCTION
The purpose of this report is to address the traffic impacts associated with the proposed Crazy Horse Square
food and retail center located on the site of the former Crazy Horse Saloon at Grand Avenue and Brookhollow
Drive in the City of Santa Ana. The adjacent vacant lot, which contains a Southern California Edison tower
with a no-build easement under the transmission lines, has been made part of the proposed Crazy Horse
Square development. The Project will consist of development on the two lots, with combined parking and
shared access. The site will provide a total of 20, 154 square feet of food and retail uses in three separate
buildings. The scope of the analysis in this letter report is in accordance with direction provided by the City
of Santa Ana Planning Department staff. This report will satisfy the Traffic Impact requirements of the
County of Orange Congestion Management Program (CMP).
The analysis will focus on off-site traffic impacts, on-site circulation, and will address the project impact on
eight area intersections.
PROJECT DESCRIPTION
The project site is located at Grand Avenue and Brookhollow Drive in the City of Santa Ana, the site of the
former Crazy Horse Saloon, and an adjacent vacant lot with a transmission line tower. The site is bounded by
Brookhollow Drive on the north, an existing office development on the east, SR-55 ramp on the south, and
Grand Avenue on the west. A regional vicinity map is provided on Figure 1.
The applicant proposes to develop the site with three buildings on two lots. Buildings A and C, on Lot 1, the
site of the former Crazy Horse Saloon, is to consist of a full-service restaurant, and some retail and high
turnover sit-down food space. Building B, on Lot 2, the Edison tower site, is to consist of in-line shops with a
coffee house, high turnover food, and retail uses. The building on Lot 2 will be located at the far south comer
of the lot, outside of the no-build easement under the power lines.
The Crazy Horse Square project site will take access via two full-movement driveways on Brookhollow Drive.
The two lots will share parking and common access across both sites. A copy of the proposed site plan is
provided on Figure 2.
Figure 2 shows a total of 175 parking spaces, including 7 handicapped spaces to support the proposed Crazy
Horse Square food and retail center. An evaluation of the site plan from a parking and traffic circulation
standpoint and a summary of the off-site traffic-related impacts of this proposed project are provided in the
following sections.
Crazy Horse Square
Food and Retail Center
- 1 -
April, 2006
75ArS7
/
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NOT TO SCALE
PROJECT
In LOCATION
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FIGURE 1
PROJECT AREA VICINITY MAP
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76A~8
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ANALYSIS METHODOLOGY
This traffic study includes documentation of Existing Conditions, analyses of cumulative traffic conditions
and identification of project-related impacts at the following eight study intersections:
· Grand Avenue and Warner Avenue
· Grand Avenue and Brookhollow Drive
· Grand A venue and Dyer Road
· Dyer Road and Main Street
· Red Hill A venue and Dyer I Barranca Parkway
· Grand Avenue and SR-55 SB off-ramp (Caltrans)
· Dyer Avenue and SR-55 SB off/on-ramp/Hotel Terrace Drive (Caltrans)
· Dyer Avenue and SR-55 NB off/on-ramp (Caltrans)
The three intersections identified as Caltrans intersections will be evaluated using the Highway Capacity
Manual (HeM) methodology for signalized intersections, as required by the Caltrans Guide for the
Preparation of Traffic Impact Studies (June 2001). The remaining intersections will be evaluated using the
Intersection Capacity Utilization (leU) methodology, as specified by the City of Santa Ana and the Orange
County Congestion Management Program (CMP).
For each ofthe three study intersections, five analysis scenarios will be analyzed for the morning and evening
peak hours:
· Existing Conditions
· Project completion year (Year 2007) without project
· Project completion year (Year 2007)with project
· 2025 General Plan Build-Out Conditions without project
· 2025 General Plan Build-Out Conditions with project
Signalized Intersections - Intersection Capacity Utilization (ICU) Methodology
In accordance with the City of Santa Ana and the County of Orange Congestion Management Program (CMP)
requirements, peak hour operating conditions at the signalized intersections were evaluated using the
Intersection Capacity Utilization (leU) methodology. The leu methodology provides a comparison of the
theoretical hourly vehicular capacity of an intersection to the number of vehicles actually passing through that
intersection during a given hour.
Based on City of Santa Ana and County of Orange analysis criteria, the leu calculation assumes a per-lane
capacity of 1,700 vehicles per hour (vph) for each travel lane (through or turning lane) through the
intersection. Where there is no separately striped right-turn lane, ifthe width of the outside through lane is 19
feet or more, and parking is prohibited during the peak period, a separate right-turn lane is assumed. A
clearance factor of 0.05 (5%) of the total intersection capacity is included in the leu calculation, to account
for the effect of the red and yellow signal phases at a signalized intersection.
The leu calculation generates a volume-to-capacity (VIe) ratio that translates into a corresponding Level of
Service (LOS) measure, ranging from LOS" A", representing uncongested, free-flowing conditions, to LOS
"F", representing over-capacity conditions. A summary description of each Level of Service and the
corresponding vie ratio is provided on the following chart:
Crazy Horse Square
Food and Retail Center
-4-
April, 2006
7 5Ai!3~ 00
Level of ICU Value
Service
A 0.00 - 0.60
B 0.61 - 0.70
C 0.71 - 0.80
D 0.81 - 0.90
E 0.91 - 1.00
F > 1.00
LEVEL OF SERVICE DESCRIPTIONS
SIGNALIZED INTERSECTIONS
Description
EXCELLENT - No vehicle waits longer than one red light and no approach phase is
full used.
VERY GOOD - An occasional approach phase is fully utilized; many drivers begin
to feel somewhat restricted within ou s of vehicles.
GOOD - Occasionally drivers may have to wait through more than one red light; back-
u s ma develo behind turnin vehicles
FAIR - Delays may be substantial during portions of the rush hours, but enough
lower volume periods occur to permit clearing of developing lines, preventing
excessive back-u s.
POOR - Represents the most vehicles that the intersection approaches can
accommodate; ma be Ion lines of waitin vehicles throu h several si al c cles.
FAILURE - Back-ups from nearby locations or on cross streets may restrict or
prevent movement of vehicles out of the intersection approaches. Tremendous
dela s with continuousl increasin ueue len ths.
The following intersections will be analyzed using the leu methodology:
· Grand A venue and Avenue
· Grand Avenue and Brookhollow Drive
· Grand A venue and Dyer Road
· Dyer Road and Main Street
· Red Hill A venue and Dyer /Barranca Parkway
Signalized Intersections - Highway Capacity Manual (HCM) Methodology
The following study intersections are Caltrans intersections and will therefore be analyzed using the Highway
Capacity Manual (HeM) 2000 methodology for signalized intersections.
· Grand Avenue and SR-55 SB off-ramp
· Dyer Avenue and SR-55 SB off/on-ramp/Hotel Terrace Drive
· Dyer Avenue and SR-55 NB off/on-ramp
This methodology estimates the average total delay (in average seconds per vehicle) for each of the
movements to or from the minor street, and determines the level of service for each movement.
Just as with the leu methodology, the HeM delay forecast translates to a Level of Service designation,
ranging from LOS "A" to LOS "F". The descriptions of operating conditions for each Level of Service are
very similar to the LOS descriptions for signalized intersections. A summary description of each Level of
Service for signalized intersections, and the corresponding delay, expressed in seconds per vehicle, is
provided on the following chart:
Crazy Horse Square
Food and Retail Center
April, 2006
- 5 -
75~13~ 01
LEVEL OF SERVICE DESCRIPTIONS
SIGNALIZED INTERSECTIONS
Level of Delay Description
Service (seconds/vehicle)
A :S 10.0 Little or no delay
B > 10.0 -20 Short traffic delays
C > 20 - 35 Average traffic delays
D > 35 - 50 Long traffic delays
E > 50 - 80 Very long traffic delays
F >80 Severe congestion
LEVEL OF SERVICE STANDARD
The City's Level of Service standard for intersection operation is Level of Service "D". Caltrans Level of
Service standard is the threshold between LOS "c" and "D". A project impact would be considered to be
significant if it causes an intersection that is operating at an acceptable Level of Service to worsen to an
unacceptable Level of Service.
EXISTING PEAK HOUR TRAFFIC CONDITIONS
Existing morning and evening peak hour turning movement counts were made at the study intersections
during the morning (7:00 to 9:00 AM) and evening (4:00 to 6:00 PM) peak periods. Existing lane
configurations at the study intersections are shown on Figure 3. Existing peak hour traffic volumes are
shown on Figure 4. Copies of the count data forms are provided in the Appendix A to this report.
Existing peak hour operations were evaluated and the results are summarized on Table 1. All study
intersections are currently operating at an acceptable Level of Service in both peak hours. Copies of the leu
and HCS sheets for the Existing Conditions analysis are provided in Appendix B of this report.
PROJECT OPENING YEAR CONDITIONS
A short-term future analysis will evaluate traffic conditions in the Opening Year of the project. Short-term
future traffic consists of existing peak hour traffic with an annual growth rate of 1 % per year, based on
direction from City staff, applied for each year between existing conditions and the Opening Year for the
project. In addition, traffic from any approved projects in the vicinity of the project is added to the peak hour
volumes.
The Crazy Horse Square project is anticipated to be completed in 2007. A traffic growth rate of 1.0% per
year was applied to existing traffic to account for ambient growth in the area. No other approved projects in
the vicinity of the project site were identified by City staff. Opening Year peak hour traffic volumes at the
study intersections are shown on Figure 5. Peak hour operating conditions for the Project Opening Year
without the project are summarized on Table 2. All study intersections are forecasted to continue to operate
at an acceptable Level of Service in the Project Opening Year.
Crazy Horse Square
Food and Retail Center
- 6 -
April, 2006
7SA~~02
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SUMMARY OF PEAK HOUR INTERSECTION OPERATION
EXISTING CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.457 A 0.730 C
2 Grand Ave @ Brookhollow Dr 0.347 A 0.424 A
3 Grand Ave @ Dyer Rd 0.624 B 0.828 D
4 Main St @ Dyer Rd 0.515 A 0.726 C
5 Redhill Ave @ Dyer/Barranca 0.849 D 0.723 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.8 B 15.8 B
7 SR-55 SB Ramp @ Dyer Rd 28.5 C 26.6 C
8 SR-55 NB Ramp @ Dyer Rd 17.9 B 14.4 B
I Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
Crazy Horse Square
Food and Retail Center
- 9 -
April, 2006
7iAT'3105
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'SUMMARY OF PEAK HOUR INTERSECTION OPERATION
PROJECT OPENING YEAR WITHOUT PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.470 A 0.750 C
2 Grand Ave @ Brookhollow Dr 0.356 A 0.435 A
3 Grand Ave @ Dyer Rd 0.642 B 0.851 D
4 Main St @ Dyer Rd 0.529 A 0.746 C
5 Redhill Ave @ Dyer/Barranca 0.873 D 0.744 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.9 B 16.0 B
7 SR-55 SB Ramp @ Dyer Rd 29.1 C 27.5 C
8 SR-55 NB Ramp @ Dyer Rd 18.4 B 14.5 B
1 Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
methodology.
Crazy Horse Square
Food and Retail Center
- 11 -
April, 2006
76A~~07
PROJECT TRAFFIC
Trip generation estimates for the proposed Crazy Horse Square project were derived from the Institute of
Transportation Engineers (ITE) publication Trip Generation, 7th Edition. Trip generation rates for restaurant,
retail, fast food, and coffee house uses; and the resulting trip generation for each component ofthe project are
summarized on Table 3. Reductions for pass-by traffic were taken, based on ITE standards. Table 3
indicates that the Crazy Horse Square food and retail center will generate about 2,696 trips per day, with 96
inbound and 86 outbound trips in the morning peak hour, and 60 inbound and 41 outbound trips in the
evening peak hour.
TRIP DISTRIBUTION
Project trip distribution assumptions for the project site were developed, taking into account the site uses and
the location of area trip producers, such as employment centers. Trip distribution assumptions are shown on
Figure 6. The trip distribution assumptions focus on the project's use of arterials and major intersections in
the vicinity of the project. While some drivers may find their way to the site through the Brookhollow
development via Wright Street at Warner Avenue, the trip distribution shown assumes that all project traffic
will use the arterials, for a more conservative approach. Based on these trip distribution patterns, the new
trips to be added to the street system by the proposed project were calculated, and are shown on Figure 7.
PROJECT IMPACT - PROJECT OPENING YEAR CONDITIONS
Project traffic was added to the Project Opening Year traffic volumes, and the resulting peak hour traffic
volumes are shown on Figure 8. The study intersections were re-analyzed for Project Opening Year plus
Project conditions, and the results are summarized on Table 4. With the addition of project-related traffic, all
study intersections will continue to operate at an acceptable Level of Service in both peak hours. The project
will not generate a significant impact, and no off-site mitigation of project impacts will be required of the
project. Copies of the leu and worksheets are provided in Appendix B of this report.
2025 GENERAL PLAN BUILD-OUT CONDITIONS
The City of Santa Ana also required that an analysis of General Plan Build-out Year 2025 be conducted for
this project. Forecast peak hour volumes for the Build-out condition were developed using the Orange
County Traffic Analysis Model (OCTAM), which is developed and maintained by the Orange County
Transportation Authority (OCT A). General Plan Build-out conditions assume build-out of all land uses as
well as the transportation infrastructure assumed in each city's General Plan. General Plan Build-out peak
hour volumes at the study intersections are shown on Figure 9. Intersection operations for General Plan
Build-out conditions were evaluated and the results are summarized on Table 5. All study intersections are
forecasted to continue to operate at an acceptable Level of Service in the 2025 General Plan Build-out year.
Copies of the leu and worksheets are provided in Appendix B of this report.
PROJECT IMP ACT - 2025 GENERAL PLAN BUILD-OUT CONDITIONS
Project traffic was added to the 2025 General Plan Build-out traffic volumes, and the study intersections were
re-analyzed. General Plan Build-out Plus Project peak hour traffic volumes are shown on Figure 10. The
intersection analysis results are summarized on Table 6. With the addition ofproject-related traffic, all study
intersections will continue to operate at an acceptable Level of Service in both peak hours. The project will
not generate a significant impact, and no off-site mitigation of project impacts will be required ofthe project.
