HomeMy WebLinkAbout01-79 - Adopting Generl Plan Amendment GP-00-05RESOLUTION NO. 01-79
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, ADOPTING GENERAL
PLAN AMENDMENT GP -00-05 TO CHANGE THE LAND
USE DESIGNATION FROM MEDIUM DENSITY
RESIDENTIAL TO INDUSTRIAL PARK ON 14.5 ACRES
AND FROM INDUSTRIAL PARK TO COMMERCIAL
CENTER ON 62.84 ACRES FOR SEGERSTROM HOME
RANCH AND OTHER RELATED AMENDMENTS AND
TO DELETE THE PROPOSED GRADE -SEPARATED
BIKE TRAIL UNDERCROSSING OF THE 1-405 FROM
THE MASTER PLAN OF BIKEWAYS.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY
RESOLVE AS FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 1990
General Plan by Resolution No. 92-27 on March 16, 1992; and
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa; and
WHEREAS, by its very nature, the General Plan needs to be updated and
refined to account for current and future community needs; and
WHEREAS, General Plan Amendment GP -00-05 amends the 1990 General
Plan Land Use Map as shown in Exhibit A as well as the text and figures related to
Segerstrom Home Ranch. This includes amendments to the Land Use Element,
Housing Sub -Element, and Parks, Recreation and Open Space Master Plan. A site-
specific floor area ratio of 0.41 is created for 17.2 acres of the Commercial Center
property. The trip budget for the entire 93.34 -acre Segerstrom Home Ranch project is
established at 1,738 a.m. peak hour trips and 2,130 p.m. peak hour trips. Segerstrom
Home Ranch is generally bounded by Sunflower Avenue to the north, San Diego
Freeway to the south, Fairview Road to the east, and Harbor Boulevard to the west;
and
WHEREAS, General Plan Amendment GP -00-05 also amends the 1990 General
Plan Master Plan of Bikeways contained in the Transportation Sub -Element to delete
the proposed grade -separated bike trail undercrossing of the 1-405 between Gisler
Avenue and Susan Street and related links between Gisler Avenue and South Coast
Drive; and
WHEREAS, public hearings were held on August 27, 2001, September 4, 2001,
September 10, 2001, and September 24, 2001 by the Planning Commission in
accordance with Section 65355 of the Government Code of the State of California, with
all persons having been given the opportunity to be heard both for and against said
Amendment GP -00-05 to the General Plan; and
WHEREAS, on February 12, 2001, August 13, 2001, August 27, 2001,
September 10, 2001, and September 24, 2001, the Planning Commission also
conducted public hearings and found that Draft Program Environmental Impact Report
No. 1048 and comments and responses, that collectively constitute Final Program
Environmental Impact Report No. 1048, have been reviewed and considered, and
WHEREAS, the environmental review for the project was processed in
accordance with the requirements of the California Environmental Quality Act (CEQA),
the State CEQA Guidelines, and the City of Costa Mesa Environmental Guidelines; and
WHEREAS, the Planning Commission recommended certification of Final
Program Environmental Impact Report No. 1048 by adoption of Resolution No. PC -01-
46, and The Commission recommended adoption of GP -00-05 by adoption of
Resolution No. PC -01-47; and
WHEREAS, on November 1, 2001, the State of California Department of
Housing and Community Development completed their review of the proposed
amendment to the Housing Sub -element and found that proposed GP -00-05 will not
adversely impact the inventory of adequate sites that the City has available to meet its
share of the regional housing need and that the City's Housing Sub -element will remain
in compliance with State housing element law upon adoption of said amendment; and
WHEREAS, public hearings were held on October 15, 2001, October 29, 2001,
November 5, 2001, November 13, 2001, and November 19, 2001 by the City Council in
accordance with Section 65355 of the Government Code of the State of California, with
all persons having been given the opportunity to be heard both for and against said
Amendment GP -00-05 to the General Plan; and
WHEREAS, this Council deems it to be in the best interest of the City that said
Amendment to the General Plan be adopted.
NOW, THEREFORE, BE IT RESOLVED that the Costa Mesa City Council does
hereby adopt General Plan Amendment GP -00-05 that amends the text and figures of
the 1990 General Plan as set forth in Exhibit B, which is attached to this resolution.
BE IT FURTHER RESOLVED that the Costa Mesa City Council adopts the
mitigation measure monitoring program that minimizes anticipated impacts to a level of
insignificance where possible as identified in the Final Program EIR as set forth in
attached Exhibit C.
BE IT FURTHER RESOLVED that the Costa Mesa City Council has also
considered and finds that the benefits of the project outweigh the unavoidable adverse
impacts that remain after mitigation and does hereby adopt the Statement of Facts and
Findings and Statement of Overriding Considerations as set forth in attached Exhibit D.
PASSED AND ADOPTED this 19th day of November, 2001.
Ma of the City of Costa Mesa
ATTEST:
]�d 4ZA A -A
Deputy City CI rk of the City of Costa Mesa APPROVED AS TO FORM
4y ATTORNEY
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, MARY T. ELLIOTT, Deputy City Clerk and ex -officio Clerk of the City Council of
the City of Costa Mesa, hereby certify that the above and foregoing Resolution No. 01-79
was duly and regularly passed and adopted by the said City Council at a regular meeting
thereof held on the 19th day of November, 2001.
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the Seal of the
City of Costa Mesa this 20th day of November, 2001.
2D1, L
Deputy City Jerk and ex -officio Clerk of
the City Co ncil of the City of Costa Mesa
EXHIBIT A
Land Use Designations t'%i iLtr-i r%%Ad-
Southern Pacific
Rail Spur
Existing Harbor Bl.
off -ramp
N I—V r Proposed exit from future
collector/distribUtor road
Land Use Designations w E (not a part of the project)
Industrial Park
Medium Density Residential
Commercial Center
to 1-405 Northbound
1990 General Plan Amendments
LAND USE ELEMENT AMENDMENTS
TABLE 56:. LAND USE DESIGNATION,S.(200_ 1)
Latici Use
ResicTentrat tensity, ' "
Fioor AreaRatio
Acres
acres
Total Acxes
! of City
xaesgttpQ
DU/ticre'
Developed;
ilndeveliipei:
Low Density
58
Same as Neighborhood
2,268.0
1.0
2,269.0
28.0
Residential
Commercial
Medium Density
512
Same as Neighborhood
777.4
434-28.8
920-.-7-806.2
404 10.0
Residential
Commercial
High Density
5202
Same as Neighborhood
809.2
46.0
855.2
10.6
Residential
Commercial
Commercial-
:-17.4
0.20/High Traffic
47.2
0.0
47.2
0.6
Residential
0.30/Moderate Traffic
0.40/Low Traffic
Neighborhood
-
0.15/High Traffic
47.6
0.5
48.1
0.6
Commercial
0.25/Moderate Traffic
0.35/Low Traffic
0.75Nery Low Traffic
General Commercial
1520
0.20/High Traffic
582.5
15.6
598.1
7.4
0.30/Moderate Traffic
0.40/Low Traffic
0.75Nery Low Traffic
Commercial Center
520
0.25/11igh Traffic
38.0
-3-.065.84
41 A 103.84
83 1_3
0.35/Moderate Traffic
0.45/Low Traffic
0.41 Site-specific FAR for
IKEA'
0.75Nery Low Traffic
Regional Commercial
:520
0.652/0.893
115.0
0.0
115.0
1.4
Urban Center
<20
0.50 Retail
82.5
76.7
159.2
1.9
Commercial
0.60 Office
0.79 Site-specific FAR for South
Coast Metro Center/Experian'
Cultural Arts Center
-
1.77
49
5
54
0.7
Industrial Park
520
0.20/High Traffic
674.5
69..020.66
743.5 695.16
948.5
0.30/Moderate Traffic
0.40/Low Traffic
0.75Nery Low Traffic
Light Industry
520
0.15/High Traffic
381.4
6.0
387.4
4.8
0.25/Moderate Traffic
0.35/Low Traffic
0.75Nery Low Traffic
Public and Semi-
-
0.25
970.9
334.5
1,305.4
16.1
Public
Golf Course
-
<0.01
502.0
0.0
502.0
6.2
Fairgrounds
-
<0.10
150.0
0.0
150.0
1.9
TOTAL
7,495.5
600.1
8095.6
100.0
1. Within the Medium and High Density Residential designation, existing residential units legally built in excess of the dwelling units per acre standard
may be rebuilt at the same higher density subject to other zoning code standards. The allowable density or number of units to be redeveloped would be
limited to the 1990 General Plan density with a 25% incentive bonus for Medium Density or a 50% incentive bonus for High Density; or the existing
number of units, whichever is less.
2. See High Density Residential text regarding an area in North Costa Mesa where the density allowance is 25 to 35 DU/acre.
3. See Regional Commercial text.
4. See Urban Center Commercial text.
5. See Commercial Center text.
346-1
Commercial Areas
Commercial use is indicated for 4-34 14 percent of the City's land area. This percentage is a
significant increase over the City's earliest estimates of commercial potential. This increase is
largely the result of the fact that Costa Mesa's retail commercial areas have grown to accommodate
more than local needs, serving a substantial portion of the region.
The 4,06-31,125 acres designated for commercial uses contain approximately 9.7 million square feet
of commercial space. These uses are spread throughout the City, divided into sx seven commercial
use designations; there is also one mixed use designation (Commercial -Residential). South Coast
Plaza contains the largest single concentration of retail uses in the City. It accounts for 30 percent
of the City's commercial square footage and 25 percent of the retail sales. Within this same area, the
development in the Town Center district contains 20 percent of the City's office space.
The Harbor Boulevard commercial district encompasses almost one-third of Costa Mesa's
commercial land. Designated by the General Plan as General Commercial with some
Neighborhood Commercial, this district is responsible for a significant 40 percent of retail sales,
indicating that Harbor Boulevard's trade area is of regional, rather than local scale. A major factor
for this regional service area is the concentration of new car dealerships on Harbor Boulevard.
The 92 -acre East Seventeenth Street commercial district contains a variety of retail commercial uses
of generally less intensity than those found on Harbor Boulevard. One-tenth of the City's retail sales
is attributable to East Seventeenth Street businesses.
The above three commercial areas are responsible for 75 percent of retail sales. The Newport
Boulevard commercial area is responsible for 7 percent of retail sales.
Industrial Areas
Industrial use is indicated for 44,34- 1,083 acres of land in Costa Mesa (Table 57). These uses are
primarily concentrated in three major districts: the Southwest District, the Airport Industrial Area,
and the North Costa Mesa Industrial District. The Southwest District is the City's oldest industrial
areas and the two other areas are more recently developed industrial parks located in the northwest
and northeast sections of the City.
The Southwest District contains 340 acres of the City's land designated for Light Industry. This
represents 87 percent of the 389 acres designated for such use. This area contained a substantial
amount of industrial development before the City was formed. The area contains several large
manufacturing firms as well as a higher percentage of smaller industrial operations,
frequently in multi -tenant structures. Because of the large number of manufacturing businesses,
both large and small, which have located in this area, the Southwest District is one of Costa Mesa's
major employment centers. Information available from the California Employment Development
Department indicates that one-fourth of the City's employees engaged in manufacturing work in this
area. Forty-one percent of the manufacturing employers were also found to be located in this
district.
Updated 3-6-2001
347
Bounded by the San Diego, Costa Mesa and Corona del Mar Freeways and the airport is 370 acres
designated as Industrial Park, often referred to as the Airport Industrial Area. This area is a portion
of the much larger Irvine Industrial Complex which extends into the cities of Irvine and Tustin,
although the previously mentioned borders provide this area with its own distinctiveness as a part of
Costa Mesa. This area is characterized by large parcels and wide landscaped setbacks. Several
firms have located their main or regional headquarters in the area and are often the single tenants in
large structures.
Multi -tenant and industrial/office condominium developments have become increasingly popular
within the Airport Industrial Area. The demand for business and professional office space has
experienced a pronounced increase in recent years. Currently, almost 1.7 million square feet of
office space exist in the area. Although the area is designated "Industrial Park", over 50 percent of
the City's office space is located in this area.
This industrial park has the further advantage of having been under one ownership. The Irvine
Company subdivided the property into parcels frequently larger than the minimum requirements of
the zoning. The subdivided parcels have been either leased or sold, with the Irvine Company
retaining control over the subsequent development through conditions in addition to the City's
development standards. Although subdivision and development have been relatively recent, only
about 1 percent of the Airport Industrial Area remains vacant.
The third industrial area in Costa Mesa is the 374 324 -acre industrial park located between the San
Diego Freeway, Fairview Road, the Santa Ana River, and the northerly City limits. Like the Airport
Industrial Area, the North Costa Mesa Industrial District benefits from the fact that most of the land
was originally held under a single ownership. This district is a part of a larger industrial area, which
extends northward into the City of Santa Ana. To date, the primary users of this industrial area have
been large single -tenant manufacturing firms and corporate offices.
Included within this district is the 6-5 14.5 -acre portion of Home Ranch area located north of the1-
an5 And.,4A of South Coast Drive and west of Susan Street. This area is presently in agricultural
production and is one of the few remaining large parcels in the City available for urban
development.
Updated 7-15-96
348
The remaining 47 acres of industrial land are designated for Light Industrial uses and are
located in five smaller pockets in various sections of the City. These areas are generally
characterized by small parcels in areas, which were designated as industrial by the City's
original Master Zoning Plan in accordance with the existing uses.
TABLE 57: INDUSTRIAL AREAS (44P 2001)
Industrial Area General Plan Total Acres
Southwest
Light Industry
340
Airport
Industrial Park
370
North
Industrial Park
4�4 324
Other
Light Industry
47
TOTAL
Public and Semi -Public Areas
4-,1-34- 1,081
Costa Mesa contains an unusually high percentage of land designated as Public and Semi -
Public. A total of 1,305 acres in the City and its sphere of influence has been specified for
public and quasi -public use. When combined with the similar Golf Course designation and
Fairgrounds designation, these uses constitute a large percentage of the City.
This high proportion is primarily the result of past actions of various governmental entities.
The development of the Santa Ana Army Air Base during World War II was the first major
land acquisition by a governmental agency. This site has since been divided, remaining
mostly in public ownership. The current public or quasi -public users of the site are: Orange
Coast College, Costa Mesa High School, Davis Middle School, Presidio Elementary School,
TeWinkle Park, the National Guard Armory, Orange County Fairgrounds, Civic Center
Park, City Hall, and Southern California College.
A second major land acquisition by the State also preceded the formation of the City, and
was responsible for the public ownership of Fairview Developmental Center, the Costa
Mesa Golf and Country Club, and the Fairview Regional Park. In 1950, 750 acres had been
acquired for a State mental institution. Today the Fairview Developmental Center occupies
111 acres of the original site. The ownership of the Golf Course and most of Fairview Park
belong to the City. Acquisitions by the City and County have expanded this area of public
land to include the Talbert Regional Park Site adjacent to the Santa Ana River and the
adjoining City Canyon Park.
Three golf courses exist within Costa Mesa and its sphere of influence. The previously
mentioned Costa Mesa Golf and Country Club is the only one of the three which is open to
the public. The two remaining golf courses are private.
Updated 7-15-96
M�
Comparing the data and estimates in Table 58, the ratio between persons residing in and persons
employed in the City shows a continued decline through 2010. In 1985, 1.17 persons lived in Costa
Mesa for each person who worked here. The ratio is estimated to decrease further to 1.09 in 2010.
Local Comparison of Land Use Balance
Since people do not restrict all of their functions to one city, an examination of the manner in which
other cities have divided their land for various uses is appropriate. Table 59 compares the major
General Plan land uses of Costa Mesa with neighboring cities by acreage and percentage of each
city (including sphere of influence) allocated for the uses.
A balance between residential and employment opportunities promotes the possibility for people to
live and work in the same area. The allocation of land for residential and employment -generating
uses is a primary tool which local governments can use to encourage such a balance. In 1998, Costa
Mesa and its five neighboring cities have allocated a total of 47,873 acres for residential purposes
and 21,521 acres for commercial and industrial, the main employment -generating uses. The
remaining 33,235 acres are designated for public, agricultural, and other uses. This results in 2.03
acres of land being specified for residential development for each commercial or industrial acre.
Costa Mesa's ratio is somewhat less than this average, at 1.8 residential acres per employment
generating acre. However, Costa Mesa does designate a significantly greater portion of its land for
Medium and High Density Residential development than any of the adjoining cities. Forty-two
percent of all residential land in the City is specified for such uses. The availability of land for
multiple -family development is also an important factor in the balance of uses. Since a substantial
number of persons employed within Costa Mesa and its neighboring cities do not have the family
size or the economic means to warrant or acquire a home in a low density area, the establishment of
an adequate portion of higher density areas is one method by which a range of housing types and
costs can be encouraged.
Job/Housing Balance
The current balance of land use determines in part the ability for people to live near their place of
employment, to shop within a reasonable distance from their homes or work, to use areas set aside
for recreation, and to conveniently carry out other activities desired in an urban environment.
Information available from the 1980 Census indicates that 31 percent of the employees who reside
in Costa Mesa work in the City. An additional 34 percent work within 20 minutes of their homes.
Thus, 65 percent of Costa Mesa's employee population in 1980 were able to establish residence
within a reasonable distance to their employment.
351
Updated 7-15-96
issues have been addressed. Institutional uses would require a discretionary review and approval
process.
As complementary uses, residential and other noncommercial uses may be allowed through the
Planned Development process. Residential densities in planned development projects are not to
exceed 20 dwelling units per acre. The corresponding population density is up to 50 persons per
acre. Noncommercial uses would be subject to the same floor area standards as commercial uses in
this designation.
Facilities that transfer, store, or dispose of hazardous wastes that are generated at another source
(off-site) are most appropriately located in the Industrial Park and Light Industry land use
designations; however, a facility with a purpose and scale of operation that is compatible with this
commercial designation may be allowed pursuant to the issuance of a Conditional Use Permit.
The Conditional Use Permit process shall comply with the procedures and siting criteria established
by the Orange County Hazardous Waste Management Plan, the City of Costa Mesa's ordinance
provisions for these type of facilities, and other State legislation, as appropriate.
Costa Mesa has several major General Commercial districts. Each of these districts is substantial in
size and is extended along highways in Costa Mesa. Virtually all of the General Commercial areas
have frontage on either a Primary or Major Highway as indicated on the Master Plan of Highways.
Compatible zones include CL, Cl, C1 -S, C2, PDC, AP and P.
Commercial Center:
The Commercial Center designation is intended for large areas with a concentration of diverse or
intense commercial uses. Appropriate uses include a wide variety and scale of retail stores,
professional offices, restaurants, hotels and theaters. Intense service uses, such as automobile repair
and service, should be discouraged. The Commercial Center area, which is located in the
downtown Redevelopment Area, has its own character and contains shopping centers, entertainment
facilities, office buildings, or other commercial development appropriate for its location and
purpose. The Commercial Center is intended to serve both local and regional needs. Because of the
large service area, direct access to major transportation corridors is essential. Separation or
buffering between Commercial Centers and sensitive land uses is also required.
Development within this designation is intended for a variety of intensities ranging from one- to
four-story buildings. The allowable floor area ratios (FAR) are 0.25 for high traffic generating uses,
0.35 for moderate traffic generating uses, 0.45 for low traffic generating uses, and 0.75 for very low
traffic generating uses. Criteria for determining the traffic generation characteristic of very low,
low, moderate and high traffic generating land uses are contained in the Land Use/Circulation
Correlation section of this element.
In conjunction with approval of GP -00-05, a site-specific FAR of 0.41 was established for the 17.2 -
acre IKEA site. IKEA is a lar a retail/warehouse use. Ths Droperty is located at the southeast
corner of South Coast Drive anHarboroulevard. A trip budget ot- 43 a.m. peak hour tris and
431 m. peak hour trips was also adopted tor the IKEA site. A maximum allowable of 0.40
or ottice uses was also established tor the remaining 45.4 acres located south of Southoast Drive.
more
Updated 1-19-98 391
Industrial
Two industrial designations apply to Costa Mesa's over 1,000 industrial acres. Over 96
percent of the City's industrial area is concentrated in three districts as described in the Land
Use inventory section.
Industrial Park:
The Industrial Park designation is intended to apply to large, distinct districts which contain a wide
variety of industrial and compatible office and support commercial uses. Industrial Parks are
characterized by large parcels and landscaped setbacks which lend to the creation of a spacious
environment. Industrial Parks must have proximity to freeways and other major transportation routes
in order to provide the accessibility they require. An internal circulation system consisting of lesser
highways is also necessary to accommodate the vehicle demands created. Industrial Parks have
major physical separations from areas designated for other uses in order to maintain their
distinctiveness and avoid potential land use incompatibilities.
Typically, development within this designation would consist of one- and two-story buildings.
Additional height could be permitted where compatible with adjacent development and uses or
consistent with other constraints such as height limits near John Wayne Airport. The Industrial Park
portion of the Home Ranch site may include buildings up to five stories in height near the center of
the development. The North Costa Mesa Specific Plan provides more building height information
for Segerstrom Home Ranch (Area 1).
In the Industrial Park designation, the allowable floor area ratios (FAR) are 0.20 for high traffic
generating uses, 0.30 for moderate traffic generating uses, 0.40 for low traffic generating uses, and
0.75 for very low traffic generating uses. Criteria for determining the traffic generation
characteristics of very low, low, moderate and high traffic generating uses are contained in the Land
Use/Circulation Correlation section of this element.
The exception to the above FAR standards is the 60 -14.5 -acre Segerstrom Home Ranch site. This
site is governed by the maximum allowable FAR standard (0.40) and a trip budget as described in the
Land Use/Circulation Correlation section of this element. The combined trip budget for this site and
the 45.4 -acre Commercial Center parcel located to the south of South Coast Drive is 44 1,593 AM
peak hour trips and I1-5 1,569 PM peak hour trips. The North Costa Mesa Specific Plan provides
more FAR and trip budget information for Segerstrom Home Ranch (Area 1).
Anticipated population densities are dependent upon the particular mix of uses within a given
project. However, based upon the standards provided in Table 63, the population density would be
an average of 40 employees per acre. An office development would have a population density of 58
employees per acre.
Commercial uses within this designation may be allowed provided that the commercial use is
determined to be complementary to the industrial area and is within the allowable floor area ratio
standards of the designation. Commercial recreational uses may also be appropriate in this industrial
designation under these same conditions. Institutional uses may also be appropriate in this industrial
designation provided that land use compatibility and
396-1
HOUSING ELEMENT AMENDMENTS
Under-utilized land is land not being used to its maximum potential. For
example, one unit on a 12,000 square -foot lot that is zoned for one unit
per 6,000 feet is an under -utilization of the land. An aging office building
on land zoned for multi -family residential is also considered under-
utilized. Currently, there is an estimated potential for an additional 8553
871 housing units on under-utilized land in the City of Costa Mesa.
Vacant land could yield an additional 4-,7-81,640 units. Most of the
vacant land zoned for residential uses is located in the Planned
Development Residential -Medium Density (PDR -MD) and the Planned
Development Residential -North Costa Mesa zone. These PDR zones
are specifically intended for innovative residential projects, such as zero
lot line, small lot, cluster development and mixed income developments.
The largest piece of land left in the City of Costa Mesa is located within
the PDR -NCM. This site represents a total of 40.3 acres of land with a
potential for 1,274 housing units that comprises approximately half of the
city's remaining housing production. There are 88-4274.32 remaining
vacant acres and 443-72146.23 acres with potential for redevelopment.
See the Appendix for the complete list of suitable sites in the City of
Costa Mesa.
Due to the near built -out condition of the City, public services and
facilities, such as water, sewer and storm drains are readily available to
all residential sites, including the North Costa Mesa Specific Plan.
The following table displays the total vacant and under-utilized land
suitable for residential development by zoning, permitted density ranges,
public service availability and the potential number of units. The
maximum number of units assumes that the acreage is built at the
maximum permitted density. The net number of units reflects typical
development densities, based on a sample of recent residential projects.
Table 45
SUITABLE LANDS BY ZONE (1999)
District Density Ranges Acreage Number of Number of Services
AvailabilityZoning Permitted Total Maximum Net Public
Units Units
VACANT LANDS
R1
1-7 Units/Acre
1.09 Acres
7 Units
6 Units
Yes
R2
6-12 Units/Acre
3.09 Acres
31 Units
28 Units
Yes
R2H
7-14 Units/Acre
1.15 Acres
21 Units
18 Units
Yes
R3
7-20 Units/Acre
0.52 Acres
10 Units
9 Units
Yes
PDR -MD
8-12 Units/Acre
428.17
Acres
542-338 Units
463-305
Units
Y
PDR -NCM
25-35 Units/Acre
40.30 Acres
1,410 Units
1,274 Units
Yes
UNDER-UTILIZED LANDS
R1
1-7 Units/Acre
62.26 Acres
179 Units
161 Units
Yes
R2
6-12 Units/Acre
44 8647.36
Acres
348-367 Units
344-332
Units
Y
R2H
7-14 Units/Acre
35.30 Acres
395 Units
356 Units
Yes
R3
7-20 Units/Acre
1.31 Acres
25 Units
22 Units
Yes
TOTAL: 24512,511 UNITS
Source: City of Costa Mesa Land Use Database and Zoning Code * A correction factor of 0.9037 was
applied to the maximum number of units, to reflect typical development densities, based on a sample of
recent residential development.
