HomeMy WebLinkAbout04-62 - Approving GP-02-06, General Commercial Land Use Designation, /R
RESOLUTION NO. 04-62
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
COSTA MESA, CALIFORNIA, APPROVING GP -02-06 TO
CREATE A SITE-SPECIFIC FLOOR AREA RATIO AND
TRIP BUDGET FOR 1626 AND 1640 NEWPORT
BOULEVARD LOCATED IN THE GENERAL COMMERCIAL
LAND USE DESIGNATION.
THE CITY COUNCIL OF THE CITY OF COSTA MESA HEREBY RESOLVES
AS FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22, 2004; 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 -02-06 amends the 2000 General
Plan text as shown in Exhibit "A" to create a site-specific floor area ratio of 0.40 in the
"General Commercial" land use designation for 1626/1640 Newport Boulevard. The trip
budget for the 4.4 -acre site is also established at 186 a.m. peak hour trips and 281 p.m.
peak hour trips; and
WHEREAS, on September 13, 2004, the Planning Commission conducted a
public hearing and found that Draft Environmental Impact Report No. 1051, technical
appendices, and comments and responses, that collectively constitute Final Program
Environmental Impact Report No. 1051, have been reviewed and considered and
recommended the City Council certify the Final EIR by adoption of Resolution PC -
04 -56; and
WHEREAS, a public hearing was held on September 13, 2004 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 -02-06 to the General Plan and recommended the City
Council adopt GP -02-06 by adoption of Resolution PC -04-57; and
WHEREAS, a public hearing was held on October 18, 2004 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 -02-06 to the General Plan; and
WHEREAS, on October 18, 2004, the City Council also conducted a public
hearing and found that Draft Environmental Impact Report No. 1051, technical
appendices, and comments and responses, that collectively constitute Final Program
Environmental Impact Report No. 1051, have been appropriately 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 City Council certified Final Environmental Impact Report No.
1051 by separate resolution; and
OA
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 BY THE CITY COUNCIL OF THE CITY
OF COSTA MESA that the Costa Mesa City Council does hereby adopt General Plan
Amendment GP -02-06 that amends the text of the 2000 General Plan as set forth in
Exhibit "A", which is attached to this resolution.
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 respectively in
attached Exhibits "B" and "C'.
PASSED AND ADOPTED this 18" day of October, 2004.
ATTEST:
DepujyCfty Clerk,6f the City of Costa Mesa
3
Mayor of the qity of Costa Mesa
APPROVED AS TO FORM
City Attorney
STATE OF CALIFORNIA)
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, 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. nc-Fz was duly and regularly gassed and adopted by the said City Council at
a regular meeting thereof held on the 18 day of October, 2004, by the following roll call
vote:
AYES: Monahan, Cowan, Scheafer
NOES: Mansoor, Steel
ABSENT: None
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the seal of
the City of Costa Mesa this 19" day of October, 2004.
uty City Clerk and ex -officio Clerk of
the City Council of the City of Costa Mesa
4
Exhibit "A"
2000 GENERAL PLAN AMENDMENTS
identifies the ratios used to estimate employment projections within this land use
designation. Typically, the building intensity range of this designation would
generate a corresponding population density of 23 employees per acre for a
standard mix of uses. A development that consisted of office use only would
require up to 51 employees per acre. SRO hotels would have resident
population of up to 105 persons per acre.
The Neighborhood Commercial developments are found at several intersections
found throughout the City. The main concentration of these developments are
found at the intersections of Baker Street and Fairview Road and Victoria Street
and Placentia Avenue.
Compatible zoning districts include CL, Cl, PDC, AP, and P.
General Commercial
The General Commercial designation is intended to permit a wide range of
commercial uses which serve both local and regional needs. These areas
should have exposure and access to major transportation routes since significant
traffic can be generated. General Commercial areas should be insulated from
the most sensitive land uses, either through buffers of less sensitive uses or on-
site mitigation techniques. The most intense commercial uses should be
encouraged to locate on sites of adequate size to allow appropriate mitigation.
Appropriate uses include those found in the Neighborhood Commercial
designation plus junior department stores and retail clothing stores, theaters,
restaurants, hotels and motels, and automobile sales and service
establishments.
In the General Commercial 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
(see Table LUQ). Development within this range would typically result in
combinations of one- and two-story commercial buildings. Buildings in excess of
two stories may be permitted in select areas where the additional height would
not impact surrounding uses.
Because of {he wider range of uses and more building intensity permitted in the
General Commercial designation, the population density within this designation
will also be more intense than that found in the Neighborhood Commercial
designation. The standard mix of uses in this designation would generate an
average population density of 27 employees per acre. A development that
consisted of office use only would require up to 60 employees per acre.
Residency hotels such as single room occupancy (SRO) hotels may be located
in the General Commercial district. These hotels would have resident
populations of up to 117 persons per acre.
Institutional uses are also appropriate in the General Commercial designation,
provided that land use compatibility and traffic issues have been addressed.
Institutional uses would require a discretionary approval.
As complementary uses, residential and other noncommercial uses may be allowed
through the Planned Development process. Residential densities in planned
development projects shall not 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.
PAGE LU -30 • LAND USE ELEMENT
The adoption of General Plan amendment (GP -02-06) established a site-specific
FAR of 0.40 and trio budget of 186 AM peak hour trios and 281 PM Peak hour
trios for the 4.4 -acre site located at 1626/1640 Newport Boulevard. These two
standards allow the development of medical office uses or similar "moderate-
traffie generating uses provided that the site-specific trip budget is not exceeded
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.
General Commercial developments are mainly located along major arterials such
as Harbor Boulevard, East 17'" Street and Bristol Street south of the 1-405 and
SR -55.
Compatible zoning districts include CL, C1, 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 serving local and regional
needs. 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. Because of the large
service area, direct access to major transportation corridors is essential.
Development within this designation is intended for a variety of intensities
ranging from one- to four-story buildings. The allowable floor area ratios 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.
In conjunction with approval of Home Ranch Alternative A, a site-specific FAR of
0.41 was established for the 17.2 -acre IKEA site. (IKEA is a large
retail/warehouse use.) This property is located at the southeast comer of South
Coast Drive and Harbor Boulevard. A trip budget of 43 AM peak hour trips and
431 PM peak hour trips was also adopted for the IKEA site. A maximum
allowable FAR of 0.40 for office uses was also established for the remaining 45.4
acres located south of South Coast Drive. The combined trip budget for this site
and the 14.5 -acre Industrial Park parcel located to the north of South Coast Drive
is 1,593 AM peak hour trips and 1,569 PM peak hour trips. The North Costa
Mesa Specific Plan provides more FAR, building height, and trip budget
information for Segerstrom Home Ranch (Area 1).
Anticipated population density for the standard mix of uses in the Commercial
Center designation would be 45 employees per acre. A development that
consisted of office use only would require up to 66 employees per acre.
Residency hotels such as single room occupancy (SRO) hotels may be located
in the Commercial Center district. These hotels would have resident populations
of up to 131 persons per acre. Again, these estimates are generalized and
should be more refined as specific development proposals are approved.
Institutional uses are also appropriate in this commercial designation provided
that land use compatibility and traffic issues have been addressed. Institutional
uses require discretionary approval.
LAND USE ELEMENT • PAGE LU -31
IA ASSOCIATES. INC.
OCTOBER 2066
EXHIBIT B
PIHOI.GS DP FACT
PACIFIC MEDICAL PLAZA
CITY OF COSTA MESA
FINDINGS AND FACTS IN SUPPORT OF FINDINGS
FOR THE PACIFIC MEDICAL CENTER
FINAL ENVIRONMENTAL IMPACT REPORT
NO. 1051
(STATE CLEARINGHOUSE #2003071089)
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TABLE OF CONTENTS
FINDINGS OF FACT
PACIFIC N{DICAL PLAZA
Cl FT OP COSTA YLBA
SECTION 1: INTRODUCTION..................................................................................................I
SECTION 2: PACIFIC MEDICAL CENTER (PROPOSED PROJECT)...................................3
SECTION 3: EFFECTS DETERMINED TO BE MITIGATED TO LESS THAN
SIGNIFICANT LEVELS.............................................................................................................4
SECTION 4: SIGNIFICANT EFFECTS THAT CANNOT BE MITIGATED TO A
LESS THAN SIGNIFICANT LEVEL.......................................................................................31
SECTION 5: EFFECTS DETERMINED TO BE NOT SIGNIFICANT OR LESS
THAN SIGNIFICANT.............................................................................................
SECTION 6: FEASIBILITY OF PROJECT ALTERNATIVES...............................................46
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SECTION 1: INTRODUCTION
1.1 Statutory Requirements for Findings
FINDINGS OF FACT
PACIFIC ML OICAL PLAZA
CITY OF COSTA MESA
The California Environmental Quality Act (CEQA), Public Resources Code Section 21081, and the
State CEQA Guidelines (14 Cal. Code of Regs. Section 15091) require that a public agency consider
the environmental impacts of a project before a project is approved and make specific findings.
CEQA Guidelines Section 15091 and Public Resources Code Section 21081 provide that:
(a) 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 environmental effects of the
project unless the public agency makes one or more written findings for each of those
significant effects, accompanied by a brief explanation of the rationale fm each finding. The
possible findings are:
(1) Changes or alterations have been required in, or incorporated into, the project which
avoid or substantially lessen the significant environment effect as identified in the
Final EER.
(2) Such changes or alterations are within the responsibility andjurisdiction of another
public agency and not the agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted by such other agency.
(3) Specific economic, legal, social, technological, or other considerations, including
provision of employment opportunities for highly trained workers, make infeasible
the mitigation measures or project alternatives identified in the final environmental
impact report.
(b) The findings required by subsection (a) shall be supported by substantial evidence in the
record.
(c) The finding in subsection (a)(2) shall not be made if the agency making the finding has
concumentprisdiction with another agency to deal with identified feasible mitigation
measures or alternatives. The fording in subsection (a)(3) shall describe the specific reasons
for rejecting identified mitigation measures and project alternatives.
(d) When =long the findings required in subsection (a)(1), the agency shall also adopt a
program for reporting on in monitoring the changes which it has either required in the project
or made a condition of approval to avoid or substantially lessen significant environmental
effects. These measures must be fully enforceable through pem3it conditions, agreements, or
other measures.
(e) The public agency shall specify the location and custodian of the documents or other
materials which constitute the record of the proceedings upon which its decision is based.
(f) A statement made pursuant to Section 15093 does not substitute for the findings required by
this section.