Copies of the leu and worksheets are provided in Appendix B of this report.
Crazy Horse Square
Food and Retail Center
- 12 -
April, 2006
7SA~~08
Table 3
Crazy Horse Square
Summary of Project Trip Generation
Trip Generation Rates Project Trip Generation
ITE AM Peak PM Peak AM Peak PM Peak
Land Use Code KSF Daily In Out In Out Daily In Out In Out
I Lot 1 I
Restaurant 931 8.171 89.95 0.66 0.15 5.02 2.47 735 5 1 41 20
ITE Pass-By Reduction (PM-44%) 0 0 0 -18 -9
Sub-Total Restaurant 735 5 1 23 11
Retail 820 4.211 42.94 0.63 0.40 1.80 1.95 181 3 2 8 8
ITE Pass-By Reduction (PM-50%) 0 0 0 -4 -4
Sub-Total Retail 181 3 2 4 4
Food 932 2.47 127.15 5.99 5.53 6.66 4.26 314 15 14 16 11
ITE Pass-By Reduction (PM-43%) 0 0 0 -7 -5
Sub-Total Food 314 15 14 9 6
Total New Traffic - Lot 1 1,230 23 17 36 21
Lot 2
Coffee 933-2 1.486 716.00 37.25 35.78 14.97 13.82 1,064 55 53 22 21
Food 932 2.829 127.15 5.99 5.53 6.66 4.26 360 17 16 19 12
ITE Pass-By Reduction (PM-43%) 0 0 0 -18 -14
Sub-Total Coffee/Food 1,424 72 69 23 19
Retail 820 0.987 42.94 0.63 0.40 1.80 1.95 42 1 0 2 2
ITE Pass-By Reduction (PM-50%) 0 0 0 -1 -1
Sub-Total Retail 42 1 0 1 1
Total New Traffic - Lot 2 1,466 73 69 24 20
Crazy Horse Square
Food and Retail Center
- 13 -
April, 2006
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SUMMARY OF PEAK HOUR INTERSECTION OPERATION
PROJECT OPENING YEAR WITH PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.479 A 0.756 C
2 Grand Ave @ Brookhollow Dr 0.384 A 0.448 A
3 Grand Ave @ Dyer Rd 0.655 B 0.864 D
4 Main St @ Dyer Rd 0.537 A 0.748 C
5 Redhill Ave @ Dyer/Barranca 0.880 0 0.745 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (CaItrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 17.0 B 16.0 B
7 SR-55 SB Ramp @ Dyer Rd 29.2 C 27.6 C
8 SR-55 NB Ramp @ Dyer Rd 18.5 B 14.6 B
1 Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
Crazy Horse Square
Food and Retail Center
- 17-
April, 2006
7SA~~ 13
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SUMMARY OF PEAK HOUR INTERSECTION OPERATION
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AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) 1 ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.575 A 0.814 D
2 Grand Ave @ Brookhollow Dr 0.374 A 0.403 A
3 Grand Ave @ Dyer Rd 0.648 B 0.857 D
4 Main St @ Dyer Rd 0.658 B 0.853 D
5 Redhill Ave @ Dyer/Barranca 0.784 C 0.729 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) 1 Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.7 B 15.6 B
7 SR-55 SB Ramp @ Dyer Rd 29.6 C 27.9 C
8 SR-55 NB Ramp @ Dyer Rd 20.0 B 15.3 B
1 Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
methodology.
Crazy Horse Square
Food and Retail Center
- 19 -
April, 2006
7SA1'"3115
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TABLE 6
SUMMARY OF PEAK HOUR INTERSECTION OPERATION
GENERAL PLAN BUILD-OUT WITH PROJECT CONDITIONS
AM Peak Hour PM Peak Hour
No. Signalized Intersection (City) I ICU LOS ICU LOS
1 Grand Ave @ Warner Ave 0.578 A 0.820 D
2 Grand Ave @ Brookhollow Dr 0.401 A 0.416 A
3 Grand Ave @ Dyer Rd 0.655 B 0.870 D
4 Main St @ Dyer Rd 0.665 B 0.858 D
5 Redhill Ave @ Dyer/Barranca 0.789 C 0.732 C
AM Peak Hour PM Peak Hour
No. Signalized Intersection (Caltrans) I Delay LOS Delay LOS
6 Grand Ave @ SR-55 SB Ramp 16.8 B 15.6 B
7 SR-55 SB Ramp @ Dyer Rd 29.7 C 28.0 C
8 SR-55 NB Ramp @ Dyer Rd 20.1 C 15.4 B
I Intersections under the control of Caltrans are evaluated using the Highway Capacity Manual
methodology. All others are evaluated using the Intersection Capacity Utilization (ICU)
Crazy Horse Square
Food and Retail Center
- 21 -
April, 2006
7 SA1'"3117
PROJECT PARKING REQUIREMENTS
The project's parking requirements, based on the City of Santa Ana parking code, are summarized on Table
7. The total parking requirement for the two lots will be 174 parking spaces. This total parking is the sum of
the peak parking requirements for each of the site uses.
Table 7
Crazy Horse Square Foo<i and Retail Center
Parking Requirements
Site Use Parking Requirements Site Qty Parking
Required
Lot 1
Food 1 space / 100 square feet 10,520 SF 105.2
Retail 1 space / 200 square feet 4,120 SF 20.6
Electrical 1 space /330 square feet 212 SF .6
Sub- Total Parkin~ Requirement - Lot 1 126.4
Lot 2
Food 1 space / 100 square feet 4,235 SF 42.4
Retail 1 space / 200 square feet 987 SF 4.9
Electrical I space /330 square feet 78 SF .2
Sub-Total Parkin~ Requirement - Lot 2 47.5
Total Parkin2 Requirement 173.9 = 174
The project site plan shows 175 parking spaces, including 7 handicapped stalls. Therefore, the proposed
parking supply will meet the code-required parking for the combined center.
Shared Parking for Potential Alternative Site Use
An alternative site use for Lot 1 could include a night club component of approximately 1,900 square feet in
the main restaurant. This is not part of the current proposal, but a discussion of the effect of a night club on
parking requirements is provided here for information purposes.
The night club use would have a higher parking requirement than regular restaurant use - 1 space per 28
square feet of night club use (including bar and dance floor area) compared to 1 space per 100 square feet of
restaurant area. For 1,900 square feet, this represents an increase in parking of 4 9 spaces. A summary of the
parking requirements for this night club site use is provided on Table 8.
With the night club use, the site would have a parking requirement of223 spaces, compared to the 175 spaces
provided. Although the Crazy Horse Square site would have a parking shortage compared to the City of Santa
Ana parking code, the mixed-use nature of the site (a combination of retail, night club and food uses) makes it
a good candidate for shared parking relationships amongst the uses. The Urban Land Institute (ULI) has
developed a methodology for estimating the reduction in peak parking demand a mixed-use site can
experience due to its mixed-use make-up.
Crazy Horse Square
Food and Retail Center
- 22-
April, 2006
7 SA1"J~ 18
Table 8
Crazy Horse Square With Night Club
Parking Requirements
Site Use Parking Requirements Site Qty Parking
Required
Lot 1
Restaurant 1 space / 100 square feet 8,620 SF 86.2
Night Club 1 space / 28 square feet 1,900 SF 67.9
Retail 1 space / 200 square feet 4,120 SF 20.6
Electrical 1 space /330 square feet 212 SF .6
Sub- Total Parkinf! Reauirement - Lot 1 175.3
Lot 2
Food 1 space / 100 square feet 4,235 SF 42.4
Retail 1 space / 200 square feet 987 SF 4.9
Electrical 1 space /330 square feet 78 SF .2
Sub- Total Parkinf! Reauirement - Lot 2 47.5
Total Parkinl! Reauirement 222.8 = 223
The ULI Shared Parking (Second Edition, 2005) publication sets forth a methodology for evaluating shared
parking relationships on a mixed-use site. The process is a multi-step process that first establishes the stand-
alone peak parking requirements for the site uses, as summarized on Table 8 above. The methodology then
applies a percentage to the peak requirement for each use, for each hour of the day between the hours of6:00
AM and midnight, reflecting the fact that the parking demand for each use varies throughout the course of the
day.
Beneficial shared parking synergies exist between different uses whose peak operating times occur at different
times of the day. Examples of complementary uses for the Crazy Horse development would be the retail, fast
food, and full-service restaurant with bar and dance floor. When the retail parking demand is at 100% of its
peak (at 1 :00 PM on a weekday), full-service restaurant uses are at 75% and bar and night club uses are
nominal, according to the ULI document, Table 2-5. At the same time, retail and fast food uses are at 50%
and less when the restaurant and night club parking demand is at 100%, after 9:00 at night on a weeknight.
These uses, then, can share a portion of the same parking supply without detriment to the other, rather than
each providing their own distinct and complete parking supply.
ULI hour-by-hour usage factors, seasonal factors, and weekday and weekend parking ratios are incorporated
into a Shared Parking spreadsheet, and applied to the proposed mix of uses and square footages for the Crazy
Horse Square project. Applying these factors to a particular mix of integrated land uses yields a projected
peak parking requirement at a particular time of day (weekday and weekend) and season. In theory, the actual
parking needs for that mix of uses will not exceed the projected peak, due to the interrelationships and
benefits of shared parking synergies.
Copies of the Shared Parking spreadsheets based on the ULI Shared Parking manual (Second Edition, 2005)
developed for the Crazy Horse Square project are provided in Appendix C. The worksheets indicate that
based on shared parking arrangements, the Crazy Horse Square project would require a maximum of 163
spaces at 7 :00 PM on a typical weekday (a parking demand reduction of 62 spaces due to shared parking) and
164 spaces at 8:00 PM on the weekend (a parking demand reduction of61 spaces due to shared parking).
Crazy Horse Square
Food and Retail Center
- 23 -
April, 2006
7 5A1'S~ 19
Based on this shared parking analysis, the proposed site parking supply of 175 spaces would be adequate to
meet the peak parking needs of the Crazy Horse Square mixed-use development, including a night club use in
the main restaurant, throughout the day and evening, on both weekdays and weekends.
PROJECT ACCESS
The Crazy Horse Square project is located on the site of the former Crazy Horse Saloon. The site is located
adjacent to and immediately south of a two-story office building that is part of the Brookhollow development.
The Crazy Horse Square site plan proposes to retain access to the site as it existed when the Crazy Horse
Saloon was in operation.
Access A is a shared access to Brookhollow Drive with the adjacent Brookhollow office. This driveway is
located 260 feet north of Grand Avenue, and allows all turning movements. From this driveway, the driver
can enter either the Crazy Horse site (by driving straight ahead) or the Brookhollow office site (by making a
left tum). A reciprocal access across the parking areas between the Crazy Horse and Brookhollow sites makes
it easy to move from one site to the other, by vehicle or by foot. Access A leads to the parking area located
along the north side of the Building 1. The northernmost row of parking on the Crazy Horse Square site
directly faces and is adjacent to the southernmost row of parking in the Brookhollow parking lot that will be
the subject of the reciprocal parking agreement between the two property owners.
A second entrance, to the Crazy Horse site Access B, is located at roughly the middle of the site, on the
outside of the bend in Brookhollow Drive, 150 feet north of Grand Avenue. This driveway is currently closed
off by fencing around the site. The Crazy Horse Square project will retain this driveway, with some
modifications to the internal circulation. All turning movements to and from Brookhollow Drive will be
allowed. This driveway will lead to a parking aisle that runs the length of the site and serves both sides of the
development. The two parcels within the Crazy Horse Square project will have reciprocal access across both
lots, with all parking areas available to customers of either lot.
A sight distance check was conducted at Access B, to ensure that a driver will be able to see far enough in
either direction on Brookhollow to safely exit the site. Because the driveway is on the outside of the curve,
sight distance is facilitated in both directions. Looking to the south (looking left), the driver has a clear view
of the road all the way to the signal (approximately 150 feet) and can easily see cars turning from Grand
A venue onto Brookhollow from either direction. Looking to north (looking right) the driver has clear line of
sight for approximately 310 feet before the curve takes the oncoming car out of view. The trees and hedge
along the project edge should be maintained so as to not encroach into the line of sight along the road.
Both driveways were evaluated for stacking capacity. Access A is located 360 feet and Access B is located
150 feet north of Grand Avenue. The distance on Brookhollow between the Grand Avenue signal and the site
driveways would provide stacking at the signal for approximately 4 in either lane before the queue would
reach Access B, and 12 vehicles before the queue would reach Access a. An HCS analysis shows that the
average westbound queue at the intersection ofBrookhollow and Grand in the evening peak hour (the highest
westbound demand) would be 3.4 vehicles, indicating that the westbound queue would rarely extend far
enough to block Access B. If this were to occur, only vehicles exiting Access B and turning left would be
affected, and these vehicles would simply need to wait for the queue to clear on the westbound green, or
would have the option to go to Access A, which is 200 feet further east. The queuing analysis indicates that
the westbound demand is not likely ever to extend far enough to reach Access A.
Crazy Horse Square
Food and Retail Center
- 24-
April, 2006
7SAT3120
CMP ANALYSIS
The Orange County Congestion Management Program (CMP) was established in 1991, to reduce traffic
congestion and to provide a mechanism for coordinating land use and development decisions. Compliance
with the CMP requirements ensures a city's eligibility to compete for State gas tax funds for local
transportation projects.
Within the City of Santa Ana, the CMP Highway System includes three arterials: Harbor Boulevard, Edinger
A venue, and 1 st Street. The following intersections are CMP intersections within the City of Santa Ana:
. Harbor Boulevard and 1 st Street
· Harbor Boulevard and Warner Avenue
. 1-5 SB Ramps and 1 st Street
· SR-55 SB Ramp and Edinger Avenue
· SR-55 SB Ramps and Irvine Boulevard
These intersections are all distant from the project site, and are not on the list of study intersections included
in this traffic analysis. Therefore, there are no impacts to CMP facilities.