54
(This excerpt is from the Appendix - no page number)
LIST OF VACANT SUITABLE SITES
Address
1325 Sunflower
PDR -MD
-
30,516 acres
2195 Pacific
R2
0.58 acres
2187 Miner
R2
0.19 acres
1645 Adams
PDR -MD
0.52 acres
1641 Adams
PDR -MD
11.65 acres
380 West Wilson
R3
0.37 acres
1856 Placentia
R3
0.15 acres
2000 Wallace
R2H
0.21 acres
2000 Wallace
R2H
0.42 acres
514 Hamilton
R2
0.45 acres
2029 Charle
R2H
0.32 acres
2002 Maple
R2H
0.19 acres
1581 Orange
R2
0.27 acres
283 Esther
R1
0.15 acres
200 Esther
R1
0.18 acres
200 Esther
R1
0.18 acres
1485 Sunflower
PDR -NCM
32.0 acres
1485 Sunflower
PDR -NCM
0.69 acres
1485 Sunflower
PDR -NCM
7.66 acres
Updated 2001.
Appendix
1 � � 1 • i 1 1
Proposed Deletion
11111111711 111
MASTER PLAN OF BIKEWAYS
Bike Trail (Class 1)
Bike Lane (Class 2)
J Bike Route (Class 3)
Regional Trail
Q---Garde-.sepat ted-.GFessingL-
(40) Regional Trail Numbers
Proposed Deletion
LoMt&d 7-7-97
PARKS, RECREATION AND OPEN SPACE MASTER PLAN
AMENDMENTS
(EXCERPT FROM PARKS, RECREATIONAND OPEN SPACE MASTER PLA11)
Site: Segerstrom Home Ranch
Available Area: 95 Acres
Potential Facilities: As the Segerstrom property lies within the service area of
Wimbledon Park, its neighborhood park needs will already be served. The City
should accept in -lieu fees from the development of this property, as 2.79 acres is
not sufficient acreage to develop any active recreation facilities.
Improvement Costs: None
Acquisition Costs: 317 units planned x 2.07 person per unit = 656 persons; 656
persons @ 4.26 ac/ 1,000 = approx. 2.79 acres.
There are three approaches the City could take to the acreage dedication
requirement of this site:
-The City could accept the 2.79 acres and purchase an additional 37.21 acres
to meet the minimum 40 -acre requirement for full recreation facilities.
-The City could require the development of a 2.79 -acre neighborhood park to
serve the new residents.
-As this portion of town is already sufficiently served by neighborhood parks,
the City could accept in -lieu fees in replacement for parkland dedication.
Zoning: PDI and PDR -MD
General Plan Land Use Designation: Medium Density Residential and Industrial
Park.
Location Suitabilitu: This site would be difficult to include in the planning of a
community sports complex as access would be difficult for community members
in southern Costa Mesa. These residents have already voiced concern about the
lack of accessibility to existing facilities. In addition, the location may tend to
attract more people from surrounding communities north of Costa Mesa than
from the City itself.
In conjunction with the adoption of GP -00-05, the land use designations for
Segerstrom Home Ranch were amended to a combination of Commercial Center
Industrial Park, and Medium Density Residential. The maximum number of
residential units anticipated was reduced to 192 units. The conclusion of this
master plan stated above remains unchanged.
36
EXHIBIT C
MITIGATION MONITORING PROGRAM
EXHIBIT ,
HOME RANCH: ALTERNATIVE A
MITIGATION MONITORING PROGRAM
FOR FINAL PROGRAM
ENVIRONMENTAL IMPACT REPORT NO. 1048
SCH No. 20000071050
Lead Agency:
City of Costa Mesa
Development Services Department
77 Fair Drive
Costa Mesa, California 92668-1200
(714) 754-5610
Contact: R. Michael Robinson, AICP,
Planning and Redevelopment Manager
Prepared by:
BonTerra Consulting
151 Kalmus Drive, Suite E-200
Costa Mesa, California 92626
(714) 444-9199
Contact: Dana C. Privitt, AICP,
Senior Planning Manager
November 14, 2001
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE OF CONTENTS
Section Paqe
1 INTRODUCTION ................................................. 1-1
2 PROJECT MANAGEMENT ......................................... 2-1
2.1 Responsibilities ............................................ 2-1
2.2 General Procedures ......................................... 2-1
3 MITIGATION MONITORING MATRIX ................................. 3-1
LIST OF TABLES
Table
Page
1 Mitigation Monitoring Program ........................................ 3-2
Table of Contents
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
SECTION 1
INTRODUCTION
Section 21081.6 to the State of California Public Resources Code requires a Lead or Responsible
Agency that approves or carries out a project where an environmental impact report (EIR) has
identified significant environmental effects to adopt a "reporting or monitoring program for adopted
or required changes to mitigate or avoid significant environmental effects." The City of Costa
Mesa, Development Services Department (DSD) is the Lead Agency for the Home Ranch Program
EIR and, therefore, is responsible for implementation of the mitigation monitoring program. Final
EIR-1048 has been prepared for the Home Ranch project which addressed the potential
environmental impacts and, where appropriate, recommended measures to mitigate these impacts.
As such, a mitigation measure reporting and monitoring program is required for the Program EIR
to ensure that all relevant mitigation measures that have been adopted are implemented.
Section 2 describes the roles of responsible parties in implementing and monitoring the adopted
mitigation measures, and generally describes the program procedures.
Table 1 in Section 3 includes the list of mitigation measures and identifies the timing of the
implementation or verification of each measure, the method of verification, and the party
responsible for verifying that the measure is complete. The City and/or project applicant are
responsible for the implementation of each measure, and the City representative is responsible for
verifying that the measure has been satisfactorily completed, and/or written evidence submitted to
the City , which verifies that the measure has been satisfactorily completed.
1-1 Section 1
SECTION 2
PROJECT MANAGEMENT
2.1 RESPONSIBILITIES
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
The mitigation monitoring plan (MMP) for the Home Ranch project will be in place through
construction of the project or until all mitigation measures are implemented. The City of Costa
Mesa Development Services Department is the Lead Agency for the project. If required, the City
will be responsible for designating another agency, such as the U.S. Army Corps of Engineers, to
take responsibility for implementation of portions of the MMP, if and when appropriate.
The primary City of Costa Mesa personnel responsible for verifying compliance with the mitigation
measures listed within Section 3, is the Development Services Department including having the
primary role of coordinating the compliance verifications of all other parties. These parties, or
designated assignees, are responsible for ensuring that the mitigation measures are completed,
and are vested with the authority to act accordingly.
2.2 GENERAL PROCEDURES
The Planning and Redevelopment Manager, Development Services Department, or designated
assignee, will be responsible for the overall management of the MMP. Assignments of
responsibility are included in Section 3.
The above -noted designated "monitor" shall oversee elements of the MMP and review compliance
through the use of procedures developed by the Planning and Redevelopment Manager,
Development Services Department. The designated monitor shall ensure compliance with the
adopted mitigation measure and ensure proper action is taken on each measure. If it is found that
an adopted mitigation measure is not being properly implemented, the Planning and
Redevelopment Manager, Development Services Department shall require corrective actions to
ensure adequate implementation.
2-1 Section 2
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
SECTION 3
MITIGATION MONITORING MATRIX
A matrix of mitigation measures for the Home Ranch Alternative A project is provided in Table 1.
Column One identifies the section of the final Program EIR in which the mitigation measure is
found, and lists the number and specific text of the mitigation measure. Column Two identifies the
timing for mitigation implementation. Column Three lists the party responsible for monitoring and
verifying that the measure has been satisfactorily completed, while Column Four lists the funding
source of the measure. The City position level listed in Column Three (Responsible Party) would
generally be the individual responsible for approving the mitigation measure. However, there would
be circumstances that require a higher level of approval within the agency.
3-1 Section 3
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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3.1 Earth: Resources
Standard Conditions and Requirements
• The IKEA building and all subsequent development on the Home Ranch site shall be designed to comply
Final Master Plan
Costa Mesa Building
Permit fees
with all applicable geological and seismic safety requirements of the Uniform Building Code and mitigation
review; prior to building
Safety Division
as defined in the Public Resources Code Section 2693(c). Verification of such compliance will be confirmed
permit issuance
during the City's plan review and building permit issuance processes.
• Grading and foundation plans, including foundation loads, shall be reviewed by a registered soils engineer,
Prior to grading permit
Registered soils
Permit fees
and approved by the City of Costa Mesa Building Safety Division.
issuance
engineer; Costa Mesa
Building Safety Division
• All grading and earthwork shall be performed under the observation of a registered geotechnical engineer
Inspection during
Registered geotechnical
Project
in order to achieve proper sub -grade preparation, selection of satisfactory materials, and placement and
grading
engineer; Costa Mesa
applicant
compaction of all structural fill.
Building Safety Division
• Priorto approval of each grading plan by the City of Costa Mesa, the property owner/developer shall submit
Prior to grading permit
Project applicant; Costa
Permit fees
a soils and geological report for the area to be graded, based on proposed grading and prepared by
issuance
Mesa Building Safety
registered soils engineer and approved by the City of Costa Mesa Building Safety Division.
Division
• Prior to issuance of each building permit by the City of Costa Mesa, the property owner/developer shall
Prior to building permit
Project
Permit fees
submit for review and approval by the City of Costa Mesa Building Safety Division, a detailed foundation
issuance
applicant/registered civil
design information for the subject building(s), prepared by a registered civil engineer, based on
engineer; Costa Mesa
recommendations by a geotechnical engineer.
Building Safety Division
• Prior to issuance of each building permit by the City of Costa Mesa, the property owner/developer shall
Prior to building permit
Project
Permit fees
submit plans showing that the proposed structure has been analyzed by a registered civil engineer for
issuance
applicant/registered civil
earthquake loading and designed according to the most recent standards in the Uniform Building Code
engineer; Costa Mesa
adopted by the City of Costa Mesa.
Building Safety Division
Mitigation Measures
1. Should dewatering be required for the discharge of perched groundwater during excavation for site
Prior to discharge of
Regional Water Quality
Permit fees
improvements, the applicant shall acquire either a National Pollutant Discharge Elimination System
perched groundwater
Control Board; project
(NPDES) permit for the discharge of wastes to surface waters or a Waste Discharge Requirements (WDR)
during grading and
applicant; Costa Mesa
permit for the discharge of wastes to land, as required, from the Santa Ana Regional Water Quality Control
construction
Building Safety Division
UADPrivitt\Home RanchJ007WIVIRAItemative A MMP.wpd 3-2 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
Board and provide evidence of permit issuance to the Costa Mesa Building Safety Division prior to initiating
any such discharge.
Project Design Features
Improvement of the Greenville -Banning Channel on-site between Harbor Boulevard and South Coast Drive
Obtain necessary
County of Orange Flood
Project
as an underground box culvert facility.
permits prior to grading
Control District, U.S.
applicant
permit issuance from
Army Corps of
City; concurrent with
Engineers; CA Dept. of
grading and construction
Fish and Game;
of IKEA
Regional Water Quality
Control Board; Costa
Mesa Building Safety
Division
Improvement of the Gisler Channel with the construction of a third barrel under Harbor Boulevard (see above) (see above) (see above)
connecting to the existing headwall of the Gisler Channel on the project site.
Completion of site grading to ensure that finished floor elevations are above the anticipated surface Prior to building permit Costa Mesa Building Permit fees
elevation of the 100 -year flood condition on the project site. issuance; inspection Safety Division
during grading
• Construction of structural BMPs as required by the NPDES Stormwater Permit issued to the project site Obtain NPDES permit; Costa Mesa Planning Permit fees;
by the County of Orange/City of Costa Mesa to capture urban runoff contaminants from developed areas construct during grading Division; Costa Mesa project
prior to discharge to on-site storm drain facilities. and site development I Building Safety Division applicant
Standard Conditions and Requirements
• Compliance with Uniform Building Code provisions and standard subdivision engineering requirements, Final Master Plan review Costa Mesa Building Permit fees
as specified in the City's conditions of approval. Conditions of Approval; Safety Division
prior to certificate of
occupancy
UADPrivitflHome RanchJOMMMPWfternative A MMP.wpd 3-3 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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Mitigation Measures
1. Grading plans shall be reviewed by a registered civil engineer, and approved by the City of Costa Mesa
Prior to grading permit
Costa Mesa Building
Permit fees
Building Safety Division, to ensure that the finished floor elevations of all building pads are above the 100-
issuance; inspection
Safety Division
year flood surface elevation.
during grading
2. As required for improvements to the Greenville -Banning Channel, the applicant shall obtain all necessary
Obtain necessary
County of Orange Flood
Project
approvals and permits from the County of Orange, U.S. Army Corps of Engineers, and the State Water
permits prior to grading
Control District, U.S.
applicant
Resources Control Board, Santa Ana Region, prior to the issuance of a grading permit that affects any
permit issuance from
Army Corps of
portion of the channel.
City that affects any
Engineers; CA Dept. of
portion of the flood
Fish and Game;
control channel
Regional Water Quality
Control Board; Costa
Mesa Building Safety
Division
3. Prior to issuance of a grading permit, the applicant shall develop a Stormwater Pollution Prevention Plan
Prior to grading permit
Project applicant; Costa
Project
(SWPPP) that contains structural and non-structural Best Management Practices (BMPs) that comply with
issuance
Mesa Planning Division;
applicant
NPDES Program requirements. BMPs shall be implemented as required by the NPDES Stormwater Permit
Costa Mesa Building
issued to the site.
Safety Divsion; County
of Orange
As part of the SWPPP and NPDES permit process, the applicant shall incorporate an analysis of on-site
soils from no less than 10 representative locations on the project site. The analysis shall be performed to
determine if any residual levels of agricultural chemicals are present. Appropriate remedial measures shall
be included in the SWPPP and NPDES permit to protect downstream water quality.
4. Prior to issuance of a grading permit, the applicant shall demonstrate to the City that the proposed project
Prior to grading permit
Project applicant; Costa
Permit fees;
complies with the applicable provisions of the new development guidelines established as part of the
issuance
Mesa Planning Division;
project
Countywide Municipal Stormwater NPDES permit thatwas issued in 1996 and extended on March 5, 2001.
Costa Mesa Building
applicant
Safety Division; County
of Orange
5. The following Storm Water Pollution Prevention Plan measures are applicable to the IKEA development
Prior to grading permit
Project applicant; Costa
Permit fees;
site and are recommended for implementation during the construction and operation of IKEA, subject to
issuance; implement
Mesa Building Safety
project
the review and approval of the County of Orange.
during grading, & during
Division; County of
applicant
and after construction,
Orange
as specified
UADPrivitt\Home Ranch,1007\1VIMP\AItemative A MMP.wpd 3-4 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
Construction Phase Measures
a. Submit a Notice of Intent to obtain a Water Discharge Identification Number prior to the start of
construction.
b. Apply sand bag BMP barrier around project site perimeter, along tops of slope of existing earthen
channels, around new storm drain inlets (as they are constructed), around existing catch basins, and
at construction access driveways at the end of each work day for sediment and non -storm water
controls.
c. Apply construction access area BMP to remove sediment from tires of construction vehicles exiting
the site for non -storm water discharge control.
d. Apply designated construction vehicle fueling and maintenance area BMP for non -storm water
discharge control.
e. Apply designated concrete wash down area BMP for non -storm water discharge control.
f. Apply covered construction material BMP area or specification for non -storm water discharge control.
g. Apply dust control BMP for erosion control.
h. Apply employee educational BMP.
i. Monitor and inspect BMPs prior to storm event and after storm events.
j. Correct inefficient and/or worn out BMPs after and/or during storm events.
k. Maintain record of monitoring, inspection, and compliance of BMPs with NPDES Permit.
I. Construct permanent structural BMP of trash compactor facilities for non -storm water control.
m. Construct permanent structural BMP of water quality inlets at each inlet to new storm drain pipes
consisting of grated metal inlet and fossil filters for sediment and non -storm water discharge control.
UADPHvitt\Home RanchJ007\MMP\H1temative A MMP.wpd 3-5 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
n. Install First Flush structural BMP of perforated metal plate screens to top of each water quality inlet
prior to first wash down of parking areas and first storm event of each rainy season for sediment and
non -storm water discharge control.
o. Construct permanent structural BMP of asphalt and concrete pavement over top of cultivated fields
for erosion, stabilization, and sediment controls.
p. Construct permanent structural BMP measures of irrigation and landscape materials in non -paved
areas for erosion, stabilization, and sediment controls.
Post -Construction Phase Measures
a. Install First Flush structural BMP of perforated metal plate screens to top of each water quality inlet
prior to first storm event of each rainy season for non -storm water control.
b. Maintain structural BMP of trash compactor facilities for non -storm water control.
c. Implement non-structural BMP of parking lot sweeping program for non -storm water discharge control.
d. Implement non-structural BMP landscape maintenance program to ensure growth and coverage of
planting materials for erosion and sediment controls.
e. Implement and apply employee educational BMP program.
Standard Conditions and Requirements
• All mature trees shall be retained and incorporated into the final landscape plan where possible: No tree Prior to landscape plan Costa Mesa Planning Permit fees
shall be removed without prior approval of the City of Costa Mesa Planning Division. Those trees that approval Division
cannot be retained or relocated shall be replaced with specimen sized trees or other trees of appropriate
size and species under the direction of the Planning Division after consultation with an arborist.
Regulatory Agency Conditions
• Prior to issuance of permits for modifications to the Greenville -Banning Channel, the project applicant shall I Obtain necessaryI County of Orange Flood I Project I
obtain a Section 404 Permit from the U.S. Army Corps of Engineers (USACE) and a Section 401 Water permits prior to grading Control District, U.S. applicant
UADPrivitt\Home RanchJ007WIVIRAIternative A MMP.wpd 3-6 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
UADPdvitt\HOme RanchJ007NMRAItemative A MMP.wpd 3-7 Alternative A Mitigation Monitoring Program
z
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Quality Certification from the State Water Resources Control Board or a waiver from the Regional Water
permit issuance from
Army Corps of
Quality Control Board, Santa Ana Region. The Section 404 Permit shall identify an appropriate avoidance,
City that affects any
Engineers; CA Dept. of
minimization, and/or compensation program acceptable to the USACE associated with the loss of 0.4 acre
portion of the flood
Fish and Game;
of jurisdictional habitat. Note: Improvements to the Gisler Channel do not require permits.
control channel
Regional Water Quality
Control Board; Costa
Mesa Building Safety
Division
Mitigation Measures
1. Thirty days prior to the issuance of a grading permit for any demolition or construction activities within 100
Prior to grading or
Qualified ornithologist;
Project
feet of existing trees (near Fairview Road and South Coast Drive), the City of Costa Mesa shall require the
building permit issuance
project applicant; Costa
applicant
applicant to hire a qualified biologist to survey within the limits of disturbance for that phase of
Mesa Planning Division
development/construction to determine the presence of occupied nests of raptor species. Any occupied
nests found during survey efforts shall be mapped on the construction plans.
If nesting activity is present at any raptor nest, the active site shall be protected until nesting activity has
ended in compliance with Section 3503.5 of the California Fish and Game Code. Nesting activity for
raptors in the project region normally occurs from February 1 to June 30. To protect any nest, the following
restrictions on construction are required between February 1 and June 30 (or unless nests are no longer
active as determined by a qualified biologist):
(1) Clearing limits will be established a minimum of 100 feet in any direction from any occupied nest; and
(2) Access and surveying will not be allowed within 50 feet of any occupied nest.
Construction during the non -nesting season can occur only at raptor nest sites if a qualified biologist has
determined that the nests are no longer active. If an active nest is observed during the non -nesting season,
the nest shall be monitored by a qualified biologist, and when the raptor is away from the nest, the biologist
will flush any raptor to open space areas. The biologist will then remove the nest in a manner consistent
with any applicable state or federal laws or regulations so raptors cannot return to it.
2. Thirty days prior to the issuance of a grading permit, the City of Costa Mesa shall require the applicant to
30 days prior to grading
Permitted biologist;
Project
hire a qualified biologist to survey within the limits of disturbance for that phase of
permit issuance
project applicant; Costa
applicant
development/construction to determine the presence of active burrows for burrowing owl. Any active
Mesa Planning Division
burrows found during survey efforts shall be mapped on the construction plans.
UADPdvitt\HOme RanchJ007NMRAItemative A MMP.wpd 3-7 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
If an active burrow is present the active site shall be protected until nesting activity has ended in
compliance with Section 3503.5 of the California Fish and Game Code. Nesting activity for raptors in the
project region normally occurs from February 1 to June 30. To protect active burrows the following
restrictions on construction are required between February 1 and June 30 (unless burrows are no longer
active as determined by a qualified biologist).
(1) Clearing limits will be established a minimum of 100 feet in any direction from any active burrow.
(2) Access and surveying will no be allowed within 50 feet of any active burrow.
Construction during the non -nesting season can occur only if a qualified biologist has determined that the
burrows are no longer active. If an active burrow is observed during the non -nesting season, the burrow
shall be monitored by a qualified biologist, and the biologist will evacuate the burrows in a manner
consistent with any applicable state or federal laws or regulations and using CDFG-approved burrow
closure procedures.
Mitigation Measures
1. A comprehensive soils report prepared by a qualified specialist shall be presented to the City of Costa Prior to grading permit Project applicant; County Project
Mesa Building Safety Division concurrently with plans for development that would occur in the area of the issuance of Orange; Costa Mesa applicant
existing underground fuel tanks. The report shall address issues related to the fuel tanks and the proposed Building Safety Division
remediation program, if needed. The report shall be subject to the review and approval of the City of Costa
Mesa Building Safety Division and the County of Orange. A grading permit shall not be issued for this
portion of the project site without proof of clearance from the County.
2. Prior to issuance of the first building permit; a pre -project study of area television reception shall be
undertaken by the property owner/developer to determine baseline conditions; six months after building
completion, a follow-up study of area television reception shall be undertaken immediately by the property
owner/developer. If the City determines that the proposed project creates a significant impact on broadcast
television reception at local residences, a signal booster or relay system shall be installed on the roof of
the tallest project building to restore broadcast television reception to its original condition as soon as
practicable.
Prior to issuance of the Project applicant; Costa Project
first building permit; six Mesa Planning Division applicant
months after building
completion, if deemed
necessary
UADPrivitt\Home RanchJ007\MMPVUternative A MMP.wpd 3-8 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
i N�
IP
3.cyyV`
3. All buildings shall be tested for the presence of lead-based paint prior to demolition. If lead-based paint
Prior to demolition permit
Project applicant; County
Project
is detected, the material shall be removed and transported to an approved waste disposal facility in
issuance
Health Care Agency;
applicant
accordance with the requirements of the County of Orange Health Care Agency.
Costa Mesa Building
Safety Division
3 6_ . _ Aestt;tetics `
Project Design Features/Standard Conditions and Requirements
The Home Ranch project will be required to comply with Uniform Building Code provisions, standard
Final Master Plan
Costa Mesa Planning
Permit fees;
subdivision engineering requirements, and applicable provisions of the Costa Mesa General Plan and North
review; verification
Division
project
Costa Mesa Specific Plan, and zoning code, as specified in the City's conditions of approval, including but not
during project design
applicant
limited to: signage, landscaping, and exterior lighting; building size, height, building materials, orientation, and
and construction
intensity.
Mitigation Measures
1. The North Costa Mesa Specific Plan shall be amended to require that, in conjunction with the review of the
As a part of Final Master
Costa Mesa Planning
Permit fees;
Master Plan be approved priorto construction of four-story light-industrial/office park buildings (and parking
Plan review; prior to
Division
project
structures, as appropriate) north of South Coast Drive and west of Susan Street, the three-storytownhomes
building permit issuance;
applicant
(south of Sunflower Avenue and east of Susan Street) and five -story office buildings (and parking
construction inspections
structures, as appropriate) south of South Coast Drive and west of Fairview Road, the following provisions
shall be applied:
a. Provision of sufficient setbacks between buildings and Sunflower Avenue, Susan Street, South Coast
Drive, Fairview Road, adjacent to 1-405, and from other buildings to ensure that buildings do not create
a "canyon effect."
b. Use of low -reflective materials on buildings and parking structures that do not promote glare.
c. Provision for architectural design, hardscape features, and landscaping in open space areas, in
surface parking areas, or on parking structures that reflect a consistent design theme.
UADPrivitflHome RanchJ007\MMPWltemat1ve A MMP.wpd 3-9 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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3.7 Transportat{on and:CIrqu#ition
Standard Conditions and Requirements
• The project applicant shall participate in the implementation of Master Plan of Highways improvements
Payment of all Citywide
Project applicant; Costa
Development
through the payment of Citywide Traffic Impact Fees. The payment of Citywide Traffic Impact Fees shall
Traffic Impact Fees for
Mesa Planning Division
impact fees
be submitted to the City of Costa Mesa Planning Division for the mitigation of off-site traffic impacts based
General Plan level
on the average daily trips generated by the development and payable at the time of issuance of a building
improvements prior to
permit for the first building constructed on the project site.
building permit issuance
for the first building on
the site.
• The project applicant shall be responsible forthe payment of fees in accordance with the San Joaquin Hills
Prior to certificate of
Project applicant; Costa
San Joaquin
Transportation Corridor Fee Ordinance. Fees shall be paid to the Costa Mesa Planning Division prior to
occupancy issuance.
Mesa Planning Division
Hills
the issuance of occupancy permits.