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1.2 Record of Proceedings
FINDINGS OF FACT
PACIFIC MEDICAL PLAZA
CITY Or COSTA MESA
For purposes of CEQA and the findings set forth herein, the record of proceedings for the City of
Costa Mesa's decision on the proposed project consists of the following: (1) matters of common
knowledge to the City Council, including but not limited to federal, State, and local laws and
regulations; and (2) the following documents that are in the custody of the City of Costa Mesa:
• Notice of Preparation, Notice of Availability, and Notice of Completion, which were issued by
the City of Costa Mesa in conjunction with the proposed project (see the Final Environmental
Impact Report [EIR] for the Notice of Preparation, Notice of Availability, and Notice of
Completion)
• The Final EK dated August 2004, which includes all written comments submitted by agencies or
members of the public during the public comment period on the (haft EIR and responses to those
comments and all of the documents referenced therein
• The Mitigation Monitoring and Reporting Program (MMRP)
• The proposed project site plan
• All findings, statements of overriding consideration, and resolutions adopted by the City of Costa
Mesa in connection with the proposed project and all documents cited or referred to therein
• All final reports, studies, memorandums, maps, correspondence, and all planning documents
prepared by the City of Costa Mesa, or the consultants or responsible or trustee agencies, with
respect to the following: (1) the City of Costa Mesa's compliance with CEQA; (2) development
of the project site; or (3) the City of Costa Mesa's action on the proposed project
• All documents submitted to the City of Costa Mesa by agencies or members of the public in
connection with development of the proposed project
• All documents compiled by the City of Costa Mesa in connection with the study of the proposed
project and the alternatives
• The testimony and evidence presented at the public hearings before the Planning Commission on
September 13, 2004.
• The record of proceedings
1.3 Organization/Format of Findings
Section 2 of these findings contains a summary description of the proposed project, sets forth the
objectives of the proposed project, and provides related background facts. Section 3 identifies the
potentially significant effects of the proposed project that will be mitigated to a less than significant
level. All mitigation measures referenced in this document can be found in the Final EIRL Section 4
identifies the significant impacts that cannot be mitigated to a less than significant level. Section 5
identifies the proposed project's potential environmental effects that were determined to be less than
significant and therefore did not require mitigation measures. Section 6 discusses the feasibility of
proposed project alternatives.
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SECTION 2: PACIFIC MEDICAL CENTER (PROPOSED PROJECT)
2.1 Project Objectives
The proposed project would result in the conversion of a mobilehome park and construction of a
medical office building and parking structure. The specific objectives of the proposed project are the
following:
To provide medical offices that will be locally accessible and will serve neighborhoods in the
surrounding communities.
To promote the development of health care related facilities in proximity to Hoag Memorial
Hospital, a major regional hospital currently under expansion.
To provide a commercial use that will ensure the long-term productivity and viability of the
community's economic base consistent with General Plan Land Use Objective LU -1B.
2.2 Project Description
The project site is 4.4 acres in size and is located in the City of Costa Mesa in Orange County,
approximately one-half mile north of the City of Newport Beach. The project site includes two
parcels located at 1626 and 1640 Newport Boulevard and is generally bounded by Newport
Boulevard frontage road to the west, Orange Avenue, and 16th Place to the east. Surrounding land
uses are predominantly commercial, with some high-density residential uses to the southeast of the
site across Orange Avenue. Vehicular access to the project site is provided off Newport Boulevard
frontage road. The project site slopes gradually from Orange Avenue toward Newport Boulevard
frontage road and does not contain any significant topographical features.
The project site is developed with two mobilehome parks constructed in the early 1940s. The El Nido
Trailer Park (2.40 acres) and the Snug Harbor Trailer Park (2.00 acres) are both owned and operated
by the project applicant and contain a total of 117 mobilehome lots and 6 apartment rentals. The City
of Costa Mesa General Plan land use designation for the site is General Commercial, and the zoning
is C2 (General Business District). Mobilehome parks are currently a nonconforming use.
The proposed project consists of conversion of the existing mobilehome parks and construction of a
medical office building and parking structure. The proposed Pacific Medical Plans consists of a
76,500 -square -foot medical office building with a maximum overall height of approximately 71 feet
10 inches (including rooftop mechanical screen) in four stories, a 359 -stall three-level parking
structure approximately 23 feet in height, and a 103 -stall surface parking lot surrounding the parking
structure.
The preliminary project plans include four driveways for site access and egress. These include two
driveways from Newport Boulevard frontage road and two driveways from Orange Avenue. Access
from the Orange Avenue driveways would be limited to right turns in and out.
The proposed office building exceeds the floor area ratio (FAR) permitted in the Land Use Element
of the General Plan. Therefore, a General Plan Amendment (GPA) is needed to establish a new
site-specific FAR of 0.40 to permit the proposed development intensity. The proposed development
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FINDINGS OF PACT
PACIFIC MEDICAL PLAZA
CITY OF COSTA MESA
also requires a zone change from General Commercial (C2) to Planned Development Commercial
(PDC) in order to allow a four-story medical office building on the project site.
In addition to the GPA and rezone, the proposed project most comply with State law regarding the
conversion of mobilehome parks. A Conversion Impact Study is required in accordance with Title 13
of the Costa Mesa Municipal Code and State law and was approved by the City Council on March 1,
2004.
The routine operation of a medical office building could involve the use and storage of limited
amounts of hazardous materials related to medical activities and property maintenance. Medical waste
will also be generated by the medical office building.
2.2.1 Site Preparation
Site preparation will involve demolition of existing structures and excavation of most of the project
site. An estimated 19,700 cubic yards of material (including soil, asphalt, concrete, and landscape
materials) will be exported from the site. The duration of site preparation and demolition activities
has been estimated to be four to five weeks.
2.2.2 Water Quality Improvements
The proposed project includes a comprehensive storm drain and water quality system designed to
collect and convey runci f from the project site into existing and planned City storm drains and reduce
or prevent the discharge of pollutants from on-site activities. Pending approval of the project Water
Quality Management Plan (WQMP) by the City of Costa Mesa, all storm drain and water quality
improvements will be implemented as part of construction of the proposed project.
In the developed condition, runoff would sheet flow to the western boundary where it would be
collected by two storm drain inlets (one in the northwest comer of the property and one in the
southwest comer). A new storm drain pipe would be constructed that connects the northwest inlet to
the southwest inlet. A new storm drain pipe would connect to this pipe and conduct runoff to a new
storm junction structure below Newport Boulevard frontage road, which would connect to an existing
24 -inch storm drain in Newport Boulevard. This flow direction is similar to existing conditions.
SECTION 3: EFFECTS DETERMINED TO BE MITIGATED TO LESS THAN
SIGNIFICANT LEVELS
The Final EIR identified certain potentially significant effects that could result from the proposed
project. However, the City of Costa Mesa finds for each of the significant or potentially significant
impacts identified in this section, based upon substantial evidence in the record, that changes or
alterations have been required or incorporated into the proposed project that avoid or substantially
lessen the significant effects as identified in the Final EIR.' As a result, adoption of the mitigation
I CEQA Guidelines, Section 15091.
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measures and project design features (PDF) set forth below will reduce the identified significant
effects to a less than significant level.
Aesthetics
Impact: Lighting and Glare. The proposed project would be required to utilize exterior building
lighting for security purposes, interior lighting, and security lighting in the surface parking lot and
parking structure. Lighting of exterior azeas in particular would be visible to surrounding areas. The
nature, height, spacing, design, and placement of fixtures is not known at this time. All these factors
contribute to a possible light and glare effect to adjacent properties in proximity within the
surrounding areas. The residential uses across Orange Avenue are considered sensitive receptors and
could potentially be impacted by new light and glare created as a result of the proposed project.
Mitigation Measures 4.1-1 and 4.1-2 are proposed to ensure that no significant lighting or glare
impacts affect residential uses across Orange Avenue.
The residential structures across Orange Avenue from the approximate location of the planned project
driveways are two-story apartments that have limited window openings facing directly onto Orange
Avenue. The apartments also have existing features such as landscape plantings or fenced enclosures
that currently screen these facades from activity and traffic along Orange Avenue. However, light
from vehicles exiting the rear of the site after dark results in a potentially significant impact. The
traffic analysis prepared by Linscott, Law and Greenspan for the proposed project estimates
approximately half the p.m. peak -hour trips will exit the site onto Orange Avenue, turning south
toward 16th Street. (Tums will be restricted to right in/right out along Orange Avenue.)
Consequently, the only areas potentially affected by vehicle headlights exiting the project site from
the northerly driveway would be located to the south. Although the effects of the headlight beams on
the residential buildings at the intersection of Ogle Street and Orange Avenue will be of short
duration and relative infrequency, the upward direction of the headlight glare will result in a
potentially significant aesthetic impact with respect to light and glare. No light and glare impacts are
anticipated to occur at the residence on the southeast comer of 16th Place and Orange Avenue, due to
the building setback and landscaping. Mitigation Measure 4.1-3 is proposed to reduce potentially
significant light and glare impacts from vehicle headlights to a less than significant level.
The proposed site-specific FAR creates the potential for future land uses that occupy the building
(that we not medical office uses) to extend the proposed hours of operation beyond normal office
hours. The use of the building during nighttime hours, or for a business-related "second shift," Could
have potential light and glare impacts to residential uses. Mitigation Measure 4.14 would allow the
hours of access on Orange Avenue to be evaluated in the event that operations associated with the
building are extended into the evening.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect as identified in the Final EHt. The City of
Costa Mesa hereby finds that lighting and glare impacts will be reduced to a less than significant level
with implementation of Mitigation Measures 4.1-1 through 4.1-4.
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Facts in Support of Finding. Mitigation Measures 4.1-1 through 4.1-4 reduce or substantially lessen
the significant effects of the proposed project related to light and glare to a level that is less than
significant by including project design features, standard conditions, and mitigation measures as
identified in the Final EIR.
Project Design Features. According to the conceptual site plan, the proposed medical building is
approximately 71 feet 10 inches in height and has a 20 -foot setback from the front property line
and a 49 -foot -10 -inch setback from the centerline on Newport Boulevard frontage road. The
planned parking structure has been sited at the rear of the project. This structure would be 22 feet
10 inches above grade at the east end adjacent to Orange Avenue. In addition, the parking
structure has a 45 -foot setback from the rear property line and a 75 -foot setback from the
centerline on Orange Avenue. This layout would minimize the visual impact to areas along
Orange Avenue to some extent. The proposed project will incorporate a complete and detailed
landscape plan as part of required Master Plan.
Standard Conditions. All new and existing construction shall be architecturally compatible with
regard to building materials, style, colors, etc. Plans submitted for plan check shall indicate how
this will be accomplished.
Mitigation Measure 4.1-1. Prior to the issuance of grading permits, the project applicant shall
submit a Lighting Plan, including a photometric study, for the approval of the City of Costa Mesa
Building Safety Division demonstrating compliance with the following measures:
• The mounting height of lights shall not exceed 25 feet in any location on the project site.
• Lighting along Orange Avenue shall incorporate features such as house side shields to limit
spillage beyond the properly line.
• All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations
shall indicate the effect of the flat glass lens fixture efficiency.
• The parking structure shall be designed to eliminate the openings along Orange Avenue and
along the north and south elevations for a minimum distance of 43 feet from the Orange
Avenue elevation in order to minimi= light spillage from the structure.
• Light standards shall not extend above the parapet wall of the upper level of the parking
structure.
• Lighting design and layout shall limit spill light to no more than 0.5 footcandle at the
curbline of the west side of Orange Avenue, consistent with the level of lighting that is
determined necessary for safety and security purposes on site.
• Site lighting operational hours shall be restricted as follows: 100 percent illumination from
dusk until the close of business; 50 percent illumination from the close of business until one
hour after the close of business; and only security -level lighting from one hour after the close
of business until dawn.