SUMMARY
· The Crazy Horse Square project is to consist of 20, 154 square feet of retail and food uses. The project
site is located at Grand A venue and Brookhollow Drive in the City of Santa Ana, on the site of the former
Crazy Horse Saloon night club.
· The proposed project is estimated to generate 2,700 trips per day, with 182 trips in the morning peak
hour, and 102 trips in the evening peak hour.
· Eight area intersections were analyzed to determine the project's off-site traffic impacts. All study
intersections are currently operating at an acceptable Level of Service.
· The project will not cause a significant impact at any study intersection.
· The Crazy Horse Square project site will provide 175 parking spaces. Based on the City of Santa Ana
parking code, the parking requirement for the project will be 174 parking spaces. Therefore, the proposed
parking supply will meet the code-required parking for the combined center.
· An alternative site use for Lot 1 could include a night club component of approximately 1,900 square feet
in the main restaurant. This would result in a parking requirement of223 spaces, 48 more spaces than the
site will provide. A shared parking analysis was conducted to demonstrate that the parking supply will
accommodate the peak parking demands of the site for weekday and weekend operations, due to shared
parking synergies.
· The project site will be served by two full-access driveways on Brookhollow Drive. Each access was
evaluated for sight distance and stacking, and both were found to satisfy operational requirements.
Crazy Horse Square
Food and Retail Center
- 25 -
April, 2006
75A-121
99 of 139
APPENDIX A
TRAFFIC COUNTS
71~A13122
APPENDIX B
INTERSECTION ANALYSIS
WORKSHEETS
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SHORT REPORT
""'~'It.'.~(_
Analyst JAR Intersection Grand/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Existing
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph) 441 332 644 632
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ WB Only 02 03 04 Thru Only 06 07 08
Timing G = 40.0 G= G= G= G = 42.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 464 349 678 665
Lane group cap. 802 718 1688 2415
v/c ratio 0.58 0.49 0.40 0.28
Green ratio 0.44 0.44 0.47 0.47
Unif. delay d1 18.7 17.7 15.8 14.7
Delay factor k 0.17 0.11 0.11 0.11
Increm. delay d2 1.0 0.5 0.2 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 19.7 18.2 15.9 14.7
Lane group LOS 8 8 8 8
Apprch. delay 19.1 15.9 14.7
Approach LOS 8 8 8
Intersec. delay 16.8 Intersection LOS 8
HCS2000™
Copyright rg 2000 University of Florida, All Rights Reserved
Version 4.le
754,.;129
Analyst JAR Intersection Grand/Sa-55 Off-Ramp
Agency or Co. Kimfey-Horn and Associates Area Type All other areas
Date Performed 717/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Existing
'r1lll1 IIIflll
~:'.,-_' ,: , . ':: .. --';.0"
1!,~"""..<".,_..."._~,,
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volumeu(vph) 313 333 628 665
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
StartuD lost time 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0
Arrival tyoe 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ WB Only 02 03 04 Thru Only 06 07 08
Timing G = 38.0 G= G= G= G = 44.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 329 351 661 700
Lane group cap. 762 682 1769 2530
v/c ratio 0.43 0.51 0.37 0.28
Green ratio 0.42 0.42 0.49 0.49
Unif. delay d1 18.4 19.2 14.4 13.6
Delay factor k 0.11 0.12 0.11 0.11
Increm. delay d2 0.4 0.7 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 18.8 19.9 14.5 13.7
Lane group LOS a a a a
Apprch. delay 19.3 14.5 13.7
Approach LOS a a a
Intersec. delay 15.8 Intersection LOS a
HCS2000™
Copyright <<:J 2000 University of Florida, All Rights Reserved
Version 4.1e
7M13130
SHORT REPORT
..
Analyst JAR Intersection Oyer/SB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/1/2004 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Existing
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 78 1062 253 269 803 134 272 22 695 89 201 153
% Heavy veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (PIA) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eff. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasing WB Only Thru & RT EB Only 04 NB Only SB Only 07 08
Timing G = 10.0 G = 24.0 G = 7.0 G= G = 28.0 G = 13.0 G= G=
Y= Y= Y= 4 Y= Y= Y= 4 Y= Y=
EB WB NB SB
Adj. flow rate 82 1118 266 283 845 141 286 23 732 306 161
Lane group cap. 140 1783 556 389 1955 610 562 591 889 515 233
v/c ratio 0.59 0.63 0.48 0.73 0.43 0.23 0.51 0.04 0.82 0.59 0.69
Green ratio 0.08 0.34 0.34 0.11 0.38 0.38 0.31 0.31 0.31 0.14 0.14
Unif. delay d1 40.1 24.7 23.2 38.7 20.8 19.1 25.4 21.6 28.7 36.0 36.6
Delay factor k 0.18 0.21 0.11 0.29 0.11 0.11 0.12 0.11 0.36 0.18 0.26
Increm. delay d2 6.2 0.7 0.7 6.7 0.2 0.2 0.8 0.0 6.3 1.9 8.4
PF factor 1.000 0.949 0.949 1.000 0.917 0.917 1.000 1.000 1.000 1.000 1.000
Control delay 46.3 24.1 22.6 45.4 19.3 17.7 26.1 21.6 35.0 37.9 45.0
Lane group LOS 0 C C 0 B B C C 0 0 0
Apprch. delay 25.1 24.9 32.3 40.4
Approach LOS C C C 0
Intersec. delay 28.5 Intersection LOS C
HCS2000™
Copyright <9 2000 University of Florida, All Rights Reserved
Version 4.1e
7M13131
SHORT REPORT
Illi._
Analyst JAR Intersection Oyer/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Existing
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (voh) 119 1204 209 569 1092 81 208 2 180 120 412 190
% Heavy veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startuo lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival tvoe 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasing EB Only Thru & RT WB Only 04 NB Only SB Only 07 08
Timing G = 9.0 G = 20.0 G = 16.0 G= G= 12.0 G= 15.0. G= G=
Y= Y= Y= 4 Y= Y= Y= 4 Y= Y=
EB WB NB SB
Adj. flow rate 125 1267 220 599 1149 85 219 2 189 560 200
Lane group cap. 203 1876 585 701 2329 727 271 285 429 671 303
v/c ratio 0.62 0.68 0.38 0.85 0.49 0.12 0.81 0.01 0.44 0.83 0.66
Green ratio 0.11 0.36 0.36 0.20 0.45 0.45 0.15 0.15 0.15 0.19 0.19
Unif. delay d 1 33.9 21.5 18.8 30.9 15.6 12.8 32.9 28.9 30.9 31.3 30.1
Delay factor k 0.20 0.25 0.11 0.39 0.11 0.11 0.35 0.11 0.11 0.37 0.23
Increm. delay d2 5.5 1.0 0.4 10.1 0.2 0.1 16.5 0.0 0.7 9.0 5.2
PF factor 1.000 0.932 0.932 1.000 0.836 0.836 1.000 1.000 1.000 1.000 1.000
Control delay 39.4 21.0 18.0 41.0 13.2 10.8 49.3 28.9 31.7 40.3 35.4
Lane group LOS 0 C 8 0 8 8 0 C C 0 0
Apprch. delay 22.0 22.1 41.1 39.0
Approach LOS C C 0 0
Intersec. delay 26.6 Intersection LOS C
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1e
7M13132
11I'1111" 5HO~T ~~\1
" "'.:'" ,,:,.
Analyst JAR Intersection Dyer/NB-55 Off-Ramp
Agency or Co. Kimley-Hom and Associates Area Type All other areas
Date Performed 7f1/2004 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Existing
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 1667 653 722 527
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. areen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G= 41.0 G= G= G= G = 41.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 1755 687 760 555
Lane group cap. 2358 2358 1597 736
v/c ratio 0.74 0.29 0.48 0.75
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d 1 20.2 15.4 17.0 20.3
Delay factor k 0.30 0.11 0.11 0.31
Increm. delay d2 1.3 0.1 0.2 4.4
PF factor 0.829 0.829 1.000 1.000
Control delay 18.1 12.8 17.3 24.8
Lane group LOS B B B C
Apprch. delay 18.1 12.8 20.4
Approach LOS B B C
Intersec. delay 17.9 Intersection LOS B
HCS2000™
Copyright <1::i 2000 University of Florida, All Rights Reserved
Version 4.1e
75A,.;&33
Analyst JAR Intersection Dyer/NB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Existing
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 868 1428 214 101
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
StartuD lost time 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasinq Thru Only 02 03 04 NB Only 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
EB WB NB SB
Adj. flow rate 914 1503 225 106
Lane group cap. 2415 2415 1558 718
vlc ratio 0.38 0.62 0.14 0.15
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d1 15.5 18.0 14.8 14.9
Delay factor k 0.11 0.21 0.11 0.11
Increm. delay d2 0.1 0.5 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.8 15.2 14.9 15.0 ~
Lane group LOS B B B B
Apprch. delay 12.8 15.2 14.9
Approach LOS B B B
Intersec. delay 14.4 Intersection LOS B
HCS2000™
Copyright <Sd 2000 University of Florida, All Rights Reserved
Version 4.le
75A"Ti34
..
Analyst JAR Intersection Grand/S8-55 Off-Ramp
Agency or Co. Kimley-Hom and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj 80 Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph) 454 342 664 651
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. green 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing WB Only 02 03 04 Thru Only 06 07 08
Timing G = 40.0 G= G= G= G = 42.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
EB WB NB SB
Adj. flow rate 478 360 699 685
Lane group cap. 802 718 1688 2415
v/c ratio 0.60 0.50 0.41 0.28
Green ratio 0.44 0.44 0.47 0.47
Unif. delay d1 18.9 17.9 15.9 14.8
Delay factor k 0.18 0.11 0.11 0.11
Increm. delay d2 1.2 0.6 0.2 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 20.1 18.4 16.0 14.8
Lane group LOS C 8 8 8
Apprch. delay 19.4 16.0 14.8
Approach LOS 8 8 8
Intersec. delay 16.9 Intersection LOS 8
HCS2000™
Copyright ~ 2000 University of Florida, All Rights Reserved
Version 4.1e
75A"Ti35
.'~+1W%!ii ,
./llll.,
Analyst JAR Intersection Grand/S8-55 Off-Ramp
Agency or Co. Kimley-Hom and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj 80 Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph) 322 343 647 685
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. areen 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing WB Only 02 03 04 Thru Only 06 07 08
Timing G = 38.0 G= G= G= G = 44.0 G= G= G=
Y= 4 y= Y= y= Y= 4 Y= y= Y=
EB WB NB SB
Adj. flow rate 339 361 681 721
Lane group cap. 762 682 1769 2530
v/c ratio 0.44 0.53 0.38 0.28
Green ratio 0.42 0.42 0.49 0.49
Unif. delay d1 18.5 19.3 14.5 13.7
Delay factor k 0.11 0.13 0.11 0.11
Increm. delay d2 0.4 0.8 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 18.9 20.1 14.6 13.7
Lane group LOS 8 C 8 8
Apprch. delay 19.5 14.6 13.7
Approach LOS 8 8 8
Intersec. delay I 16.0 Intersection LOS 8
HCS2000™
Copyright i1d 2000 University of Florida, All Rights Reserved
Version 4.1e
75A'T136
,I ,I
Analyst JAR Intersection Dyer/Sa-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj ao Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (voh) 80 1094 261 277 827 138 280 23 716 92 207 158
% Heavv veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (PIA) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival tyoe 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasing WB Only Thru & RT EB Only 04 NB Only SB Only 07 08
Timing G = 10.0 G = 24.0 G= 7.0 G= G = 28.0 G = 13.0 G= G=
Y= Y= y= 4 Y= y= y= 4 y= y=
EB WB NB SB
Adj. flow rate 84 1152 275 292 871 145 295 24 754 315 166
Lane group cap. 140 1783 556 389 1955 610 562 591 889 515 233
v/c ratio 0.60 0.65 0.49 0.75 0.45 0.24 0.52 0.04 0.85 0.61 0.71
Green ratio 0.08 0.34 0.34 0.11 0.38 0.38 0.31 0.31 0.31 0.14 0.14
Unif. delay d1 40.1 24.9 23.3 38.8 20.9 19.1 25.5 21.6 29.0 36.1 36.7
Delay factor k 0.19 0.22 0.11 0.31 0.11 0.11 0.13 0.11 0.38 0.20 0.28
Increm. delay d2 7.0 0.8 0.7 7.9 0.2 0.2 0.9 0.0 7.8 2.1 9.8
PF factor 1.000 0.949 0.949 1.000 0.917 0.917 1.000 1.000 1.000 1.000 1.000
Control delay 47.1 24.4 22.8 46.7 19.4 17.8 26.4 21.7 36.8 38.3 46.5
Lane group LOS 0 C C 0 a a c c 0 0 0
Apprch. delay 25.4 25.3 33.6 41.1
Approach LOS C C C 0
Intersec. delay 29.1 Intersection LOS C
HCS2000™
Copyright ~ 2000 University of Florida, All Rights Reserved
Version 4.1e
75A,137
i{;~~
Analyst JAR Intersection Oyer/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
nate Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj 80 Year
11!.(1IIIIIIIIIl""'''''llr 'lIiJl'''' '!