Transportation
Corridor Fees
• The project applicant shall comply with a Transportation Demand Management (TDM) program consistent
Prior to building permit
Project applicant; Costa
Project
with the requirements of the City of Costa Mesa TDM Ordinance (Costa Mesa Municipal Code §13-193-13-
issuance
Mesa Planning Division
applicant
200) through the provision of one or more improvements set forth in Costa Mesa Municipal Code.
Mitigation Measures
1. The applicant shall be responsible for mitigating the IKEA -related project impacts by the payment of fees
Payment of fees prior to
Project applicant; Costa
Project
to the City of Costa Mesa for the purpose of constructing needed improvements at the intersection of
building permit issuance
Mesa Transportation
applicant and
Harbor Boulevard/South Coast Drive as follows:
for the first building.
Services Division
traffic impact
fees (see
• Harbor Boulevard/South Coast Drive: In conjunction with the construction of IKEA, a second
Timing of
westbound left -turn is required. This left -turn lane is part of the City of Costa Mesa's improvement plan
Mitigation)
and is also identified in the Traffic Impact Fee Program. The resultant level of service would be
0.67/LOS B in the a.m. peak hour and 0.79/LOS C in the p.m. peak hour.
2. The traffic analysis indicates that a number of area circulation improvements will be required to support the
Payment of costs prior to
Project applicant; Costa
Project
short-term cumulative traffic setting, including completion of IKEA. The applicant shall be responsible for
building permit issuance
Mesa Transportation
applicant
mitigating the project's impacts by the payment of funds to the City of Costa Mesa for the purpose of
for the first building.
Services Division
constructing needed improvements at certain locations that are beyond those identified within the current
General Plan improvements and are not covered in the Traffic Impact Fee Program. Although not identified
UADPrivitt\Home RanchJ007\MMP\A1ternative A MMP.wpd 3-10 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
ONA,
Funding
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in the Traffic Impact Fee Program, the following improvement is consistent with the General Plan; an
amendment to the General Plan Circulation Element is not required. The following improvement is in this
category:
• Harbor Boulevard/Adams Avenue: Convert the fourth southbound through lane to a shared right-
turn/through lane. Payment of fees for the construction of this improvement shall be paid to the City
of Costa Mesa prior to issuance of a building permit for IKEA. The resultant level of service would be
0.78/LOS C in the a.m. peak hour and 0.92/LOS E in the p.m. peak hour.
3. The project applicant shall fund its pro -rata share of the costs of improvements to the Santa Ana
To be determined in
Project applicant; City of
Project
intersection of Harbor Boulevard/Warner Avenue for IKEA project impacts caused to the intersection. The
cooperation between the
Santa Ana
applicant
recommended improvement is as follows:
City of Santa Ana and
the project applicant.
• Harbor Boulevard/Warner Avenue: Add westbound right -turn overlap signal phase. The resultant
level of service would be 0.89/D in the a.m. peak hour and 0.90/LOS D in the p.m. peak hour.
4. For Home Ranch buildout, the project applicant shall construct needed roadway improvements on and
As required for project
Project applicant; Costa
Project
adjacent to the project site to provide access to the site and circulation within the site. The project applicant
buildout
Mesa Transportation
applicant
shall be responsible for improvements on Susan Street and South Coast Drive, including signal
Services Division
modifications and appropriate traffic control at other project driveways.
5. As the subsequent phases of the Home Ranch project are submitted to the City of Costa Mesa, the project
Annual monitoring to
Project applicant; Costa
Project
traffic study area intersections' performance shall be monitored against the City's Annual Development
determine when
Mesa Transportation
applicant
Phasing and Monitoring Report.
improvements are
Services Division
required
6. The traffic analysis indicates that a number of area circulation improvements will be required to support the
Payment of costs prior to
Project applicant; City of
Payment of the
cumulative traffic setting, including the complete buildout of Home Ranch. Some of these improvements
building permit issuance
Costa Mesa
City's Traffic
are anticipated by the City's Traffic Impact Fee Program and are intended to be funded by that program.
for first building
Transportation Services
Impact Fee; or
Others substitute for or go beyond the City's currently anticipated improvement plan and the Traffic Impact
constructed on the site
Division
Fee Program designed to implement that plan. Although not identified in the Traffic Impact Fee Program,
except for the eastbound
Project
the following improvements are consistent with the General Plan; an amendment to the General Plan
right -turn lane at Harbor
applicant
Circulation Element is not required.
Boulevard/South Coast
constructs
Drive: payment of costs
improvements
The applicant shall be responsible for mitigating the project's impacts by the payment of funds to the City
within 36 months after
at certain
of Costa Mesa associated with certain locations that are beyond those identified within the current General
recordation of the
locations that
Plan improvements and are not covered in the Traffic Impact Fee Program; these improvements do not
Development Agreement
are beyond
UADPrivitt\Home RanchJ007WMPWItemative A MMP.wpd 3-11 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
A/temative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
-.'
C# orr iti atcn Ce
� Pru�
Timm .°af it a#i n
R c%nt�1e.E' ie
Funding
Sou"rtes
require an amendment to the Costa Mesa General Plan Circulation Element. The timing of these
or building permit
those identified
improvements would be determined by the City of Costa Mesa based on intersection performance
issuance for the first
within the
monitoring as set forth in Traffic Mitigation Measure 5.
building, whichever
current General
occurs last if this
Plan
The following improvements are in this category:
improvement is not
improvements
included in the City's
and are not
• Harbor Boulevard/SunflowerAvenue: Reconfigure the eastbound approach to provide one left -turn
Traffic Impact Fee
covered in the
lane, two through lanes, and one right -turn lane. Reconfigure the westbound approach to provide two
Program.
Traffic Impact
left -turn lanes, one through lane, and one shared through/right-turn lane. The resultant level of service
Fee Program
would be 0.74/C in the a.m. peak hour and 0.89/1-0S D in the p.m. peak hour.
The timing of
improvements would be
• Bristol Street/Sunflower Avenue: Convert the third northbound through lane to a shared
determined by the City
through/right-turn lane. The resultant level of service would be 0.88/1-0S D in the a.m. peak hour and
based on intersection
0.98/1-0S E in the p.m. peak hour.
performance monitoring
identified in Mitigation
• Harbor Boulevard/South CoastDrive: Add northbound shared through/right-turn lane (provide three
Measure 5.
through lanes, one shared through/right-turn lane, and one exclusive right -turn lane). Continue this
fourth northbound through lane north of the intersection to an acceptable transition length. Add a
second eastbound right -turn lane. The resultant level of service is 0.65/1-0S B in the a.m. peak hour
and 0.88/1-0S D in the p.m. peak hour.
It is anticipated that the eastbound right -turn lane at this intersection will be incorporated into the
Citywide Traffic Impact Fee Program for General Plan level improvements and would be subject to
traffic impact fees. If this traffic improvement is not included in the Program within the next 36 months
(following approval of the Development Agreement), the project applicant shall pay $350,000 to the
City for the cost of construction and $35,000 for construction management.
• Fairview Road/South Coast Drive: Convert the second eastbound through lane to a shared
through/right-turn lane. The resultant level of service is 0.82/1-0S D in the a.m. peak hour and
0.86/1-0S D in the p.m. peak hour.
• Fairview Road/i-405 northbound ramps: Convert the second westbound left -turn lane to a shared
left-turn/right-turn lane. The resultant level of service would be 0.81/1-0S D in the a.m. peak hour and
0.87/1-0S D in the p.m. peak hour.
UADPrivitflHome RanchJ007\MMPWltemative A MMP.wpd 3-12 Altemative A Mitigation Monitoring Program
Home Ranch Final Program E/R-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
x
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• Fairview Road// -405 southbound ramps: Add third southbound left -turn lane. Convert the first
eastbound right -turn lane to a shared left-turn/right-turn lane. This will require the widening of the
southbound 1-405 on-ramp to accommodate three lanes and may require the widening of Fairview
Road bridge over 1-405 to add the third left -turn lane. The resultant level of service would be 0.66/LOS
B in the a.m. peak hour and 0.82/LOS D in the p.m. peak hour. Implementation of these improvements
may be subject to separate, subsequent environmental review in accordance with CEQA and NEPA.
• Bristol Street/BakerStreet: Add third eastbound left -turn lane in lieu of the planned eastbound right -
turn lane. The resultant level of service would be 0.72/LOS B in the a.m. peak hour and 0.92/LOS E
in the p.m. peak hour. Although the proposed intersection improvements required by the proposed
Home Ranch project differ from the City of Costa Mesa General Plan buildout intersection
improvements for this location, no additional right-of-way beyond that assumed for the General Plan
improvements would required. Therefore, implementation of project -specific improvements to the
intersection of Bristol/Baker would not result in any significant impacts beyond that anticipated in the
Costa Mesa General Plan.
7. The project applicant shall fund its pro -rata share of the costs of improvements associated with project
As required for project
Project applicant; City of
Project
buildout impacts to the City of Santa Ana intersection of Fairview Road/MacArthur Boulevard. Pro -rata fees
buildout; to be
Santa Ana
applicant
would assist the City of Santa Ana to configure the intersection as set forth in the Santa Ana General Plan.
determined in
cooperation between the
If required by the City of Santa Ana, the applicant would also be responsible for all costs associated with
City of Santa Ana and
the design and construction of a third eastbound left -turn lane; the planned eastbound right -turn lane can
the project applicant.
be eliminated without affecting the intersection's level of service and lessen the amount of right-of-way
needed to implement planned improvements at this intersection. The level of service would be 0.90/LOS
D in the a.m. peak hour and 1.11/LOS F in the p.m. peak hour.
The implementation of improvements at the intersection of Fairview Road/MacArthur Boulevard would
require the acquisition of right-of-way for additional roadway widening along the south side of MacArthur
Boulevard. Implementation of these improvements maybe subject to separate, subsequent environmental
review in accordance with the CEQA Guidelines.
8. The project applicant shall fund its pro -rata share of the costs of improvements associated with project
As required for project
Project applicant; City of
Project
buildout impacts to the City of Santa Ana intersection of Harbor Boulevard/Segerstrom Avenue. The
buildout; to be
Santa Ana
applicant
recommended improvement to the intersection is as follows:
determined in
cooperation between the
City of Santa Ana and
UADPrivitflHome RanchJ007\MMPW1ternative A MMP.wpd 3-13 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
• Harbor Boulevard/Segerstrom Avenue: Modify the traffic signal operations to allow a right -turn the project applicant.
overlap phase for westbound right -turn movements. The resultant level of service would be 0.75/LOS
C in the a.m. peak hour and 0.9310S E in the p.m. peak hour.
Air Quality .:...
Recommended Measures
Construction Emissions
• Provide temporary traffic controls (e.g., flag person) during all phases of construction activities to maintain During grading and Project applicant; Costa Project
traffic flow. construction activities; Mesa Building Safety applicant
inspection during Division
• Schedule construction activities that affect traffic flow on the arterial system to off-peak hours, to the degree grading and construction
practicable.
• Re-route construction trucks away from congested streets, to the degree practicable. Note: The truck route
plan for the project shall preclude truck routes through residential areas, as well as along South Coast Drive
east of Fairview Road.
• Provide dedicated turn lanes for movement of construction trucks and equipment on and off of the project
site, where feasible.
• Use electricity from power poles rather than temporary diesel -powered or gasoline -powered generators,
where possible.
Operational Emissions
• Use built-in energy-efficient appliances to reduce energy consumption and emissions. Prior to certificate of Project applicant; Costa Project
occupancy issuance Mesa Building Safety applicant
• Use energy-efficient and automated controls for air conditioners and lighting to reduce electricity Division
consumption and associated emissions.
• Install special sunlight -filtering window coatings or double -paned windows to reduce thermal loss.
• Use light-colored roofing materials as opposed to dark roofing materials to conserve electrical energy for
air conditioning.
UADPrivitt\HOme RanchJ007NMRAIternative A MMP.wpd 3-14 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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NMI,�
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Provide shade trees in residential subdivisions as well as public areas including parks to reduce building
heating and cooling needs.
Standard Conditions and Requirements
• All construction contractors shall complywith SCAQMD regulations, including Rule 402, the Nuisance Rule,
Prior to grading permit
Costa Mesa Planning
Project
and Rule 403, Fugitive Dust. Prior to the issuance of a grading permit where grading will occur on more
issuance; inspection
Division
applicant
than 50 acres at one time, the applicant shall submit a grading plan or grading contingency plan to the
during grading
SCAQMD in accordance with Rule 403. All grading (regardless of size) shall apply best available control
measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with
applicable SCAQMD dust regulations and that there is no off-site nuisance impact, the contractor will
implement each of the following:
a. Develop a project grading plan or contingency plan and submit the plan to the SCAQMD consistent
with the provisions of Rule 403. (Note: only applicable where more than 50 acres are graded.)
b. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary
to prevent visible dust emissions from exceeding 100 feet in any direction.
c. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of
completing grading or apply dust suppressants orvegetation sufficient to maintain a stabilized surface.
d. Water excavated soil piles hourly or cover with temporary coverings.
e. Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on
windy days when winds are less than 25 miles per day or during very dry weather in order to maintain
a surface crust and prevent the release of visible emissions from the construction site.
f. Wash mud -covered tires and under -carriages of trucks leaving construction sites.
g. Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction
vehicles or mud which would otherwise be carried off by trucks departing project sites.
h. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of
debris.
UADPrivitt\Home RanchJ007\MMPW1ternative A MMP.wpd 3-15 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
.112 40 F
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i. Cease grading during periods when winds exceed 25 miles per hour.
• To reduce emissions from project -related vehicle trips, the project applicant shall adhere to the City of
Prior to building permit
Project applicant; Costa
Project
Costa Mesa Municipal Code (Costa Mesa Municipal Code §13-193-13-200) (Transportation Demand
and certificate of
Mesa Planning, Division
applicant
Management) and the South Coast Air Quality Management District Regulation XV to reduce vehicle miles
occupancy issuance
traveled to the maximum extent feasible. The code includes measures such as:
— Preferential parking for carpool vehicles;
— Bicycle parking and shower facilities;
— Information provided to employees on transportation alternatives;
— Rideshare vehicle loading areas;
— Vanpool vehicle accessibility; and,
— Bus stop improvements.
• To reduce emissions from the power plant providing electricity to the site, prior to the issuance of building
Prior to building permit
Project applicant; Costa
Project
permits, the project applicant shall demonstrate to the satisfaction of the City of Costa Mesa Building Safety
issuance.
Mesa Building Safety
applicant
Division that the project shall adhere to Title 24 of the California Code which requires new development
Division
to use energy efficient electrical and mechanical systems.
Mitigation Measures
1. In order to reduce diesel fuel engine emissions, the project applicant shall require that all construction bid
Prior to grading permit
Project applicant; Costa
Project
packages include a separate "Diesel Fuel Reduction Plan." This plan shall identify the actions to be taken
issuance
Mesa Planning Division
applicant
to reduce diesel fuel emissions during construction activities (inclusive of grading and excavation activities).
Reductions in diesel fuel emissions can be achieved by measures including, but not limited to, the
following: a) use of alternative energy sources, such as compressed natural gas or liquefied petroleum gas,
in mobile equipment and vehicles; b) use of "retrofit technology," including diesel particulate trips, on
existing diesel engines and vehicles; c) other appropriate measures. Prior to the issuance of a grading
permit, the Diesel Fuel Reduction Plan shall be filed with the City of Costa Mesa Planning Division.
Standard Conditions and Requirements
• The City of Costa Mesa has adopted a Noise Ordinance that excludes control of construction activities
Inspection during
Costa Mesa Planning
Project
during the hours between 7 a.m. and 8 p.m. All noise generating construction activities within 500 feet of
grading and construction
Division
applicant
residential areas should be limited to these hours.
activities
UADPrivitflHome RanchJ007WWAItemative A MMP.wpd 3-16 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
Ar
ending
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• The project applicant shall prepare a truck route plan for review and approval by the City of Costa Mesa
Prior to grading permit
Costa Mesa Engineering
Project
Engineering Division prior to the approval of the construction access permit. The truck route plan shall
and building permit
Division
applicant
preclude truck routes through residential areas, as well as along South Coast Drive east of Fairview Road.
issuance
Mitigation Measures
1. If pilings are required, the project applicant shall investigate and use, if conditions allow, alternatives to pile
Prior to grading permit
Project applicant; Costa
Project
driving including, but not limited to, pile drilling and pile vibrating.
issuance.
Mesa Building Safety
applicant
Division
2. Land uses with the potential to significantly impact residential areas east of Fairview Road shall be sited
As a part of Master Plan
Acoustical engineer;
Project
at a sufficient distance to avoid noise impacts on residences. This determination of sufficient distance shall
submittal, with the
project applicant; Costa
applicant
be determined based on the findings of an acoustical analysis prepared for development along Fairview
exception of IKEA; prior
Mesa Planning Division
Road. In compliance with the provisions of the California Administrative Code, Title 25, Chapter 1,
to certificate of
Subchapter 1, Article 4, the project applicant shall submit an acoustical analysis of the proposed
occupancy issuance
development, prepared underthe supervision of a person experienced in the field of acoustical engineering.
The acoustical analysis shall evaluate existing and projected noise levels, noise attenuation measures to
be applied, and noise insulation effectiveness of the proposed construction. The person preparing the
report shall, under the direction of a person experienced in the field of acoustical engineering, perform an
inspection of the project prior to or at the time of the framing inspection to certify that construction
techniques comply with the recommendations within the acoustical analysis. Upon completion of the
subject structures, field tests may be required under the provisions of Title 25.
3. The project applicant shall submit detailed plans for all parking structures prior to the issuance of a grading
Prior to issuance of
Acoustical engineer;
Project
or building permit for the structure. Said plans shall be accompanied by a acoustical study prepared by
grading or building
project applicant; Costa
applicant
a City -approved acoustical expert to the satisfaction of the Costa Mesa Planning Division. The acoustical
permit for a parking
Mesa Planning Division
study shall demonstrate that all feasible sound attenuation in compliance with the City's Noise Ordinance
structure.
has been incorporated into parking structure design, including but not limited to brushed driving surfaces
(textured), limited openings oriented toward sensitive noise sources, etc.
4. The entire IKEA building shall be mechanically ventilated in accordance to the Uniform Building Code in
Inspection during
Acoustical engineer;
Project
order to achieve 55 CNEL interior noise standards. An acoustical engineer shall conduct an inspection of
construction; prior to
project applicant; Costa
applicant
the project prior to or at the time of the framing inspection to certify that construction techniques comply
certificate of occupancy
Mesa Planning Division
with recommendations within the acoustical analysis. Upon completion of the structures, field tests may
issuance.
be required under the provisions of Title 25.
LIADPrivitt\Home RanchJ007WMPWIternative A MMP.wpd 3-17 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
UADPrivitt\Home RanchJ007\MMMAItemative A MMP.wpd 3-18 Alternative A Mitigation Monitoring Program
Fun �fa
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5. Buildings with private offices exposed to noise levels greater than 65 CNEL, general offices exposed to
Prior to building permit
Acoustical engineer;
Project
noise levels greater than 70 CNEL, and retail space exposed to noise levels greater than 75 CNEL shall
issuance; prior to
project applicant; Costa
applicant
be required to have detailed acoustical engineering calculations performed to demonstrate compliance with
certificate of occupancy
Mesa Planning Division
the City of Costa Mesa standards. In compliance with the provisions of the California Administrative Code,
issuance.
Title 25, Chapter 1, Subchapter 1, Article 4, the project applicant shall submit an acoustical analysis of the
proposed development, prepared under the supervision of a person experienced in the field of acoustical
engineering. The acoustical analysis shall evaluate existing and projected noise levels, noise attenuation
measures to be applied, and the noise insulation effectiveness of the proposed construction. Acoustical
calculations shall be submitted to the City of Costa Mesa prior to the issuance of building permits.
Private offices exposed to noise levels greater than 57 CNEL, general offices exposed to noise levels
greater than 62 CNEL, and retail space exposed to levels greater than 67 CNEL shall be mechanically
ventilated in order that windows can remain closed; windows do not need to be sealed shut but closeable
by the occupant to achieve the applicable indoor noise standard. Mechanical ventilation shall be provided
in accordance with the requirements of the Uniform Building Code.
The person preparing the report shall, under the direction of a person experienced in the field of acoustical
engineering, perform an inspection of the project prior to or at the time of the framing inspection to certify
that construction techniques comply with the recommendations within the acoustical analysis. Upon
completion of the subject structures, field tests may be required under the provisions of Title 25.
6. Prior to the issuance of precise grading permits for the residential development, a detailed acoustical
Prior to grading permit
Acoustical engineer;
Project
engineering study shall be prepare to determine the location of heights of noise barriers required to meet
issuance
project applicant; Costa
applicant
the City's 65 outdoor standard for residential living areas. Noise sources are from vehicles along Sunflower
Mesa Planning Division
Avenue and Susan Street, and the Automobile Club of Southern California parking areas. It is expected
that noise barriers of 5 to 6 feet would be required; balconies would also require barriers. Residences
along Susan Street and Sunflower Avenue and adjacent to the Automobile Club parking areas shall be
mechanically ventilated in accordance with the Uniform Building Code to achieve the 45 CNEL interior
noise standard. Detailed calculations shall be prepared to show 24 dB of outdoor -to -indoor noise reduction
for residences located within 94 feet from the centerline of Sunflower Avenue and 64 feet from the
centerline of Susan Street, and adjacent to the Automobile Club parking areas.
7. Prior to the issuance of building permits for residential development, an acoustical analysis shall be
Prior to building permit
Acoustical engineer;
Project
performed and submitted to the City of Costa Mesa to demonstrate compliance with the City of Costa Mesa
issuance; prior to
project applicant; Costa
applicant
45 dB interior noise standard. In compliance with the provisions of the California Administrative Code, Title
certificate of occupancy
Mesa Planning Division
25, Chapter 1, Subchapter 1, Article 4, the project applicant shall submit an acoustical analysis of the
issuance
UADPrivitt\Home RanchJ007\MMMAItemative A MMP.wpd 3-18 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
proposed development, prepared under the supervision of a person experienced in the field of acoustical
engineering. The acoustical analysis shall evaluate existing and projected noise levels, noise attenuation
measures to be applied, and the noise insulation effectiveness of the proposed construction.
The person preparing the report shall, under the direction of a person experienced in acoustical
engineering, perform an inspection of the project prior to/at the time of the framing inspection to certify that
construction techniques comply with the recommendations in the acoustical analysis. Upon completion
of structures, field tests may be required under the provisions of Title 25.
[1,10 CUl"ttal'and PalegotitlogJdal'Apsqurces - -
Project Design Features
• Retention of the Segerstrom House and its associated garage and guest house and the Segerstrom Barn.
Within five years of
Project applicant; Costa
Project
As part of the, project, the applicant has proposed that an historic preservation area be delineated on the
Development Agreement
Mesa Planning Division
applicant
site. No development would be permitted within this preservation area without CEQA review and
recordation.
consideration by the City of Costa Mesa.
City Policies and Development Standards
• The Historic Preservation Ordinance (City of Costa Mesa Chapter IX, Article 14. Historic Preservation
Within five years of
Project applicant; Costa
Project
Ordinance, Sectionl3-200.51 et. seq.) includes evaluation criteria, requirements for certificates of
Development Agreement
Mesa Planning Division
applicant
appropriateness to alter or demolish a property, and a range of incentives available to owners of historic
recordation.
properties.
North Costa Mesa Specific Plan Development Standards
20. Promote the preservation of the Segerstrom family house and barn in its current location by allowing
the development potential of the site to be transferred to the adjacent Commercial Center area. At
such time as the development potential transfer occurs, amend the General Plan to an appropriate
land use designation and record a land use restriction for the property which recognizes the long-term
preservation of these buildings as historical/cultural resources. Ownership of the property could
remain with the Segerstrom family until such time as they wished to sell the property, at which time
the City or other public or non-profit agencies would be given first right of refusal in obtaining the
property.
UADPrivitt\Home RanchJ007\MMRAIternative A MMP.wpd 3-19 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
UADPrivitt\Home RanchJ007\MMPWIternative A MMP.wpd 3-20 Alternative A Mitigation Monitoring Program
C
21. All buildings permitted under the Commercial Center designation should be set back from the
farmhouse site so as to not visually encroach into this area. Buffering could include walls/fencing,
landscaping, and/or parking areas.
22. Consideration should be given to physically linking the Commercial Center uses to the farmhouse site
with pedestrian paths.
Mitigation Measures
1. Changes or alterations to the exterior of the Segerstrom House and associated garage and guest house,
Prior to building permit
Costa Mesa Planning
Project
and/or the Segerstrom Barn shall be approved by the City of Costa Mesa as being consistent with The
issuance for any exterior
Division
applicant
Secretary of the Interior's Standards forthe Treatment of Historic Properties with Guidelines for Preserving,
changes or alterations to
Rehabilitating, Restoring and Reconstructing Historic Buildings (Weeks and Grimmer, 1995). The
structures.
Secretary of the Interior's Standards for the Treatment of Historic Properties with respect to rehabilitation
acknowledges the need to alter or add to a historic property to meet continuing or changing uses while
retaining the property's historic character.