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• On-site buildings shall use low -reflective glass and building material to minimize daytime
glare to the extent possible.
• Any top -story signs on the north and east elevations of the project shall not be illuminated.
Mitigation Measure 4.1-2. Prior to the issuance of building permits, the parapet wall of the top
level of the parking structure shall be designed to be a minimum six feet six inches high.
Mitigation Measure 4.1-3. Prior to the issuance of grading permits, one of the following
measures shall be incorporated into the project design:
• The eastern access for the project site along Orange Avenue shall be redesigned to combine
the two access driveways into one. The one driveway shall be relocated to the center of the
project site in alignment with the alley across Orange Avenue. This redesign will result in
vehicle turning movements and the associated headlight glare to be directed onto carport
areas, which are not sensitive receptors.
Or:
• The northern access driveway on Orange Avenue shall be limited to right -tum ingress traffic
movements only.
Mitigation Measure 4.14. The proposed medical office is expected to operate under normal
business hours, usually until 5:00 or 6:00 in the evenings. Prior to any change of normal business
hours of operation, or should hours be extended later into the evening, a conditional use permit
shall be required in order to evaluate and approve the hours of access allowed on Orange Avenue.
Air Quality
Impact: Short -Term Construction Emissions, Traffic Flow Interference, and Fugitive Dust.
Fugitive dust emissions me generally associated with land clearing, exposure, and cut and fill
operations. Dust generated daily during construction would vary substantially, depending on the level
of activity, the specific operations, and weather conditions. Nearby sensitive receptors and on-site
workers may be exposed to blowing dust, depending upon prevailing wind conditions. Fugitive dust
would also be generated as construction equipment or tacks travel on unpaved roads on the
construction site. Compliance with the dust suppression measures set forth in South Coast Air Quality
Management District (SCAQMD) Rules 402 and 403 will reduce fugitive dust emissions from
construction activities by 50 percent or more, and remaining emissions will be below the threshold
criteria. Construction traffic may also interfere with local circulation patterns. Although construction
emissions controlled with dust suppression measures do not exceed SCAQMD threshold criteria, the
following mitigation measures are proposed to ensure that construction emission impacts are further
minimized.
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PACIFIC MEDICAL !LAZA
CITY Or COSTA MESA
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on air quality as identified in the Final EIR.
The City of Costa Mesa hereby finds that compliance with Mitigation Measures 4.2-1 through 4.2-3
will ensure that air quality impacts from fugitive dust are less than significant.
Facts in Support of Finding. The imposition of standard conditions and Mitigation Measures 4.2-1
through 4.2-3 avoid or substantially lessen the significant environment effect of the proposed project
related to fugitive dust, construction emissions, and traffic flow interference to a level that is less than
significant as identified in the Final EIR.
Project Design Features. There are no project design features applicable to air quality.
Standard Conditions.
• The proposed project is required to comply with SCAQMD Rules 402/403, requiring that
fugitive dust be controlled with best available control measures. Implementation of dust
control measures can reduce fugitive dust generation (PMio emissions).
Mitigation Measure 4.2-1. Prior to the issuance of grading permits, the project applicant shall
provide proof to the Planning Division that all construction bid packages are required to include a
"Diesel Fuel Reduction Plan," which shall be implemented during project construction. This plan
shall identify the actions to be taken to reduce diesel fuel emissions during construction activities
(inclusive of grading and excavation activities). Reduction in diesel fuel emissions can be
achieved by measures including but not limited to:
• use of alternative energy sources, such as compressed natural gas or liquefied petroleum gas
in mobile equipment and vehicles;
• use of "retrofit technology," including diesel particulate traps, on existing diesel engines and
vehicles; and
• other appropriate measures. The Diesel Fuel Reduction Plan shall be filed with the Planning
Division and implemented during grading and construction.
Mitigation Measure 4.2-2. Prior to the issuance of grading permits, the project applicant shall
provide proof to the Planning Division that all construction bid packages are required to include a
"Construction Emissions Reduction Plan" demonstrating that during construction activities, the
contactor shall implement the following measures to reduce Construction equipment emissions:
Maintain construction equipment engines by keeping them tuned.
Use low -sulfur fuel for stationary construction equipment as required by SCAQMD Rules
431.1 and 431.2.
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OCTORRR 3•04
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PACIFIC M901CAL PLAZA
CITY OF COSTA PISA
• Use existing power sources (i.e., power poles) when feasible. This will minimize the use of
higher polluting gas or diesel generators.
Mitigation Measure 4.2-3. Prior to the issuance of grading permits, the applicant shall develop a
traffic plan minimizing traffic flow interference from construction activities (the plan may include
advance public notice of routing, use of public transportation, and satellite parking areas with a
shuttle service). This plan shall be submitted to the Transportation Services Division for review
and approval, and it shall also address the following:
• Configure construction parking to minimize traffic interference.
• Minimize obstruction of through -traffic lanes. When feasible, construction should be planned
so that lane closures are kept to a minimum.
Schedule construction operation affecting traffic for off-peak hours.
• The applicant shall implement the plan during grading and construction.
Cultural and Scientific Resources
Impact: Archaeological Resources. One archeological site, a shell midden, has been identified
within the site that could be affected by project construction. The proposed project requires
demolition and removal of all current structures within the study area, which facilitates visibility of
the ground surface. (heater ground visibility will allow for establishment of the archaeological site
boundaries and a final mitigation strategy for protecting buried resources.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on archaeological resources as identified in
the Final EIR. The City of Costa Mesa hereby fords that compliance with Mitigation Measure 4.3-1
will ensure that impacts to known archaeological resources are less than significant.
Facts in Support of Finding. The imposition of Mitigation Measure 4.3-1 will ensure that impacts to
known archaeological resources are reduced to a less than significant level.
Project Design Features. There are no project design features applicable to known
archaeological resources.
Standard Conditions. There are no standard conditions applicable to known archaeological
resources.
Mitigation Measure 4.3-1. Prior to issuance of a demolition permit, or removal of any
foundation pads, the applicant shall provide written evidence to the Planning Division that a
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OCTOBER Flu
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CITY OF COSTA MESA
qualified archaeologist has been retained, shall be present at the pregrading conference, and shall
establish a cultural resource management program The cultural resource management program,
which shall be outlined by the qualified archaeologist and submitted for review by the Planning
Division, shall include the following:
• During demolition and removal of the existing structures of the mobilehome park, including
foundation pads, a qualified archaeological monitor shall be present to identify and assess any
cultural resources encountered during demolition. The monitor shall be empowered to
temporarily halt or redirect equipment until any discovery can be evaluated. In the event that
an intact cultural resource site is identified, the monitor will work with the project proponent
to facilitate removal of the trailer park structures with minimal damage to the identified site.
• After surface cover has been removed and prior to issuance of any excavation or grading
permits, a qualified archaeologist shall determine the boundaries of the archaeological site,
and/or any other archaeological resource identified during the demolition. The boundary shall
be determined by the surface distribution of midden and artifact debris, by excavation of
shovel test pits (STPs) or mechanical augers to define any subsurface extension of the
midden, or by a combination of these techniques. After the boundary of the site(s) has been
determined, the cultural resource consultant shall work with the project team to determine
whether avoidance of impacts to the site is possible by locating the site under turf, sidewalk,
or parking areas of the development. If impacts to the resource can be avoided, no further
mitigation measures will be required.
• If archaeological resources are identified and cannot be avoided by the project, then the
eligibility of the site for listing on the California Register shall be investigated prior to
issuance of any excavation or grading permits. The investigation shall involve suitable
controlled archaeological excavation to adequately chamcteriu the site and develop
recommendations about the potential eligibility of the site. If the site is determined to not be
eligible for the California Register, then no further consideration is required under CEQA.
• If resources are identified that are eligible for the California Register, and if project plans
cannot be altered to avoid impacting those resources, then a Historic Properties Treatment
Program shall be initiated to mitigate the project impacts to the significant resources to the
extent possible prior to issuance of a grading permit. The Treatment Program shall include, at
a minimum, controlled archaeological excavation of a statistically representative sample of
the site, laboratory analysis and cataloguing of the materials collected, curation of the
materials into a suitable archaeological repository, and development of a technical report
about the site that meets the professional standards of the Society of Professional
Archaeologists. The Principal Investigator for this program will be an Orange County
Certified Archaeologist and maintain current certification as a Registered Professional
Archaeologist.
• Subsequent to the above, or in the event that an archaeological site is not present after the
area has been adequately evaluated, monitoring by a qualified archaeologist during
construction activities shall be conducted.
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LSA ASSOCIAT[L, INC. FINDINGS OP PACT
OCTOSS0. ISI. PACIFIC MEDICAL PLAZA
CITY OF COSTA MESA
Impact: Unknown Historic Resources. Unrecorded historical resources may be encountered during
demolition, grading, and construction activities. Mitigation Measure 4.3-1 addresses the potential for
encountering unknown historic resources on the project site.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on historic resources as identified in the
Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.3-1 will
ensure that there will not be any significant impacts to unknown buried historic resources that may be
discovered during site preparation or construction of the proposed project.
Facts in Support of Finding. The imposition of Mitigation Measure 4.3-1 will ensure that impacts to
unknown historic resources =reduced to a less than significant level as identified in the Final EIR
by ensuring that there will not be any significant impacts to unknown buried historic resources that
may be discovered during site preparation or construction of the proposed project.
Project Design Features. There are no project design features applicable to unknown historic
resources.
Standard Conditions. There are no standard conditions applicable to unknown historic
resources.
Impact: Paleontological Resources. There have been no unique paleontological resource, site, or
geologic features identified on the proposed project site, nor are any such features indirectly affected
by the proposed project. However, this does not preclude the possibility of encountering previously
unrecorded or unknown paleontological resources on the project site.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on paleontological resources as identified in
the Final EIR, The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.3-2
will ensure that there will not be any significant impacts to unknown paleontological resources that
may be discovered during site preparation or construction of the proposed project.
Facts in Support of Finding. The imposition of Mitigation Measure 4.3-2 will ensure that impacts to
unknown paleontological resources are reduced to a less than significant level as identified in the
Final EIR by ensuring that there will not be any significant impacts to unknown buried historic
resources that may be discovered during site preparation or construction of the proposed project.
Project Design Features. There are no project design features applicable to unknown
paleontological resources.
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CITY OF COSTA MESA
Standard Conditions. There are no standard conditions applicable to unknown paleontological
resources.
Mitigation Measure 4.3-2. Prior to issuance of grading permits, a Paleontologic Resource
Impact Mitigation Program (PRIMP) shall be developed and implemented during the excavation
phase of the project. The PRIMP shall be prepared by a qualified paleontologist, shall be
reviewed by the Planning Division for consistency with the guidelines of the County of Orange
and the Society of Vertebrate Paleontology, and shall include the following steps:
A trained paleontological monitor shall be present during ground -disturbing activities within
the project area in sediments determined likely to contain paleontological resources. The
monitoring for paleontological resources shall be conducted on a full-time basis. The monitor
shall be empowered to temporarily halt or redirect construction activities to ensure avoidance
of adverse impacts to paleontological resources. The monitor shall be equipped to rapidly
remove any large fossil specimens encountered during excavation. Dining monitoring,
samples shall be collected and processed to recover microvertebmte fossils. Processing shall
include wet screen washing and microscopic examination of the residual materials to identify
small vertebrate remains.