,.L..> dlUI'...I. ..It'
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (voh 123 1240 215 586 1125 83 214 2 185 124 424 196
% Heaw veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eff. oreen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasino EB Only Thru & RT WB Only 04 NB Only SB Only 07 08
Timing G= 9.0 G= 20.0 G= 16.0 G= G= 12.0 G= 15.0 G= G=
Y= Y= Y= 4 Y= Y= Y= 4 Y= Y=
EB WB NB 5B
Adj. flow rate 129 1305 226 617 1184 87 225 2 195 577 206
Lane group cap. 203 1876 585 701 2329 727 271 285 429 671 303
v/c ratio 0.64 0.70 0.39 0.88 0.51 0.12 0.83 0.01 0.45 0.86 0.68
Green ratio 0.11 0.36 0.36 0.20 0.45 0.45 0.15 0.15 0.15 0.19 0.19
Unit. delay d1 33.9 21.7 18.9 31.1 15.7 12.8 33.0 28.9 31.0 31.5 30.3
Delay factor k 0.22 0.26 0.11 0.41 0.12 0.11 0.37 0.11 0.11 0.39 0.25
Increm. delay d2 6.4 1.1 0.4 12.5 0.2 0.1 19.1 0.0 0.8 11.0 6.1
PF factor 1.000 0.932 0.932 1.000 0.836 0.836 1.000 1.000 1.000 1.000 1.000
Control delay 40.3 21.4 18.0 43.5 13.3 10.8 52.1 28.9 31.8 42.4 36.3
Lane group LOS 0 C 8 0 8 8 0 C C 0 0
Apprch. delay 22.4 23.1 42.6 40.8
Approach LOS C C 0 0
Intersec. delay 27.5 Intersection LOS C
HCS2000™
Copyright ~ 2000 University of Florida, All Rights Reserved
Version 4.1e
7M.,.;I38
,1...,.'St.... ...... "
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj 80 Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph 1718 673 744 543
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
StartuD lost time 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0
ArrivaltVDe 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ Thru Onlv 02 03 04 NB Onlv 06 07 08
Timing G= 41.0 G= G= G= G = 41.0 G= G= G=
y= 4 y= y= Y= Y= 4 Y= y= y=
EB WB NB SB
Adj. flow rate 1808 708 783 572
Lane group cap. 2358 2358 1597 736
v/c ratio 0.77 0.30 0.49 0.78
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d 1 20.5 15.5 17.2 20.6
Delay factor k 0.32 0.11 0.11 0.33
Increm. delay d2 1.6 0.1 0.2 5.3
PF factor 0.829 0.829 1.000 1.000
Control delay 18.6 12.9 17.4 25.9
Lane group LOS 8 8 8 C
Apprch. delay 18.6 12.9 21.0
Approach LOS 8 8 C
Intersec. delay 18.4 Intersection LOS 8
HCS2000™
Copyright Ii) 2000 University of Florida, All Rights Reserved
Version 4.1e
76A-ri39
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj 80 Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 894 1471 220 104
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. oreen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasino Thru Only 02 03 04 NB Onlv 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
Duration of Anal sis hrs = 0.25 C cle Len th C = 90.0
EB WB NB SB
Adj. flow rate 941 1548 232 109
Lane group cap. 2415 2415 1558 718
vlc ratio 0.39 0.64 0.15 0.15
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d1 15.6 18.3 14.9 14.9
Delay factor k 0.11 0.22 0.11 0.11
Increm. delay d2 0.1 0.6 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.8 15.5 14.9 15.0
Lane group LOS 8 8 8 8
Apprch. delay 12.8 15.5 14.9
Approach LOS 8 8 8
Intersec. delay 14.5 Intersection LOS 8
HCS2000™
Copyright lid 2000 University of Florida, All Rights Reserved
Version 4.le
75AT3140
SHORT REPORT ..
.~~f$ > WAY.
Analyst JAR Intersection Grand/SB-55 Off-Ramp
Agency or Co. Kim/ey-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj 80 Year + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph 454 352 707 698
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (PIA) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ WB Only 02 03 04 Thru Only 06 07 08
Timing G = 40.0 G= G= G= G = 42.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
Duration of Anal sis hrs = 0.25 C cle Len th C = 90.0
EB WB NB SB
Adj. flow rate 478 371 744 735
Lane group cap. 802 718 1688 2415
v/c ratio 0.60 0.52 0.44 0.30
Green ratio 0.44 0.44 0.47 0.47
Unif. delay d 1 18.9 18.0 16.1 14.9
Delay factor k 0.18 0.12 0.11 0.11
Increm. delay d2 1.2 0.7 0.2 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 20.1 18.7 16.3 15.0
Lane group LOS C 8 8 8
Apprch. delay 19.5 16.3 15.0
Approach LOS 8 8 8
Intersec. delay 17.0 Intersection LOS 8
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.le
7Mi3141
SHORT REPORT
~'" :;-: .:.<' :::__ , , W ,.-1,_,'. > ":'_, __ .,: /,' ;' : '
~l(.._I. .
Analyst JAR Intersection Grand/Sa-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year proj ao Year + proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph) 322 349 674 708
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0
Arrival tvpe 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ WB Only 02 03 04 Thru Only 06 07 08
Timing G= 38.0 G= G= G= G = 44.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 339 367 709 745
Lane group cap. 762 682 1769 2530
v/c ratio 0.44 0.54 0.40 0.29
Green ratio 0.42 0.42 0.49 0.49
Unif. delay d 1 18.5 19.4 14.6 13.7
Delay factor k 0.11 0.14 0.11 0.11
Increm. delay d2 0.4 0.9 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 18.9 20.3 14.8 13.8
Lane group LOS B C B B
Apprch. delay 19.6 14.8 13.8
Approach LOS a a a
Intersec. delay 16.0 Intersection LOS B
HCS2000™
Copyright <1:! 2000 University of Florida, All Rights Reserved
Version 4.1e
75A'I"3142
SHORT REPORT
Analyst JAR Intersection Dyer/Sa-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj ao Year + proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 80 1113 261 281 844 138 280 23 716 92 207 158
% Heavy veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
PhasinQ WB Only Thru & RT EB Only 04 NB Only SB Only 07 08
Timing G = 10.0 G = 24.0 G= 7.0 G= G = 28.0 G = 13.0 G= G=
y= y= y= 4 y= y= y= 4 y= y=
EB WB NB SB
Adj. flow rate 84 1172 275 296 888 145 295 24 754 315 166
Lane group cap. 140 1783 556 389 1955 610 562 591 889 515 233
v/c ratio 0.60 0.66 0.49 0.76 0.45 0.24 0.52 0.04 0.85 0.61 0.71
Green ratio 0.08 0.34 0.34 0.11 0.38 0.38 0.31 0.31 0.31 0.14 0.14
Unif. delay d1 40.1 25.0 23.3 38.8 21.0 19.1 25.5 21.6 29.0 36.1 36.7
Delay factor k 0.19 0.23 0.11 0.31 0.11 0.11 0.13 0.11 0.38 0.20 0.28
Increm. delay d2 7.0 0.9 0.7 8.6 0.2 0.2 0.9 0.0 7.8 2.1 9.8
PF factor 1.000 0.949 0.949 1.000 0.917 0.917 1.000 1.000 1.000 1.000 1.000
Control delay 47.1 24.6 22.8 47.4 19.5 17.8 26.4 21.7 36.8 38.3 46.5
Lane group LOS 0 C C 0 a a C C 0 0 0
Apprch. delay 25.5 25.5 33.6 41.1
Approach LOS C C C 0
Intersec. delay 29.2 Intersection LOS C
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1e
75A'Ti43
Analyst JAR Intersection Dyer/SB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj BO Year + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 123 1252 215 588 1133 83 214 2 185 124 424 196
% Heavv veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
PhasinQ EB Only Thru & RT WB Only 04 NB Only SB Only 07 08
Timing G = 9.0 G = 20.0 G = 16.0 G= G = 12.0 G = 15.0 G= G=
Y= Y= Y= 4 Y= Y= Y= 4 Y= Y=
EB WB NB SB
Adj. flow rate 129 1318 226 619 1193 87 225 2 195 577 206
Lane group cap. 203 1876 585 701 2329 727 271 285 429 671 303
vlc ratio 0.64 0.70 0.39 0.88 0.51 0.12 0.83 0.01 0.45 0.86 0.68
Green ratio 0.11 0.36 0.36 0.20 0.45 0.45 0.15 0.15 0.15 0.19 0.19
Unif. delay d 1 33.9 21.8 18.9 31.1 15.7 12.8 33.0 28.9 31.0 31.5 30.3
Delay factor k 0.22 0.27 0.11 0.41 0.12 0.11 0.37 0.11 0.11 0.39 0.25
Increm. delay d2 6.4 1.2 0.4 12.8 0.2 0.1 19.1 0.0 0.8 11.0 6.1
PF factor 1.000 0.932 0.932 1.000 0.836 0.836 1.000 1.000 1.000 1.000 1.000
Control delay 40.3 21.5 18.0 43.8 13.3 10.8 52.1 28.9 31.8 42.4 36.3
Lane group LOS D C B D B B D C C 0 0
Apprch. delay 22.5 23.2 42.6 40.8
Approach LOS C C D D
Intersec. delay 27.6 Intersection LOS C
HCS2000™
Copyright <<) 2000 University of Florida, All Rights Reserved
Version 4.le
75A'Ti44
Analyst JAR Intersection Dyer/NB-55 Off-Ramp
Agency or Co. Kim/ey-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj BO Year + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 1735 692 749 543
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (PIA) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. creen 2.0 2.0 2.0 2.0
Arrival tvoe 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasinc Thru Only 02 03 04 NB Only 06 07 08
Timing G - 41.0 G- G= G= G = 41.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
EB WB NB SB
Adj. flow rate 1826 728 788 572
Lane group cap. 2358 2358 1597 736
vIe ratio 0.77 0.31 0.49 0.78
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d 1 20.6 15.5 17.2 20.6
Delay factor k 0.32 0.11 0.11 0.33
Increm. delay d2 1.7 0.1 0.2 5.3
PF factor 0.829 0.829 1.000 1.000
Control delay 18.8 12.9 17.4 25.9
Lane group LOS B B B C
Apprch. delay 18.8 12.9 21.0
Approach LOS B B C
Intersec. delay 18.5 Intersection LOS B
HCS2000™
Copyright IQ 2000 University of Florida, All Rights Reserved
Version 4.1e
75A'Ti45
~-
"':I ~:.I'
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6106 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj 80 Year + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 902 1483 223 104
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ Thru Only 02 03 04 NB Only 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
Y= 4 Y= Y= Y= . Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 949 1561 235 109
Lane group cap. 2415 2415 1558 718
v/c ratio 0.39 0.65 0.15 0.15
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d 1 15.7 18.3 14.9 14.9
Delay factor k 0.11 0.22 0.11 0.11
Increm. delay d2 0.1 0.6 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.9 15.5 14.9 15.0
Lane group LOS 8 8 8 8
Apprch. delay 12.9 15.5 15.0
Approach LOS 8 8 8
Intersec. delay 14.6 Intersection LOS 8
HCS2000™
Copyright (Q 2000 University of Florida, All Rights Reserved
Version 4.1 e
76A-ra46
Analyst JAR Intersection Grand/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7(1/2004 Jurisdiction Cay of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan 80
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (vph 461 276 574 689
% Heaw veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. Qreen 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
PhasinQ WB Only 02 03 04 Thru Only 06 07 08
Timing G = 40.0 G= G= G= G = 42.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 485 291 604 725
Lane group cap. 802 718 1688 2415
v/c ratio 0.60 0.41 0.36 0.30
Green ratio 0.44 0.44 0.47 0.47
Unif. delay d1 19.0 16.9 15.4 14.9
Delay factor k 0.19 0.11 0.11 0.11
Increm. delay d2 1.3 0.4 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 20.3 17.3 15.5 15.0
Lane group LOS C 8 8 8
Apprch. delay 19.2 15.5 15.0
Approach LOS 8 8 8
Intersec. delay 16.7 Intersection LOS 8
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Versiol) 4.le
75A~147
Analyst JAR Intersection Grand/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan 80
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (voh) 301 309 560 700
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startuo lost time 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasina WB Only 02 03 04 Thru Onlv 06 07 08
Timing G = 38.0 G= G= G= G = 44.0 G= G= G=
y= 4 y= y= y= y = 4 y= y= y=
EB WB NB SB
Adj. flow rate 317 325 589 737
Lane group cap. 762 682 1769 2530
v/c ratio 0.42 0.48 0.33 0.29
Green ratio 0.42 0.42 0.49 0.49
Unif. delay d 1 18.2 18.8 14.0 13.7
Delay factor k 0.11 0.11 0.11 0.11
Increm. delay d2 0.4 0.5 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 18.6 19.3 14.2 13.8
Lane group LOS 8 8 8 8
Apprch. delay 19.0 14.2 13.8
Approach LOS 8 8 8
Intersec. delay 15.6 Intersection LOS 8
HCS2000™
Copyright <<::J 2000 University of Florida, All Rights Reserved
Version 4.le
7iAT'3148
Analyst JAR Intersection Dyer/Sa-55 Off-Ramp
Agency or Co. Kimley-Hom and Associates Area Type All other areas
Date Performed 7 f1 /2004 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan ao
EB WB NB SB
. LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (voh) 106 1004 345 298 647 137 284 27 689 67 217 120
% Heavv veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startuo lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival tvoe 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasina WB Only Thru & RT EB On Iv 04 NB Onlv SB Only 07 08
Timing G = 10.0 G = 24.0 G = 7.0 G= G = 28.0 G = 13.0 G= G=
y= y= y= 4 y= y= y= 4 y= y=
EB WB NB SB
Adj. flow rate 112 1057 363 314 681 144 299 28 725 299 126
Lane group cap. 140 1783 556 389 1955 610 562 591 889 516 233
v/c ratio 0.80 0.59 0.65 0.81 0.35 0.24 0.53 0.05 0.82 0.58 0.54
Green ratio 0.08 0.34 0.34 0.11 0.38 0.38 0.31 0.31 0.31 0.14 0.14
Unif. delay d 1 40.8 24.3 24.9 39.1 20.1 19.1 25.6 21.7 28.6 35.9 35.7
Delay factor k 0.34 0.18 0.23 0.35 0.11 0.11 0.13 0.11 0.36 0.17 0.14
Increm. delay d2 27.2 0.5 2.7 11.9 0.1 0.2 1.0 0.0 5.9 1.6 2.5
PF factor 1.000 0.949 0.949 1.000 0.917 0.917 1.000 1.000 1.000 1.000 1.000
Control delay 68.0 23.6 26.4 51.0 18.5 17.7 26.6 21.7 34.6 37.6 38.3
Lane group LOS E C C 0 a a c c c 0 0
Apprch. delay 27.5 27.4 32.0 37.8
Approach LOS C C C 0
Intersec. delay 29.6 Intersection LOS C
HCS2000™
Copyright <D 2000 University of Florida, All Rights Reserved
Version 4.1e
7&AT'3149
Yi:~Y::i.:
Analyst JAR Intersection Oyer/S8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan 80
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 94 1050 191 639 1241 77 220 9 179 102 360 170
% Heaw veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. oreen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasino EB Only Thru & RT WB Only 04 NB Only SB Only 07 08
Timing G = 9.0 G = 20.0 G = 16.0 G= G = 12.0 G = 15.0 G= G=
y= y= y= 4 y= y= y= 4 y= y=
EB WB NB SB
Adj. flow rate 99 1105 201 673 1306 81 232 9 188 486 179
Lane group cap. 203 1876 585 701 2329 727 271 285 429 671 303
v/c ratio 0.49 0.59 0.34 0.96 0.56 0.11 0.86 0.03 0.44 0.72 0.59
Green ratio 0.11 0.36 0.36 0.20 0.45 0.45 0.15 0.15 0.15 0.19 0.19
Unif. delay d1 33.3 20.7 18.6 31.7 16.2 12.7 33.2 29.0 30.9 30.6 29.7
Delay factor k 0.11 0.18 0.11 0.47 0.16 0.11 0.39 0.11 0.11 0.28 0.18
Increm. delay d2 1.8 0.5 0.4 24.5 0.3 0.1 22.7 0.0 0.7 3.9 3.1
PF factor 1.000 0.932 0.932 1.000 0.836 0.836 1.000 1.000 1.000 1.000 1.000
Control delay 35.2 19.8 17.7 56.2 13.8 10.7 55.8 29.1 31.7 34.4 32.7
Lane group LOS 0 8 8 E 8 8 E C C C C
Apprch. delay 20.5 27.6 44.7 34.0
Approach LOS C C 0 C
Intersec. delay 27.9 Intersection LOS C
HCS2000™
Copyright i!J 2000 University of Florida, All Rights Reserved
Version 4.le
7iA~150
IIIW;.