2. Prior to the relocation of the Segerstrom Barn, the applicant shall have prepared and completed, to the
Prior to relocation
Architectural historian;
Project
satisfaction of the City of Costa Mesa, an Historic American Buildings Survey (NABS). The HABS
project applicant; Costa
applicant
documentation shall be prepared by an architectural historian. Documentation data shall remain available
Mesa Planning Division
for public review at a location determined jointly by the City and applicant, in perpetuity.
3. At such time that the applicant proposes a Master Plan for the balance of the project site, the precise
Within five years of
Project applicant; Costa
Project
boundaries of the preservation area, transfer of development rights, transfer of ownership to the City of
Development Agreement
Mesa Planning Division
applicant
Costa Mesa or a non-profit agency/organization, provisions for long-term preservation, and site buffering
recordation.
issues shall be identified. At such time that the boundaries of the preservation area are defined, the City
of Costa Mesa shall initiate a general plan amendment to designate the area Public/Semi-Public.
4. An Orange County -certified archaeologist shall be retained atthe expense of the project applicantto attend
Prior to grading permit
Orange County -certified
Project
pre -grade meetings and to monitor earthmoving activities, including clearing, grubbing, and grading of site.
issuance; monitor during
archaeologist; project
applicant
The archaeologist shall carefully inspect the property to assess the potential for significant prehistoric or
grading
applicant; Costa Mesa
historic remains. If a site or resource is uncovered, then a subsurface evaluation may be needed to assess
Planning Division
the resource. Further subsurface investigation may be needed if the site or resource is determined to be
unique/important for its prehistoric information.
5. During construction activities, the archaeologist shall have the authority to temporarily divert or redirect
During grading
Orange County -certified
Project
grading to allow time to evaluate any exposed prehistoric or historic material. In accordance with Public
archaeologist; project
applicant
UADPrivitt\Home RanchJ007\MMPWIternative A MMP.wpd 3-20 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
r
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i, #>ttto.rn 3.
m
;
Resources Code 5097.94, if human remains are found, the Orange County coroner must be notified within
applicant; Costa Mesa
24 hours of the discovery. If the coroner determines that the remains are not recent, the coroner will notify
Planning Division
the Native American Heritage Commission in Sacramento to determine the most likely descendent for the
area. The designated Native American representative would, then determine, in consultation with the
property owner the disposition of the human remains.
6. A final survey and monitoring report, including an itemized inventory and pertinent field data, shall be sent
Within 4 months of
Orange County -certified
Project
to the property owner and filed with the South Central Coastal Information Center at California State
completion of monitoring
archaeologist; project
applicant
University at Fullerton.
applicant; Costa Mesa
Planning Division
7. Any recovered prehistoric and historic artifacts shall be offered, on a first right -of -refusal basis, to a
Within 4 months of
Orange County -certified
Project
repository with a retrievable collection system and educational and research interest in the materials such
completion of monitoring
archaeologist; project
applicant
as the Fowler Museum of Cultural History (UCLA) and California State University at Fullerton.
applicant; Costa Mesa
Planning Division
8. An Orange County -certified paleontologist shall be retained at the expense of the project applicant to attend
Prior to grading permit
Orange County -certified
Project
pre -grade meetings to discuss the monitoring, collecting, and safety procedures for the project, and shall
issuance; monitor during
paleontologist; project
applicant
supervise the monitoring of earthmoving activities, including clearing, grubbing, and grading of site.
grading
applicant; Costa Mesa
Particular attention shall be paid to areas of the site where excavations below three feet would occur. The
Planning Division
paleontologist shall carefully inspect these areas to assess the potential for significant fossil localities. The
paleontologist shall tailor the monitoring schedule to the lithologies present, rate of fossil recovery, the
numbers of spreads working simultaneously, and the cubic foot amounts of rock being excavated or
disturbed. Monitoring shall occur under the supervision of an Orange County -certified paleontologist.
9. The paleontological monitor shall have the authority to temporarily divert or redirect grading to allow time
During grading
Orange County -certified
Project
to evaluate any exposed fossil material.
paleontologist; project
applicant
applicant; Costa Mesa
Planning Division
10. During monitoring, any scientifically significant specimens shall be properly salvaged after evaluation by,
During grading
Orange County -certified
Project
and under the supervision of, the paleontologist. Screening of sediments shall routinely be conducted
paleontologist; project
applicant
during monitoring under the supervision of the paleontologist to sample significant small vertebrate
applicant; Costa Mesa
remains. During fossil salvage, contextual stratigraphic data shall also be collected. This would include
Planning Division
lithologic descriptions, localities plotted on a USGS 7.5' Series topographic quadrangle, photographs, and
field notes.
UADPrivitt\Home RanchJ00 MMRAIternative A MMP.wpd 3-21 Alternative A Mitigation Monitoring Program
Home Ranch Final Program E/R-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
UADPrivitt\Home RanchJ007\MMRAItemative A MMP.wpd 3-22 Alternative A Mitigation Monitoring Program
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11. Specimens shall be prepared to the point of identification, identified, and curated on a long-term loan basis
Within 4 months of
Orange County -certified
Project
in a suitable repository that has a retrievable storage system. Fees for curation shall be the responsibility
completion of monitoring
paleontologist; project
applicant
of the applicant.
applicant; Costa Mesa
Planning Division
12. A final report shall be prepared at the end of earthmoving activities, and shall include an itemized
Within 4 months of
Orange County -certified
Project
inventory of recovered fossils and appropriate stratigraphic and locality data. This report shall be sent to
completion of monitoring
paleontologist; project
applicant
the City of Costa Mesa to signify the end of mitigation. Another copy shall accompany any recovered
applicant; Costa Mesa
fossils, along with field logs and photographs, to the designated repository.
Planning Division
3 11 Public;•Servic00.,".Art& Ut�l�iles:
Police Protection: Standard Conditions and Requirements
• As final building plans are submitted to the City of Costa Mesa for review and approval, the Costa Mesa
Prior to building permit
Project applicant; Costa
Permit fees
Police Department shall review all plans for the purpose of ensuring that design requirements are
issuance
Mesa Police
incorporated into building design to increase safety and avoid unsafe conditions. These measures shall
Department; Costa Mesa
focus on the following:
Planning Division
— Lighting shall be provided in open areas and parking lots.
— Twenty-four hour private security shall be provided.
— Required building address numbers shall be readily apparent from the street and rooftop building
identification shall be readily apparent from police helicopters for emergency response agencies.
— Commercial/office building standards for security.
— Landscaping requirements.
— Emergency vehicle parking areas shall be designated close to buildings.
• Concurrent with the issuance of building permits, the applicant shall pay City of Costa Mesa Police
Condition of building
Project applicant; Costa
Impact fees
Department impact fees, if such a program is in effect at that time.
permit issuance
Mesa Police Department
Police Protection: Mitigation Measures
1. Priorto the initiation of grading, a construction security service shall be established at the construction site.
Prior to grading permit
Project applicant; Costa
Project
Initially, the service shall ensure that no unauthorized entry is made into the construction area. For the
issuance; site inspection
Mesa Police Department
applicant
duration of each phase of construction, the project applicant shall provide sufficient on-site security
personnel on a 24-hour, 7 days a week basis, to patrol all areas of construction and prohibit unauthorized
entry. Evidence of compliance with this requirements is subject to periodic site inspections by City staff.
UADPrivitt\Home RanchJ007\MMRAItemative A MMP.wpd 3-22 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
U:\DPrivitt\Home RanchJ007\MMP\HItemative A MMP.wpd 3-23 Alternative A Mitigation Monitoring Program
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2. Private, on-site security services shall be provided by the project applicant as the project is developed and
Prior to certificate of
Project applicant; Costa
Project
operational.
occupancy issuance
Mesa Planning Division
applicant
Fire Protection: Project Design Features
• A water delivery system designed to provide adequate fire flows to the project site and roadway system
Prior to grading permit
Project applicant; Costa
Project
to provide adequate access to and through the site are a part of the project design.
and building permit
Mesa Engineering
application fees
issuance
Division
Fire Protection: Standard Conditions and Requirements
• Concurrentwith the issuance of building permits, the applicant shall pay the North Costa Mesa Fire System
Prior to building permit
Project applicant; Costa
Fire fees
Fee in effect at that time.
issuance for each
Mesa Fire Department
building
• Each final master plan for the project site shall provide sufficient capacity for fire flows required by the City
Part of Master Plan
Project applicant; Costa
Permit fees
of Costa Mesa Fire Department.
submittal
Mesa Fire Department
• Vehicular access must be provided and maintained serviceable throughout construction to all required fire
Part of Master Plan
Project applicant; Costa
Permit fees
hydrants.
submittal
Mesa Fire Department;
Costa Mesa
Transportation Services
Division
Fire Protection: Mitigation Measures
1. Within three years of recordation of the Home Ranch Development Agreement, the City of Costa Mesa
Study: Within three
Project applicant; Costa
Project
shall prepare and complete a fire suppression study to determine if a fire station is needed on the Home
years of Development
Mesa Fire Department
applicant and
Ranch site. If the findings of the study determine that a station is needed, the project applicant shall
Agreement recordation.
fees
dedicate, at no cost to the City of Costa Mesa, a maximum 30,000 square foot parcel of undeveloped land
owned by the owner, either within Home Ranch or the nearby vicinity, for a future fire station. Terms of the
Station: Commence
agreement are set forth in the Development Agreement.
construction within five
years or convey property
back to owner
Water Service: Project Design Features
• All on-site irrigation lines for recycled water would be designated to minimize the potential for cross
Prior to grading permit
Applicant; Costa Mesa
Project
connection with potable water lines.
issuance
Building Safety Division
applicant
U:\DPrivitt\Home RanchJ007\MMP\HItemative A MMP.wpd 3-23 Alternative A Mitigation Monitoring Program
Home Ranch Final Program E/R-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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• Design requirements would be specified for potable and recycled water plumbing systems within proposed
Prior to building permit
Project applicant; Costa
Project
buildings.
issuance
Mesa Building Safety
applicant
Water Service: Standard Conditions and Requirements
• Prior to the issuance of building permits, the project applicant shall pay the applicable connection fees
Prior to building permit
Project applicant; Mesa
Fees
charged to new development by the Mesa Consolidated Water District.
issuance
Consolidated Water
District
• Water conservation measures, as required by the State of California, shall be incorporated into building
Prior to building permit
Project applicant; Costa
Project
plans for the project. These may include, but are not limited to, the following:
issuance; prior to
Mesa Building Safety
applicant
certificate of occupancy
Division
— Health and Safety Code Section 17921.3 which requires low -flush toilets and urinals in all new
issuance
construction;
— Title 24, California Administrative Code Sections 2-5352(1) and (j) which require insulation of water -
heating systems and pipe insulation to reduce water used before hot water reaches equipment or
fixtures; and,
— Government Code Section 7800 which specifies that lavatories in all public facilities be equipped with
self-closing faucets.
Water Service: Mitigation Measures
1. Landscape irrigation watering shall be restricted to late night and early morning hours.
Prior to certificate of
Project applicant; Costa
Project
occupancy issuance;
Mesa Building Safety
applicant
inspection during
Division
operation
Wastewater Service: Project Design Features
• All on-site wastewater sewer lines will be provided and tied into the existing sewer line system.
Prior to certificate of
Project applicant; Costa
Permit fees
occupancy issuance.
Mesa Building Safety
Division
UADPOvitt\Home RanchAMMMMAItemative A MMP.wpd 3-24 Alternative A Mitigation Monitoring Program
Home Ranch Final Program EIR-1048
Alternative A Mitigation Monitoring Program
TABLE 1 (cont.)
HOME RANCH ALTERNATIVE A: MITIGATION MONITORING PROGRAM
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Wastewater Service: Standard Conditions and Requirements
• Prior to issuance of building permits, a letter shall be obtained from the Costa Mesa Sanitary District and
Prior to building permit
Costa Mesa Sanitary
Project
the Orange County Sanitation District verifying that there is sufficient capacity in the receiving trunk lines
issuance
District, Orange County
applicant
to serve the project.
Sanitation Districts, and
project applicant
• Prior to the issuance of a connection permit(s), the applicant shall pay the applicable connection fees.
Prior to connection
Costa Mesa Sanitary
Fees
permits issuance
District, Orange County
Sanitation Districts, and
project applicant
Solid Waste: Standard Conditions and Requirements
• In accordance with the requirements of AB 939, construction contractors shall reuse construction forms
Ongoing during
Project applicant; Costa
Project
where practicable or applicable, attempt to balance soils on the site, minimize over cutting of lumber and
construction; inspection
Mesa Building Safety
applicant
polyvinyl chloride (PVC) piping where feasible, and reuse landscape containers to the extent feasible.
during construction
Division
• Recycling bins for glass, metals, paper, wood, plastic, green waste, and cardboard shall be placed on the
Ongoing during
Project applicant; Costa
Project
construction sites for use by construction workers.
construction; inspection
Mesa Building Safety
applicant
during construction
Division
• In construction specifications and bid packages, require building materials made of recycled materials, to
During grading and
Project applicant; Costa
Project
the extent feasible and economically practical.
construction; inspections
Mesa Building Safety
applicant
Division
• As a part of the ongoing operations of the Home Ranch project, the following measures shall be integrated
Ongoing during project
Project applicant; Costa
Project
into project design:
operations; inspections
Mesa Planning Division
applicant
— Source reduction, source separation, and recycling measures shall focus on paper goods, yard waste,
plastic, wood waste, and glass;
— 'Buy -recycled" policies, such as price preferences for recycled products;
— Source reduction policies;
— In-house recycling;
UADPHvitt\Home RanchJ007WMRAItemative A MMP.wpd 3-25 Alternative A Mitigation Monitoring Program
— Drop-off sites;
— Employee education;
— Customer education; and,
— Manufacturing design modification to promote source reduction or recycling.
Schools: Standard Conditions and Requirements
Prior to issuance of a building permit, the project applicant shall pay developer fees to the Newport -Mesa
Prior to building permit
Project applicant; Costa
School fees
Unified School District pursuant to the requirements established in SB 50. The amount of fees to be paid
issuance
Mesa Planning Division
will be determined based on the established State formula for determining construction costs.
Parks and Recreation: Standard Conditions and Requirements
The project applicant shall be responsible for the dedication of the appropriate amount of parkland within
Condition of subdivision
Project applicant; Costa
Fees and/or
the City of Costa Mesa or payment of parkland in -lieu fees as stipulated in the Costa Mesa Municipal Code.
for residential site.
Mesa Planning Division
dedication
Electricity and Natural Gas: Standard Conditions and Requirements
• Prior to the recordation of final Master Plans, the applicant shall provide to the City of Costa Mesa, a letter
Prior to recordation of
Project applicant;
Project
from Southern California Edison Company and Southern California Gas Company indicating their ability
final Master Plans
Southern California
applicant
to provide service to the project.
Edison; Southern
California Gas
Company; Costa Mesa
Planning Division
• Structures on the site shall be required to meet the Energy Building Regulations adopted by the California
Prior to building permit
Project applicant; Costa
Permit fees;
Energy Commission (Title 24). Meeting these specifications would conserve non-renewable natural
and certificate of
Mesa Planning Division
project
resources to levels acceptable to the State.
occupancy issuance.
applicant
• The applicant shall comply with guidelines provided by Southern California Edison Company with respect
Prior to recordation of
Project applicant;
Project
to easement restrictions, construction guidelines, and potential amendments to right-of-way in the areas
final Master Plans
Southern California
applicant
of any existing Southern California Edison Company easements.
Edison; Southern
California Gas
Company; Costa Mesa
Planning Division
UADPrivitt\Home RanchJ007\MWWternative A MMP.wpd 3-26 Alternative A Mitigation Monitoring Program
STATEMENT OF FACTS AND FINDINGS AND STATEMENT OF
OVERRIDING CONSIDERATIONS
Findings of Fact
Home Ranch Final Program EIR No. 1048
HOME RANCH PROJECT: ALTERNATIVE A
FINDINGS OF FACT IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS
1.0 INTRODUCTION
The California Environmental Quality Act (CEQA) Public Resources Code Section 21081
provide that:
"No public agency shall approve or carry out a project for which an
environmental impact report has been certified which identifies one or more
significant effects on the environment that would occur if the project is approved
or carried out unless both of the following occur:
(a) The public agency makes one or more of the following findings with
respect to each significant effect:
(1) Changes or alterations have been required in, or incorporated into,
the project, which mitigate or avoid the significant effects on the
environment.
(2) Those changes or alterations are within the responsibility and
jurisdiction of another public agency and have been, or can and
should be, adopted by that other agency.
(3) Specific economic, legal, social, technological, or other
considerations, including considerations for the provision of
employment opportunities for highly trained workers, make
infeasible the mitigation measures or alternatives identified in the
environmental impact report."
(b) With respect to significant effects which were subject to a finding under
paragraph (3) of subdivision (a), the public agency finds that specific
overriding economic, legal, social, technological, or other benefits of the
project outweigh the significant effects on the environment."
The City of Costa Mesa has prepared Final Program Environmental Impact Report (EIR) No.
1048 for the Home Ranch project in accordance with CEQA and CEQA Guidelines
requirements, and the City of Costa Mesa environmental guidelines. The Final Program EIR was
subject to review, and the Planning Commission recommended its certification to the Costa Mesa
City Council by separate resolution certifying that:
the final Program EIR has been completed in compliance with CEQA; and
• the final Program EIR was presented to the City Council and the Council reviewed and
considered the information in the Final Program EIR prior to taking action on the Home
Ranch project.
Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Because the Home Ranch Final Program EIR No.1048 identified significant effects that may
occur as a result of the project, and in accordance with the provisions of CEQA and CEQA
Guidelines, the City of Costa Mesa City Council hereby adopts these findings as part of the
approval of the Home Ranch project and related applications.
2.0 THE HOME RANCH PROJECT
The approved Home Ranch project (referred herein as "Alternative A") would implement the
Home Ranch project as originally proposed ("originally proposed project") by the project
applicant, but would replace 16 acres of high-density rental apartment units with medium -density
(12 dwelling units or less per acre), for -sale residences. The remaining land use components of
the project remain the same. Under Alternative A, the Home Ranch project site would be
developed with 192 for -sale residential units, a 308,000 -square -foot IKEA store, 791,050 square
feet of office and office -related uses, 252,648 square feet of industrial park/office uses, and
related infrastructure improvements. Alternative A would allow for the on-site preservation of
the Segerstrom House and associated guesthouse and garage and the Segerstrom Barn.
The same number of a.m. and p.m. peak hour and total average daily vehicular trips are assigned
to Alternative A as were associated with the originally proposed project. The difference in
vehicular trips associated with the residential portion of the originally proposed project and the
residential portion of Alternative A are transferred to the combined trip budget for the office and
industrial park portions of the Home Ranch site. However, the square footage maximums for
office and industrial park uses associated with this alternative do not change from that of the
originally proposed project. No transfers of vehicular trips can be applied to the IKEA site.
Alternative A would result in similar or reduced environmental impacts when compared to the
originally proposed project. This alternative would not eliminate all of the significant,
unavoidable impacts that are associated with the originally proposed project as follows: loss of
agricultural land, loss of soils designated Prime Farmlands and Farmlands of Statewide
Importance, cumulative demand on local housing, and short- and long-term air quality
emissions. Alternative A reduces traffic impacts when compared to the originally proposed
project, but will implement the same traffic improvements as the originally proposed project.
Alternative A addresses concerns raised by the community to provide for -sale residential uses on
the Home Ranch site instead of the originally proposed apartments. However, the reduction of
on-site residential uses, when compared to the originally proposed project and the existing land
use designations for the site, would provide fewer housing opportunities than assumed in the
Costa Mesa General Plan for the Home Ranch site, as well as when compared to the housing
need created by Alternative A and the originally proposed project.
Alternative A meets all of the applicant's objectives, with the exception of "Address the housing
needs of the City of Costa Mesa by entitling 464 units of apartment housing on the 16 -acre
parcel bounded to the north by Sunflower Avenue, to the west by Susan Street, and to the south
and east by the Automobile Club of Southern California." The project applicant proposed the
consideration of 192 for -sale medium -density residences instead of the apartment units in
response to the desire of the community for for -sale housing opportunities on the Home Ranch
site.
2 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
3.0 FINDINGS OF FACT IN SUPPORT OF
FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS
MITIGATED ADVERSE IMPACTS
Final Program EIR No. 1048 analyzed the following areas of potential environment impact: earth
resources; hydrology and drainage; biological resources; land use and planning programs;
transportation and circulation; air quality; noise; cultural and palentological resources;
population, employment, and housing; public services and utilities; and aesthetics.
A. MITIGATED SIGNIFICANT IMPACTS
The potentially significant impacts identified in the Final Program EIR, but which can be
mitigated to levels of less than significant through implementation of project design features,
standard conditions, and/or mitigation measures are set forth in this section. This section also
sets forth the City's findings with respect to each of the significant impacts, the facts in support
of those findings, and those changes and alterations that have been made to the project to reduce
or eliminate potentially significant effects to levels of less than significant.
The potential significant adverse impacts that would be mitigated are listed in the following
subsections. The Costa Mesa City Council finds that these potential adverse impacts would be
mitigated to a level that is considered less than significant after implementation of the project
design features, standard conditions and requirements, and recommended mitigation measures.
Some of the mitigation measures listed in this document were not in the January 2001 Draft
Program EIR. Rather, they were added to the project after the release of the Draft Program EIR.
These additional mitigation measures and modified measures were a result of one of the
following: (1) the applicant proposed an alternative or additional method to mitigate an impact;
(2) the City requested additional mitigation of an impact; or (3) additional or modified measures
were added in response to public concerns and comments. The additional mitigation measures
have been included in the Final Program EIR in compliance with California Environmental
Quality Act (CEQA) Guidelines Section 15088.5, as amended on February 1, 2001. These
additional measures have been analyzed and are not expected to create any additional significant
impacts, but will lessen impacts anticipated to occur with. Alternative A.
EARTH RESOURCES
Significant Impact
Project implementation could result in differential settlement from compacted soils beneath
building foundations settling over time due to earthquakes or other natural occurrences. The
project site contains expansive soils. Significant impacts from differential settlement can be
mitigated through standard building design and engineering techniques required for compliance
with the Uniform Building Code. Typically, removal and recompaction of compressible soils
provides suitable mitigation for settlement -related impacts where relatively low-rise structures
are constructed. Where required, special foundation designs, pilings, or caissons can address
potential effects from differential settlement.
3 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Compliance with Uniform Building Code provisions and standard subdivision engineering
requirements, as specified in the City's conditions of approval, will satisfactorily address the
geotechnical issues described in the Final Program EIR. These include:
• The IKEA building and all subsequent development on the Home Ranch site shall be
designed to comply with all applicable geological and seismic safety requirements of the
Uniform Building Code and mitigation as defined in the Public Resources Code
Section 2693(c). Verification of such compliance will be confirmed during the City's plan
review and building permit issuance processes.
• Grading and foundation plans, including foundation loads, shall be reviewed by a registered
soils engineer, and approved by the City of Costa Mesa Building Safety Division.
• All grading and earthwork shall be performed under the observation of a registered
geotechnical engineer in order to achieve proper sub -grade preparation, selection of
satisfactory materials, and placement and compaction of all structural fill.
• Prior to approval of each grading plan by the City of Costa Mesa, the property
owner/developer shall submit a soils and geological report for the area to be graded, based on
proposed grading and prepared by registered soils engineer and approved by the City of
Costa Mesa Building Safety Division.
• Prior to issuance of each building permit by the City of Costa Mesa, the property
owner/developer shall submit for review and approval by the City of Costa Mesa Building
Safety Division, a detailed foundation design information for the subject building(s),
prepared by a registered civil engineer, based on recommendations by a geotechnical
engineer.
• Prior to issuance of each building permit by the City of Costa Mesa, the property
owner/developer shall submit plans showing that the proposed structure has been analyzed by
a registered civil engineer for earthquake loading and designed according to the most recent
standards in the Uniform Building Code adopted by the City of Costa Mesa.
Significant Impact
The project site will be exposed to potentially significant secondary impacts of earthquakes,
including groundshaking and liquefaction.
4 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Compliance with Uniform Building Code provisions and standard subdivision engineering
requirements address the geotechnical issues described in the Final Program EIR.
Significant Impact
Excavation of expansive soils and recompaction for development of building foundations,
subterranean parking, and placement of infrastructure improvements could encounter perched
groundwater conditions that appear to exist approximately 17 feet below the ground surface.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measure as identified in the Final Program EIR.
Standard Conditions and Requirements
Compliance .with Uniform Building Code provisions and standard subdivision engineering
requirements, as specified in the City's conditions of .approval, and Mitigation Measure 1-1
address the geotechnical issues described in the Final Program EIR.
Mitigation Measures
1-1 Should dewatering be required for the discharge of perched groundwater during
excavation for site improvements, the applicant shall acquire either a National Pollutant
Discharge Elimination System (NPDES) permit for the discharge of wastes to surface
waters or a Waste Discharge Requirements (WDR) permit for the discharge of wastes to
land, as required, from the Santa Ana Regional Water Quality Control Board and provide
evidence of permit issuance to the Costa Mesa Building Safety Division prior to initiating
any such discharge.
5 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
HYDROLOGY AND DRAINAGE
Significant Impact
The Greenville -Banning and Gisler Channels have insufficient capacity to convey runoff from a
100 -year storm event. Upon completion of channel improvements, a limited area of the Home
Ranch site would remain within a residual 100 -year floodplain until downstream County flood
control system improvements are completed. On-site finished floor building elevations must be
above the 100 -year flood elevation.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features, standard conditions and requirements, and
adoption of the following mitigation measures as identified in the Final Program EIR.