• Upon encountering a large deposit of bone, salvage of all bone in the area shall be conducted
with additional field staff and in accordance with modem paleontological techniques.
a All fossils collected during the project shall be prepared to a reasonable point of
identification. Excess sediment or matrix will be removed from the specimens to reduce the
bulk and cost of storage. Itemized catalogs of all material collected and identified shall be
provided to the museum repository along with the specimens.
• A report documenting the results of the monitoring and salvage activities and the significance
of the fossils shall be prepared.
• All fossils collected during this work, along with the itemized inventory of these specimens,
shall be deposited in a museum repository for permanent curation and storage.
Impact: Unknown Human Remains. There are no known human remains at the site of the proposed
project. However, this does not preclude the possibility of encountering previously unrecorded or
unknown human remains on the project site. Therefore, Mitigation Measure 4.3-3 is proposed to
address potential impacts to unknown human remains. -
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on paleontological resources as identified in
the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measures 4.3-3
will ensure that there will not be any significant impacts to unknown human remains that may be
discovered during site preparation in construction of the proposed project.
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OCT.... I... PACIFIC MZDICAL PLAZA
CITY Of COSTA MSSA
Facts in Support of Finding. The imposition of Mitigation Measure 4.3-3 will ensure that impacts to
historic resources in the form of unknown human remains are reduced to a less than significant level
as identified in the Final EIR by ensuring that if human remains are discovered during project
grading, no further disturbance shall occur until the County Coroner has made a determination of
origin and disposition pursuant to Public Resources Code Section 5097.98.
Project Design Features. There are no project design features applicable to unknown human
remains.
Standard Conditions. There are no standard conditions applicable to unknown human remains.
Mitigation Measure 4.3-3. In the event that human remains are encountered during construction,
State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until
the County Coroner has made a determination of origin and disposition pursuant to Public
Resources Code Section 5097.98. The connector shall halt work in the affected area and notify
the County Corona of the find immediately. If the remains are determined to be prehistoric, the
Corona shall notify the Native American Heritage Commission (NAHC), which shall determine
and notify a Most Likely Descendent (MLD). With the permission of the landowna or his/her
authorized representative, the descendent may inspect the site of the discovery. The descendent
shall complete the inspection within 24 hours of notification by the NAHC. The MLD may
recommend scientific removal and nondestructive analysis of human remains and items
associated with Native American burials.
Geology and Soils
Impact: Seismic Ground Shaking. The project site is not located in an Alquist-Priolo Earthquake
Fault Zone or within a known active fault zone or an area characterized by surface rupture that might
be related to a fault. The project site is, however, subject to ground shaking from earthquakes because
it is located in Southern California. Ground shaking may cause property damage and personal injury
ranging from slight to severe, depending on the magnitude and motion or movement of the individual
earthquake and any associated aftershocks.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on geology and soils as identified in the
Final EIR. The City of Costa Mesa hereby finds that implementation of the project design feature and
Mitigation Measure 4.4-1 will ensure that seismic shaking hazards will be reduce to a less than
significant level with implementation of the proposed project.
Facts in Support of Finding. The significant effects of the proposed project related to seismic
ground shaking have been eliminated or substantially lessened to a level that is less than significant
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OCTOBER 2044
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CITY Or COSTA MESA
by inclusion of project design features, standard conditions, and Mitigation Measure 4.4-1 as
identified in the Final EBR.
Project Design Features. The proposed project incorporates all applicable design requirements
contained in the Uniform Building Code and the City Grading Code. These features act to avoid
or minimize potential impacts related to geology and soils by requiring that the project be graded
and constructed to current structural standards.
Standard Conditions. The proposed project shall comply with all applicable design requirements
contained in the Uniform Building Code. These features act to avoid or minimize potential
impacts related to geology and soils by requiring that the project be graded and constructed to
current structural standards.
Mitigation Measure 4.4-1. Prior to the issuance of grading permits, the project design shall
comply with all recommended measures in the Strata -Tech Geotechnical Investigation, including
conformance to the Uniform Building Code, and shall demonstrate compliance to the City's
Building Safety Division.
Impact: Erosion. Erosion potential increases as steepness of terrain increases. Since the site does not
contain steep slopes, the potential for erosion occurring via gravity is limited. The site will, however,
be excavated leading to the exposure of unprotected soils to potential erosion. Best Management
Practices (BMPs) will be incorporated into the project tocontrolpotential sedimentation, erosion
control, and water quality impacts. Compliance with Mitigation Measure 4.4-2 below will reduce any
potentially significant impacts related to erosion to a less than significant level.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on geology and soils as identified in the
Final EBR. The City of Costa Mesa hereby finds that implementation of Mitigation Measure 4.4-2 will
ensure that any potential impacts related to erosion will be reduced to a less than significant level with
implementation of the proposed project.
Facts in Support of Finding. The significant effects of the proposed project related to erosion have
been eliminated or substantially lessened to a level that is less than significant by inclusion of
Mitigation Measure 4.4-2 as identified in the Final EBR.
Project Design Features. There are no project design features applicable to erosion.
Standard Conditions. There are no standard conditions applicable to erosion.
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Mitigation Measure 4.4-2. Prior to the issuance of grading permits, all on-site earthwork shall
include an Erosion, Siltation, and Dust Control Plan to be approved by the City Engineer. The
Plan shall include provisions for avoidance measures such as temporary irrigation, sedimentation
basins, sandbagging, and a compaction program. The Plan shall ensure that discharge of surface
runoff from the site during construction activities shall not result in increased erosion a siltation
discharge to existing drainage facilities. Weekly inspection reports assuring compliance with this
mitigation shall be posted at the construction site and available to City inspectors from October 1
through May 1 during the construction period.
Hazardous Materials
Impact: Asbestos. The structures on the project site were constructed prior to 1981. Occupational
Safety and Health Administration (OSHA) asbestos construction standards require that thermal
systems insulation and surfacing materials (e.g., pipe insulation sprayed on acoustical ceilings) in a
building be "presumed" to contain asbestos unless tested to prove that they do not contain asbestos.
The Department for Toxic Substances Control (DTSC) has identified asbestos as a concern, since it
may be located on the site. The presence of asbestos in existing buildings to be removed as part of the
proposed project would be considered potentially significant.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on bazardous materials (asbestos) as
identified in the Final EIR. The City of Costa Mesa hereby finds that implementation of Mitigation
Measures 4.5-1 and 4.5-2 will reduce any potentially significant impacts associated with abatement of
asbestos -containing materials to a less than significant level.
Facts in Support of Finding. The significant effects of the proposed project related to asbestos -
containing materials have been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features and Mitigation Measures 4.5-1 and 4.5-2 as
identified in the Final EIR.
Project Design Features. The proposed project will be required by existing statute to incorporate
all applicable requirements of the California Health and Safety Code. These features will act to
avoid or minimize potential impacts from/to unknown hazardous materials, should they be found
To site during construction.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
hazardous materials impacts.
Mitigation Measure 4.51. Prior to issuance of grading permits, the project applicant shall retain
a California -Certified Asbestos Consultant for assistance in complying with applicable asbestos
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regulations and shall submit to the City's Building Safety Division an asbestos abatement plan in
compliance with all local, State, and federal regulations for City approval.
Mitigation Measure 4.52. Prior to the issuance of grading permits, the project proponent shall
comply with SCAQMD Rule 1403, Asbestos Emissions from Demolition/Renovation Activities,
and shall submit proof of fee payment and compliance with SCAQMD Rule 1403 to the City's
Building Safety Division.
Impact: Lead. The structures on site were constructed prior to 1978. Structures constructed prior to
1978 are presumed to contain lead-based paint unless proven otherwise, although structures
constructed after 1978 may also contain lead-based paints. The presence of lead in the existing
buildings would be considered a potentially significant impact.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on hazardous materials (lead) as identified in
the Final EIR. The City of Costa Mesa hereby finds that implementation of Mitigation Measures 4.5-
3 and 4.5-4 will reduce any potentially significant impacts associated with the abatement of lead-
based paint would be reduced to a less than significant level.
Facts in Support of Finding. The significant effects of the proposed project related to lead -
containing materials have been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features and Mitigation Measures 4.5-3 and 4.5-4 as
identified in the Final EIR.
Project Design Features. The proposed project will be required by existing statute to incorporate
all applicable requirements of the California Health and Safety Code. These features will act to
avoid or minimize potential impacts from/to unknown hazardous materials, should they be found
on site during construction.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
hazardous materials impacts.
Mitigation Measure 4.53. Prior to issuance of grading permits, the project applicant shall
submit proof to the City's Building Safety Division that demolition and removal of any structures
will comply with applicable local, State, and federal lead regulations.
Mitigation Measure 4.54. Prim to the issuance of demolition/grading permits, a qualified
professional shall be retained by the project applicant to prepare an Abatement and Remediation
Plan for approval by the City's Building Safety Division.
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Impact: Hazardous Waste Related to Construction Activities. Development of the proposed
project involves the use of chemical agents, solvents, paints, and other hazardous materials that are
associated with construction activities. Although no significant impacts are anticipated from the
routine use and disposal of these materials, grading and construction activities may create a localized
increase in dust and exhaust, causing a need for watering of the site during construction.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on hazardous materials as identified in the
Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.5-5 will
reduce hazardous waste impacts related to construction activities to a less than significant level, and
implementation of Mitigation Measure 4.6-6 (outlined in Section 4.6 of the EIR) will reduce potential
contaminated groundwater impacts during construction to a less than significant level.
Facts in Support of Finding. The significant effects of the proposed project related to hazardous
waste impacts related to construction activities have been eliminated or substantially lessened to a
level that is less than significant by inclusion of project design features and Mitigation Measures
4.5-5, which will reduce hazardous waste impacts related to construction activities to a less than
significant level, and 4.6-6, which will reduce potential contaminated groundwater impacts during
construction to a less than significant level, as identified in the Final EIR.
Project Design Features. The proposed project will be required by existing statute to incorporate
all applicable requirements of the California Health and Safety Code. These features will act to
avoid or minimize potential impacts from/to unknown hazardous materials, including the removal
of any unknown storage tanks should they be found on site during construction.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
hazardous materials impacts.
Mitigation Measure 4.5-5. During construction, use of chemical agents, solvents, paints, and
other hazardous materials shall be in compliance with the Orange County Hazardous Waste
Management Plan, the Califomia Health and Safety Code, and applicable local, State, and federal
laws and regulations. The Costa Mesa Fire Department shall inspect the project site at periodic
intervals throughout construction to ensure compliance.
Mitigation Measure 4.6-6. Prior to construction, the project applicant shall dete rmne whether
groundwater removal will be required. For a permit to dewater, the applicant shall submit an NOI
to the Santa Ana RWQCB. The RWQCB shall determine whether the proposed dewatering is
consistent with the General NPDES Pemut for de minimus water discharges or whether an
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individual permit and sampling are required. The applicant shall comply with the permit
provisions that are applicable to the project.