.....11 ,.
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan 80
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (voh) 1935 611 658 542
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasinq Thru Only 02 03 04 NB Only 06 07 08
Timing G = 41.0 G= G= G= G = 41.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 2037 643 693 571
Lane group cap. 2358 2358 1597 736
v/c ratio 0.86 0.27 0.43 0.78
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d1 22.0 15.2 16.6 20.6
Delay factor k 0.39 0.11 0.11 0.33
Increm. delay d2 3.6 0.1 0.2 5.2
PF factor 0.829 0.829 1.000 1.000
Control delay 21.8 12.7 16.8 25.9
Lane group LOS C B 8 C
Apprch. delay 21.8 12.7 20.9
Approach LOS C 8 C
Intersec. delay 20.0 Intersection LOS C
HCS2000™
Copyright <<:> 2000 University of Florida, All Rights Reserved
Version 4, Ie
75A'I"3151
~TRE~9~L~
.'1111111IIII.1...,
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 7/7/2004 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan 80
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 835 1650 166 136
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (PIA) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. green 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
EB WB NB SB
Adj. flow rate 879 1737 175 143
Lane group cap. 2415 2415 1558 718
v/c ratio 0.36 0.72 0.11 0.20
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d 1 15.4 19.3 14.6 15.2
Delay factor k 0.11 0.28 0.11 0.11
Increm. delay d2 0.1 1.1 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.7 16.8 14.7 15.4
Lane group LOS 8 8 8 8
Apprch. delay 12.7 16.8 15.0
Approach LOS 8 8 8
Intersec. delay 15.3 Intersection LOS 8
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.le
75AT3152
Analyst JAR Intersection Grand/Sa-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan ao + Proj
,= ,'.0
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (voh) 461 286 617 736
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. green 2.0 2.0 2.0 2.0
Arrival type 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing WB Only 02 03 04 Thru Only 06 07 08
Timing G = 40.0 G= G= G= G = 42.0 G= G= G=
y= 4 y= y= y= y= 4 y=" y= y=
EB WB NB SB
Adj. flow rate 485 301 649 775
Lane group cap. 802 718 1688 2415
v/c ratio 0.60 0.42 0.38 0.32
Green ratio 0.44 0.44 0.47 0.47
Unif. delay d1 19.0 17.1 15.6 15.1
Delay factor k 0.19 0.11 0.11 0.11
Increm. delay d2 1.3 0.4 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 20.3 17.5 15.7 15.1
Lane group LOS C a a a
Apprch. delay 19.2 15.7 15.1
Approach LOS a a B
Intersec. delay 16.8 Intersection LOS a
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1 e
~
75A~453
Analyst JAR Intersection Grand/Sa-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan ao + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 0 0 1 0 1 0 2 0 0 3 0
Lane group L R T T
Volume (Vph) 301 315 587 723
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startuo lost time 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0
Arrival tvoe 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasina WB Only 02 03 04 Thru On Iv 06 07 08
Timing G = 38.0 G= G= G= G = 44.0 G= G= G=
Y= 4 Y= Y= Y= Y= 4 Y= Y= Y=
EB WB NB SB
Adj. flow rate 317 332 618 761
Lane group cap. 762 682 1769 2530
v/c ratio 0.42 0.49 0.35 0.30
Green ratio 0.42 0.42 0.49 0.49
Unif. delay d 1 18.2 18.9 14.2 13.8
Delay factor k 0.11 0.11 0.11 0.11
Increm. delay d2 0.4 0.5 0.1 0.1
PF factor 1.000 1.000 1.000 1.000
Control delay 18.6 19.5 14.3 13.8
Lane group LOS a a a a
Apprch. delay 19.0 14.3 13.8
Approach LOS a a a
Intersec. delay 15.6 Intersection LOS a
HCS2000™
Copyright@ 2000 University of Florida, All Rights Reserved
Version 4.le
715A~~ 54
_....*.~
Analyst JAR Intersection Dyer/SB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan BO + proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 106 1023 345 302 664 137 284 27 689 67 217 120
% Heavy veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startup lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. green 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasing WB Only Thru & RT EB Only 04 NB Only SB Only 07 08
Timing G = 10.0 G = 24.0 G = 7.0 G= G = 28.0 G = 13.0 G= G=
y= y= y= 4 y= y= y= 4 y= y=
EB WB NB SB
Adj. flow rate 112 1077 363 318 699 144 299 28 725 299 126
Lane group cap. 140 1783 556 389 1955 610 562 591 889 516 233
v/c ratio 0.80 0.60 0.65 0.82 0.36 0.24 0.53 0.05 0.82 0.58 0.54
Green ratio 0.08 0.34 0.34 0.11 0.38 0.38 0.31 0.31 0.31 0.14 0.14
Unif. delay d 1 40.8 24.4 24.9 39.1 20.1 19.1 25.6 21.7 28.6 35.9 35.7
Delay factor k 0.34 0.19 0.23 0.36 0.11 0.11 0.13 0.11 0.36 0.17 0.14
Increm. delay d2 27.2 0.6 2.7 12.8 0.1 0.2 1.0 0.0 5.9 1.6 2.5
PF factor 1.000 0.949 0.949 1.000 0.917 0.917 1.000 1.000 1.000 1.000 1.000
Control delay 68.0 23.8 26.4 51.9 18.6 17.7 26.6 21.7 34.6 37.6 38.3
Lane group LOS E C C 0 B B C C C 0 0
Apprch. delay 27.6 27.6 32.0 37.8
Approach LOS C C C 0
Intersec. delay 29.7 Intersection LOS C
HCS2000™
Copyright@ 2000 University of Florida, All Rights Reserved
Version 4.le
75A,-s155
H~~TI ~~PORT .'Mill!ii'//i'!iL )II
Analyst JAR Intersection Dyer/SB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan BO + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 1 3 1 2 3 1 1 1 2 0 2 1
Lane group L T R L T R L LT R LT R
Volume (vph) 94 1062 191 641 1249 77 220 9 179 102 360 170
% Heavy veh 0 0 0 0 0 0 0 0 0 0 0 0
PHF 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A A A A A A A A A
Startuo lost time 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0 2.0
Arrival type 4 4 4 4 4 4 3 3 3 3 3
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0 0 0 0 0 0
Lane Width 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N 0 N
Parking/hr
Bus stops/hr 0 0 0 0 0 0 0 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0
Phasina EB Only Thru & RT WB On Iv 04 NB Only SB Onlv 07 08
Timing G = 9.0 G = 20.0 G = 16.0 G= G = 12.0 G = 15.0 G= G=
y= Y= y= 4 y= y= Y= 4 y= Y=
EB WB NB SB
Adj. flow rate 99 1118 201 675 1315 81 232 9 188 486 179
Lane group cap. 203 1876 585 701 2329 727 271 285 429 671 303
v/c ratio 0.49 0.60 0.34 0.96 0.56 0.11 0.86 0.03 0.44 0.72 0.59
Green ratio 0.11 0.36 0.36 0.20 0.45 0.45 0.15 0.15 0.15 0.19 0.19
Unif. delay d1 33.3 20.7 18.6 31.7 16.2 12.7 33.2 29.0 30.9 30.6 29.7
Delay factor k 0.11 0.18 0.11 0.47 0.16 0.11 0.39 0.11 0.11 0.28 0.18
Increm. delay d2 1.8 0.5 0.4 25.1 0.3 0.1 22.7 0.0 0.7 3.9 3.1
PF factor 1.000 0.932 0.932 1.000 0.836 0.836 1.000 1.000 1.000 1.000 1.000
Control delay 35.2 19.8 17.7 56.8 13.9 10.7 55.8 29.1 31.7 34.4 32.7
Lane group LOS 0 B B E B B E C C C C
Apprch. delay 20.6 27.7 44.7 34.0
Approach LOS C C 0 C
Intersec. delay 28.0 Intersection LOS C
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1e
7 0A,-s156
SHORT REPORT
Iln",rlifJll{i,";*,*flll''''i . IrQ\" "
L J~,.",~".J'il . ..J
Analyst JAR Intersection Dyer/NB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Gen Plan BO + Proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (voh) 1944 630 663 542
% HeaVY veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eft. Qreen 2.0 2.0 2.0 2.0
Arrival tyoe 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G= 41.0 G= G= G= G= 41.0 G= G= G=
Y= 4 Y= y= y= y= 4 y= Y= y=
EB WB NB SB
Adj. flow rate 2046 663 698 571
Lane group cap. 2358 2358 1597 736
v/c ratio 0.87 0.28 0.44 0.78
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d1 22.1 15.3 16.7 20.6
Delay factor k 0.40 0.11 0.11 0.33
Increm. delay d2 3.7 0.1 0.2 5.2
PF factor 0.829 0.829 1.000 1.000
Control delay 22.0 12.8 16.8 25.9
Lane group LOS C B B C
Apprch. delay 22.0 12.8 20.9
Approach LOS C B C
Intersec. delay 20.1 Intersection LOS C
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1 e
75A1'6157
~...~
Analyst JAR Intersection Dyer/NB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Gen Plan BO + proj
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 839 1662 169 136
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startuo lost time 2.0 2.0 2.0 2.0
Ext. eft. areen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lane Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
y= 4 Y= Y= Y= Y= 4 y= Y= Y=
EB WB NB SB
Adj. flow rate 883 1749 178 143
Lane group cap. 2415 2415 1558 718
v/c ratio 0.37 0.72 0.11 0.20
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d1 15.4 19.3 14.6 15.2
Delay factor k 0.11 0.28 0.11 0.11
Increm. delay d2 0.1 1.1 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.7 16.9 14.7 15.4
Lane group LOS B B B B
Apprch. delay 12.7 16.9 15.0
Approach LOS B B B
Intersec. delay 15.4 Intersection LOS B
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1 e
75AT3158
APPENDIX C
SHARED PARKING
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AIRPORT LAND USE COMMISSION
FOR
ORANGE
COUNTY
3160 Airway Avenue · Costa Mesa, California 92626 · 949.252.5170 fax: 949.252.6012
May 17,2006
-. -C-iVr::::~"'),
R.oc. \t:. !i;.V
MAY 2 2 2006
Bill Apple, Associate Planner
City of Santa Anal Planning & Building Services
20 Civic Center Plaza (M-20)
P.O. Box 1988
Santa Ana, Ca 92707
S,\NTA ,\NA PLANNING DEPT
Subject:
Crazy Horse Square
Initial Study/ Mitigated Negative Declaration ER 2004-109
Dear Mr. Apple:
Thank you for the opportunity to review Initial Study ER 2004-109 for the Crazy Horse
Square Project in the context ofthe Commission's Airport Environs Land Use Planfor
John Wayne Airport (JWA AELUP) and the Airport Environs Land Use Plan for
Heliports. We wish to offer the following comments.
The project description should include the proposed project height above mean sea level
(AMSL). It is also suggested that a reference to the building height (AMSL) be included
in Section VII.D. Hazards/Hazardous Materials, and Section XV.C.
Transportation/Traffic.
With regards to noise impacts, the initial study discusses the project's location in Noise
Impact Zone 2 and states that, "The project is subject to Uniform Building Code
requirements which would include California Noise Insulation Standards to achieve
appropriate interior noise levels for the mix of land uses proposed for the project." Please
identify what the interior noise level standard would be.
If the development of Heliports/Helistops will be permitted at this project site, the initial
study should address compliance with the AELUP for Heliports by incorporating the
following language into the document:
"The City will ensure that each applicant, seeking a Conditional Use Permit or
similar approval for the construction or operation of a heliport or helistop,
complies fully with the state permit procedure provided by law and with all
conditions of approval imposed or recommended by the F ederal Aviation
Administration (FAA), by the Airport Land Use Commission for Orange County
(ALUC) and by Caltrans/Division of Aeronautics. This requirement shall be in
addition to all other City development requirements."