Project Design Features
• Improvement of the Greenville -Banning Channel on-site between Harbor Boulevard and
South Coast Drive as an underground box culvert facility.
• Improvement of the Gisler Channel with the construction of a third barrel under Harbor
Boulevard connecting to the existing headwall of the Gisler Channel on the project site.
• Completion of site grading to ensure that finished floor elevations are above the anticipated
surface elevation of the 100 -year flood condition on the project site.
• Construction of structural BMPs as required by the NPDES Stormwater Permit issued to the
project site by the County of Orange/City of Costa Mesa to capture urban runoff
contaminants from developed areas prior to discharge to on-site storm drain facilities.
Standard Conditions and Requirements
Compliance with Uniform Building Code provisions and standard subdivision engineering
requirements, as specified in the City's conditions of approval, will satisfactorily address the
hydrology and drainage issues described in the Final Program EIR.
Mitigation Measures
2-1 Grading plans shall be reviewed by a registered civil engineer, and approved by the City
of Costa Mesa Building Safety Division, to ensure that the finished floor elevations of all
building pads are above the 100 -year flood surface elevation.
Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
2-2 As required for improvements to the Greenville -Banning Channel, the applicant shall
obtain all necessary approvals and permits from the County of Orange, U.S. Army Corps
of Engineers, and the State Water Resources Control Board, Santa Ana Region, prior to
the issuance of a grading permit that affects any portion of the channel.
Significant Impacts
Due to the increase of impermeable surfaces from Alternative A, the volume and rate of runoff
from the site will be increased by approximately 40 percent over the existing condition.
Degradation of stormwater runoff quality is possible associated with the introduction of urban
land uses to the site, as well as runoff from the agricultural areas. Agricultural runoff typically
contains sediment, organic materials, and residues from fertilizers and pesticide/herbicide use.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR.
Standard Conditions and Requirements
Compliance with Uniform Building Code provisions and standard subdivision engineering
requirements, as specified in the City's conditions of approval, will satisfactorily address the
hydrology and drainage issues described in the Final Program EIR.
Mitigation Measures
2-3 Prior to issuance of a grading permit, the applicant shall develop a Stormwater Pollution
Prevention Plan (SWPPP) that contains structural and non-structural Best Management
Practices (BMPs) that comply with NPDES Program requirements. BMPs shall be
implemented as required by the NPDES Stormwater Permit issued to the site.
As part of the SWPPP and NPDES permit process, the applicant shall incorporate an
analysis of on-site soils from no less than 10 representative locations on the project site.
The analysis shall be performed to determine if any residual levels of agricultural
chemicals are present. Appropriate remedial measures shall be included in the SWPPP
and NPDES permit to protect downstream water quality.
2-4 Prior to issuance of a grading permit, the applicant shall demonstrate to the City that the
proposed project complies with the applicable provisions of the new development
guidelines established as part of the Countywide Municipal Stormwater NPDES Permit
that was issued in 1996 and extended on March 5, 2001.
Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
2-5 The following Storm Water Pollution Prevention Plan Measures are applicable to the
IKEA development site and are recommended for implementation during the construction
and operations of IKEA, subject to the review and approval of the County of Orange:
Construction Phase Measures
a. Submit a Notice of Intent to obtain a Water Discharge Identification Number prior
to the start of construction.
b. Apply sand bag BMP barrier around project site perimeter, along tops of slope of
existing earthen channels, around new storm drain inlets (as they are constructed),
around existing catch basins, and at construction access driveways at the end of
each workday for sediment and non -storm water controls.
C. Apply construction access area BMP to remove sediment from tires of
construction vehicles exiting the site for non -storm water discharge control.
d. Apply designated construction vehicle fueling and maintenance area BMP for
non -storm water discharge control.
e. Apply designated concrete wash down area BMP for non -storm water discharge
control.
f. Apply covered construction material BMP area or specification for non -storm
water discharge control.
g. Apply dust control BMP for erosion control.
h. Apply employee educational BMP.
i. Monitor and inspect BMPs prior to storm event and after storm events.
j. Correct inefficient and/or worn out BMPs after and/or during storm events.
k. Maintain record of monitoring, inspection and compliance of BMP with NPDES
Permit.
1. Construct permanent structural BMP of trash compactor facilities for non -storm
water control.
m. Construct permanent structural BMP of water quality inlets at each inlet to new
storm drain pipes consisting of grated metal inlet and fossil filter for sediment and
non -storm water discharge control.
n. Install First Flush structural BMP of perforated metal plate screens to top of each
water quality inlet prior to first wash down of parking areas and first storm event
of each rainy season for sediment and non -storm water discharge control.
o. Construct permanent structural BMP of asphalt and concrete pavement over top
of existing cultivated fields for erosion, stabilization, and sediment controls.
8 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
P. Construct permanent structural BMP measures of irrigation and landscape
materials in non -paved areas for erosion, stabilization, and sediment controls.
Post -Construction Phase Measures
a. Install First Flush structural BMP of perforated metal plate screens to top of each
water quality inlet prior to first storm event of each rainy season for non -storm
water control.
b. Maintain structural BMP of trash compactor facilities for non -storm water
control.
C. Implement non-structural BMP of parking lot sweeping program for non -storm
water discharge control.
d. Implement non-structural BMP landscape maintenance program to ensure growth
and coverage of planting materials for erosion and sediment controls.
C. Implement and apply employee educational BMP program.
BIOLOGICAL RESOURCES
Significant Impact
Project implementation would remove potentially suitable nesting habitat for common native
raptor species. Trees are located around the existing on-site structures along Fairview Road and
South Coast Drive. Any impacts to an active raptor nest are considered significant. Sections
3503, 3503.5, and 3513 of the California Fish and Game Code prohibit the take of all birds and
their active nests, including raptors and other migratory non -game birds as set forth in the
Federal Migratory Bird Treaty Act of 1918 (50 CFR Section 10.13).
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measure as identified in the Final Program EIR.
Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Standard Conditions and Requirements
All mature trees shall be retained and incorporated into the final landscape plan where possible.
No tree shall be removed without prior approval of the City of Costa Mesa Planning Division.
Those trees that cannot be retained or relocated shall be replaced with specimen sized trees or
other trees of appropriate size and species under the direction of the Planning Division after
consultation with an arborist.
Mitigation Measures
3-1 Thirty days prior to the issuance of a grading permit for any demolition or construction
activities within 100 feet of existing trees (near Fairview Road and South Coast Drive),
the City of Costa Mesa shall require the applicant to hire a qualified biologist to survey
within the limits of disturbance for that phase of development/construction to determine
the presence of occupied nests of raptor species. Any occupied nests found during survey
efforts shall be mapped on the construction plans.
If nesting activity is present at any raptor nest, the active site shall be protected until
nesting activity has ended in compliance with Section 3503.5 of the California Fish and
Game Code. Nesting activity for raptors in the project region normally occurs from
February 1 to June 30. To protect any nest, the following restrictions on construction are
required between February 1 and June 30 (or unless nests are no longer active as
determined by a qualified biologist):
(1) Clearing limits will be established a minimum of 100 feet in any direction from
any occupied nest; and
(2) Access and surveying will not be allowed within 50 feet of any occupied nest.
Construction during the non -nesting season can occur only at raptor nest sites if a
qualified biologist has determined that the nests are no longer active. If an active nest is
observed during the non -nesting season, the nest shall be monitored by a qualified
biologist, and when the raptor is away from the nest, the biologist will flush any raptor to
open space areas. The biologist will then remove the nest in a manner consistent with
any applicable state or federal laws or regulations so raptors cannot return to it.
Significant Impact
There is a potential for the burrowing owl to forage or nest on the site. Although there is no
existing evidence of nesting on the site, focused surveys prior to grading would be required to
confirm this finding.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
10 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Miti,zation Measures
3-2 Thirty days prior to the issuance of a grading permit, the City of Costa Mesa shall require
the applicant to hire a qualified biologist to survey within the limits of disturbance for
that phase of development/construction to determine the presence of active burrows for
burrowing owl. Any active burrows found during survey efforts shall be mapped on the
construction plans.
If an active burrow is present the active site shall be protected until nesting activity has
ended in compliance with Section 3503.5 of the California Fish and Game Code. Nesting
activity for raptors in the project region normally occurs from February 1 to June 30. To
protect active burrows the following restrictions on construction are required between
February 1 and June 30 (unless burrows are no longer active as determined by a qualified
biologist).
(1) Clearing limits will be established a minimum of 100 feet in any direction from
any active burrow.
(2) Access and surveying will no be allowed within 50 feet of any active burrow.
Construction during the non -nesting season can occur only if a qualified biologist has
determined that the burrows are no longer active. If an active burrow is observed during
the non -nesting season, the burrow shall be monitored by a qualified biologist, and the
biologist will evacuate the burrows in a manner consistent with any applicable state or
federal laws or regulations and using CDFG-approved burrow closure procedures.
Significant Impact
Urban runoff from the project site could adversely affect water quality and affect populations of
aquatic species (amphibians), and species that use downstream riparian areas. Downstream
water quality could also be adversely affected by runoff of nutrients from commercial areas.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
11 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Standard Conditions and Reauirements
Compliance with USACE, Regional Water Quality Control Board (RWQCB) permit conditions
will satisfactorily address water quality issues described in the Program EIR.
Significant Impact
The Greenville -Banning Channel is considered jurisdictional by the U.S. Army Corps of
Engineers pursuant to Section 404 of the Clean Water Act. As a part of the project, the
Greenville -Banning Channel will be graded and reconfigured into a concrete box channel,
resulting in the discharge of materials in the jurisdictional waters.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Prior to issuance of permits for modifications to the Greenville -Banning Channel, the project
applicant shall obtain a Section 404 Permit from the U.S. Army Corps of Engineers (USACE)
and a Section 401 Water Quality Certification from the State Water Resources Control Board or
a waiver from the Regional Water Quality Control Board, Santa Ana Region. The Section 404
Permit shall identify an appropriate avoidance, minimization, and/or compensation program
acceptable to the USACE associated with the loss of 0.4 acre of jurisdictional habitat. Note:
Improvements to the Gisler Channel do not require permits.
LAND USE AND RELATED PROGRAMS
Significant Impact
The project assumes the phased removal of agricultural operations from the project site. As a
part of this action, underground fuel tanks will be removed which may expose contaminated
soils.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
12 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitigation Measures
4-1 A comprehensive soils report prepared by a qualified specialist shall be presented to the
City of Costa Mesa Building Safety Division concurrently with plans for development
that would occur in the area of the existing underground fuel tanks. The report shall
address issues related to the fuel tanks and the proposed remediation program, if needed.
The report shall be subject to the review and approval of the City of Costa Mesa Building
Safety Division and the County of Orange. A grading permit shall not be issued for this
portion of the project site without proof of clearance from the County.
Significant Impact
Although no television reception interference is anticipated, the public has previously expressed
concerns that development on the Home Ranch site would result in such effects.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitigation Measures
4-2 Prior to issuance of the first building permit; a pre -project study of area television
reception shall be undertaken by the property owner/developer to determine baseline
conditions; six months after building completion, a follow-up study of area television
reception shall be undertaken immediately by the property owner/developer. If the City
determines that Alternative A creates a significant impact on broadcast television
reception at local residences, a signal booster or relay system shall be installed on the
roof of the tallest project building to restore broadcast television reception to its original
condition as soon as practicable.
Significant Impact
On-site structures, which may be demolished during project development, could have been
painted with lead-based paint.
13 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitigation Measure
4-3 All buildings shall be tested for the presence of lead-based paint prior to demolition. If
lead-based paint is detected, the material shall be removed and transported to an approved
waste disposal facility in accordance with the requirements of the County of Orange
Health Care Agency.
AESTHETICS
Significant Impact
Although no significant impacts to viewsheds or to sensitive land uses are expected, project
design features are applicable.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features as identified in the Final Program EIR.
Project Design Features
The project incorporates the following design features related to aesthetics and visual resources:
• The proposed IKEA project incorporates signage, landscaping, and exterior lighting that
comply with applicable City requirements.
• The size, height, building materials, and orientation of the IKEA building comply with
applicable City requirements.
The height and intensity of office and industrial park uses comply with applicable City
requirements.
14 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Significant Impact
Glare from sunlight reflected from the proposed office buildings could pose a potentially
significant visual impact to motorists traveling northbound and southbound on I-405.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measure as identified in the Final Program EIR.
Standard Conditions and Requirements
The Home Ranch project will be required to comply with Uniform Building Code provisions,
standard subdivision engineering requirements, and applicable provisions of the Costa Mesa
General Plan and North Costa Mesa Specific Plan as specified in the City's conditions of
approval.
Mitigation Measures
5-1 The North Costa Mesa Specific Plan shall be amended to require that, in conjunction with
the review of the Master Plan be approved prior to construction of four-story light-
industrial/office park buildings (and parking structures, as appropriate) north of South
Coast Drive and west of Susan Street, the three-story townhomes (south of Sunflower
Avenue and east of Susan Street) and five -story office buildings (and parking structures,
as appropriate) south of South Coast Drive and west of Fairview Road, the following
provisions shall be applied:
a. Provision of sufficient setbacks between buildings and Sunflower Avenue, Susan
Street, South Coast Drive, Fairview Road, adjacent to I-405, and from other
buildings to ensure that buildings do not create a "canyon effect."
b. Use of low -reflective materials on buildings and parking structures that do not
promote glare.
C. Provision for architectural design, hardscape features, and landscaping in open
space areas, in surface parking areas, or on parking structures that reflect a
consistent design theme.
15 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
TRANSPORTATION AND CIRCULATION
Significant Impact
IKEA will generate 6,394 average daily trips (ADT), with 43 a.m. peak hour and 431 p.m. peak
hour trips.
At buildout, the Home Ranch Alternative A project will generate 19,938 average daily trips, with
1,738 a.m. and 2,130 p.m. peak hour trips.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR.
Standard Conditions and Requirements
The project applicant shall participate in the implementation of Master Plan of Highways
improvements through the payment of development impact fees. The payment of
development impact fees shall be submitted to the City of Costa Mesa Planning Division for
the mitigation of off-site traffic impacts based on the average daily trips generated by the
development and payable at the time of issuance of building permits. The required fee shall
be paid pursuant to Development Agreement DA -00-01 provisions.
• The project applicant shall be responsible for the payment of fees in accordance with the San
Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to the Costa Mesa
Planning Division prior to the issuance of occupancy permits.
• The project applicant shall comply with a Transportation Demand Management (TDM)
program consistent with the requirements of the City of Costa Mesa TDM Ordinance (Costa
Mesa Municipal Code §13-193-13-200) through the provision of one or more improvements
set forth in the Costa Mesa Municipal Code.
Costa Mesa: Short -Term Background Traffic + IKEA
Significant Impact
The addition of IKEA -related traffic to short-term traffic conditions will significantly impact the
following intersections:
• Harbor Boulevard/Adams Avenue-0.94/LOS E (p.m. peak)
• Harbor Boulevard/South Coast Drive-0.96/LOS E (p.m. peak)
16 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR.
Mitigation Measures
6-1 The applicant shall be responsible for mitigating the IKEA -related project impacts by the
payment of fees to the City of Costa Mesa for the purpose of constructing needed
improvements at the intersection of Harbor Boulevard/South Coast Drive as follows:
Harbor Boulevard/South Coast Drive: In conjunction with the construction of IKEA,
a second westbound left -turn is required. This left -turn lane is part of the City of
Costa Mesa's improvement plan and -is also identified in the Traffic Impact Fee
Program. The resultant level of service would be 0.67/LOS B in the a.m. peak hour
and 0.79/LOS C in the p.m. peak hour.
6-2 The traffic analysis indicates that a number of area circulation improvements will be
required to support the short-term cumulative traffic setting, including completion of
IKEA. The applicant shall be responsible for mitigating the project's impacts by the
payment of funds to the City of Costa Mesa for the purpose of constructing needed
improvements at certain locations that are beyond those identified within the current
General Plan improvements and are not covered in the Traffic Impact Fee Program.
Although not identified in the Traffic Impact Fee Program, the following improvement is
consistent with the General Plan; an amendment to the General Plan Circulation Element
is not required. The following improvement is in this category:
• Harbor Boulevard/Adams Avenue: Convert the fourth southbound through lane to a
shared right-turn/through lane. Payment of fees for the construction of this
improvement shall be paid to the City of Costa Mesa prior to issuance of a building
permit for IKEA. The resultant level of service would be 0.78/LOS C in the a.m.
peak hour and 0.92/LOS E in the p.m. peak hour.
Santa Ana: Short -Term Background Traffic + IKEA
Significant Impact
The addition of IKEA -related traffic to short-term traffic conditions will significantly impact the
following intersection:
. Harbor Boulevard/Warner Avenue-0.95/LOS E (p.m. peak)
17 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitie-ation Measures
6-3 The project applicant shall fund its pro -rata share of the costs of improvements to the
Santa Ana intersection of Harbor Boulevard/Warner Avenue for IKEA project impacts
caused to the intersection. The recommended improvement is as follows:
• Harbor Boulevard/Warner Avenue: Add westbound right -turn overlap signal
phase. The resultant level of service would be 0.89/D in the a.m. peak hour and
0.90/LOS D in the p.m. peak hour.
Costa Mesa: Long -Range Background Traffic + Home Ranch
Significant Impact
As a result of proj ect-related traffic, the following intersections would be significantly impacted:
• Harbor Boulevard/Sunflower Avenue-1.01/LOS F (p.m. peak)
• Bristol Street/Sunflower Avenue-0.96/LOS E and 0.98/LOS E (a.m. and p.m. peaks)
• Harbor Boulevard/South Coast Drive-1.05/LOS F (p.m. peak)
• Fairview Road/South Coast Drive-1.10/LOS F (p.m. peak)
• Fairview Road/I-405 northbound ramp-0.91/LOS E (a.m. peak)
• Fairview Road/I-405 southbound ramp-1.10/LOS F (p.m. peak)
• Bristol Street/Baker Street-0.94/LOS E (p.m. peak)
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
18 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures as identified in the Final Program
EIR.
6-4 For Home Ranch buildout, the project applicant shall construct needed roadway
improvements on and adjacent to the project site to provide access to the site and
circulation within the site. The project applicant shall be responsible for improvements
on Susan Street and South Coast Drive, including signal modifications and appropriate
traffic control at other project driveways.
6-5 As the subsequent phases of the Home Ranch project are submitted to the City of Costa
Mesa, the project traffic study area intersections' performance shall be monitored against
the City's Annual Development Phasing and Monitoring Report to determine when future
improvements are required.
6-6 The traffic analysis indicates that a number of area circulation improvements will be
required to support the cumulative traffic setting, including the complete buildout of
Home Ranch. Some of these improvements are anticipated by the City's Traffic Impact
Fee Program and are intended to be funded by that program. Others substitute for or go
beyond the City's currently anticipated improvement plan and the Traffic Impact Fee
Program designed to implement that plan. Although not identified in the Traffic Impact
Fee Program, the following improvements are consistent with the General Plan; an
amendment to the General Plan Circulation Element is not required.
The project applicant shall be responsible for mitigating the project's impacts by the
payment of funds to the City of Costa Mesa associated with certain locations that are
beyond those identified within the current General Plan Circulation Element. These
circulation improvements shall be completed prior to the creation of a project -specific
impact at these locations or prior to issuance of a Certificate of Occupancy, whichever
occurs first. The timing of these improvements would be determined by the City of Costa
Mesa based on intersection performance monitoring as set forth in Traffic Mitigation
Measures 6-5.
The following improvements are in this category:
• Harbor Boulevard/Sunflower Avenue: Reconfigure the eastbound approach to
provide one left -turn lane, two through lanes, and one right -turn lane. Reconfigure
the westbound approach to provide two left -turn lanes, one through lane, and one
shared through/right-turn lane. The resultant level of service would be 0.74/C in the
a.m. peak hour and 0.89/LOS D in the p.m. peak hour.
• Bristol Street/Sunflower Avenue: Convert the third northbound through lane to a
shared through/right-turn lane. The resultant level of service would be 0.88/LOS D in
the a.m. peak hour and 0.98/LOS E in the p.m. peak hour.
19 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
• Harbor Boulevard/South Coast Drive: Add northbound shared through/right-turn
lane (provide three through lanes, one shared through/right-turn lane, and one
exclusive right -turn lane). Continue this fourth northbound through lane north of the
intersection to an acceptable transition length. Add a second eastbound right -turn
lane. The resultant level of service is 0.65/LOS B in the a.m. peak hour and 0.88/LOS
D in the p.m. peak hour.
It is anticipated that the eastbound right -turn lane at this intersection will be
incorporated into the Citywide Traffic Impact Fee Program for General Plan level
improvements and would be subject to traffic impact fees. If this improvement is not
included in the Program within the next 36 months (following approval of
Development Agreement DA -00-01), the project applicant shall pay $350,000 to the
City for the cost of construction and $35,000 for construction management.
• Fairview Road/South Coast Drive: Convert the second eastbound through lane to a
shared through/right-turn lane. The resultant level of service would be 0.82/LOS D in
the a.m. peak hour and 0.86/LOS D in the p.m. peak hour.
• Fairview Road/I-405 northbound ramps: Convert the second westbound left -turn
lane to a shared left-turn/right-turn lane. The resultant level of service would be
0.81/LOS D in the a.m. peak hour and 0.87/LOS D in the p.m. peak hour.
Fairview Road/I-405 southbound ramps: Add third southbound left -turn lane.
Convert the first eastbound right -turn lane to a shared left-turn/right-turn lane. This
will require the widening of the southbound I-405 onramp to accommodate three
lanes and may require the widening of Fairview Road Bridge over I-405 to add the
third left -turn lane. The resultant level of service would be 0.66/LOS B in the a.m.
peak hour and 0.82/LOS D in the p.m. peak hour. Implementation of these
improvements may be subject to separate, subsequent environmental review in
accordance with CEQA and NEPA.
• Bristol Street/Baker Street: Add third eastbound left -turn lane in lieu of the planned
eastbound right -turn lane. The resultant level of service would be 0.72/LOS B in the
a.m. peak hour and 0.92/LOS E in the p.m. peak hour. Although the proposed
intersection improvements required by the proposed Home Ranch project differ from
the City of Costa Mesa General Plan buildout intersection improvements for this
location, no additional right-of-way beyond that assumed for the General Plan
improvements would required. Therefore, implementation of project -specific
improvements to the intersection of Bristol/Baker would not result in any significant
impacts beyond that anticipated in the Costa Mesa General Plan.
Santa Ana: Long -Range Background Traffic + Home Ranch
Significant Impact
As a result of project -related traffic, the following intersections would be significantly impacted:
• Fairview Road/MacArthur Boulevard-1.18/LOS F (p.m. peak)
• Harbor Boulevard/Segerstrom Avenue-0.99/LOS E (p.m. peak)
20 . Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Such changes or alterations are within the responsibility and jurisdiction of another public
agency and not the agency making the finding. Such changes have been adopted by such other
agency or can and should be adopted by such other agency.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures as identified in the Final Program
EIR.
Mitigation Measures
6-7 The project applicant shall fund its pro -rata share of the costs of improvements associated
with project buildout impacts to the City of Santa Ana intersection of Fairview
Road/MacArthur Boulevard. Pro -rata fees would assist the City of Santa Ana to
configure the intersection as set forth in the Santa Ana General Plan.
If required by the City of Santa Ana, the applicant would also be responsible for all costs
associated with the design and construction of a third eastbound left -turn lane; the
planned eastbound right -turn lane can be eliminated without affecting the intersection's
level of service and lessen the amount of right-of-way needed to implement planned
improvements at this intersection. The level of service would be 0.90/LOS D in the a.m.
peak hour and 1.11/LOS F in the p.m. peak hour.
The implementation of improvements at the intersection of Fairview Road/MacArthur
Boulevard would require the acquisition of right-of-way for additional roadway widening
along the south side of MacArthur Boulevard. Implementation of these improvements
may be subject to separate, subsequent environmental review in accordance with the
CEQA Guidelines.
6-8 The project applicant shall fund its pro -rata share of the costs of improvements associated
with project buildout impacts to the City of Santa Ana intersection of Harbor
Boulevard/Segerstrom Avenue. The recommended improvement to the intersection is as
follows:
• Harbor Boulevard/Segerstrom Avenue: Modify the traffic signal operations to
allow a right -turn overlap phase for westbound right -turn movements. The resultant
level of service would be 0.75/LOS C in the a.m. peak hour and 0.93/LOS E in the
p.m. peak hour.
21 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
NOISE
Short -Term Construction Noise
Sienificant Impact
For short periods of time, grading equipment could operate directly across Fairview Road from
the residences along the eastern property line and, depending upon construction phasing, on-site
residential units, generating significant noise levels. This is a short-term significant noise
impact.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measure as identified in the Final Program EIR.
Standard Conditions and Requirements
• The City of Costa Mesa has adopted a Noise Ordinance that excludes control of construction
activities during the hours between 7 a.m. and 8 p.m. All noise generating construction
activities within 500 feet of residential areas should be limited to these hours.
• The project applicant shall prepare a truck route plan for review and approval by the City of
Costa Mesa Engineering Division prior to the approval of the construction access permit. The
truck route plan shall preclude truck routes through residential areas, as well as along South
Coast Drive east of Fairview Road.