Impact: Underground Structures/Soil Contamination. As is the case for any project that includes
excavation, there is a potential for unknown hazardous contamination to be revealed during
construction. Underground tanks and piping may be encountered at the project site. There is also a
potential to encounter an underground storage tank associated with a former gasoline service station.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on hazardous materials as identified in the
Final EER. The City of Costa Mesa hereby fords that compliance with Mitigation Measure 4.5-6 will
reduce potential impacts from underground structures/soil contamination to less than significant
levels.
Facts in Support of Finding. The significant effects of the proposed project related to underground
structures/soil contamination have been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features and Mitigation Measure 4.5-6 as identified in the
Final EIR.
Project Design Features. The proposed project will be required by existing statute to incorporate
all applicable requirements of the California Health and Safety Code. These features will act to
avoid or minimize potential impacts from/to unknown hazardous materials, should they be found
on site during construction.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
hazardous materials impacts.
Mitigation Measure 4.5-6. During construction, if underground structures or suspected soil
contamination is encountered, the contractor shall stop work and isolate the area. The contractor
shall notify the City Engineer and Costa Mesa Fire Department for further instruction. Any
suspect soil contamination shall be sampled and removed in accordance with pertinent local,
State, and federal regulations.
Impact: Hazardous Medical Waste. The routine operation of a medical office building would be
characterized by the use or storage of limited amounts of bazardous materials related to medical
activities. Medical wastes will also be generated by the medical office building.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on bazardous materials as identified in the
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Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.5-7 will
reduce potential hazardous waste impacts related to operation of the project to a less than significant
level.
Facts in Support of Finding. The significant effects of the proposed project related to the generation
of hazardous medical waste have been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design features and Mitigation Measure 4.5-7 as identified in the
Final EIR.
Project Design Features. The proposed project will be required by existing statute to incorporate
all applicable requirements of the California Health and Safety Code. These features will act to
avoid or minimize potential impacts from/to the public by the generation and disposal of medical
waste.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
hazardous materials impacts.
Mitigation Measure 4.57. Prior to issuance of occupancy permits, the Building Manager/Owner
shall provide proof to the City's Building Safety Division that tenant lease agreements require all
medical wastes to be disposed of in accordance with California Health and Safety Code Sections
117600-118360 (Medical Waste Management Act), as well as the Orange County Hazardous
Waste Management Plan, and all applicable local, State, and federal laws and regulations.
Hydrology and Water Quality
Impact: Construction -Phase Water Quality and Discharge. Due to soil disturbance (grading,
excavation, etc.) and the storage and use of hazardous materials (paints, solvents, etc.), the
construction phase of the project has the potential to result in significant impacts to water quality
should a spill occur or from the release of sediment.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Hydrology and Water Quality as
identified in the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation
Measures 4.6.1 and 4.6.2 will reduce potential waste discharge and water quality violations related to
runoff during construction to less than significant levels.
Facts in Support of Finding. The significant effects of the proposed project related to construction -
phase water quality and discharge have been eliminated or substantially lessened to a level that is less
than significant by inclusion of Mitigation Measures 4.6.1 and 4.6.2 as identified in the Final EIR.
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Project Design Features. There are no specific project design features applicable to the
mitigation of construction -phase water quality discharge.
Standard Conditions. There are no specific standard conditions applicable to the mitigation of
construction -phase water quality discharge.
Mitigation Measure 4.6-1. Prior to the issuance of a grading permit or building permit,
whichever occurs first, the City of Costa Mesa Public Services Department shall insure that the
applicant has obtained coverage under the State General Construction Activity National Pollution
Discbarge Elimination System (NPDES) Permit. The applicant shall provide the City with a copy
of the Notice of Intent (NOI) submitted to the State Water Resources Control Board (SWRCB)
and a copy of the subsequent notification of the issuance of a Waste Discharge Identification
(WDID) number or other proof of filing.
Mitigation Measure 4.6-1. Prior to the issuance of a grading permit or building permit,
whichever occurs first, the City of Costa Mesa Public Services Department shall insure that
construction plans and the Storm Water Pollution Prevention Plan (SWPPP) fm the project
include features meeting the applicable construction activities BMPs and erosion and sediment
control BMPs published in the California Stormwater Best Management Practice Handbooks—
Construction Activity. The SWPPP shall reduce the discharge of pollutants to the maximum
extent practical using management practices, control techniques and systems, design and
engineering methods, and such other provisions as are appropriate. A copy of the SWPPP shall be
kept at the project site and shall he available to the City Field Engineer upon request.
Impact: Postcoustruction-Phase Water Quality and Discharge. The Model WQMP is designed to
reduce pollutants in runoff from priority project sites to the maximum extent practicable. In order to
comply with waste discharge requirements of the municipal NPDES permit, the project WQMP shall
target control of pollutants in runoff typically produced by that land use (i.e., bacterialvirus, heavy
metals, nutrients, pesticides, organic compounds, sediments, trash and debris, oxygen -demanding
substances, and oil and grease).
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Hydrology and Water Quality as
identified in the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation
Measures 4.6-3 and 4.6-4 will reduce potential violations of waste discharge requirements and water
quality standards during operation of the project to less than significant levels.
Facts in Support of Finding. The significant effects of the proposed project related to
postconstruction-phase water quality and discharge have been eliminated or substantially lessened to
a level that is less than significant by inclusion of project design features, standard conditions, and
Mitigation Measures 4.6-3 and 4.6-4 as identified in the Final EBR.
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Project Design Features. In the developed condition, runoff would sheet flow to the western
boundary where it would be collected by two storm drain inlets (one in the northwest comer of
the property and one in the southwest comer). A new storm drain pipe will be constructed that
connects the northwest inlet to the southwest inlet. A new storm drain pipe will connect to this
pipe and conduct runoff to a new storm drainjunction structure below Newport Boulevard
frontage road, which will connect to the existing 24 -inch storm drain pipe in Newport Boulevard.
This flow direction is similar to the existing condition.
Standard Conditions.
The subject property's ultimate finished grade level may not be filled/raised in excess of 30
inches above the finished grade of any abutting property. If additional till dirt is needed to
provide acceptable on-site storm water flow to a public street, an alternative means of
accommodating that drainage shall be approved by the City's Building Official prior to
issuance of any grading or building permits. Such alternatives may include subsurface tie-in
to public storm water facilities, subsurface drainage collection systems, and/or sumps with
mechanical pump discharge in lieu of gravity flow. If mechanical pump method is determined
appropriate, said mechanical pump(s) shall continuously be maintained in working order. In
any case, development of subject property shall preserve or improve the existing pattern of
drainage on abutting properties.
Construct storm drain facilities as per City of Costa Mesa Master Drainage Plan.
Fulfill drainage ordinance fee requirements prior to approval of final map/approval of plans.
A Private on-site drainage facilities and parkway culverts or drains will not be maintained by
the City of Costa Mesa; they shall be maintained by the owner or developer of the property.
Private lateral connections to City storm drains will require a hold harmless agreement prior
to issuance of permit.
Mitigation Measure 4.63. Prior to the issuance of a grading permit or building permit,
whichever occurs first, the City of Costa Mesa Public Services Department shall review and
approve the WQMP prepared for the project. The WQMP shall be in conformance with the
requirements of the City's Local Implementation Plan, Section A.7, New
Development/Redevelopment Component. The proposed project is categorized as a priority
project, and the WQMP shall include provisions for the Site Design, Source Control, and
Treatment Control BMPs that target pollutants of concern, in order to reduce impacts to water
quality to the maximum extent practicable.
Mitigation Measure 4.64. Prior to the issuance of a grading permit or building permit,
whichever occurs first, the City of Costa Mesa Public Services Department shall review and
approve the applicant's plan to ensure ongoing maintenance for permanent BMPs. The plan shall
include the applicant's signed statement accepting responsibility for all structural BMP
maintenance until the time the property is transferred. All future transfers of the property to a
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private or public owner shall have conditions requiring the recipient to assume responsibility for
the maintenance of any structural in Treatment Control BMP. The condition of transfer shall
include a provision requiring the property owner to conduct maintenance inspection at least once
per year and retain proof of inspection. In addition, educational materials indicating locations of
storm water facilities and how maintenance can be performed shall accompany first deed
transfers. The City shall ensure that structural BMPs are maintained through a contract with the
applicant, through maintenance conditions in the conditions of approval, or through an alternative
mechanism consistent with the Local Implementation Plan and the Municipal Code.
Impact: Drainage and Erosion. In the developed condition, runoff would sheet flow to the western
boundary where it would be collected by two storm drain inlets (one in the northwest comer of the
property and one in the southwest comer: Figure 4.6.2).
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Hydrology and Water Quality as
identified in the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation
Measures 4.6-1 through 4.6-5 will reduce potential impacts related to erosion and drainage to a less
than significant level.
Facts in Support of Finding. The significant effects of the proposed project related to erosion and
drainage have been eliminated or substantially lessened to a level that is less than significant by
inclusion of project design features, standard conditions, and Mitigation Measures 4.6-1 through 4.6-5
as identified in the Final EIR.
Project Design Features. hl the developed condition, runoff would sheet flow to the western
boundary where it would be collected by two storm drain inlets (one in the northwest comer of
the property and one in the southwest comer). A new storm drain pipe will be constructed that
connects the northwest inlet to the southwest inlet. A new storm drain pipe will connect to this
pipe and conduct mnoff to a new storm drain junction structure below Newport Boulevard
frontage road, which will connect to the existing 24 -inch storm drain pipe in Newport Boulevard.
This flow direction is similar to the existing condition.
Standard Conditions.
The subject property's ultimate finished grade level may not be filled/raised in excess of 30
inches above the finished grade of any abutting property. ff additional fill dirt is needed to
provide acceptable on-site storm water flow to a public street, an alternative means of
accommodating that drainage shall be approved by the City's Building Official prior to
issuance of any grading or building permits. Such alternatives may include subsurface tie-in
to public stone water facilities, subsurface drainage collection systems, and/or sumps with
mechanical pump discharge in lieu of gravity flow. If mechanical pump method is determined
appropriate, said mechanical pump(s) shall continuously be maintained in worldng order. hl
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any case, development of subject property shall preserve or improve the existing pattern of
drainage on abutting properties.
• Construct storm drain facilities as per City of Costa Mesa Master Drainage Plan.
• Fulfill drainage ordinance fee requirements prior to approval of final map/approval of plans.
• Private on-site drainage facilities and parkway culverts or drains will not be maintained by
the City of Costa Mesa; they shall be maintained by the owner or developer of the property.
Private lateral connections to City stone drains will require a hold hamiless agreement prior
to issuance of pemut.
Mitigation Measure 4.6-1. Prior to the issuance of a grading permit or building permit,
whichever occurs fest, the City of Costa Mesa Public Services Department shall insure that the
applicant bas obtained coverage under the State General Construction Activity National Pollution
Discharge Elimination System (NPDES) Permit. The applicant shall provide the City with a copy
of the Notice of Intent (NOI) submitted to the State Water Resources Control Board (SWRCB)
and a copy of the subsequent notification of the issuance of a Waste Discharge Identification
(WDID) number or other proof of filing.