EXHIBIT B
75A-162
A referral by the City to the ALUC is required for this project due to the location of the
proposal within an AELUP Planning Area and due to the nature of the required City
approvals (i.e. zoning amendment) under PUC Section 21676(b). In this regard, please
note that the Commission wants such referrals to be submitted and agendized by the
ALUC staff between the Local Agency's expected Planning Commission and City
Council hearings. Since the ALUC meets on the third Thursday afternoon of each month,
submittals must be received in the ALUC office by the first ofthe month to ensure
sufficient time for review, analysis, and agendizing.
Thank you for the opportunity to comment on this initial study. Please contact me at
(949) 252-5170 or at krigoni@ocair.com if you need any additional details or information
regarding the future referral of your project.
~~,
Kari A. Rigoni
Executive Officer
75A-163
RESPONSE TO COMMENTS FOR
CRAZY HORSE SQUARE
MITIGATED NEGATIVE DECLARATION
ER-2004-109
FROM AIRPORT LAND USE COMMISSION
1. The project description should include the proposed project height above mean sea level
(AMSL). It is also suggested that a reference to building height (AMSL) be included in
Section VII.D. Hazardlhazardous Materials, and Section XV.C. Transportation! Traffic.
RESPONSE
So noted. All future references to height will be made in above mean sea level (AMSL) as
well as in feet and inches. The project is 28 feet tall at its highest point. The above mean sea
level elevation is 62 feet, calculated using NA VD 88 datum.
2. With regards to noise impacts, the initial study discusses the project's location in Noise
Impact Zone 2 and states "The project is subject to Uniform Building Code requirements
which would include California Noise Insulation Standards to achieve appropriate interior
noise levels for the mix of land uses proposed for the project. Please identify what the
interior noise level standard would be.
RESPONSE
The Crazy Horse Square Project is located in Noise Impact Zone 2 (60 dB CNEL or greater,
less than 65 dB CNEL).
The City of Santa Ana uses the California Building Code, 2001 edition when plan checking
building projects. According to the Building Department's Senior Plan Check Engineer, the
Cities noise ordinance applies to residential development and the City has not adopted
interior noise standards for commercial projects. Generally, a 15 dB to 20 dB drop down in
decibel level is achieved between exterior and interior noise levels using conventional
construction methods, so it is likely that the interior noise levels of the proposed retail and
restaurant buildings will achieve the 45 dB level. The three structures will be constructed in
accordance with normal City codes and standards and conventional construction methods as
dictated by the California Building Code, 2001 edition.
3. If the development of HeliportslHelistops will be permitted at this project site, the initial
study should address compliance with the AELUP for Heliports incorporating the following
language into the document. "The City will ensure that each applicant, seeking a
Conditional Use Permit or similar approval for the construction or operation of a heliport or
helistop, complies fully with the state permit procedure provided by law and with all
conditions of approval imposed or recommended by the Federal Aviation Administration
(FAA), by the Airport Land Use Commission for Orange County (ALUC) and by
1
75A-164
Response to Comments
Airport Land Use Commission
Page 2 of2
CaltranslDivision of Aeronautics. This requirement shall be in addition to all other City
development requirements."
RESPONSE
The project is zoned Specific Development No.8 (SD-8). Heliports and Helistops are not a
permitted use within SD-8 by right or with a conditional use permit. Any proposed Heliport
or Helistop would require a zoning ordinance amendment and would require the project to be
scheduled for a formal review and determination by the Airport Land Use Commission.
There are no Heliports or Helistops proposed as part of the Crazy Horse Square project.
4. A referral by the City to the ALUC is required for this project due to the location of the
proposal within an AELUP Planning area and due to the nature of the required City
approvals (i.e. zoning amendment) under PUC Section 21676(b). In this regard, please note
that the Commission wants such referrals to be submitted and agendized by the ALUC staff
between the Local Agency's expected Planning Commission and City Council hearings.
Since the ALUC meets on the third Thursday afternoon of each month, submittals must be
received in the ALUC office by the first of the month to ensure sufficient time for review,
analysis, and agendizing.
RESPONSE
So noted.
2
75A-165
STATE OF CALIFORNIA BUSINESS. TRANSPORTA nON AND HOUSING AGENCY
ARNOW SCHW ARZENEGGER. Governor
DEPARTMENT OF TRANSPORT A TION
District 12
3337 Michelson Drive, Suite 380
Irvine, CA 92612-8894
RECEiVED
MAY 3 1 2006
Flex your power!
Be energy efficient!
S/.NM ANA PUNNING DEPT
May 18,2006
Mr. Bill Apple
20 Civic Center Plaza M-20
Santa Ana, CA 92702
File: IGR/CEQA
SCH#: 2006041111
Log #: 1725
SR: 55
Subject: Initial StudylMitigated Negative Declaration for Crazy Horse Square Project
Dear Mr. Apple:
Thank you for the opportunity to review and comment on the Initial StudylMitigated Negative
Declaration for Crazy Horse Square Project. The project proposes to develop 20,154 square
feet of retail and food uses on a 2.8-acre site. The project is located at 1580 East Warner Avenue
in the City of Santa Ana, California.
Caltrans District 12 is a reviewing agency on this project, and has the following comments:
1. Due to the proximity to SR-55 the Environmental Document should identify and mitigate any
and all potential significant permanent and temporary impacts, including but not limited to,
visual (lighting, signage, etc), traffic (access to ramps), noise, grading and storm water runoff.
2. Please check the storage queue length on the SB-55 off-ramp to Grand Avenue, especially for
right turn to make sure that will not back to mainline during peak hour.
3. Figure 2 on page 3 shows that there are buildings proposed on the comer of the SB-55 off-
ramp with Grand A venue, please make sure the requirement of comer sight distance is met.
4. On page 4 under the Aesthetics section it states that SR-55 is not a designated scenic
highway. On page 6, however, it states that "The Urban Design Element identifies State
Route 55 as a scenic corridor." Note that According to the California Scenic Highway
Mapping system, State Route 55 is not listed as a scenic highway. Please correct the
discrepancy.
5. Any project work (e.g. street widening, emergency access improvements, sewer connections,
sound walls, stormdrain construction, street connections, lighting and signage, etc.) proposed
in the vicinity of the Caltrans Right-of-Way, would require an encroachment permit and all
environmental concerns must be adequately addressed. If the environmental documentation
for the project does not meet Caltrans requirements, additional documentation would be
required before approval of the encroachment permit. Please coordinate with Caltrans to meet
requirements for any work within or near Caltrans Right-of-Way. If an encroachment permit
is needed for construction purpose, the Department of Transportation will become a
"Caltrans improves mobility across California"
75A-166
responsible agency on this project. (See Attachment: Environmental Review
Requirements for Encroachment Permit)
6. All work within the State Right of Way must conform to Caltrans Standard Plans and
Standard Specifications for Water Pollution Control, including production of a Water
Pollution Control Program (WPCP) or Storm Water Pollution Prevention Plan (SWPPP) as
required. Any runoff draining into Caltrans Right of Way from construction operations, or
from the resulting project, must fully conform to the current discharge requirements of the
Regional Water Quality Control Board to avoid impacting water quality. Measures must be
incorporated to contain all vehicle loads and avoid any tracking of materials, which may fall
or blow onto Caltrans roadways or facilities. Please note that all projects involving soil
disturbance activities should pay extra attention to storm water pollution control during the
"Rainy Season" (October 1st - April 30th) and follow the Water Pollution Control BMPs to
minimize impact to the receiving waters.
Please continue to keep us informed of this project and any future developments, which could
potentially impact the State transportation facilities. If you have any questions or need to contact
us, please do not hesitate to call Lan Zhou at (949) 756-7827.
Sincerely,
r;:--/) /---7 ~./) ~
\ S " C<~'h'"
l , /' /' ..--- 'j
, / ,~... J' ... / ( / ;',
1....--.... --. . "
RY AN CHAMBERLAIN
Chief of Local Development/Intergovernmental Review Branch
District 12
Attachment
c: Terry Roberts, Office of Planning and Research
Terri Pencovic, Caltrans HQ IGR/Community Planning
Gale McIntyre, Deputy District Director for Planning and Local Assistance
Permits, Mory Mohtashami
Leslie Manderscheid, Environmental Planning
Isaac Alonso Rice, Traffic Operations
"Caltrans improves mobility across California"
75A-167
ENVIRONMENTAL REVIEW REQUIREMENTS FOR ENCROACHMENT PERMITS
Any Party, outside of Caltrans, that does work on a State Highway or Interstate Highway in California needs to apply for an
encroachment permit. To acquire any encroachment permit, environmental concerns must be addressed. Environmental
review of encroachment permit applications may take 3 weeks if the application is complete or longer if the application is
incomplete. For soil disturbing activities (e.g. geotechnical borings, grading, usage of unpaved roads from which dirt and other
materials may be tracked onto the State/Interstate highways, etc.), compliance with Water Quality and Cultural Resources
Provisions are emphasized. Surveys may/ may not be soil-disturbing activities, depending on the site and survey method.
A complete application for environmental review includes the following:
1. If an environmental document (CE, EIRlEIS, ND, etc.) has been completed for the project, copy of the final, approved
document must be submitted with the application.
2. Water Qualitv Provision: All work within the State Right of Way must conform to Caltrans Standard Plans and Standard
Specifications for Water Pollution Control including production of a Water Pollution Control Program or Storm Water
Pollution Prevention Plan as required. The applicant must provide Encroachments with a copy of the Storm Water Pollution
Prevention Plan (SWPPP) including Best Management Practices (BMPs) to be implemented for construction activities
impacting Caltrans Right of Way, prepared for this as required by the NPDES Statewide Storm Water Permit for General
Construction Activities. If no SWPPP has been prepared for this project, then the applicant must follow the requirements
described in the attached Water Pollution Control Provisions (please see attachment).
3. Cultural Resources Provisions: If not included in the environmental document, before permit approval and project
construction, the encroachment permit applicant must complete a Cultural Resource Assessment pursuant to Caltrans
Environmental Handbook, Volume 2, Appendix B-1, and Exhibit 1, as amended. The Cultural Resources Assessment
ascertains the presence or absence of cultural resources within a one-mile radius of the project area and evaluates the
impact to any historical/cultural resource. Cultural Resources include "those resources significant in American history,
architecture, archaeology, and culture, including Native American Resources" (Caltrans Environmental Handbook, Volume
2, Chapter1, as amended)]. The Cultural Resource Assessment must include:
a) a clear project description and map indicating project work, staging areas, site access, etc.;
b) a Record Search conducted at the South Central Coastal Information Center (SCCIC) located at
California State University, Fullerton. For information call (714) 278-5395;
c) proof of Native American consultation. Consultation involves contacting the Native American Heritage
Commission (NAHC), requesting a search of their Sacred Lands File, and following the recommendations
provided by the NAHC. For information call (916) 653-4082;
d) documentation of any historic properties (e.g. prehistoric and historic sites, buildings, structures, objects, or
districts listed on, eligible for, or potentially eligible for listing on the National Register of Historic Places)
within a one mile radius of the project area;
e) and a survey by qualified archaeologist for all areas that have not been previously researched.
The SCCIC and NAHC have an approximate turn around time of 2 weeks.
4. Bioloaical Resources Provisions: Work conducted within Caltrans Right of Way should have the appropriate plant and
wildlife surveys completed by a qualified biologist. If the information is not included in the environmental document,
Environmental Planning requests that the applicant submit a copy of the biological study, survey, or technical report by a
qualified biologist that provides details on the existing vegetation and wildlife at the project site and any vegetation that is to
be removed during project activities. Official lists and databases should also be consulted for sensitive species such as the
California Natural Diversity Database and lists provided by the U.S. Fish and Wildlife Service and the California Department
of Fish and Game. Any impacts that affect waterways and drainages and/or open space during construction, or that occur
indirectly as a result of the project must be coordinated with the appropriate resource agencies. As guidance, we ask that
the applicant include:
a) clear description of project activities and the project site
b) completed environmental significance checklist (not just yes and no answers, but a description should be given as to
the reason for the response),
c) staging/storage areas noted on project plans,
d) proposed time of year for work and duration of activities (with information available),
e) any proposed mitigation (if applicable to the project),
f) and a record of any prior resource agency correspondence (if applicable to the project).
75A-168
. RESPONSE TO COMMENTS FOR
CRAZY HORSE SQUARE
MITIGATED NEGATIVE DECLARATION
ER-2004-109
FROM DEPARTMENT OF TRANSPORTATION
DIS1RICT 12
1. Due to the proximity to the SR-55 the Environmental Document should identify and mitigate
any and all potential significant permanent and temporary impacts, including but not limited
to, visual (lighting, signage, etc), traffic (access to ramps) noise, grading and storm water
runoff.
RESPONSE
A copy of the mitigation nieasures that have been incorporated into the project are part of the
environmental document and are available for review. Although the proposed project could
have a significant effect on the environment, there will not be a significant effect in this case
because of revisions to the project and the mitigation measures placed on the project, and
agreed to by the applicant, have reduced each impact to below a level of significance.
2. Please check the storage queue length on the SB-55 off-ramp to Grand Avenue, especiaIly
for right turn to make sure that wiIl not back to mainline during peak hour.
RESPONSE
The SR-55 southbound off-ramp at Grand Avenue is approximately 975 feet in length, with
approximately 375 feet of a two-lane section, and the remaining 600 feet in a single lane, for
a total of approximately 1,350 feet of vehicle storage. Assuming 25 feet per vehicle, the
ramp would accommodate a queue of 54 vehicles before the queue backs up onto the
mainline.
The analysis evaluated future morning and evening peak hour operating conditions for
Opening Year With Project conditions using the Highway Capacity Software (HCS). The
results are summarized on Table A. Analysis worksheets are attached.' Please see attached
documentation prepared by the traffic consultant.
Both the average peak hour queue and the 95th percentile back of queue are reported. The
95th percentile back of queue means that the queue wiIl be less than the reported queue 95%
of the time. The results of the analysis indicate that the projected peak hour queues with the
Crazy Horse project will not exceed the queuing capacity of the off-ramp, and will not back
up onto the mainline.
75A-169
3. Figure 2 on page 3 shows that there are buildings proposed on the comer of the SB-55 off
ramp with Grand Avenue, please make sme the requirements of corner site distance is met.