Mitigation Measures
8-1 If pilings are required, the project applicant shall investigate and use, if conditions allow,
alternatives to pile driving including, but not limited to, pile drilling and pile vibrating.
Long -Term Off -Site Impacts
Sienificant Impact
With the exception of the IKEA site, specific users of the site have not been identified by the
project applicant. There is a possibility that tenants of the project will generate noise levels that
may exceed the City's Noise Ordinance criteria at nearby residences. The Home Ranch
Alternative A project is expected to generate noise associated with parking lot/structure activities
and loading dock/track delivery activities. Typically office uses do not generate significant noise
levels. However, office service -related tenants could create noise impacts. Such uses should be
located away from the residential areas located east of Fairview Road.
22 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Maximum noise levels generated by parking lot and parking structure activities are often
considered annoying.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR.
Standard Conditions and Requirements
All activities on the project site are required to comply with the City of Costa Mesa Noise
Ordinance standards.
Mitigation Measures
8-2 Land uses with the potential to significantly impact residential areas east of Fairview
Road shall be sited at a sufficient distance to avoid noise impacts on residences. This
determination of sufficient distance shall be determined based on the findings of an
acoustical analysis prepared for development along Fairview Road. In compliance with
the provisions of the California Administrative Code, Title 25, Chapter 1, Subchapter 1,
Article 4, the project applicant shall submit an acoustical analysis of the proposed
development, prepared under the supervision of a person experienced in the field of
acoustical engineering. The acoustical analysis shall evaluate existing and projected
noise levels, noise attenuation measures to be applied, and noise insulation effectiveness
of the proposed construction. The person preparing the report shall, under the direction
of a person experienced in the field of acoustical engineering, perform an inspection of
the project prior to or at the time of the framing inspection to certify that construction
techniques comply with the recommendations within the acoustical analysis. Upon
completion of the subject structures, field tests may be required under the provisions of
Title 25.
8-3 The project applicant shall submit detailed plans for all parking structures prior to the
issuance of a grading or building permit for the structure. Said plans shall be
accompanied by an acoustical study prepared by a City -approved acoustical expert to the
satisfaction of the Costa Mesa Planning Division. The acoustical study shall demonstrate
that all feasible sound attenuation in compliance with the City's Noise Ordinance has
been incorporated into parking structure design, including but not limited to brushed
driving surfaces (textured), limited openings oriented toward sensitive noise sources, etc.
23 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Long -Term On -Site Impacts
Significant Impact
The IKEA home furnishings store requires noise attenuation to achieve interior noise standards.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitigation Measures
8-4 The entire IKEA building shall be mechanically ventilated in accordance to the Uniform
Building Code in order to achieve 55 CNEL interior noise standards. An acoustical
engineer shall conduct an inspection of the project prior to or at the time of the framing
inspection to certify that construction techniques comply with recommendations within
the acoustical analysis. Upon completion of the structures, field tests may be required
under the provisions of Title 25.
Significant Impact
The specific locations of office and industrial park buildings on the site have not been
determined. Offices and retail uses along I-405, Fairview Road, South Coast Drive, Sunflower
Avenue, and Susan Street could be significantly impacted by traffic noise. Such uses would be
required to reduce indoor traffic -related noise levels to comply with City requirements.
Retail buildings and any retail areas of office buildings exposed to noise levels greater than 75
CNEL will require detailed outdoor to indoor noise reduction calculations to show compliance
with the 55 CNEL interior noise standard. Buildings with operable windows receive a maximum
12 dB outdoor to indoor noise reduction. Buildings that would be exposed to traffic noise levels
12 dB greater than the applicable indoor noise standard will need to have windows closed to
achieve the noise standard. Windows do not have to be sealed shut, but closeable at the
occupants' discretion. In order to assume that windows can remain closed, adequate ventilation
in compliance with the Uniform Building Code is required.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
24 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure as identified in the Final Program
EIR.
Mitigation Measures
8-5 Buildings with private offices exposed to noise levels greater than 65 CNEL, general
offices exposed to noise levels greater than 70 CNEL, and retail space exposed to noise
levels greater than 75 CNEL shall be required to have detailed acoustical engineering
calculations performed to demonstrate compliance with the City of Costa Mesa standards.
In compliance with the provisions of the California Administrative Code, Title 25,
Chapter 1, Subchapter 1, Article 4, the project applicant shall submit an acoustical
analysis of the proposed development, prepared under the supervision of a person
experienced in the field of acoustical engineering. The acoustical analysis shall evaluate
existing and projected noise levels, noise attenuation measures to be applied, and the
noise insulation effectiveness of the proposed construction. Acoustical calculations shall
be submitted to the City of Costa Mesa prior to the issuance of building permits.
Private offices exposed to noise levels greater than 57 CNEL, general offices exposed to
noise levels greater than 62 CNEL, and retail space exposed to levels greater than 67
CNEL shall be mechanically ventilated in order that windows can remain closed;
windows do not need to be sealed shut but closeable by the occupant to achieve the
applicable indoor noise standard. Mechanical ventilation shall be provided in accordance
with the requirements of the Uniform Building Code.
The person preparing the report shall, under the direction of a person experienced in the
field of acoustical engineering, perform an inspection of the project prior to or at the time
of the framing inspection to certify that construction techniques comply with the
recommendations within the acoustical analysis. Upon completion of the subject
structures, field tests may be required under the provisions of Title 25.
Significant Impact
Medium -density residential could be exposed to noise levels in exceedance of the City's Noise
Ordinance.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures as identified in the Final Program
EIR.
25 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Mitigation Measures
8-6 Prior to the issuance of precise grading permits for the residential development, a detailed
acoustical engineering study shall be prepare to determine the location and heights of
noise barriers required to meet the City's 65 outdoor standard for residential living areas.
Noise sources are from vehicles along Sunflower Avenue and Susan Street, and the
Automobile Club of Southern California parking areas. It is expected that noise barriers
of 5 to 6 feet in height would be required; balconies would also require barriers.
Residences along Susan Street and Sunflower Avenue and adjacent to the Automobile
Club parking areas shall be mechanically ventilated in accordance with the Uniform
Building Code to achieve the 45 CNEL interior noise standard. Detailed calculations
shall be prepared to show 24 dB of outdoor -to -indoor noise reduction for residences
located within 94 feet from the centerline of Sunflower Avenue and 64 feet from the
centerline of Susan Street, and adjacent to the Automobile Club parking areas.
8-7 Prior to the issuance of building permits for residential development, an acoustical
analysis shall be performed and submitted to the City of Costa Mesa to demonstrate
compliance with the City of Costa Mesa 45 dB interior noise standard. In compliance
with the provisions of the California Administrative Code, Title 25, Chapter 1,
Subchapter 1, Article 4, the project applicant shall submit an acoustical analysis of the
proposed development, prepared under the supervision of a person experienced in the
field of acoustical engineering. The acoustical analysis shall evaluate existing and
projected noise levels, noise attenuation measures to be applied, and the noise insulation
effectiveness of the proposed construction.
The person preparing the report shall, under the direction of a person experienced in
acoustical engineering, perform an inspection of the project prior to/at the time of the
framing inspection to certify that construction techniques comply with the
recommendations in the acoustical analysis. Upon completion of structures, field tests
may be required under the provisions of Title 25.
- •�
Significant Impact
Alternative A assumes the retention of the Segerstrom House, garage, and guesthouse in their
existing locations. The Segerstrom Barn will be moved within the site closer to the Segerstrom
House. Project development could potentially impact these structures.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
26 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features, standard conditions and requirements, and
adoption of the following mitigation measures as identified in the Final Program EIR.
Project Design Features
Retention of the Segerstrom House, two associated structures, and the Segerstrom Barn would
prevent significant impacts to historic resources. As part of the project, the applicant has
proposed that an historic preservation area be delineated on the site. No development would be
permitted within this preservation area without CEQA review and consideration by the City of
Costa Mesa. There are no project design features that would prevent potential impacts to
prehistoric archaeological or paleontological resources.
City Policies and Development Standards
The Historic Preservation Ordinance (City of Costa Mesa Chapter IX, Article 14. Historic
Preservation Ordinance, Section 13-200.51 et seq.) includes evaluation criteria, requirements for
certificates of appropriateness to alter or demolish a property, and a range of incentives available
to owners of historic properties.
North Costa Mesa Specific Plan Development Standards
20. Promote the preservation of the Segerstrom family house and barn in its current location
by allowing the development potential of the site to be transferred to the adjacent
Commercial Center area. At such time as the development potential transfer occurs,
amend the General Plan to an appropriate land use designation and record a land use
restriction for the property, which recognizes the long-term preservation of these
buildings as historical/cultural resources. Ownership of the property could remain with
the Segerstrom family until such time as they wished to sell the property, at which time
the City or other public or non-profit agencies would be given first right of refusal in
obtaining the property.
21. All buildings permitted under the Commercial Center designation should be set back
from the farmhouse site so as to not visually encroach into this area. Buffering could
include walls/fencing, landscaping, and/or parking areas.
22. Consideration should be given to physically linking the Commercial Center uses to the
farmhouse site with pedestrian paths.
27 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Mitigation Measures
9-1 Changes or alterations to the exterior of the Segerstrom House and associated garage and
guest house, and/or the Segerstrom Barn shall be approved by the City of Costa Mesa as
being consistent with The Secretary of the Interior's Standards for the Treatment of
Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and
Reconstructing Historic Buildings (Weeks and Grimmer, 1995). The Secretary of the
Interior's Standards for the Treatment of Historic Properties with respect to rehabilitation
acknowledges the need to alter or add to a historic property to meet continuing or
changing uses while retaining the property's historic character.
9-2 Prior to the relocation of the Segerstrom Barn, the applicant shall have prepared and
completed, to the satisfaction of the City of Costa Mesa, an Historic American Buildings
Survey (HABS). The HABS documentation shall be prepared by an architectural
historian. Documentation data shall remain available for public review at a location
determined jointly by the City and applicant, in perpetuity.
9-3 At such time that the applicant proposes a Master Plan for the balance of the project site,
the precise boundaries of the preservation area, transfer of development rights, transfer of
ownership to the City of Mesa or a non-profit agency/organization, provisions for long-
term preservation, and site buffering issues shall be identified. At such time that the
boundaries of the preservation area are defined, the City of Costa Mesa shall initiate a
general plan amendment to designate the area Public/Semi-Public.
Sienificant Impact
The potential for discovery of archaeological remains is low. Disturbance of unique resources
would be considered a significant impact.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures as identified in the Final Program
EIR.
Mitigation Measures
9-4 An Orange County -certified archaeologist shall be retained at the expense of the project
applicant to attend pre -grade meetings and to monitor earthmoving activities, including
clearing, grubbing, and grading of site. The archaeologist shall carefully inspect the
property to assess the potential for significant prehistoric or historic remains. If a site or
resource is uncovered, then a subsurface evaluation may be needed to assess the resource.
Further subsurface investigation may be needed if the site or resource is determined to be
unique/important for its prehistoric information.
28 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
9-5 During construction activities, the archaeologist shall have the authority to temporarily
divert or redirect grading to allow time to evaluate any exposed prehistoric or historic
material. In accordance with Public Resources Code 5097.94, if human remains are
found, the Orange County coroner must be notified within 24 hours of the discovery. If
the coroner determines that the remains are not recent, the coroner will notify the Native
American Heritage Commission in Sacramento to determine the most likely descendent
for the area. The designated Native American representative would, then determine, in
consultation with the property owner the disposition of the human remains.
9-6 A final survey and monitoring report, including an itemized inventory and pertinent field
data, shall be sent to the property owner and filed with the South Central Coastal
Information Center at California State University at Fullerton.
9-7 Any recovered prehistoric and historic artifacts shall be offered, on a first right -of -refusal
basis, to a repository with a retrievable collection system and educational and research
interest in the materials such as the Fowler Museum of Cultural History (UCLA) and
California State University at Fullerton.
Significant Impact
There are no known paleontological localities at the site. Trenching/excavation activities could
impact these resources.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures as identified in the Final Program
EIR.
Mitigation Measures
9-8 An Orange County -certified paleontologist shall be retained at the expense of the project
applicant to attend pre -grade meetings to discuss the monitoring, collecting, and safety
procedures for the project, and shall supervise the monitoring of earthmoving activities,
including clearing, grubbing, and grading of site. Particular attention shall be paid to
areas of the site where excavations below three feet would occur. The paleontologist
shall carefully inspect these areas to assess the potential for significant fossil localities.
The paleontologist shall tailor the monitoring schedule to the lithologies present, rate of
fossil recovery, the numbers of spreads working simultaneously, and the cubic foot
amounts of rock being excavated or disturbed. Monitoring shall occur under the
supervision of an Orange County -certified paleontologist.
9-9 The paleontological monitor shall have the authority to temporarily divert or redirect
grading to allow time to evaluate any exposed fossil material.
29 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
9-10 During monitoring, any scientifically significant specimens shall be properly salvaged
after evaluation by, and under the supervision of, the paleontologist. Screening of
sediments shall routinely be conducted during monitoring under the supervision of the
paleontologist to sample significant small vertebrate remains. During fossil salvage,
contextual stratigraphic data shall also be collected. This would include lithologic
descriptions, localities plotted on a USGS 7.5' Series topographic quadrangle,
photographs, and field notes.
9-11 Specimens shall be prepared to the point of identification, identified, and curated on a
long-term loan basis in a suitable repository that has a retrievable storage system. Fees
for curation shall be the responsibility of the applicant.
9-12 A final report shall be prepared at the end of earthmoving activities, and shall include an.
itemized inventory of recovered fossils and appropriate stratigraphic and locality data.
This report shall be sent to the City of Costa Mesa to signify the end of mitigation.
Another copy shall accompany any recovered fossils, along with field logs and
photographs, to the designated repository.
PUBLIC SERVICES AND UTILITIES
Police Protection
Significant Impact
The Costa Mesa Police Department has indicated that the Home Ranch project may require
additional personnel and/or equipment. Additional personnel could include police officer
positions and/or support personnel. Phasing of the development of the project would allow the
applicant and Police Department to continue to coordinate to ensure that adequate police
protection services can be provided.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR.
Standard Conditions and Requirements
As final building plans are submitted to the City of Costa Mesa for review and approval, the
Costa Mesa Police Department shall review. all plans for the purpose of ensuring that design
requirements are incorporated into building design to increase safety and avoid unsafe
conditions. These measures shall focus on the following:
30 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
— Lighting shall be provided in open areas and parking lots.
— Twenty-four hour private security shall be provided for commercial and industrial uses.
— Required building address numbers shall be readily apparent from the street and rooftop
building identification shall be readily apparent from police helicopters for emergency
response agencies.
— Commercial/office building standards for security.
— Landscaping requirements.
— Emergency vehicle parking areas shall be designated within close proximity to buildings.
Concurrent with the issuance of building permits, the applicant shall pay City of Costa Mesa
Police Department impact fees, if such a program is in effect at that time.
Mitigation Measures
10-1 Prior to the initiation of grading, a construction security service shall be established at the
construction site. Initially, the service shall ensure that no unauthorized entry is made
into the construction area. For the duration of each phase of construction, the project
applicant shall provide sufficient on-site security personnel on a 24-hour, 7 days a week
basis, to patrol all areas of construction and prohibit unauthorized entry. Evidence of
compliance with this requirement is subject to periodic site inspections by City staff.
10-2 Private, on-site security services shall be provided by the project applicant as the project
is developed and operational.
Fire Protection
Significant Impact
Buildout of the project is expected to require the need for a new fire station/substation. The City
continues to monitor its fire protection needs in north Costa Mesa, in conjunction with its Fire
Protection Impact Fee Study, to determine when the station/substation would be required.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features, standard conditions and requirements, and
adoption of the following mitigation measure as identified in the Final Program EIR.
31 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Project Design Features
A water delivery system designed to provide adequate fire flows to the project site and roadway
system to provide adequate access to and through the site is a part of the project design.
Standard Conditions and Requirements
Concurrent with the issuance of building permits, the applicant shall pay the North Costa Mesa
Fire System Fee in effect at that time.
Each final master plan for the project site shall provide sufficient capacity for fire flows required
by the City of Costa Mesa Fire Department.
Vehicular access must be provided and maintained serviceable throughout construction to all
required fire hydrants.
Mitigation Measures
10-3 Within three years of recordation of the Home Ranch Development Agreement DA -00-
01, the City of Costa Mesa shall prepare and complete a fire suppression study to
determine if a fire station is needed on the Home Ranch site. If the findings of the study
determine that a station is needed, the project applicant shall dedicate, at no cost to the
City of Costa Mesa, a maximum 30,000 -square -foot parcel of undeveloped land owned
by the owner, either within Home Ranch or the nearby vicinity, for a future fire station.
Terms of the agreement are set forth in Development Agreement DA -00-01.
Water Service
Significant Impact
The project area is served by a water system that has adequate water pressure and volumes to
serve the project site. Potable and non -potable water service can be provided to the project.
Improvements to this system would be determined upon submittal of detailed building plans.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level. that is less than
significant by inclusion of project design features, standard conditions and requirements and
adoption of the following mitigation measure as identified in the Final Program EIR.
Project Design Features
All on-site irrigation lines for recycled water would be designated to minimize the potential for
cross connection with potable water lines.
32 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Design requirements would be specified for potable and recycled water plumbing systems within
proposed buildings.
Standard Conditions and Requirements
Prior to the issuance of building permits, the project applicant shall pay the applicable
connection fees charged to new development by the Mesa Consolidated Water District.
Water conservation measures, as required by the State of California, shall be incorporated into
building plans for the project. These may include, but are not limited to, the following:
— Health and Safety Code Section 17921.3, which requires low -flush toilets and urinals in all
new construction;
— Title 24, California Administrative Code Sections 2-5352(I) and 0) which require insulation
of water -heating systems and pipe insulation to reduce water used before hot water reaches
equipment or fixtures; and,
— Government Code Section 7800, which specifies that lavatories in all public facilities be
equipped with self-closing faucets.
Mitigation Measures
10-4 Landscape irrigation watering shall be restricted to late night and early morning hours.
Wastewater Service
Significant Impact
The project's expected demands on the sewer collection system exceed the anticipated flow as
set forth in the Orange County Sanitation District Strategic Plan. The Sanitation District has
indicated that they can serve the project.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features and standard conditions and requirements as
identified in the Final Program EIR.
Project Design Features
All on-site wastewater sewer lines will be provided and tied into the existing sewer line system.
33 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Standard Conditions and Requirements
Prior to issuance of building permits, a letter shall be obtained from the Costa Mesa Sanitary
District and the Orange County Sanitation District verifying that there is sufficient capacity in
the receiving trunk lines to serve the project.
Prior to the issuance of a connection permit(s), the applicant shall pay the applicable connection
fees.
All on-site wastewater sewer lines will be provided and tied into the existing sewer line system.
Solid Waste
Significant Impact
Alternative A is expected to generate 1,690 tons of waste annually. The Orange County
Integrated Waste Management District has indicated that adequate capacity for Alternative A is
available. No significant impacts are expected.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Although no significant impacts to solid waste disposal have been identified, the following
measures are recommended to minimize waste disposal and assist the City of Costa Mesa in
compliance with AB 939.
• In accordance with the requirements of AB 939, construction contractors shall reuse
construction forms where practicable or applicable, attempt to balance soils on the site,
minimize over cutting of lumber and polyvinyl chloride (PVC) piping where feasible, and
reuse landscape containers to the extent feasible.
• Recycling bins for glass, metals, paper, wood, plastic, green waste, and cardboard shall be
placed on the construction sites for use by construction workers.
• In construction specifications and bid packages, require building materials made of recycled
materials, to the extent feasible and economically practical.
• As a part of the ongoing operations of the Home Ranch project, the following measures shall
be integrated into project design:
34 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
— Source reduction, source separation, and recycling measures shall focus on paper
goods, yard waste, plastic, wood waste, and glass;
— "Buy -recycled" policies, such as price preferences for recycled products;
— Source reduction policies;
— In-house recycling;
— Drop-off sites;
— Employee education;
— Customer education; and,
— Manufacturing design modification to promote source reduction or recycling.
Schools
Significant Impact
Twenty-seven students would be generated by the Home Ranch Alternative A project. The
project would not result in the need to expand existing or construct new school facilities. No
significant impacts are expected.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Prior to issuance of a building permit, the project applicant shall pay developer fees to the
Newport -Mesa Unified School District pursuant to the requirements established in SB 50. The
amount of fees to be paid will be determined based on the established State formula for
determining construction costs.
Parks And Recreation
Significant Impact
If the project site were subdivided, the residential component of Alternative A would generate
the need for 2.13 acres of parkland.
35 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
The project applicant shall be responsible for the dedication of 2.13 acres of parkland within the
City of Costa Mesa or payment of parkland in -lieu fees as stipulated in the Costa Mesa
Municipal Code.
Electricity
Significant Impact
Electric loads for Alternative A fall within SCE's estimates of future demand in the area.
Implementation of Alternative A would not result in a significant impact on electrical services or
facilities.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Prior to the recordation of final Master Plans, the applicant shall provide to the City of Costa
Mesa, a letter from Southern California Edison Company and Southern California Gas Company
indicating their ability to provide service to the project.
Natural Gas
Significant Impact
The Gas Company has identified that the natural gas demand generated by the project is within
its projected future demand for the area and could be accommodated by existing facilities. The
provision and installation of gas facilities would not result in additional significant
environmental impacts.
36 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and requirements as identified in the Final
Program EIR.
Standard Conditions and Requirements
Structures on the site shall be required to meet the Energy Building Regulations adopted by the
California Energy Commission (Title 24). Meeting these specifications would conserve non-
renewable natural resources to levels acceptable to the State.
The applicant shall comply with guidelines provided by Southern California Edison Company
with respect to easement restrictions, construction guidelines, and potential amendments to right-
of-way in the areas of any existing Southern California Edison Company easements.
B. IMPACTS THAT CANNOT BE MITIGATED TO A LEVEL CONSIDERED LESS
THAN SIGNIFICANT
The following sets forth all significant effects of the Home Ranch Alternative A project that
remain significant and unavoidable after mitigation.
LAND USE AND PLANNING PROGRAMS
Significant Impact
Implementation of the project would result in the loss of approximately 41.27 acres of land
currently designated as Prime Farmland and 32.7 acres of land designated as Farmland of
Statewide Importance by the California Department of Conservation. The project's contribution
to the loss of Prime Farmland and Farmland of Statewide Importance is considered
cumulatively considerable.
Finding
Specific economic, legal, social, technological, or other considerations, including considerations
for the provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the environmental impact report.
Facts in Support of Finding
The significant effect cannot be reduced to a level less than significant. The unavoidable effect
is considered acceptable when balanced against the facts set forth in the Statement of Overriding
Considerations.
37 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Mitieation Measures
The only mitigation available is avoidance as set forth in the No Project/No Development
Alternative. This is not considered a feasible measure and would be inconsistent with the
existing Costa Mesa land use designations for the site that would allow for the development of
the Home Ranch site with Medium Density Residential and Industrial Park land uses.
Significant Impact
Implementation of the project would result in the conversion of agricultural land to urban land
uses. The Home Ranch site is designated Medium Density Residential and Industrial Park. The
Costa Mesa General Plan Open Space Element classifies open space land and uses as Permanent
Open Space, Interim Open Space, and Institutional Open Space. The Home Ranch site is
identified by the City as Interim Open Space, which is defined as privately -owned land that is
vacant or used for agricultural production. Such properties are considered interim open space
because of their anticipated conversion to urban development. Throughout the City, properties
in agricultural production have General Plan land use designations of Urban Center Commercial,
High Density Residential, Medium Density Residential, or Industrial Park. Since 1970, the City
of Costa Mesa General Plan has assumed the eventual conversion of all agricultural areas to
urban development. The City of Costa Mesa 1990 General Plan Final EIR No. 1044 notes that
the incremental loss of agricultural lands countywide represents a significant and unavoidable
cumulative impact. Alternative A's contribution to this cumulative impact is considered
cumulatively considerable. This unavoidable cumulative impact was overridden by the Costa
Mesa City Council in favor of the 1990 General Plan development goals and objectives.
Finding
Specific economic, legal, social, technological, or other considerations, including considerations
for the provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the environmental impact report.
Facts in Support of Finding
The significant effect cannot be reduced to a level less than significant. The unavoidable effect
is considered acceptable when balanced against the facts set forth in the Statement of Overriding
Considerations.
Mitigation Measures
The only mitigation available is avoidance (the No Project/No Development Alternative). This
is not considered a feasible measure and would be inconsistent with the existing Costa Mesa land
use designations for the site that would allow for the development of the Home Ranch site with
Medium Density Residential and Industrial Park land uses. As noted above, since 1970, the City
of Costa Mesa General Plan has assumed the eventual conversion of all agricultural areas to
urban development. The City of Costa Mesa 1990 General Plan Final -EIR No. 1044 notes that
the incremental loss of agricultural lands countywide represents a significant and unavoidable
cumulative impact. Alternative A's contribution to this cumulative impact is considered
cumulatively considerable. This unavoidable cumulative impact was overridden by the Costa
Mesa City Council in favor of the 1990 General Plan development goals and objectives.