Mitigation Measure 4.6-2. Prior to the issuance of a grading permit or building permit,
whichever occurs fust, the City of Costa Mesa Public Services Department shall insure that
construction plans and the Storm Water Pollution Prevention Plan (SWPPP) for the project
include features meeting the applicable construction activities BMPs and erosion and sediment
control BMPs published in the California Stormwater Best Management Practice Handbooks—
Construction Activity. The SWPPP shall reduce the discharge of pollutants to the maximum
extent practical using management practices, control techniques and systems, design and
engineering methods, and such other provisions as are appropriate. A copy of the SWPPP shall be
kept at the project site and shall be available to the City Field Engineer upon request.
Mitigation Measure 4.6-3. Prior to the issuance of a grading pemilt or building permit,
whichever occurs fest, the City of Costa Mesa Public Services Department shall review and
approve the WQMP prepared for the project. The WQMP shall be in conformance with the
requirements of the City's Local implementation Plan, Section A.7, New Development/
Redevelopment Component. The proposed project is categorized as a priority project, and the
WQMP shall include provisions for the Site Design, Some Control, and Treatment Control
BMPs that target pollutants of concern, in order to reduce impacts to water quality to the
maximum extent practicable.
Mitigation Measure 4.64. Prior to the issuance of a grading permit or building permit,
whichever occurs fust, the City of Costa Mesa Public Services Department shall review and
approve the applicant's plan to ensure ongoing maintenance for permanent BMPs. The plan shall
include the applicant's signed statement accepting responsibility for all structural BMP
maintenance until the time the property is transferred. All future transfers of the property to a
private or public owner shall have conditions requiring the recipient to assume responsibility for
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the maintenance of any structural or Treatment Control BMP. The condition of transfer shall
include a provision requiring the property owner to conduct maintenance inspection at least once
per year and retain proof of inspection. hr addition, educational materials indicating locations of
storm water facilities and how maintenance can be performed shall accompany first deed
transfers. The City shall ensure that structural BMPs are maintained through a contract with the
applicant, through maintenance conditions in the conditions of approval, or through an altemative
mechanism consistent with the Local Implementation Plan and the Municipal Code.
Mitigation Measure 4.6-5. Prior to the issuance of a grading permit or building permit,
whichever occurs first, the City of Costa Mesa Public Services Department shall review and
approve the applicant's drainage study for the project. The drainage study shall be prepared by a
registered Civil Engineer in the State of California to the satisfaction of the Public Services
Department. The study shall be based upon the latest edition of the Orange County Hydrology
Manual and shall include an analysis of 10-, 25-, and 100 -year storm frequencies. Any off-site
and on-site drainage improvements required by the study shall be prepared by a registered Civil
Engineer in the State of California and implemented.
Impact: Groundwater. Since groundwater levels are reportedly high at the project site, and the
office building and parldng structure will require excavation, groundwater may be encountered and
may need to be removed during construction.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Hydrology and Water Quality as
identified in the Final EBR. The City of Costa Mesa hereby finds that compliance with Mitigation
Measure 4.6-6 will reduce potential impacts related to groundwater to a less than significant level.
Facts in Support of Finding. The significant effects of the proposed project related to groundwater
have been eliminated or substantially lessened to a level that is less than significant by inclusion of
Mitigation Measure 4.6-6 as identified in the Final EIR.
Project Design Features. There are no specific project design features related to groundwater
removal during construction .
Standard Conditions. There are no standard conditions related to groundwater removal during
construction.
Mitigation Measure 4.6-6. Prior to construction, the project applicant shall determine whether
groundwater removal will be required. For a permit to dewater, the applicant shall submit an NOI
to the Santa Ana RWQCB. The RWQCB shall determine if the proposed dewatering is. consistent
with the General NPDES Permit for de minimus water discharges or whether an individual permit
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and sampling are required. The applicant shall comply with the permit provisions that are
applicable to the project.
Land Use
Impact: Potential Future Uses. The proposed use of the site as a medical office building would
conform to the intent of the commercial land use zoning and General Plan designations. Approval of
the GPA for a site-specific increase of FAR to 0.40 and a zone change to PDC are required to
implement this project. This change also creates the potential for future uses other than medical office
uses to occupy the building and exceed the traffic modeling assumptions used to analyze project
impacts. Therefore, the following trip budget mitigation measure is included to ensure a correlation
between the General Plan Land Use Map and the Master Plan of Highways.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Land Use as identified in the Final EIR.
The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.7-1 will reduce
potential impacts related to future uses to a less than significant level and ensure a correlation
between the General Plan Land Use Map and the Master Plan of Highways.
Facts in Support of Finding. The significant effects of the proposed project related to potential
future uses have been eliminated or substantially lessened to a level that is less than significant by
inclusion of project design features, standard conditions, and Mitigation Measure 4.7-1 as identified
in the Final EIR.
Project Design Features. The project most be designed to comply with development standards
associated with the proposed PDC zoning. The features of the proposed project will be reviewed
by the City of Costa Mesa to determine compliance with all applicable requirements of the
Municipal Code.
Standard Conditions. Development shall comply with all requirements of the Costa Mesa
Zoning Code relating to planned development commercial standards.
Mitigation Measure 4.7-1. h1 conjunction with the GPA, a trip budget shall be established for
the project site for both the a.m. and the p.m. peak hours that reflects the medical office use of the
building, specifically 186 a.m. peak -hour trips and 281 p.m. peak -hour trips.
Noise
Impact: Construction Activities. The analysis in the EIR addressed short-term construction noise
impacts and included mitigation intended to reduce any potential impacts to nearby sensitive
receptors. There are two types of potential short-term noise impacts that may occur during project
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construction. The first is the increase in traffic flow and resultant noise on local streets associated
with the transport of workers, equipment, and materials to and from the project site. The second is
related to the noise generated by heavy equipment operating on the project site.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect on Construction Noise as identified in the
Final FIR. Noise generated by construction activities between 7:00 a.m. and 8:00 p.m. from Monday
though Saturday are exempted from the Noise Ordinance standards. The City of Costa Mesa hereby
finds that compliance with the construction hours specified by the Noise Ordinance and additional
controls outlined in Mitigation Measure 4.8-1 will reduce noise generated by construction of the
project to below a level of significance.
Facts in Support of Finding. The significant effects of the proposed project related to construction
noise have been eliminated or substantially lessened to a level that is less than significant by inclusion
of standard conditions and Mitigation Measure 4.8-1 as identified in the Final EIR.
Project Design Features. No project design features related to noise levels have been identified.
Standard Conditions. Grading, materials delivery, equipment operation, or other construction -
related activity shall be limited to the hours of 7:00 a.m. to 8:00 p.m., Monday tluough Friday,
and the hours of 8:00 a.m. to 6:00 p.m. on Saturday. Construction is prohibited on Sundays and
federal holidays. Exceptions may be made for activities that will not generate noise audible from
off site, such as painting and other quiet interior work.
Mitigation Measure 4.8-1. Prior to issuance of any grading or building permit, the applicant
shall demonstrate to the Development Services Department that the following measures to reduce
construction noise impacts are incorporated into the contractor specifications:
• Proper muffling and maintenance of all internal combustion engines used for construction on
the site
• Locating all stationary noise generating sources, such as air compressors and portable power
generators, as for away as possible from the project's east property line
Prohibiting unnecessary idling of internal combustion engines
Locating the construction staging area, construction vehicle parking area, and material
storage area at the farthest part of the parcel as is practical away from Orange Avenue
A Prohibiting construction access/exiting onto Orange Avenue
Impact: Rooftop Equipment The medical office building will have mechanical equipment located
on the roof. There is a potential for noise impacts to the Park Place Village single -room occupancy
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(SRO) residences if the mechanical equipment produces noise levels in excess of City noise
ordinance requirements and/or standards.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environment effect related to Noise generated by rooftop
equipment as identified in the Final EIR. The City of Costa Mesa hereby finds that compliance with
the Noise Ordinance and additional controls outlined in Mitigation Measure 4.8-2 will reduce noise
generated by rooftop equipment to below a level of significance.
Facts in Support of Finding. The significant effects of the proposed project related to operation of
rooftop equipment have been eliminated or substantially lessened to a level that is less than
significant by inclusion of standard conditions and Mitigation Measure 4.8-2 as identified in the Final
EIB.
Project Design Features. No project design features related to noise levels have been identified.
Standard Conditions. The operation of the building will be subject to the City's noise ordinance.
Mitigation Measure 4.8-2. Prior to issuance of Certificate of Occupancy permits, the project
applicant shall demonstrate to the Planning Division that all rooftop mechanical equipment meets
current City noise ordinance requirements and is enclosed in order to reduce equipment noise or
that the developer/owner can demonstrate that noise levels are at levels below the City thresholds
of significance.
Public Services and Utilities
Impact: Police Protection. The Costa Mesa Police Department (CMPD) has indicated that it
anticipates it will be able to meet response time goals for the project and does not anticipate a need to
expand existing facilities to meet the demand of the project. However, the CMPD has noted that
emergency radios may not be able to receive or transmit in the subterranean levels of the proposed
parking structure' The loss of ability of CMPD officers to communicate within the parking structure
could potentially create a safety hazard.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect related to police services as identified in
the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.10-1
will ensure adequate operation of police emergency radio communications and reduce any potentially
significant impacts to the provision of police services to a less than significant level.
3 Les Gogerty, Police Lieutenant, Costa Mesa Police Department, August 14, 2003. Response
letter.
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Facts in Support of Finding. The significant effects of the proposed project related to the provision
of police protection services have been eliminated or substantially lessened to a level that is less than
significant by inclusion of Mitigation Measure 4.10-1 as identified in the Final EBR.
Project Design Features. There are no project design features that are applicable to emergency
radio communication.
Standard Conditions. There are no standard conditions that are applicable to emergency radio
communication.
Mitigation Measure 4.10-1. Prior to issuance of a building permit, the applicant shall document
review by the CMPD regarding appropriate mechanisms within the parking structure to allow
police radio communication. These mechanisms may include, but not be limited to, the
installation of a 800 mega -hertz (MIIz) Bi -Directional Amplifying (BDA) device. The Applicant
shall be required to fund all costs associated with police radio reception enhancement, including
but not limited to installation of a BDA 800 MHz antenna. The applicant shall receive approval of
the BDA device from CMPD and forward it to the City Building Division for review and
approval.
Impact: Construction Waste. The proposed project is expected to generate construction wastes
consisting primarily of inert materials such as wood, drywall, cardboard, metals, plastics, etc.
Recycling of these materials can greatly reduce the amount of landfill space used by the project. The
City of Costa Mesa has implemented a recycling program to help ensure that AB 939 requirements
are met and reduce construction site waste. As part of this recycling program, the project applicant
and occupant are required to contract with a permitted hauler for removal of demolition, construction,
and postconstrucfion solid waste.' The following measure will ensure that potential impacts related to
construction solid waste due to the proposed project will be less than significant.
Finding. Changes a alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect related to construction waste as identified
in the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.10-
2 will reduce potentially significant impacts to the generation of construction waste to a less than
significant level.
Facts in Support of Finding. The significant effects of the proposed project related to the
construction waste generation have been eliminated or substantially lessened to a level that is less
than significant by inclusion of Mitigation Measure 4.10-2 as identified in the Final EBR.