RESPONSE
The proposed building will be setback a minimum of20 feet from the property line adjacent
to both the 55 freeway off-ramp and from Grand Avenue. This is the setback requirement of
the SD-8 zoning district. There will be no obstructions within this 20 foot by 20 foot corner
cut off area. In addition, the 55 freeway off-ramp at Grand Avenue is a signalized
intersection, so the traffic signal will aide in both right and left hand turning movements at
the intersection. Because ofthe 20 foot building setback, there will be no obstructions at the
intersection of the South bound 55 freeway off-ramp and Grand Avenue as the result of this
project.
4. On page 4 under the Aesthetics section it states that SR -55 is not a designated scenic
highway. On page 6, however, it states that "The Urban Design Element identifies State
Route 55 as a scenic corridor." Note that according to the Scenic Highway Mapping System,
State Route 55 is not listed as a scenic highway. Please correct the discrepancy.
RESPONSE
The City recognizes that according to the state of California Scenic Highways Mapping
System that State Route 55 is not listed as a scenic Highway, however, The City of Santa
Ana's Scenic Corridors Element of the General Plan identifies the Newport (State Route 55) ,
Santa Ana and Garden Grove Freeways as high-speed scenic corridors operating at a regional
scale. They influence Santa Ana's image. The Scenic Corridor element calls for landscape
edges to promote selected views into the City. The proposed project will provide extensive
trees and landscaping in keeping with the requirements ofthe Specific Development No.8
zoning district. Over 19 percent of the project site will be landscaped including a 10 to 20
foot landscape setback adjacent to the 55 freeway south bound off-ramp and a 10 foot
landscape buffer adjacent to the freeway. Over 100 new trees will be added to the project
site resulting in a project that will enhance the views of motorists as they travel along the 55
freeway corridor in keeping with the Scenic Corridor element of the City's General Plan.
5. Any project work (e.g. street widening, emergency access improvements, sewer connections,
sound walls, storm drain construction, street connections, lighting, signage, ect.) proposed in
the vicinity ofthe Caltrans Right-of-Way, would require an encroachment permit and all
environmental concerns must be adequately addressed. If the environmental documentation
for the project-does not meet Caltrans requirements, additionai documentation would be
required before approval of the encroachment permit. Please coordinate with Caltrans to
meet requirements for any work within or near Caltrans Right-of-Way. If an encroachment
permit is needed for construction purposes, the Department of Transportation will become a
responsible agency on this project. (See Attachment: Environmental Review Requirements
for Encroachment Permit)
75A-170
RESPONSE
So noted. It is not anticipated that the proposed project will require encroachment permits
from the State, however, proper encroachment permits will be obtained and all environmental
concerns addressed by the project applicant if work is to be performed on or near the
Caltrans Right -of-Way.
6. All work within the State Right of Way must confonn to CaltraIis Standard Plans and
Standard Specifications for Water Pollution Control, including production of a Water
Pollution Control Program (WPCP) or Storm Water Pollution Prevention Plan (SWPPP) as
required. Any runoff draining into Caltrans Right-of-Way from construction operations, or
from the resulting project, must fully conform to the current discharge requirements of the
Regional Water Quality Control Board to avoid impacting water quality. Measures must be
incorporated to contain all vehicle loads and avoid any tracking of materials, which may fall
or blow onto Caltrans roadways or facilities. Please note that all projects involving soil
disturbance activities should pay extra attention to stonn water pollution control during the
"Rainy Season" (October 1 st - April 30th) and follow the Water Pollution Control B:MPs to
minimize impact to the receiving waters.
RESPONSE
So noted. No work is anticipated or proposed within the Caltrans Right-of- Way. In addition, the
following mitigation measures have been incorporated into the project.
· To ensure compliance with SCAQMD Fugitive Dust Rule 403, grading plans and
construction plans for the proposed project shall reflect the following notes:
1. 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.
2. 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.
3. Streets surrounding the project site should be cleaned at the end of each day of
construction.
4. All material transported off site shall either be sufficiently watered or securely
covered to prevent excessive amounts of dust.
5. The amount of area disturbed by clearing and earthwork activities shall be minimized
at all times.
6. Equipment engines shall be maintained in good condition and ill proper tune
according to manufacturer's specifications.
15A-171
7. To the extent feasible, gasoline powered equipment shall be used for onsite and
off site construction activities.
· 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) A copy of the project's permit issued by the State Water Resource Control Board that
identifies the permit number, (B) Two copies of the Storm Water Pollution Prevention
Plan.
· 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) A copy of the project's permit issued by the State Water Resource Control Board that
identifies the permit number, (B) Two copies of the Storm Water Pollution Prevention
Plan.
· 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.
· Provide two copies of the Water Quality Management Plan that would include the
following:
a. Site Assessment
b. Site design Best Management Practices (BMP)
c. Applicable Routine Source Control BMP
d. Selecting and sizing the Treatment Control BMP
e. Mechanisms by which funding for long-term operation and maintenance of all
structural BMP will be provided
f Operation and Maintenance Plan to describe the long-term operation and
maintenance requirements of all applicable structural BMP and to identify the
entity in charge of implementation.
· Prior to issuance of a grading permit, the project applicant shall submit a final surface
water runoff evaluation for review and approval showing existing and proposed facilities
and methods of draining the site without exceeding the capacity of any street or adjacent
storm drain facility.
15A-172
~=~
Kimley-Horn
and Associates, Inc.
Jooe 5, 2006
.
Suite 140
2100 W. Orangewood Avenue
Orange, Cafifornia
92868
Mr. Bill Apple
City of Santa Ana, Planning Department
20 Civic Center Plaza, M-20
Santa Ana, CA 92702
Subject: Initial Study / Mitigated Negative Declaration for Crazy Horse Square
Project
Dear Mr. Apple:
At your request, Kimley-Horn has prepared the attached queuing analysis for the SR-55
southbound off-ramp at Grand Avenue, to determine whether or not the vehicle storage
distance on the off-ramp will be adequate to handle future peak hour demand with the
Crazy Horse project traffic. This analysis responds to comment #2 in the comment
letter from the Department of Transportation, District 12, dated May 18,2006.
The SR-55 southbound off-ramp at Grand Avenue is approximately 975 feet in length,
with approximately 375 feet of a two-lane section, and the remaining 600 feet in a
single lane, for a total of approximately 1,350 feet of vehicle storage. Assuming 25
feet per vehicle, the ramp would accommodate a queue of 54 vehicles before the queue
backs up onto the mainline.
The analysis evaluated future morning and evening peak hour operating conditions for
Opening Year With Project conditions using the Highway Capacity Software (RCS).
The results are summarized on Table A. Analysis worksheets are attached.
Both the average peak hour queue and the 95th percentile back of queue are reported.
The 95th percentile back of queue means that the queue will be less than the reported
queue 95% ofthe time. The results ofthe analysis indicate that the projected peak hour
queues with the Crazy Horse project will not' exceed the queuing capacity of the off-
ramp, and will not back up onto the mainline.
Please feel free to contact me if you have any questions, or if you need additional
information.
Sincerely,
KIMLEY-HORN AND ASSOCIATES, INC.
~~
Serine Ciandella, AlCP
Vice President
.
TEL 714 939 1030
FAX 714 938 9488
75A-173
Table A
Summary of Queueing Analysis
SR-55 Southbound Off-Ramp at Grand Avenue
Crazy Horse Square - Opening Year with Project
AM Peak PM Peak
Condition Right Lane Left Lane Right Lane Left Lane
Average Queue (a) 7.3 9.9 7.5 6.5
Queue Length (b) 200 250 200 175
Available Storage 1,350 1,350
Adequate? y y
95% Back of Queue (c) 13.8 18.3 14.2 12.5
Queue Length 350 475 375 325
Available Storage 1,350 1,350
Adequate? y y
(a) Queue is expressed in terms of vehicles per lane
(b) Queue length is calculated by multiplying the number of vehicles in the queue
(assuming whole vehicle values) by 25 feet per vehicle
(c) 95% back of queue means that 95% ofthe time, the queue would be x vehicles or
less.
75A-174
Analyst JAR Intersection DyerlNB-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period AM Peak Period Analysis Year Proj BO Year
EB WB NB SB
, LT TH LT TH RT LT TH RT LT
RT TH RT
NUm. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph) 1718 673 744 543
% Heavy veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
. Ext. eff. oreen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
. Ped/Bike/RTOR Volume 0 0 0
. Lane Width 12.0 12.0 12.0 12.0
. Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parkin glh r
. Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G = 41.0 G= G= G= G = 41.0 G= G= G=
y= 4 y= y= y= y= 4 y= y= y=
EB WB NB SB
Adj. flow rate 1808 708 783 572
Lane group cap. 2358 2358 1597 736
v/c ratio 0.77 0.30 0.49 0.78
Green ratio 0.46 0.46 0.46 0.46
Unif. delay d1 20.5 15.5 17.2 20.6
Delay factor k 0.32 0.11 0.11 0.33
(nerem. delay d2 1.6 0.1 0.2 5.3
PF factor 0.829 0.829 1.000 1.000
'Control delay 18.6 12.9 17.4 25.9
Lane group LOS B B B C
Apprdl. delay 18.6 12.9 21.0
Approach LOS B B C
Intersec. delay 18.4 Intersection LOS B
'fCS2000™
Copyright IS> 2000 University of Florida, All Rights Reserved
Version4.1e
75A-175
Back-of-Queue Worksheet
Page 1 of1
BACK-Of-QUEUE WORKSHEET
General Information
Project Description Crazy Horse Square - Opening Year w/ Project - AM Peak Hour
Averaae Back of Queue
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Lane Group L R T T
Initial Queue/Lane 0.0 0.0 0.0 0.0
Flow Rate/Lane Group 478 371 744 735
Satflow/Lane 1805 1615 1900 1900
Capacity/Lane Group 802 718 1688 2415
Flow Ratio 0.3 0.2 0.2 0.1
v/c Ratio 0.60 0.52 0.44 0.30
I Factor 1.000 1.000 1.000 1.000
Arrival Type 3 3 3 3
Platoon Ratio 1.00 1.00 1.00 1.00
PF Factor 1.00 1.00 1.00 1.00
Q1 9.0 6.7 6.5 4.2
ks 0.6 0.6 0.6 0.6
Q2 0.9 0.6 0.5 0.3
Q Average 9.9 7.3 7.0 4.5
Percentile Back of Queue (95th percentile)
fs% 1.8 1.9 1.9 2.0
Back of Queue 18.3 13.8 13.4 8.8
Queue Storage Ratio
Queue Sl?acing 25.0 25.0 25.0 25.0
Queue Storage 975 975 450 300
Average Queue Storage 0.3 0.2 0.4 0.4
Ratio
95% Queue Storage Ratio 0.5 0.4 0.7 0.7
Copyright @ 2005 University of Florida, All Rights ReselVed
fi1e://C:\Temp\s2k240. tmp
HCS+™ Version 5.2
Generated: 6/5/2006 7:01 PM
75A-176
6/5/2006
r ~: ~~~~
Analyst JAR Intersection Dyer/N8-55 Off-Ramp
Agency or Co. Kimley-Horn and Associates Area Type All other areas
Date Performed 4/6/06 Jurisdiction City of Santa Ana
Time Period PM Peak Period Analysis Year Proj 80 Year
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Num. of Lanes 0 3 0 0 3 0 2 0 1 0 0 0
Lane group T T L R
Volume (vph 894 1471 220 104
% Heavv veh 0 0 0 0
PHF 0.95 0.95 0.95 0.95
Actuated (P/A) A A A A
Startup lost time 2.0 2.0 2.0 2.0
Ext. eff. areen 2.0 2.0 2.0 2.0
Arrival type 4 4 3 3
Unit Extension 3.0 3.0 3.0 3.0
Ped/Bike/RTOR Volume 0 0 0
Lsme Width 12.0 12.0 12.0 12.0
Parking/Grade/Parking N 0 N N 0 N N 0 N N N
Parking/hr
Bus stops/hr 0 0 0 0
Unit Extension 3.0 3.0 3.0 3.0
Phasing Thru Only 02 03 04 NB Only 06 07 08
Timing G = 42.0 G= G= G= G = 40.0 G= G= G=
y= 4 Y= y= Y= y= 4 Y= y= y=
Duration of Anal sis hrs = 0.25 C cle Len th C = 90.0
EB WB NB SB
Adj. flow rate 941 1548 232 109
Lane group cap. 0 2415 2415 1558 718
vIe ratio 0.39 0.64 0.15 0.15
Green ratio 0.47 0.47 0.44 0.44
Unif. delay d1 15.6 18.3 14.9 14.9
Delay factor k 0.11 0.22 0.11 0.11
Increm. delay d2 0.1 0.6 0.0 0.1
PF factor 0.815 0.815 1.000 1.000
Control delay 12.8 15.5 14.9 15.0
Lane group LOS 8 B 8 8
Apprch. delay 12.8 15.5 14.9
Approach LOS 8 8 8
Intersec. delay 14.5 Intersection LOS 8
HCS2000™
Copyright @ 2000 University of Florida, All Rights Reserved
Version 4.1 e
75A-177
Back-of-Queue Worksheet
Page 1 of1
BACK-OF-QUEUE WORKSHEET
General Information
Project Description Crazy Horse Square - Opening Year w/ Project - PM Peak Hour
AveraQe Back of Queue
EB WB NB SB
LT TH RT LT TH RT LT TH RT LT TH RT
Lane Group L R T T
Initial Queue/Lane 0.0 0.0 0.0 0.0
Flow Rate/Lane Group 339 367 709 745
Satflow/Lane 1805 1615 1900 1900
Capacity/Lane Group 762 682 1769 2530
Flow Ratio 0.2 0.2 0.2 0.1
v/c Ratio 0.14 0.54 0.10 0.29
I Factor 1.000 1.000 1.000 1.000
Arrival Type 3 3 3 3
Platoon Ratio 1.00 1.00 1.00 1.00
PF Factor 1.00 1.00 1.00 1.00
Q1 6.0 6.9 5.9 4.1
ks 0.6 0.5 0.7 0.7
Q2 0.5 0.6 0.1 0.3
Q Average 6.5 7.5 6.3 4.3
Percentile Back of Queue (95th percentile)
fs% 1.9 1.9 1.9 2.0
Back of Queue 12.5 14.2 12.2 8.6
Queue Storage Ratio
Queue Spacing 25.0 25.0 25.0 25.0
Queue Storage 975 975 450 300
Average Queue Storage 0.2 0.2 0.1 0.4
Ratio
95% Queue Storage Ratio 0.3 0.4 0.7 0.7
Copyright@ 2005 University of Florida, All Rights Reserved
file:lle:\ Temp \s2k26D. tmp
HCS+™ Version 5.2
Generated: 6/512006 7:03 PM
75A-178
6/5/2006
ORDINANCE NO.