38 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
POPULATION, EMPLOYMENT, AND HOUSING
Significant Impact
Alternative A, in conjunction with the South Coast Plaza Town Center project (both which
required general plan amendments), would exacerbate the imbalance between jobs and housing
in the city of Costa Mesa. Both the Home Ranch and Town Center projects would provide more
jobs and increase the demand for housing beyond the levels set forth in the 1990 Costa Mesa
General Plan. The decision to relocate one's residence because of an employment opportunity is
a very individualized decision. Although it is not a reasonable worst-case assumption to assume
that 100 percent of the employees associated with the Home Ranch project would choose to
reside in the City of Costa Mesa, Alternative A's contribution to an increased need for housing in
the City is considered a cumulatively significant local housing demand impact.
Finding
Specific economic, legal, social, technological, or other considerations, including considerations
for the provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the environmental impact report.
Facts in Support of Finding
The significant effect cannot be reduced to a level less than significant. The unavoidable effect
is considered acceptable when balanced against the facts set forth in the Statement of Overriding
Considerations.
Project Design Features
As a part of Alternative A, up to 192 for -sale residences would be provided on the Home Ranch
site.
AIR QUALITY
Short -Term Construction -Related Emissions
Significant Impact
IKEA: Short-term construction -related emissions would result in significant particulate matter
(PMIo) and nitrogen oxide (NOx) air quality impacts on the peak day, and NOx emissions will be
significant for the peak quarter.
Buildout: Construction emissions of NOx and PM10 will be significant for the peak day and peak
quarter.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate the
significant effects on the environment.
39 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Specific economic, legal, social, technological, or other considerations, including considerations
for the provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the environmental impact report.
Facts in Support of Finding
The significant effect has been substantially lessened but cannot be reduced to a level less than
significant by inclusion of standard conditions and requirements and adoption of the following
mitigation measures as identified in the Final Program EIR. The unavoidable effect is
considered acceptable when balanced against the facts set forth in the Statement of Overriding
Considerations.
Recommended Measures
The following are recommended but not required:
a. Provide temporary traffic controls (e.g., flag person) during all phases of
construction activities to maintain traffic flow.
b. Schedule construction activities that affect traffic flow on the arterial system to
off-peak hours, to the degree practicable.
C. Re-route construction trucks away from congested streets, to the degree
practicable. Note: The truck route plan for the project shall preclude truck routes
through residential areas, as well as along South Coast Drive east of Fairview
Road.
d. Provide dedicated turn lanes for movement of construction trucks and equipment
on and off the project site, where feasible.
e. Use electricity from power poles rather than temporary diesel -powered or
gasoline -powered generators, where feasible.
Standard Conditions and Requirements
All construction contractors shall comply with SCAQMD regulations, including Rule 402, the
Nuisance Rule, and Rule 403, Fugitive Dust. Prior to the issuance of a grading permit where
grading will occur on more than 50 acres at one time, the applicant shall submit a grading plan or
grading contingency plan to the SCAQMD in accordance with Rule 403. All grading (regardless
of size) shall apply best available control measures for fugitive dust in accordance with Rule 403.
To ensure that the project is in full compliance with applicable SCAQMD dust regulations and
that there is no off-site nuisance impact, the contractor will implement each of the following:
a. Develop a project grading plan or contingency plan and submit the plan to the
SCAQMD consistent with the provisions of Rule 403. (Note: only applicable
where more than 50 acres are graded.)
b. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever
watering is necessary to prevent visible dust emissions from exceeding 100 feet in
any direction.
40 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
C. Apply chemical stabilizers to disturbed surface areas (completed grading areas)
within five days of completing grading or apply dust suppressants or vegetation
sufficient to maintain a stabilized surface.
d. Water excavated soil piles hourly or cover with temporary coverings.
e. Water exposed surfaces at least twice a day under calm conditions. Water as
often as needed on windy days when winds are less than 25 miles per day or
during very dry weather in order to maintain a surface crust and prevent the
release of visible emissions from the construction site.
f. Wash mud -covered tires and under -carriages of trucks leaving construction sites.
g. Provide for street sweeping, as needed, on adjacent roadways to remove dirt
dropped by construction vehicles or mud, which would otherwise be carried off
by trucks departing project sites.
h. Securely cover loads with a tight fitting tarp on any truck leaving the construction
sites to dispose of debris.
i. Cease grading during periods when winds exceed 25 miles per hour.
Mitigation Measure
7-1 In order to reduce diesel fuel engine emissions, the project applicant shall require that all
construction bid packages include a separate "Diesel Fuel Reduction Plan." This plan
shall identify the actions to be taken to reduce diesel fuel emissions during construction
activities (inclusive of grading and excavation activities). Reductions in diesel fuel
emissions can be achieved by measures including, but not limited to, the following: a) use
of alternative energy sources, such as compressed natural gas or liquefied petroleum gas,
in mobile equipment and vehicles; b) use of "retrofit technology," including diesel
particulate traps, on existing diesel engines and vehicles; c) other appropriate measures.
Prior to issuance of a grading permit, the Diesel Fuel Reduction Plan shall be filed with
the City of Costa Mesa Planning Division.
Operational Emissions
Sienificant Impact
IKEA: IKEA will generate significant operational emissions for CO, NOx, and ROC.
Home Ranch: Buildout of the project site uses will result in significant regional emissions from
vehicles and utilities in CO, NOx, ROC, and PMIO during its normal operations.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate the
significant effects on the environment.
41 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Specific economic, legal, social, technological, or other considerations, including considerations
for the provision of employment opportunities for highly trained workers, make infeasible the
mitigation measures or alternatives identified in the environmental impact report.
Facts in Support of Finding
The significant effect has been substantially lessened but not to a level less than significant by
inclusion of standard conditions and requirements and adoption of the following mitigation
measures as identified in the Final Program EIR. The unavoidable effect is considered
acceptable when balanced against the facts set forth in the Statement of Overriding
Considerations.
Recommended Measures
The following are recommended but not required:
a. Use built-in energy-efficient appliances to reduce energy consumption and
emissions.
b. Use energy-efficient and automated controls for air conditioners and lighting to
reduce electricity consumption and associated emissions.
C. Install special sunlight -filtering window coatings or double -paned windows to
reduce thermal loss.
d. Use light-colored roofing materials as opposed to dark roofing materials to
conserve electrical energy for air conditioning.
e. Provide shade trees in residential subdivisions as well as public areas including
parks to reduce building heating and cooling needs.
Standard Conditions and Requirements
To reduce emissions from project -related vehicle trips, the project applicant shall adhere to the
City of Costa Mesa Municipal Code §13-193 through 13-200 (Transportation Demand
Management) and the South Coast Air Quality Management District Regulation XV to reduce
vehicle miles traveled to the maximum extent feasible. The code includes measures such as:
— Preferential parking for carpool vehicles;
— Bicycle parking and shower facilities;
— Information provided to employees on transportation alternatives;
— Rideshare vehicle loading areas;
— Vanpool vehicle accessibility; and,
— Bus stop improvements.
42 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
To reduce emissions from the power plant providing electricity to the site, prior to the issuance
of building permits, the project applicant shall demonstrate to the satisfaction of the City of
Costa Mesa Building Safety Division that the project shall adhere to Title 24 of the California
Code that requires new development to use energy efficient electrical and mechanical systems.
C. FINDINGS REGARDING ORIGINALLY PROPOSED PROJECT AND OTHER
ALTERNATIVES
ORIGINALLY PROPOSED PROJECT
Description
The Originally Proposed Project assumes development of the Home Ranch site with retail,
office, office -related, industrial park, and residential land uses. The Originally Proposed Project
assumed a definitive retail use, a 308,000 -square -foot IKEA home furnishings store on 17.2
acres of the 93.34 -acre project site. For the remainder of the site, the Originally Proposed
Project assumed that office, office -related, institutional, and residential land uses would be
permitted, but no site-specific users or information were known or proposed. As with
Alternative A, the Originally Proposed Project assumes that the project site would undergo
phased development with a range of uses allowed by the current land use designations. Based on
these assumptions and in addition to the IKEA store, the project site could be developed with
791,050 square feet of office and office -related uses on 45.4 acres south of South Coast Drive,
252,648 square feet of industrial park uses on 14.5 acres north of South Coast Drive and west of
Susan Street, and up to 464 high-density residential apartments on 16 acres south of Sunflower
Avenue and east of Susan Street. As with Alternative A, the Originally Proposed Project
assumes the on-site retention of the Segerstrom House and its associated garage and guesthouse,
and the Segerstrom Barn. Improvements to the Greenville -Banning Channel and Gisler Channel
would also occur as apart of the Originally Proposed Project.
Amendments to the City of Costa Mesa General Plan and North Costa Mesa Specific Plan and a
zone change would be required to implement the Originally Proposed Project. The City of Costa
Mesa General Plan designates approximately 30.5 acres located to the north of South Coast
Drive as Medium Density Residential and 62.84 acres to the south of South Coast Drive as
Industrial Park. Existing zoning designations for these areas located north and south of South
Coast Drive are PDR -MD (Planned Development Residential -Medium Density) and PDI
(Planned Development Industrial), respectively. Of the 30.5 acres north of South Coast Drive
and designated Medium Density Residential, 16 acres would be designated High Density
Residential and 14.5 acres would be designated Industrial Park. The 62.84 acres located south
of South Coast Drive and designated Industrial Park would be designated Commercial Center.
The zoning designations on the site would also change from PDR -MD to PDR -NCM (Planned
Development Residential -North Costa Mesa) and PDI, north of South Coast Drive. South of
South Coast Drive, the existing PDI zoning designation would change to PDC (Planned
Development Commercial). A General Plan amendment would be required to delete the bike
trail undercrossing from Gisler Avenue to the project site, as designated in the Costa Mesa
General Plan Master Plan of Bikeways. No modifications to height restrictions for the project
site are assumed.
43 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
This Originally Proposed Project assumed a 0.41 FAR for IKEA and a 0.40 FAR for the
industrial park and office sites. The high-density residential development would occur at a
density of 29 dwelling units per acre. Trip budgets for the Originally Proposed Project would be
higher than assumed under the existing land use designations for the Home Ranch site.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
The Originally Proposed Project would not eliminate unavoidable impacts that would occur with
Alternative A (loss of agricultural land, loss of soils designated Prime Farmlands and Farmlands
of Statewide Importance, cumulative contribution to local housing demand, and short- and long-
term air quality emissions.)
This alternative meets all of the applicant's objectives, with the exception of the provision of
medium -density for -sale residents and the ability to transfer vehicle trips from office uses south
of South Coast Drive to the industrial park site north of South Coast Drive, as well as the transfer
of trips to the industrial park site associated with the reduction of residential dwelling units from
464 to 192. The Originally Proposed Project would allow for development of the Home Ranch
site with urban land uses that would help ensure the long-term productivity and viability of the
community's economic base and attract new employers to the area. However, the Originally
Proposed Project would not allow for a reduction in residential density and the provision of for -
sale residences on the project site.
NO PROJECT/NO DEVELOPMENT ALTERNATIVE—RETENTION OF SITE IN ITS
EXISTING CONDITION
Description
The No Project/No Development (No Development) Alternative assumes no development on the
Home Ranch project site; the site would remain in its existing condition. With the exception of
existing development located on the southwest corner of Fairview Road and South Coast Drive,
the site is in commercial agricultural production (row crops). Development located at Fairview
Road and South Coast Drive includes the C.J. Segerstrom & Sons one-story office building, one
single-family residence (the Segerstrom House) and associated guest house and garage, a barn
(the Segerstrom Barn), related farm outbuildings, and the Mesa Consolidated Water District well
site. This project alternative assumes that the retention of on-site structures, and that either
continued use of the site for agricultural operations or the property owner would allow the fields
to go fallow. As with Alternative A, the planned bike trail undercrossing of I-405 between
Gisler Avenue and the project site would not occur because of the approved Caltrans/FHWA
freeway project. However, because no development would occur on the Home Ranch project
site, the project applicant would not be responsible for requesting an amendment to the Costa
Mesa General Plan delete the bikeway designation.
44 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Conclusion
Specific economic, social, or other considerations make this alternative infeasible for several
reasons. First, this alternative is infeasible because it maintains the project site as agricultural,
which is not a long-term goal of the City's General Plan. It also fails to recognize the suburban
nature of the surrounding area. Furthermore, development of this property will be in -fill and
consistent with the established network of public utilities and services that surround the site. This
alternative does not delete the bike trail undercrossing of the I-405 and related links to Gisler
Avenue and South Coast Drive from the Master Plan of Bikeways, which is necessary in light of
Caltrans improvements in the area that are currently under construction.
Lastly, The No Project/No Development Alternative does not meet the objectives of the project
applicant to develop the Home Ranch site with retail, office, industrial, and residential uses,
specifically:
• "Provide for the immediate development of an IKEA home furnishings store and
ancillary restaurant on 17.2 acres, with a gross floor area of 308,000 square feet. The
store will serve as a flagship IKEA store in southern California and will ensure the
long-term productivity and viability of the community's economic base."
• "Provide for the future development of the 14.5 -acre parcel adjacent to the Los
Angeles Times Orange County facility by zoning the parcel `Planned Development
Industrial' and amending the General Plan to `Industrial Park' with a floor area ratio
(FAR) of 0.40."
• Provide for the future development of 45.4 acres south of South Coast Drive by
zoning the parcel `Planned Development Commercial' and amending the General
Plan to `Commercial Center' with a FAR of 0.41."
• "Provide for the phased installation of all infrastructure, including roadway
improvements adequate to serve all proposed development on the Home Ranch site."
• "Cover and improve the Greenville -Banning Flood Control Channel between South
Coast Drive and Harbor Boulevard, establishing 100 -year flood capacity for this
reach of the facility."
• Improve the Gisler Flood Control Channel by installing a third barrel under Harbor
Boulevard to establish 100 -year flood capacity for the facility adjacent to the Home
Ranch site."
Further, the No Project/No Development Alternative is infeasible because it would not provide
the benefits to the City of Costa Mesa as set forth in the Statement of Overriding Considerations.
45 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
NO PROJECT ALTERNATIVE—DEVELOPMENT OF SITE UNDER EXISTING LAND
USE DESIGNATIONS
Description
The No Project Alternative assumes development of the Home Ranch site under the existing land
use designations for the property. The City of Costa Mesa General Plan designates
approximately 30.5 acres located to the north of South Coast Drive as Medium Density
Residential and 62.84 acres to the south of South Coast Drive as Industrial Park. Existing
zoning designations for these areas located north and south of South Coast Drive are PDR -MD
(Planned Development Residential -Medium Density) and PDI (Planned Development
Industrial), respectively.
The No Project Alternative assumes that the project site would undergo phased development
with a range of uses allowed by the current land use designations. Based on these assumptions,
the project site could be developed with approximately 366 medium -density residential dwelling
units and 961,060 square feet of industrial park uses. As with Alternative A, this project
alternative assumes the on-site retention of the Segerstrom House and its associated garage and
guesthouse, and the Segerstrom Barn. Improvements to the Greenville -Banning Channel and
Gisler Channel would also occur as a part of this project alternative.
This project alternative would not require amendments to the Costa Mesa General Plan or North
Costa Mesa Specific Plan, or a zone change, with respect to land use. A General Plan
amendment would be required to delete the bike trail undercrossing from Gisler Avenue to the
project site, as designated in the Costa Mesa General Plan Master Plan of Bikeways.
Implementation of this alternative would occur consistent with the vehicular trip budget
established for the Home Ranch site in the Costa Mesa General Plan and North Costa Mesa
Specific Plan. No modifications to height restrictions for the project site are assumed.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
This alternative is infeasible because the existing Industrial Park land use designation does not
allow commercial uses that will create significant economic benefits to the City in terms of
additional sales tax revenues. This alternative does not resolve potential land use compatibility
issues between the existing Los Angeles Times plant and its rail spur and future medium -density
residential uses on the adjacent parcel. The No Project Alternative would not eliminate the
significant, unavoidable impacts that would occur with Alternative A: loss of agricultural land,
loss of soils designated Prime Farmlands and Farmlands of Statewide Importance, cumulative
local housing demand, and short- and long-term air quality emissions.
As a result, the No Project Alternative fails entirely to meet the following objectives:
"Provide for the immediate development of an IKEA home furnishings store and
ancillary restaurant on 17.2 acres, with a gross floor area of 308,000 square feet. The
store will serve as a flagship IKEA store in southern California and will ensure the
long -tern productivity and viability of the community's economic base."
46 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
• "Provide for the future development of the 14.5 -acre parcel adjacent to the Los
Angeles Times Orange County facility by zoning the parcel `Planned Development
Industrial' and amending the General Plan to `Industrial Park' with a floor area ratio
(FAR) of 0.40."
• Provide for the future development of 45.4 acres south of South Coast Drive by
zoning the parcel `Planned Development Commercial' and amending the General
Plan to `Commercial Center' with a FAR of 0.41."
• "Cover and improve the Greenville -Banning Flood Control Channel between South
Coast Drive and Harbor Boulevard, establishing 100 -year flood capacity for this
reach of the facility."
Improve the Gisler Flood Control Channel by installing a third barrel under Harbor
Boulevard to establish 100 -year flood capacity for the facility adjacent to the Home
Ranch site."
The fact that the specific land uses proposed by the project applicant would not be implemented,
such as office uses, the IKEA home furnishings store, and industrial park uses adjacent to the
Los Angeles Times building renders this alternative infeasible from the standpoint of economic
viability and social desirability. The intensity of development requested by the applicant could
not be achieved through this alternative, and it meets few of the applicant's objectives.
The No Project Alternative also is infeasible due to the fact that it would not provide the benefits
to the City of Costa Mesa as set forth in the Statement of Overriding Considerations.
ALTERNATIVE LOCATION
Description
The City of Costa Mesa has identified one location in the City, Sakioka Lots 1 and 2, where a
reduced -intensity Home Ranch project could be implemented. Sakioka Lot 1 is bordered to the
north by Sunflower Avenue, to the south and southeast by Anton Boulevard, and to the west by
Sakioka Drive. Sakioka Lot 2 is bordered to the north by Sunflower Avenue, to the southeast
and east by the Costa Mesa Freeway (SR -55), to the southwest by South Coast Metro
development area, and to the west by Anton Boulevard and Sakioka Lot 1.
Sakioka Lot 1 is approximately 40 acres and is designated High Density Residential (25 to 35
dwelling units per acre). The site is vacant except for the Metro Fire Station. Existing General
Plan and zoning designations for Lot 1 would allow for the development of up to 1,411 four-
story (60 feet in height) residences. Because of the proximity of future residences to the fire
station, the North Costa Mesa Specific Plan indicates that open space, recreational uses, and/or
parking areas should be located contiguous to the fire station. The existing land use designations
for Lot 1 allow for complementary neighborhood commercial uses (one-story, 20 feet in height).
The integration of commercial development and residences in one building is allowed.
47 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Sakioka Lot 2 is approximately 33 acres and is designated Urban Center Commercial. Lot 2 is
in agricultural production, and contains two single-family residences located along Sunflower
Avenue. The existing General Plan and zoning designations for Lot 2 would allow for the
development of up to 863,000 square feet of office and retail uses. The North Costa Mesa
Specific Plan anticipates that Lot 2 would be developed with mid -rise and high-rise office
buildings and support commercial uses. Because the sites zoning permits residential
development, if Lot 2 were developed as a mixed-use project with residential development, a
maximum of 660 residential units (20 dwelling units per acre) could be constructed on the site.
The following discretionary actions would be required to implement Alternative A on this site:
Lot 1: Sixteen acres of Lot 1 (40 acres) would be developed with medium -density
residences (192 dwelling units) and five acres with a park. The North Costa Mesa
Specific Plan identifies a five -acre park in Sakioka Lot 1. A General Plan amendment on
16 acres would be required to change the land use designation from High Density
Residential to Medium Density Residential.
A General Plan amendment on 19 acres of Lot 1 would be required to change the land
use designation from High Density Residential to Commercial Center. An amendment to
the Housing Element of the General Plan would also be required to reflect a change in the
inventory of adequate housing sites. Such a change in land use would permit office
development at a 0.40 FAR, corresponding to approximately 331,056 square feet of
office and office -related uses on Lot 1. A rezone would be required of the 19 acres from
PDR -NCM (Planned Development Residential -Medium Density) to PDC (Planned
Development Commercial).
Lot 2: General Plan amendment on Lot 2 from Urban Center Commercial to Commercial
Center. On the 33 -acre site, 17.2 acres would be developed with a 308,000 -square -foot
IKEA home furnishings store; the remaining 15.8 acres would be developed at a 0.40
FAR with approximately 275,300 square feet of office and office -related uses. A zone
change would not be required.
In summary, development on Lots 1 and 2 would allow for 192 medium -density
residences, 606,150 square feet of office and office -related uses, and a 308,000 -square -
foot IKEA home furnishings store. When compared to Alternative A, the Alternative
Location scenario represents a reduction in development of 184,694 square feet of office
and office -related uses and 252,648 square feet of industrial park uses.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
48 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
This alternative would result in a reduction of environmental impacts when compared to
Alternative A because less development would occur on this smaller (93.34 acres vs. 73 acres)
site. This alternative would reduce but not eliminate significant unavoidable air quality
emissions. This alternative also results in the loss of agricultural land on this alternative site.
Implementation of Alternative A on this site would preclude the use of Sakioka Lot 1, and
possibly Lot 2, for more intense planned residential development. That is a major factor in the
City's Housing Element and long-term housing needs.
This alternative meets some but not all of the applicant's objectives. The alternative would allow
for development of an alternative site with some of the same land uses proposed for the Home
Ranch site. Less office and office -related development could be accommodated on Sakioka
Lots 1 and 2. No industrial park uses would be constructed. Further, this alternative site is not
under the ownership of the project applicant. Therefore, the feasibility of implementing the
Home Ranch project on this alternative site is speculative and thus infeasible.
The benefits proposed as a part of Alternative A and set forth in the Statement of Overriding
Considerations would not be provided with this Alternative Location scenario.
EXISTING GENERAL PLAN WITH IKEA ALTERNATIVE
Description
The Existing General Plan With IKEA Alternative would retain the existing City of Costa Mesa
General Plan land use designations of Medium Density Residential and Industrial Park at their
current densities and locations within the Home Ranch site, but would replace 17.2 acres of
Industrial Park uses with Commercial Center uses. A total of 45.64 acres of designated
Industrial Park development would remain under this alternative scenario (inclusive of the 0.24 -
acre Mesa Consolidated Water District well site located along Fairview Road).
This project alternative would require discretionary actions including but not limited to:
Amendments to the City of Costa Mesa General Plan. The Land Use Element would be
amended to: 1) change the land use designations of the project site from Industrial Park
to Commercial Center on 17.2 acres of the site; 2) establish maximum vehicular trip
budgets for the site (a separate trip budget would be established for the IKEA retail site);
and, 3) delete the bike trail undercrossing from Gisler Avenue to the project site to
conform to the approved Caltrans/FHWA freeway improvements project.
Rezone from Planned Development Industrial (PD1) to Planned Development
Commercial for the IKEA site.
Amendments to the North Costa Mesa Specific Plan to include the IKEA project as a
permitted use.
The northern 30.5 acres of the site, between South Coast Drive and Sunflower Avenue would not
be required to be in the North Costa Mesa Specific Plan area.
49 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
The Existing General Plan With IKEA Alternative would allow for the development of an IKEA
home furnishings store at the southeast corner of Harbor Boulevard and South Coast Drive. As
with Alternative A, this alternative assumes that the project site would undergo phased
development, with IKEA constructed initially and the remainder of the site developed over a
period of up to 20 years. Under this alternative, the Home Ranch project site could be developed
with a 308,000 -square -foot IKEA store, 791,050 square feet of industrial park uses, and 366
multi -family and/or single-family residential dwelling units. As with Alternative A, this project
alternative assumes the on-site retention of the Segerstrom House and its associated garage and
guest house, and Segerstrom Barn. The Segerstrom Barn would be relocated within the project
site to a location closer to the Segerstrom House. Improvements to the Greenville -Banning
Channel and Gisler Channel would also occur as a part of this project alternative.
Conclusion
The Existing General Plan With IKEA Alternative would result in fewer environmental impacts
than the Alternative A, and is therefore considered environmentally superior to Alternative A.
However, as with Alternative A, this alternative would result in the following significant,
unavoidable impacts: loss of agricultural land, loss of soils designated Prime Farmlands and
Farmlands of Statewide Importance, cumulative local housing demand, and short- and long-term
air quality emissions.
The Existing General Plan With IKEA Alternative would allow for development of the Home
Ranch site with urban land uses that would help ensure the long-term productivity and viability
of the community's economic base and attract new employers to the area, but to the extent as
would the proposed Alternative A. As a result of this and other economic and social
considerations, this alternative is infeasible.
First, some of the specific land uses proposed by the project applicant would not be
implemented, such as office development. The existing land use designation allows compatible
office uses in industrial parks, but office is not the intended primary land use. Office
development is not permitted at the intensity of development permitted under the Commercial
Center designation or requested by the applicant.
Second, this alternative does not resolve the potential land use compatibility issues between the
existing Los Angeles Times facility and its railroad spur and future medium -density residential
uses on the adjacent parcel.
Finally, this alternative fails to provide the community benefits associated with Alternative A
and set forth in the Statement of Overriding Considerations.