' Ibid 8
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Project Design Features. There are no project design features that are applicable to construction
waste.
Standard Conditions. There are no standard conditions that are applicable to construction waste.
Mitigation Measure 4.10.2. During construction, disposal of construction waste shall be in
compliance with the Orange County Hazardous Waste Management Plan, the California Health
and Safety Code, CMSD regulations, and other local, State, and federal regulations governing
construction wastes. The Costa Mesa Fire Department shall inspect the project site at periodic
intervals throughout construction to ensure compliance.
Traffic and Circulation
Impact: Difficulty Navigating Intersections. The traffic analysis determined that driver confusion
may result when approaching the Newport Boulevard and Newport Boulevard frontage road
intersections along 16th Street due to the geometries and vehicle queuing problems associated with
these intersections. The traffic analysis recommended specific signage and pavement markings in
order to reduce this driver confusion. Mitigation Measure 4.11-2 will ensure that potential impacts
related to driver confusion at the Newport Boulevard and Newport Boulevard frontage road
intersections along 16th Street will be less than significant.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect related to intersection geometries as
identified in the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation
Measure 4.11-2 will reduce potentially significant impacts to local traffic circulation at the Newport
Boulevard and Newport Boulevard frontage mad intersections along 16th Street to less than
significant levels.
Facts in Support of Finding. The significant effects of the proposed project related to driver
confusion at the Newport Boulevard and Newport Boulevard frontage mad intersections along 16th
Street have been eliminated or substantially lessened to a level that is less than significant by
inclusion of project design features and mitigation measures as identified in the Final EIR.
Project Design Features. The proposed project design includes two driveways from Orange
Avenue, both restricted to right -tum in and right -turn out only, and two driveways onto Newport
Boulevard frontage mad in order to provide adequate site access.
Standard Conditions. There are no standard conditions that are applicable to the intersection
configuration.
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Mitigation Measure 4.11-2. Prior to issuance of the first Certificate of Occupancy permit, the
applicant shall be required to pay to the City of Costa Mesa the costs associated with signage and
pavement markings to address driver confusion at the Newport Boulevard and Newport
Boulevard frontage mad intersections along 16th Street. Signs and markings shall include
additional `No Tom on Red" signs on the traffic signal post and/or =at= at Newport
Boulevard/16th Street, painting "Keep Clear" markings along 16th Street, and the addition of
"Watch for Cross Traffic" and "Stop Here on Red" signs at Newport Boulevard frontage
road/16th Street.
Impact: Parking Spillover to Residential Streets. Although the project's number of puking spaces
exceeds the City's requirement, there is a potential for spillover parking to occur an residential streets
to the east of the project site if there is a charge for parking on site.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect related to parking spillover as identified in
the Final EIR. The City of Costa Mesa hereby finds that compliance with Mitigation Measure 4.11-3
will reduce potentially significant impacts to adjacent residential parking.
Facts in Support of Finding. The significant effects of the proposed project related to parking have
been eliminated in substantially lessened to a level that is less than significant by inclusion of project
design features, standard conditions, and Mitigation Measure 4.11-3 as identified in the Final FIR.
Project Design Features. The proposed project design complies with City of Costa Mesa parking
requirements.
Standard Conditions. The project shall comply with City of Costa Mesa puking requirements.
Mitigation Measure 4.11-3. Prim to issuance of Certificate of Occupancy permits, the applicant
shall submit proof to the Planning Division that all on-site parking, including the parking
structure, shall be free of charge to both employees and customers of the medical offices. All
employees shall be required to park on site.
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SECTION 4: SIGNIFICANT EFFECTS THAT CANNOT BE MITIGATED TO A
LESS THAN SIGNIFICANT LEVEL
Traffic and Circulation
Impacts: Unacceptable Levels of Service. The proposed project would cause potentially significant
traffic impacts at the following two signalized intersections: (I) Newport Boulevard/19th Street, and
(2) Newport Boulevard/17th Street.
Finding. Changes or alterations have been required in, or incorporated into, the project which avoid
or substantially lessen the significant environmental effect on the transportation system as identified
m the Final EIR. The City of Costa Mesa finds that implementation of Mitigation Measure 4.11-1 will
reduce potential traffic impacts to a less than significant level by requiring the applicant to pay a fair -
share contribution toward future widening of Newport Boulevard. The widening of Newport
Boulevard will reduce the project's potential traffic impacts to a less than significant impact.
However, because the future widening of Newport Boulevard is within the jurisdiction of Caltrans,
implementation of Mitigation Measure 4.11-1, although a significant probability, cannot be ensured.
The City finds that these changes or alterations are within the responsibility and jurisdiction of
another public agency (Caltrans) that has, or can and should, adopt such changes. Because of this, the
City of Costa Mesa cannot cause the widening to occur such that the impacts at the Newport
Boulevard/17th Street and Newport Boulevard/ I 9th Street intersections are mitigated to a level of
insignificance. The City of Costa Mesa finds that this impact is acceptable based on the benefits of
the site improvements associated with the proposed project and specific overriding considerations
described in the Statement of Overriding Considerations.
Facts in Support of Finding. The significant effect can be mitigated to a less than significant level;
however, implementation of Mitigation Measure 4.11-1, although a significant probability, cannot be
ensured because the future widening of Newport Boulevard is within the jurisdiction of Caltrans.
Therefore, the City of Costa Mesa cannot cause the widening to occur such that the impacts at the
Newport Boulevard/17th Street and Newport Boulevard/19th Street intersections are mitigated to a
level of insignificance. For this reason, this potentially significant impact remains a potentially
adverse impact of the proposed project.
Project Design Features. The proposed project design includes two driveways from Orange
Avenue, both restricted to right -tum in and right -tum out only, and two driveways onto Newport
Boulevard frontage mad in order to provide adequate site access. The Traffic Impact Study
concluded that the two restricted right -tum in and right -tum out only driveways on Orange
Avenue provide a better site configuration than no driveway access from Orange Avenue.
Standard Conditions.
A Fulfill mitigation of off-site traffic impacts at the time of issuance of occupancy by
submitting to the Planning Division the required traffic impact fee pursuant to the prevailing
schedule of charges adopted by the City Council. The traffic impact fee is calculated
including credits for all existing uses. NOTE: The traffic impact fee will be recalculated at
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the time of issuance of Certificate of Occupancy based upon any changes in the prevailing
schedule of changes adopted by the City Council and in effect at that time.
Meet all conditions of transportation mitigation measures identified in the EIR prior to
occupancy.
The project applicant shall prepare and implement a TDM program consistent with the
requirements of the City of Costa Mesa TDM Ordinance (Costa Mesa Municipal Code
Sections 13-193-13-200).
Mitigation Measure 4.11-1. Prior to issuance of building permits, the applicant shall be required
to pay to the City of Costa Mesa a fav -share contribution to the costs associated with the future
widening of Newport Boulevard in order to provide a fourth northbound through lane. In the
event the City of Costa Mesa cannot implement these improvements within seven years of the
project applicant's payment of the project's fair -share contribution, due to Caltrans control of
Newport Boulevard, the City shall refund the full amount to the project applicant. Should the
widening improvement become integrated into the City's Trip Fee Program, then the Applicant
shall satisfy the City's trip fee requirements prior to issuance of building permits in lieu of a fair -
share contribution.
SECTION 5: EFFECTS DETERMINED TO BE NOT SIGNIFICANT OR LESS
THAN SIGNIFICANT
Aesthetics
Project Consistency with Conservation Element. The project site is currently developed as two
mobilehome parks, does not contain any unique natural features, and is not characterized as an area of
unique natural beauty. In addition, the proposed project will comply with the City's landscaping
standards. Therefore, the proposed project would be consistent with the applicable policies of the
Conservation Element and will have a less than significant impact related to conservation of resources
in Costa Mesa.
Project Consistency with Community Design Element. The proposed project will comply with the
City's landscaping standards contained in the Zoning Code and will enhance the landscape corridor
along Newport Boulevard and Orange Avenue. The on-site utilities will be placed underground,
thereby improving the existing visual character, which includes aboveground utility poles and lines.
The proposed project would therefore be consistent with the applicable policies of the Community
Design Element and will have a less than significant impact related to the visual image from
sidewalks and roadways in Costa Mesa.
The proposed project will contribute to a positive visual image of the City through redevelopment and
generalized modernization of the site. The architectural style, including design features and elements,
landscaping, and lighting will contribute to the high-quality professional image of the City.
Compatibility between the proposed project and existing residential uses across Orange Avenue will
be achieved through the following design measures: a 45 -foot setback between the parking structure
and the sidewalk along Orange Avenue; raised and landscaped buffers containing grassy areas and
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ornamental trees around the office building and throughout the surface parking area, including a 20 -
foot -wide landscaped setback along the property line at Orange Avenue; and orientation of the office
building facing Newport Boulevard, a designated Commercial Corridor. The proposed project would
therefore be consistent with adopted Community Design Element and will have a less than significant
impact related to the aesthetic and architectural design image within Costa Mesa.
Land Use. The building and structure setbacks of the proposed project are consistent with the
requirements for the proposed Planned Development Commercial wne and are intended to reduce to
some extent potential privacy and aesthetics impacts to surrounding residential properties. The
proposed medical building has a 20 -foot setback from the front property line on Newport Boulevard
frontage road and a 49 -foot -10 -inch setback from the centerline on Newport Boulevard frontage road.
In addition, the parking structure has a 45 -foot setback from the eastern property line along Orange
Avenue and a 75 -foot setback from the centerline can Orange Avenue. The planned parking structure
has also been sited at the rear of the project to minimum the visual impact to areas along Orange
Avenue. The orientation of the office building and parking structure is designed to address privacy
policies in the City's Land Use Element. Therefore, the project's aesthetic impact to existing land
uses in the surrounding area is less than significant.
Alteration of Views.
• View from the Southeast. From the southeast, residents across Orange Avenue currently see a
low block wall with sporadic ornamental landscaping that partially screens the mobilehomes
within the parks. For the proposed project, the block wall will be removed and replaced with a
20 -foot -wide landscaped setback Landscaping within this setback area will be subject to the
City's landscaping code requirements. At this location, the most prominent structure is the
proposed throe -level parking structure, which will be 22 feet 10 inches high. Landscaping is
shown on the parking structure's walls, in order to soften its appearance. Views from the second
story of the apartments across Orange Avenue will include a portion of the fourth floor and
rooftop screening of the office building. Overall, the proposed landscaped setback will improve
the streetscape, so the project's impact to this view is less than significant.
• View from the Southwest. A storage facility and commercial building back up against the
project site on the southwest boundary. Adjacent to and southwest of the storage facility are more
commercial uses, including a mattress store and an auto repair shop. Views from this area are not
considered sensitive, because these uses are of a similar commercial nature. In any case, the
project's impact to the view from the storage facility and other commercial buildings will be less
than significant because these buildings back up against the border of the project site.
• Vim from the Northeast. The northeast boundary of the project site is adjacent to a storage
facility and a neighborhood commercial center. The storage facility and the delivery/loading area
of the Vons Market back up against the project site. Park Place Village SRO is an unique
residential development located north of the storage facility. Once a motel, it now houses
permanent residences, who have direct views from second and third stories across the project site.