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO.8,
CREATING A THIRD PROJECT AREA THAT WILL ALLOW
RETAIL AND FOOD USES FOR THE PROPERTY LOCATED
AT 1580 EAST WARNER AVENUE (ZOA NO. 2006-02)
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. Zoning Ordinance Amendment No. 2006-021 has been filed with the City of
Santa Ana to amend the Specific Development NO.8 (SD-8) to create a third
project area (Zone III) that will permit multi-tenant retail and food uses
(excluding drive through facilities) within Zone III.
B. The Planning Commission of the City of Santa Ana held a duly noticed
public hearing on May 22, 2006, and by a vote of 6:0 (Cribb absent) voted to
recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and Mitigation
Monitoring Program, Environmental Review No. 2004-109.
2. Adopt an ordinance approving Zoning Ordinance Amendment No.
2006-02.
3. Adopt a resolution approving Site Plan Review No. 2006-01.
C. The City Council held a duly noticed public hearing on June 19, 2006 on
Mitigated Negative Declaration and Mitigation Monitoring Program for
Environmental Review No. 2004-109, Zoning Ordinance Amendment No.
2006-02 to amend SD-8, and Site Plan Review No. 2006-01.
D. The Mitigated Negative Declaration and Mitigation Monitoring Program for
Environmental Review No. 2004-109, was approved and adopted by
resolution which came before the City Council on June 19, 2006. This
ordinance incorporates by reference, as though fully set forth herein, this
resolution and the Mitigated Negative Declaration and Mitigation Monitoring
Program.
Section 2. Specific Development NO.8 is hereby amended as set forth in Exhibit
"A", attached hereto and incorporated as though fully set forth herein.
Section 3. This Ordinance 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 Ordinance.
Ordinance No. NS- XXX
Page 1 of 9
75A-179
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
,2006.
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
Ordinance No. NS- XXX
Page 2 of 9
75A-180
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Ordinance No. NS- 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
Ordinance No. NS- XXX
Page 3 of 9
75A-181
SPECIFIC DEVELOPMENT NO.8
(new language shown in bold, deleted language shown in strikeout for tracking
purposes only):
General Notes
1. Water within the district will be by private water facilities served by the City
of Santa Ana facilities within adjacent public streets.
2. Sewage disposal will be by private sewers and appurtenances connected
to City of Santa Ana facilities within adjacent public streets.
3. Easements shall be created for all private and public utilities which cross
over, along, under or through any parcels which may be created within this
district and are intended to serve other parcels within the district.
4. The development and management of Brookhollow will be subject to the
supervision of the Brookhollow Office Park Association, a non-profit
corporation, and to the terms and conditions of the recorded Declaration of
Establishment of Covenants, Conditions and Restrictions (CC&Rs) of
Brookhollow Office Park to insure continued maintenance of utilities,
private streets, landscaping and general appearance of the development
within the district. Any amendments to the CC&Rs, which affect these
regulations, shall require approval of the City Attorney and Planning
Department.
5. Existing private streets and driveway access to adjacent public streets
shall be maintained. Additional access to adjacent public streets
proposed after adoption of this ordinance shall meet the requirements and
approval of the Director of Public Works.
6. The Boundaries of Zones I. II. and III are shown on Attachment "1 II
attached hereto and incorporated as thoUQh fullv set forth herein.
Intent and Purpose
It is the intent of this district to allow a combination of multi-tenant leasehold
professional and business office uses, single parcel professional and business
offices uses, and single parcel retail, commercial and minimal impact industrial
activity uses (as specified in this ordinance).
Specific plan review shall be required for all development within this district.
Site Reauirements
A. Site Coverage
Exhibit A
Ordinance No. NS- XXX
Page 4 of 9
75A-182
1) Structure shall not cover more than 55 percent of the total net site
area. (Net area shall be the gross area less any area used for
public or private street purposes.)
2) Each parcel to be created within this district shall have a minimum
average width of 1 foot for each 2.5 feet of average depth.
3) The minimum lot size for parcels within Zone III shall be 2.8 acres
(121,968 square feet).
B. Permitted Uses
The following uses shall be permitted in Zone I:
1 ) Professional Offices
a. Accountants
b. Attorneys
c. Dentist, doctors and related professions
d. Engineers, architects and planners
e. Research and development facilities
f. Private trade, vocational or professional schools
2) Business offices, including but not limited to:
a. Advertising agencies
b. Banks or other financial offices
c. Employment agencies
d. Escrow and real estate companies
e. Insurance companies
f. Corporate headquarters
g. Photographers, artist, etc.
h. Travel agencies
i. Computer or computer training centers
3) Laboratories except those, which emit offensive odors, vibrations,
or may be hazardous to the public.
4) Political, civic and charitable organization uses, which shall not
include bingo or other gaming activities.
5) Restaurants.
6) Union Halls
7) Museums, art galleries and libraries.
Ordinance No. NS- XXX
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8) Religious meeting halls
9) Day care and child care facilities, nurseries, etc.
The following uses shall be permitted in Zone II:
1) All uses within Zone I.
2) Minimal impact light industry.
3) Hotels, motels and associated shops and services related to the
hotel or motel uses.
4) Retail, with a maximum of two tenants per building.
5) Furniture and bulk merchandise stores with a maximum of two
tenants building.
The followinq uses shall be permitted in Zone III:
1 ) Professional Offices
a. Accountants
b. Attornevs
c. Dentist. doctors and related professions
d. Enqineers, architects and planners
e. Research and development facilities
2) Business offices, includinq but not limited to:
a. Advertisinq aqencies
b. Banks or other financial offices
c. Emplovment aqencies
d. Escrow and real estate companies
e. Insurance companies
f. Corporate headquarters
g. Photoqraphers, artist. etc.
h. Travel aqencies
3) Commercial uses, includinq:
a. Food and retail uses excludinq drive throuqh facilities
The followinq uses shall be permitted in Zone III with a Conditional Use
Permit:
Ordinance No. NS- XXX
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a. Dancinq or entertainment ancillary to a permitted restaurant
use.
b. The servinq of alcohol in coniunction with a permitted
food/restaurant use.
C. Any use permitted herein may be prohibited by reason of noise, odor, dust
or electrical interference or adverse environmental impact on adjacent
uses.
D. Setbacks:
1) Front setback along public street frontage shall be 20 feet
minimum.
2) Front setback along private street frontage shall be:
a) 10 feet within Zone I.
b) 20 feet within Zone II.
c) 10 feet within Zone III
3) Side yard setbacks shall be 10 feet.
4) Rear yard setback shall be 10 feet.
E. Building Heights:
1) Structures shall be limited to four stories and not exceed 70 feet in
height in Zone I.
2) Structures shall be limited to four stories and not exceed 70 feet in
height in Zone II.
3) Structures shall be limited to two stories and shall not exceed 40
feet in heiqht in Zone III.
F. Landscaping:
1) All sites shall have a minimum landscape coverage of 15 percent.
2) The landscape setback along public streets shall be 20 feet.
3) The landscape setback along private streets shall be 20 feet fully
landscaped or a minimum of 10 feet parallel with and along the
private street line landscaped. The remainder of the required
setback area shall be used for parking and/or vehicular circulation,
provided a matching square footage of such area used for parking
Ordinance No. NS- XXX
Page 7 of 9
75A-185
and/or vehicular circulation, is provided on the site and is visible
from either public streets, freeways or private streets.
4) Side yard landscape shall be a minimum of five feet. (This
requirement applies to new construction. An area equal to this five-
foot requirement may be proposed at another location on the
parcel.
5) A minimum landscape setback of 10 feet is to be maintained along
the frontage; and, in addition, there shall be a 15-foot wide planter
island, fully landscaped, placed an average 160 feet apart and
extending into the paved area the depth of the parking spaces
along said freeway frontage. No curb and gutter shall be permitted
along the edge of paving parallel to the Newport Freeway right-of-
way to allow for sheet flow of drainage from the rear portion of any
parcels created along the frontage in accordance with the approved
drainage plan on file with the City of Santa Ana. However, parking
bumpers shall be required in lieu of the curb and gutter.
6) A landscape plan shall be approved by the appropriate City agency
prior to issuance of building permits.
7) Landscaping shall include trees, and at least 50 percent of the trees
shall be within the parking area itself so as to give visual relief to
rows of parked vehicles.
8) Landscaping shall be installed prior to occupancy or utility release
and permanently maintained.
9) Landscape plan shall include an irrigation system to be installed
and maintained.
G. Parking Requirements:
The parking requirements in this district shall conform to the requirements
of Article IV, Sections 41-614, 41-615, 41-616, and 41-617, except that
there shall be no requirement that one-third (1/3) of the total lot be
devoted to off street parking.
Zone III.
The Citv recoqnizes that a lease aqreement has been entered into
between the property owner and Southern California Edison to utilize the
Transmission riqht-of-way easement to provide 63 parkinq spaces to
satisfy City of Santa Ana parkinq requirements for the proiect. Should this
lease be revoked or terminated resultinq in the loss of parkinq spaces or
Ordinance No. NS- XXX
Page 8 of 9
75A-186
the loss of continuous and uninterrupted circulation and access to these
spaces the followinq remedies shall be used to cure the parkinq deficit:
a. A parkinq study shall be provided by the City at the property
owner's expense that determines if a parkinq deficiency has been
created and examines ways the parkinq deficit can be cured.
b. Should the parkinq study determine that a parkinq deficiency exists,
replacement parkinq necessary to cure the deficiency shall be
provided within 100 feet of the proiect site.
H. Signs Sh311 be subject to site pl3n review.
All siqnaqe shall comply with the City siqn code, (Santa Ana Municipal
Code, Chapter 41 , Article XI).
I. Storage and Refuse Collection Areas:
All storage and refuse areas shall be enclosed by a minimum six-foot
block walls and solid gates so as to eliminate unsightliness. No open
outside storage shall be permitted.
Ordinance No. NS- XXX
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ATTACHMENT 1
75A-188
KO - 6/14/06
RESOLUTION NO.
A RESOLUTION OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA APPROVING MITIGATED
NEGATIVE DECLARATION AND MITIGATION
MONITORING PROGRAM FOR ENVIRONMENTAL
REVIEW NO. 2004-109 AND SITE PLAN REVIEW
NO. 2006-01 FOR THE PROPERTY LOCATED AT
1580 EAST WARNER AVENUE
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 Mitigated Negative Declaration
and Mitigation Monitoring Program for Environmental Review No.
2004-109, Zoning Ordinance Amendment No. 2006-02, and Site
Plan Review No. 2006-01 for the property located at 1580 East
Warner Avenue.
B. The Planning Commission of the City of Santa Ana held a duly
noticed public hearing on May 22, 2006, and by a vote of 6:0 (Cribb
absent) voted to recommend that the City Council:
1. Approve and adopt the Mitigated Negative Declaration and
Mitigation Monitoring Program, Environmental Review No.
2004-109.
2. Adopt an ordinance approving Zoning Ordinance
Amendment No. 2006-02.
3. Adopt a resolution approving Site Plan Review No. 2006-01.
C. The City Council held a duly noticed public hearing on June 19,
2006 on Mitigated Negative Declaration and Mitigation Monitoring
Program for Environmental Review No. 2004-109, Zoning
Ordinance Amendment No. 2006-02 to amend SO-8, and Site Plan
Review No. 2006-01.
D. Applicant is requesting approval of Site Plan Review No. 2006-01
for the property located at 1580 East Warner Avenue.
E. 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.
Resolution No. 2006-XXX
Page 1 of 3
75A-189
F. 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 Specific Development NO.8 (SD-
8).
G. 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 has reviewed and considered the
information contained in the initial study and the mitigated negative declaration and
mitigation monitoring program for Environmental Review No. 2004-109 prepared
with respect to this Project. It is determined that, as required pursuant to the
California Environmental Quality Act ("CEQA") and the State CEQA Guidelines, a
mitigated negative declaration and mitigation monitoring program adequately
addresses the expected environmental impacts of this Project. On the basis of this
review, the City Council finds that there is no evidence from which it can be fairly
argued that the project will have a significant adverse effect on the environment.
The City Council hereby certifies and approves the mitigated negative declaration
and mitigation monitoring program and directs that the Notice of Determination be
prepared and filed with the County Clerk of the County of Orange in the manner
required by law.
Pursuant to Title XIV, California Code of Regulations ("CCR")
9 735.5(c)(1), the City Council has determined that, after considering the record
as a whole, there is no evidence that the proposed project will have the potential
for any adverse effect on wildlife resources or the ecological habitat upon which
wildlife resources depend. The proposed project exists in an urban environment
characterized by paved concrete, roadways, surrounding buildings and human
activity. Therefore, pursuant to Fish and Game Code 9 711.2 and Title XIV, CCR
9735.5(a)(3), the payment of Fish and Game Department filing fees is not
required in conjunction with this project.
Section 3. The City Council of the City of Santa Ana hereby, approves
Site Plan Review No. 2006-01.
ADOPTED this _ day of June, 2006.
Miguel A. Pulido
Mayor
Resolution No. 2006-XXX
Page 2 of 3
75A-190
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
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, PATRICIA E. HEALY, Clerk of the Council, do hereby attest to and certify the
attached Resolution No. 2005- 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
Resolution No. 2006-XXX
Page 3 of 3
75A-191
75A-192