50 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
DESIGN ALTERNATIVE 1—PROPOSED PROJECT WITH RESIDENTIAL
DEVELOPMENT SOUTH OF SOUTH COAST DRIVE
Description
Design Alternative 1—Proposed Project With Medium -Density Residential Development South
of South Coast Drive (Design Alternative 1) reduces the office component that is associated with
Alternative A by 33 percent, but would retain the IKEA home furnishings store and the industrial
park components at the same intensity. Additionally, the location of land uses would be altered
to allow residential development to be sited south of South Coast Drive near Fairview Road;
more units would be provided and at a the same density.
Design Alternative 1 would require discretionary actions including but not limited to:
Amendments to the City of Costa Mesa General Plan. The Land Use Element would be
amended to: 1) change the land use designations from Industrial Park to Commercial
Center and Medium Density Residential south of South Coast Drive; 2) change the land
use designation from Medium Density Residential to Industrial Park northwest of the
intersection of South Coast Drive and Susan Street; 3) change the land use designation
from Medium Density Residential to Commercial Center northeast of the intersection of
South Coast Drive and Susan Street; 4) establish maximum vehicular trip budgets for the
site (a separate trip budget would be established for the IKEA retail site); and, 5) delete
the bike trail undercrossing from Gisler Avenue to the project site.
Rezone from: 1) Planned Development Industrial (PDI) to Planned Development
Residential -Medium Density (PDR -MD) and Planned Development Commercial (PDC)
south of South Coast Drive; 2) from PDR -MD to PDI northwest of the intersection of
South Coast Drive at Susan Street; and 3) from PDR -MD to PDC northeast of the
intersection of South Coast Drive at Susan Street.
Amendments to the North Costa Mesa Specific Plan to include the IKEA project and the
northern 30.5 acres of the site, between South Coast Drive and Sunflower Avenue, in the
North Costa Mesa Specific Plan area.
As with Alternative A, this alternative assumes an IKEA home furnishings store. For the
remainder of the property, this alternative would permit office and office -related uses (528,402
square feet), industrial park uses (252,648 square feet), and residential land uses without site-
specific users or building information known at this time. Up to 366 medium -density residences
would be located in the southeastern portion of the project site, near Fairview Road and south of
South Coast Drive. More dwelling units would be constructed with this alternative when
compared to Alternative A (366 vs. 192). As with Alternative A, this project alternative assumes
the retention of the Segerstrom House and its associated garage and guesthouse, and the
Segerstrom Barn. Improvements to the Greenville -Banning Channel and Gisler Channel would
also occur as a part of this project alternative.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
51 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Design Alternative 1 is not considered environmentally superior to Alternative A. The
significance of environmental impacts associated with Design Alternative 1 differ from
Alternative A because of the siting of residential development in proximity to I-405 and major
roadways, as well as a decrease in office and office -related uses, and an increase in residential
land uses. As with Alternative A, Design Alternative 1 would result in significant, unavoidable
impacts associated with the loss of agricultural land, loss of soils designated Prime Farmlands
and Farmlands of Statewide Importance, cumulative local housing needs, and short-term and
long-term air quality emissions. More extensive noise mitigation would be required for Design
Alternative 1 than would be required for Alternative A because of the proximity of residential
development to the freeway; however, it is expected that significant noise impacts could be fully
mitigated. Design Alternative 1 would have an incremental decrease in the amount of vehicular
traffic and associated vehicular air quality emissions and noise levels when compared to
Alternative A.
This alternative meets most but not all of the applicant's objectives. Design Alternative 1 would
provide more residences than Alternative A (366 medium -density residences instead of 192
medium -density residences) and at a different location on the project site (south of South Coast
Drive instead of north of South Coast Drive). However, this is not the desired design alternative
due to the location of the medium -density residential component adjacent to I-405. In addition,
office and office -related uses would not be implemented at the intensity of development
requested by the applicant. Finally, this alternative does not provide the community benefits
associated with Alternative A, as set forth in the Statement of Overriding Considerations.
In conclusion, this alternative is not desirable or feasible due to the location of the medium -
density residential component adjacent to the I-405.
DESIGN ALTERNATIVE 2—RETAIL, OFFICE, AND HIGH-DENSITY RESIDENTIAL
Description
The Design Alternative 2—Retail, Office, and High -Density Residential Alternative (Design
Alternative 2) would allow for development of the Home Ranch site with retail, office, and
residential land uses, and provide associated infrastructure improvements. Development
intensities and locations would be different than proposed by the project applicant.
This project alternative would require discretionary actions including but not limited to:
Amendments to the City of Costa Mesa General Plan. The Land Use Element would be
amended to: 1) change the land use designations from Industrial Park to Commercial
Center, High Density Residential, and Public/Semi-Public south of South Coast Drive;
2) change the land use designation from Medium Density Residential to Industrial Park
north of South Coast Drive; 3) establish maximum vehicular trip budgets for the site (a
separate trip budget would be established for the IKEA retail site); and, 4) delete the bike
trail undercrossing from Gisler Avenue to the project site to conform to the approved
Caltrans/FHWA freeway improvements project.
52 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
Rezone from Planned Development Industrial (PDI) to Planned Development
Commercial (PDC), Planned Development Residential -North Costa Mesa (PDR -NCM),
and Institutional & Recreational (I&R) south of South Coast Drive; and from Planned
Development Residential -Medium Density (PDR -MD) to Planned Development
Industrial (PDI) north of South Coast Drive.
Amendments to the North Costa Mesa Specific Plan to include the IKEA project and the
northern 30.5 acres of the site, between South Coast Drive and Sunflower Avenue, in the
Specific Plan area.
Design Alternative 2 would allow for the development of an IKEA home furnishings store at the
southeast corner of Harbor Boulevard and South Coast Drive and office development south of
South Coast Drive, east of Susan Street. High-density residential development would be
implemented on approximately 20 acres; the residential area would be generally bounded by
South Coast Drive to the north, I-405 to the south, Fairview Drive and the Segerstrom structures
(Segerstrom Barn, Segerstrom House, and related guest house and garage) to the east, and office
uses to the west. Industrial park uses would be implemented north of South Coast Drive. This
alternative assumes that the project site would undergo phased development, with IKEA
constructed initially, and the remainder of the site developed over a period of up to 20 years.
Under this alternative, the project site could be developed with a 308,000 -square -foot IKEA
store on 17.2 acres; 442,570 -gross -square -feet of office development; 400 attached residential
units (at 20 du/acre); and 531,432 -gross -square -feet of industrial park uses. As with
Alternative A, this project alternative assumes the retention of the Segerstrom House and its
associated garage and guest house, and Segerstrom Barn. Improvements to the Greenville -
Banning Channel and Gisler Channel would also occur as a part of this project alternative.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
Design Alternative 2 is not considered environmentally superior to Alternative A. The
significance of environmental impacts associated with Design Alternative 2 differ from proposed
Alternative A because of the siting of residential development closer to I-405 and major
roadways, a decrease in office and office -related land uses, an increase in industrial park uses,
and an increase the number and density of residential units. As with Alternative A, Design
Alternative 2 would result in significant, unavoidable impacts associated with the loss of
agricultural land, loss of soils designated Prime Farmlands and Farmlands of Statewide
Importance, cumulative local housing needs, and short- and long-term air quality emissions.
Substantial additional noise mitigation would be required for Design Alternative 2 than would be
required for Alternative A because of the proximity of residential development to I-405;
however, it is expected that significant noise impacts could be fully mitigated. This alternative
would generate less vehicular traffic and have an incremental decrease in the associated
vehicular air quality emissions and noise levels when compared to Alternative A.
53 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
This alternative meets most but not all of the applicant's objectives. However, Design
Alternative 2 would provide for high-density residences (400 apartments) whereas Alternative A
would provide medium -density for -sale residences (192 single-family units). In addition, office
and office -related uses would not be implemented at the intensity of development requested by
the applicant. More industrial park development would be permitted than associated with
Alternative A. Finally, this alternative does not provide the community benefits associated with
Alternative A, as set forth in the Statement of Overriding Considerations.
In conclusion, this alternative is not desirable or feasible due to the location of the high-density
residential component adjacent to the I-405, and the community's concerns regarding the lack of
new ownership housing opportunities in the City of Costa Mesa.
ALTERNATIVE B
Description
Alternative B would allow for the development of the Home Ranch project site with 192
medium -density (12 dwelling units or less per acre), for -sale residences on 16 acres; a 308,000 -
square -foot IKEA store on 17.2 acres; 252,648 square feet of industrial park uses on 14.5 acres
north of South Coast Drive; and from 505,300 to 696,120 square feet of industrial park uses on
45.4 acres south of South Coast Drive; and related infrastructure improvements. Industrial park
uses south of South Coast Drive could be developed at a maximum FAR of 0.352 consistent with
the existing land use assumptions for Home Ranch. The Industrial Park site north of South
Coast Drive are assumed to be a combination of industrial park and office uses (approximately
11 percent industrial and 89 percent office); the analysis of Alternative B is reflective of this
assumption.
Based on the percentage of industrial park and office uses sited south of South Coast Drive,
under the Industrial Park land uses designation a range of 505,300 to 696,120 square feet of uses
could be constructed. Three different development scenarios of industrial park and office uses
are identified. They are: 100 percent industrial park; 75 percent industrial park and 25 percent
office; and 50 percent industrial park and 50 percent office.
The first scenario assumes the 46.4 acres of the site would be developed with industrial park uses
that consist of manufacturing, research, and assembly type of uses. Typical buildings are
generally one story in height. The Costa Mesa General Plan Industrial Park land use designation
does not limits development to only industrial uses. This land use designation also permits
certain types of office uses (e.g., central administrative office, architects, engineers, management
offices, etc.). However, the introduction of an office component increases the trip generation
aspects of the property. Since the trip budget is a controlling development standard, it is
necessary to decrease the allowable building square footage to ensure the trip budget is not
exceeded. In the Industrial Park designation, the a.m. peak hour budget is the most restrictive
standard, which for Alternative B would be 619 a.m. peak hour trips.
54 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
The second scenario assumes development with 75 percent industrial uses and 25 percent office
uses. Under this scenario, the allowable building square footage decreases by 16 percent to
585,340 square feet on the 45.4 acres. A further reduction in the allowable building square
footage is required for the final scenario of 50 percent industrial and 50 percent office.
Development would be reduced by 37 percent to 505,300 square feet.
Alternative B would require discretionary actions including but not limited to the following:
The General Plan would be amended (text and exhibits) to: 1) change the land use
designations and associated building restrictions on the site; 2) establish maximum
vehicular "trip budgets" for the site (a separate trip budget would be established for the
IKEA retail site); 3) delete the designated I-405 bike trail undercrossing from Gisler
Avenue to the project site to conform to the Caltrans/FHWA freeway improvements
project and as proposed in the Draft Costa Mesa General Plan (June 27, 2001); 4) modify
the Parks, Recreation, and Open Space Master Plan to reflect the development
assumptions for the project site; and, 5) amend the Housing Element to reflect a change
in the inventory of adequate housing sites.
The alternative requires amendments to include the 30.5 -acre area north of South Coast
Drive in the Specific Plan, identify amended General Plan land use designations for the
site and trip budgets, and adopt building heights (for area north of South Coast Drive).
The alternative requires a change of zone. The project site is currently zoned PDR -MD
(Planned Development Residential -Medium Density) and PDI (Planned Development
Industrial). As a part of this alternative, 14.5 acres north of South Coast Drive and west
of Susan Street would be rezoned from PDR -MD to PDI; (16 acres north of South Coast
Drive and east of Susan Street would retain the PDR -MD designation); and, the 17.2
acres south of South Coast Drive would be rezoned from PDI to PDC (Planned
Development Commercial); the remaining acreage would retain its PDI designation.
The final master plan for the IKEA site and channel improvements provides site-specific
information for development of these uses.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
Alternative B would result in similar or reduced environmental impacts when compared to the
Alternative A. As with Alternative A, significant, unavoidable impacts would not be eliminated.
Alternative B would have reduced traffic impacts when compared to Alternative A and a
commensurate reduction in project -specific traffic mitigation requirements. As with
Alternative A, Alternative B addresses concerns raised by the community to provide for -sale
residential uses on the Home Ranch site instead of the originally proposed apartments. However,
the reduction of on-site residential uses, when compared to the originally proposed project and
the existing land use designations for the site, would provide fewer housing opportunities than
assumed in the Costa Mesa General Plan for the Home Ranch site and meets less of the housing
need created by Alternative B.
55 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
This alternative meets some of the applicant's objectives. Alternative B would retain the
Industrial Park land uses designation on 45.4 acres of the Home Ranch site south of South Coast
Drive proposed by the applicant for office and office -related uses. The types and intensity of
uses permitted under the Industrial Park designation would not allow the applicant to
development this portion of the site as set forth in the project objectives. The originally
proposed project objectives noted as one of the objectives "Provide for the future development of
45.4 acres south of South Coast Drive by zoning the parcel `Planned Development Commercial'
and amending the General Plan to `Commercial Center' with a FAR of 0.40."
Further, this alternative does not assume that community benefits associated with Alternative A
and set forth in the Statement of Overriding Considerations would be provided.
In conclusion, this alternative provides limited development opportunities of office uses along
the I-405 frontage that are compatible with the Industrial Park land use designation given the
floor area ratio and trip budget constraints.
ALTERNATIVE C
Description
Alternative C would allow for the same types of development as assumed for Alternative B with
one exception. Alternative C assumes that 45.4 acres of the Home Ranch site located south of
South Coast Drive could be developed with Industrial Park uses at a maximum FAR of 0.40
instead of a maximum 0.352 FAR assumed in Alternative B (and consistent with the existing
General Plan assumptions). Additionally, Alternative C would not allow for the transfer of
vehicular trips from the southern portion of the Home Ranch site to the northern portion of the
site.
Therefore, Alternative C would allow for the development of the Home Ranch project site with
192 medium -density (12 dwelling units or less per acre), for -sale residences on 16 acres; a
308,000 -square -foot IKEA store on 17.2 acres; 252,648 square feet of industrial park uses on
14.5 acres north of South Coast Drive; and from 573,875 to 791,050 square feet of industrial
park uses on 45.4 acres south of South Coast Drive; and related infrastructure improvements.
As noted, based on the percentage of industrial park and office uses sited south of South Coast
Drive, under the Industrial Park land use designation, a range of 573,875 to 791,050 square feet
of uses could be constructed based on a 0.40 FAR. For the Industrial Park component south of
South Coast Drive, three different development scenarios of industrial park and office uses are
identified. They are: 100 percent industrial park; 75 percent industrial park and 25 percent
office; and 50 percent industrial park and 50 percent office.
The first scenario assumes the 46.4 acres of the site would be developed with industrial park uses
that consist of manufacturing, research, and assembly type of uses. Typical buildings are
generally one story in height.
56 Alternative A: Findings of Fact
Findings offact
Home Ranch Final Program EIR No. 1048
As previously addressed, the Costa Mesa General Plan Industrial Park land use designation does
not limit development to only industrial uses. This land use designation also permits certain
types of office uses (e.g., central administrative office, architects, engineers, management
offices, etc.). However, the introduction of an office component increases the trip generation
aspects of the property. Since the trip budget is a controlling development standard, it is
necessary to decrease the allowable building square footage to ensure the trip budget is not
exceeded. In the Industrial Park designation, the a.m. peak hour budget is the most restrictive
standard, which for Alternative C would be 703 a.m. peak hour trips.
The second scenario assumes development with 75 percent industrial uses and 25 percent office
uses. Under this scenario, the allowable building square footage decreases by 16 percent to
664,775 square feet on the 45.4 acres. A further reduction in the allowable building square
footage is required for the final scenario of 50 percent industrial and 50 percent office.
Development would be reduced by 27 percent to 573,875 square feet.
Alternative C would require discretionary actions as Alternative B, but would establish an
increased trip budget and associated increased FAR.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
Alternative C would result in similar or reduced environmental impacts when compared to
Alternative A. This alternative would not eliminate the significant, unavoidable impacts that are
associated with Alternative A. Alternative C would have reduced traffic impacts when compared
to Alternative A and a commensurate reduction in project -specific traffic mitigation
requirements. Alternative C addresses concerns raised by the community to provide for -sale
residential uses on the Home Ranch site instead of the originally proposed apartments. The
reduction of on-site residential uses, when compared to the existing land use designations for the
site, would provide fewer housing opportunities than assumed in the Costa Mesa General Plan
for the Home Ranch site and therefore meets less of the housing need created by Alternative C.
This alternative meets some of the applicant's objectives. Alternative C would retain the
Industrial Park land uses designation on 45.4 acres of the Home Ranch site south of South Coast
Drive, that area proposed by the applicant for office and office -related uses. The types and
intensity of uses permitted under the Industrial Park designation would not allow the applicant to
development this portion of the site with office uses at the same intensity as Alternative A (i.e., a
0.40 FAR). The originally proposed project objectives noted as one of the objectives "Provide
for the future development of 45.4 acres south of South Coast Drive by zoning the parcel
`Planned Development Commercial' and amending the General Plan to `Commercial Center'
with a FAR of 0.40."
Further, this alternative does not assume that community benefits associated with Alternative A
and set forth in the Statement of Overriding Considerations would be provided.
In conclusion, this alternative is,rejected in favor of locating office uses at a higher intensity (i.e.,
0.40 FAR) along the I-405 frontage.
57 Alternative A: Findings offact
Findings of Fact
Home Ranch Final Program EIR No. 1048
ALTERNATIVE D
Description
Alternative D would allow for the same types of development as assumed for Alternative C with
one exception. Alternative C assumes that 45.4 acres of the Home Ranch site located south of
South Coast Drive would-be developed consistent with the existing Industrial Park designation,
but with a mix of industrial park and office uses at a maximum FAR of 0.40 instead of a
maximum 0.352 FAR consistent with the existing General Plan assumptions. Additionally,
Alternative D would not allow for the transfer to vehicular trips from the southern portion of the
Home Ranch site to the northern portion of the site.
Therefore, Alternative D would allow for the development of the Home Ranch project site with
192 medium -density (12 dwelling units or less per acre), for -sale residences on 16 acres; a
308,000 -square -foot IKEA store on 17.2 acres; 252,648 square feet of industrial park uses on
14.5 acres north of South Coast Drive; and 791,050 square feet of industrial park uses (704,030
square feet of office and 87,020 square feet of light industrial park uses) on 45.4 acres south of
South Coast Drive; and related infrastructure improvements.
As noted, based on the percentage of industrial park and office uses sited south of South Coast
Drive, under the Industrial Park land use designation, the 46.4 acres could be constructed with
87,020 square feet of industrial park uses and 704,030 square feet of office uses, based on a 0.40
FAR.
The General Plan and zoning designations identified for Alternative B are also applicable for
Alternative D. Alternative D would require discretionary actions as Alternative B, but would
establish an increased trip budget and associated increased FAR.
Conclusion
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible for the following reasons:
Alternative D would result in similar environmental impacts when compared to Alternative A.
This alternative would not eliminate all of the significant, unavoidable impacts that are
associated with Alternative A: loss of agricultural land, loss of soils designated Prime Farmlands
and Farmlands of Statewide Importance, cumulatively significant local housing demand, and
short- and long-term air quality emissions. Alternative D would have reduced traffic impacts
when compared to Alternative A and a commensurate reduction in project -specific traffic
mitigation requirements. Alternative D addresses concerns raised by the community to provide
for -sale residential uses on the Home Ranch site instead of the originally proposed apartments.
The reduction of on-site residential uses, when compared to the existing land use designations
for the site, would provide fewer housing opportunities than assumed in the Costa Mesa General
Plan for the Home Ranch site and meets less of the housing need created by Alternative D and
Alternative A; the housing need generated by Alternative D is greater than associated with
Alternative A, the originally proposed project and the existing 1990 General Plan designations.
58 Alternative A: Findings of Fact
Findings of Fact
Home Ranch Final Program EIR No. 1048
This alternative meets some of the applicant's objectives. Alternative D would retain the
Industrial Park land uses designation on 45.4 acres of the Home Ranch site south of South Coast
Drive, that portion of the site proposed by the applicant for office and office -related uses. The
intensity of uses permitted under the Industrial Park designation would not allow the applicant to
development this portion of the site as set forth in the project objectives. The originally
proposed project objectives noted as one of the objectives "Provide for the future development of
45.4 acres south of South Coast Drive by zoning the parcel `Planned Development Commercial'
and amending the General Plan to `Commercial Center' with a FAR of 0.40."
Further, this alternative does not assume that community benefits associated with Alternative A
and set forth in the Statement of Overriding Considerations would be provided.
In conclusion, this alternative is infeasible because it increases the employment opportunities
associated with the development of the site and results in a commensurate increase in the
demand for local housing.
59 Alternative A: Findings of Fact
Home Ranch Final Program EIR No. 1048
Statement of Overriding Considerations
STATEMENT OF OVERRIDING CONSIDERATIONS IN SUPPORT OF FINDINGS
FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE
HOME RANCH ALTERNATIVE A PROJECT
1.0 INTRODUCTION
The California Environmental Quality Act (CEQA) Public Resources Code Section 21081
provide that:
"No public agency shall approve or carry out a proj ect for which an
environmental impact report has been certified which identifies one or more
significant effects on the environment that would occur if the project is approved
or carried out unless both of the following occur:
(a) The public agency makes one or more of the following findings with
respect to each significant effect:
(1) Changes or alterations have been required in, or
incorporated into, the project, which mitigate or avoid the
significant effects on the environment.
(2) Those changes or alterations are within the responsibility
and jurisdiction of another public agency and have been, or
can and should be, adopted by that other agency.
(3) Specific economic, legal, social, technological, or other
considerations, including considerations for the provision
of employment opportunities for highly trained workers,
make infeasible the mitigation measures or alternatives
identified in the environmental impact report."
(b) With respect to significant effects which were subject to a finding
under paragraph (3) of subdivision (a), the public agency finds that
specific overriding economic, legal, social, technological, or other
benefits of the project outweigh the significant effects on the
environment."
Because the Home Ranch Final Program EIR No. 1048 identified significant effects that may
occur as a result of the project, and in accordance with the provisions of CEQA and CEQA
Guidelines, the City of Costa Mesa hereby adopts this Statement of Overriding Considerations as
part of the approval of the Home Ranch project and related applications.
The California Environmental Quality Act (CEQA) requires the lead agency to balance the
benefits of a proposed project against its unavoidable environmental risks in determining
whether to approve a project. The City of Costa Mesa proposes to approve the Segerstrom
Home Ranch Alternative A project although unavoidable adverse impacts related to the loss of
Statement of Overriding Considerations
Home Ranch Final Program EIR No. 1048
Statement of Overriding Considerations
Prime Farmland and Farmland of Statewide Importance, air quality impacts related to short-
term construction activities and long-term operational activities, and cumulative impacts on local
housing have been identified in the Final Program EIR. Even though these adverse impacts are
not reduced to a level considered less than significant, the Costa Mesa City Council finds that
those impacts are outweighed by the benefits of the Segerstrom Home Ranch project and the
impacts are therefore acceptable. Further, Alternative A that was identified in the Final Program
EIR provides the project benefits to the same extent as the proposed project. Each of the
following benefits is an overriding consideration warranting approval of the Alternative A
project, independent of the other benefits notwithstanding the unavoidable impacts.
The retail component of the Segerstrom Home Ranch project will generate substantial
sales tax revenue to the City of Costa Mesa when compared to potential sales tax
revenue that would occur with development under existing General Plan land use
designations.
2. The property owner will fund traffic and circulation improvements beyond the
obligations identified in the Final Program EIR. Included in these improvements is the
widening of the Fairview Road over the I-405 to accommodate an additional
southbound left -turn lane from Fairview Road to the freeway.
3. The property owner will dedicate land for and fund the full cost of design, right-of-way,
inspection and construction of the new Susan Street exit ramp off the new northbound
I-405/Harbor Boulevard off ramp collector/distributor road.
4. The property owner shall preserve the Segerstrom home, guesthouse, garage, and barn on
a parcel of land, which will be set aside in perpetuity for historic resource preservation.
The property owner will dedicate to a nonprofit foundation, the City of Costa Mesa, or
another appropriate governmental agency a minimum 1.5 -acre parcel for the historical
preservation site.
5. The property owner also will establish an endowment of at least $250,000 for the purpose
of forming a nonprofit foundation whose responsibility will be to manage the historical
preservation area.
6. The property owner shall fully fund the cost to create a preservation plan for historical
preservation area.
7. The property owner will be responsible for $500,000 of the cost of fire station
construction and site improvement, less a credit for all fire suppression impact fees paid
for the Segerstrom Home Ranch project up to the date of fire station construction.
8. The property owner shall contribute to the educational advancement of Costa Mesa
students by contributing a minimum of $2,000,000 to an appropriate foundation or
foundations.
Statement of Overriding Considerations
-2-
Home Ranch Final Program EIR No. 1048
Statement of Overriding Considerations
9. The property owner shall guarantee City of Costa Mesa's share of sales and use taxes
generated by Home Ranch businesses. The minimum guarantee is $5,000,000 over a
period of five years.
10. The residential portion of the Home Ranch site will be developed with ownership
housing only (a mix of single-family detached and attached units) in support of stated
City Council objectives to increase the supply of ownership housing opportunities within
the community.
Therefore, the Costa Mesa City Council, having reviewed and considered the information
contained in the Final Program EIR and the public record, adopts the Statement of Overriding
Considerations that has been balanced against the project's unavoidable adverse impacts in
reaching a decision on this project.
Statement of Overriding Considerations
-3-