Line of sight from these residences, as shown in Figure 4.1.5, Line of Site Impacts, will result in
views of the second through fourth floors of the proposed medical office building. Views of the
first floor of the medical plaza by the Park Place Village SRO residents will be obscured by the
existing warehouse structures and trees located south of the Park Place Village SRO. Views
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toward the northeast from the proposed medical plaza will result in potential privacy impacts for
Park Place Village SRO. However, given the existing nature of the Park Place Village SRO,
residents who desire privacy currently have to close their drapes due to existing privacy impacts
from pedestrian traffic along the exterior hallways. Privacy impacts to the Park Place Village
SRO pool will not occur since views toward the pool area from the proposed medical plaza will
be obscured by existing trees and the adjacent public storage structures. The project's impact to
this view will therefore be less than significant.
View from the West. Newport Boulevard frontage road and Newport Boulevard are located on
the westem boundary of the project site. The roadways are separated by a raised and landscaped
median. Currently, the view from the west is of the one-story mobilehome parks. At build out, the
viewshed from the west would be of the four-story medical office building. The design features of
the proposed project will, however, include landscape features to partially screen structures and
create a visually pleasing streetscape. Although the views from Newport Boulevard frontage road
and Newport Boulevard will be altered, the impact of the proposed project on these views is
considered less than significant, because the proposed project is similar in nature to existing
commercial developments along Newport Boulevard frontage road.
Scale and Compatibility. Although construction of the four-story office building will be visually
prominent, the City of Costa Mesa's General Plan allows four-story structures south of Interstate 405.
Sensitive viewers that could be affected by this change are generally associated with land uses such as
residential, school, church, and passive open space/recreation uses. In the project vicinity, the
majority of surrounding land uses would not be considered sensitive viewers. Resident's exposure to
the project site from the Park Place Village SRO would be limited and episodic because of the nature
of the facility. Potential impacts to residential land uses across Orange Avenue are minimized through
project design and placement of the four-story, office building close to the front property line (near
Old Newport Road). No adverse impacts to views experienced by passing motorists are anticipated.
Project design features will act to diminish any potential impacts related to scale and compatibility of
land uses, and these impacts are considered less than significant.
Shadows. The project site lies northwest of residential land uses along Orange Avenue. The proposed
project has the potential to generate shade/shadow impacts that may affect these residential
properties. A shadow analysis was conducted in order to demonstrate the potential extent of the
shade/shadows that could be generated by the proposed project. The analysis used a worst-case
scenario by illustrating the impact of the shadows of the proposed project on December 22 and June
22, which are the winter and summer solstice days. The project will cast a shadow over both
commercial buildings and existing residential structures in the Park Place Village SRO during the
winter solstice. The shadows that affect commercial development are considered less than significam.
The shadow impacts that affect the residential structures are also considered to be less than
significant, since these shadow impacts will occur for a brief time before dusk and sunset. Shadow
impacts during the summer solstice affect both commercial and development and residences. The
shadows that affect commercial development are considered less than significant. Although shadows
cast on the summer solstice will also cross a portion of residential property, these shadow impacts
will occur for a brief time before dusk and sunset and are considered less than significant.
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Cumulative. The proposed four-story, office building and three-level parking structure will be
visually prominent in relation to the existing surrounding commercial developments. However, this is
an individual or project -specific impact that would not be considered cumulative unless subsequent
developments are built at a similar height. The approval of the project does not establish precedent for
subsequent four-story developments, since these developments shall require discretionary review and
approval by the City of Costa Mesa. The surrounding commercial area along the Newport Boulevard
frontage road contains commercial uses of various ages. The Shurgard storage facility is a relatively
new development, as well as the restaurant at the comer of 17th Street and the frontage road. This
project will positively contribute on a cumulative basis to the overall improvement of this area in
terms of both the quality of building construction and landscaping and private market reinvestment.
The cumulative aesthetic impacts caused by the proposed project are therefore considered to be less
than significant.
Air Quality
Project Consistency with Conservation Element. An air quality analysis was prepared to assess the
project's potential impacts on local and regional air quality. The analysis was based on the applicable
air quality thresholds established by regional, State, and federal agencies used by the City of Costa
Mesa for all project environmental reviews. Appropriate mitigation is proposed where necessary to
offset project and cumulative impacts. With dust suppression measures, construction -related
emissions will not exceed air quality thresholds. In addition, the proposed project will not exceed
long-term operational thresholds or State carbon monoxide (CO) emission standards. Therefore, the
proposed project is considered consistent with the air quality goals, objectives, and policies of the
Conservation Element and will have a less than significant impact related to conservation of resources
in Costa Mesa.
Long -Term Regional Air Quality Impacts. Long-term air emission impacts are those associated
with stationary sources and mobile sources related to any change related to the proposed project. The
proposed commercial use would result in both stationary and mobile sources. The stationary source
emissions from the commercial uses would come from the consumption of natural gas and electricity.
Mobile source emissions would result from vehicles accessing the project site. Based on the trip
generation outlined in the traffic study prepared for this project (LLG, July 2003), mobile source
emissions were estimated for the existing and proposed land uses as well as the General Plan
designation using the URBEMIS 2002 model. Neither the existing land use, proposed project, nor
development consistent with the General Plan designation exceeds the emissions threshold criteria
and are therefore less than significant. The proposed project will result in an incremental increase in
pollutants compared to the existing and General Plan land uses. No significant long-term operational
air quality impacts would occur as a result of the proposed project.
Long -Term Microscale (CO Hot Spot) Analysis. The impact on local air quality from the proposed
project was analyzed for both no projectfbaselme conditions and project scenarios. Two future year
scenarios were evaluated for traffic impacts from the proposed project: the opening year (2004) and
the project build out year (2020). The impact on local CO levels was assessed with the California Air
Resources Board (ARB) approved CALINE4 air quality model, which allows microscale CO
concentrations to be estimated along roadway corridors or new intersections. This model is designed
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to identify localized concentrations of CO, often termed "hot spots." The highest CO concentrations
would occur during peak traffic hours; hence, CO impacts calculated under peak traffic conditions
represent a worst-case analysis. Based on the traffic study (LLG, July 2003), CO hot spot analyses
were conducted for existing and future cumulative conditions. Under the existing conditions, the
estimated CO levels at all 10 intersections analyzed are below the federal and State standards. The
proposed project would contribute at most a 0.6 ppm increase to the one-hour CO concentrations and
0.4 ppm increase to the eight-hour CO concentrations at these intersections in the opening year
condition. In this scenario, therefore, the proposed project would not generate a new exceedance or
exacerbate an existing exceedance of the federal or State standards. Under the year 2020 build out
year condition, the proposed project would contribute at most a 0.1 ppm increase to the one-hour and
eight-hour CO concentrations at these intersections. In this scenario, the proposed project would not
generate a new exceedance or exacerbate an existing exceedance of the federal or State standards.
Potential CO emissions associated with the proposed project are considered less than significant.
Cumulative. The proposed project's construction emissions are below the threshold criteria and are
compliant with SCAQMD Rules 402 and 403, which ensure that construction -related emissions will
he en;mm;zed. However, a number of individual projects in the City of Costa Mesa may be under
construction simultaneously with the proposed project. Depending on construction schedules and
actual implementation of projects in the area, generation of fugitive dust and pollutant emissions
during construction may result in substantial short-term increases in air pollutants. Although the
proposed project does not exceed thresholds, it would, therefore, contribute to short-term cumulative
air quality impacts. The project's contribution to cumulative short-term construction air quality
impacts is nevertheless considered to be less than significant, since construction emissions are of a
relatively short duration and are not a permanent condition of the project.
Cultural Resources
Project Consistency with Historic/Cultural Resources Conservation Element. A cultum] resource
assessment, including an on-site survey and records search, was completed for the project.
Recommendations from the assessment will be implemented to ensure the protection of any (mown or
unknown cultural or historic resources, as further discussed below. Therefore, the proposed project
would be consistent with adopted Historic/Cultural Resources Element policies and will have a less
than significant impact related to conservation of resources in Costa Mesa.
Historical Resources. No historic resources on or eligible for the National Register of Historic Pieces
or California Register of Historical Resources were identified within the project site. Although the
proposed project will result in the demolition of structures more than 50 years old, these structures are
not significant historical resources. Therefore, the loss of these structures is considered less than
significant.
Cumulative. The proposed project's contribution to known and unknown cultural or paleontological
resources is reduced to a level of insignificance with implementation of Mitigation Measures 4.3.1-
4.3.3; these measures avoid any project contribution to cumulative effects.
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Geology/Soils
Project Consistency with Safety Element. Geologic and seismic hazards associated with the
proposed project have been addressed, and appropriate mitigation has been proposed where
necessary. The proposed project design will incorporate applicable seismic design requirements and
will be consistent with the applicable Safety Element policies. Therefore, the proposed project will
have a less than significant impact related to geologic bazards in the City.
Cumulative. Implementation of the proposed project will involve disturbance of on-site soils and
import/export of soils because of the limited nature of grading and site preparation. The effects focus
on modifying the conditions of the site to provide stable and safe project foundations for the proposed
project during a seismic event. The project's influence on geology and soils does not extend beyond
the project boundaries. There are no other projects in the vicinity that could combine cumulatively to
result in significant impacts. Therefore, the proposed project, in combination with other projects or
conditions, will have less than significant cumulative impacts with regard to geology and soils.
Hazardous Materials
Project Consistency with Safety Element. Hazardous materials associated with the proposed project
have been addressed, and appropriate mitigation is proposed where necessary to offset or otherwise
avoid impacts identified with construction of the project. The proposed project design will
incorporate applicable design requirements. Therefore, the proposed project would be consistent with
the applicable Safety Element policies and will have a less than significant impact related to
hazardous materials in the City.
Cumulative. The proposed project does not represent a significant new source of hazardous
substances use, storage, transport, or disposal. The proposed project does not have any contributing
conditions that would generate a substantial cumulative impact. Therefore, the potential cumulative
impacts of the proposed project related to hazards and hazardous materials are considered less than
significant.
Hydrology and Water Quality
Less Than Significant Project Impacts. None were identified.
Cumulative. Cumulative development in the project vicinity is a continuation of the existing urban
pattern, which has already resulted in extensive modifications to watercourses in the area and
increases in impervious area and pollutant loads. The development of vacant lands in areas already
committed to urban uses can result in increased urban pollutants in dry weather and storm water
runoff from project sites. Each project most comply with NPDES permitting requirements and
include BMPs to prevent degradation of water quality. The proposed project would actually increase
the pervious area, which is a beneficial impact because of the subsequent reduction in storm flows
and the increased potential for infiltration. In addition, the project would incorporate treatment BMPs
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not currently being conducted by the existing land use. The proposed project's contribution to
cumulative hydrology and water quality impacts is, therefore, not considered to be significant.
Land Use and Planning
Project Consistency with Land Use Element. The intent of the Land Use Element is to promote
land use patterns that contribute to community and neighborhood identity, encourage investment in
declining or deteriorating neighborhoods, provide for economic viability of the community, and
minimize impacts on existing resources. The existing uses on the project site are mobilehome parks,
a nonconforming use in a commercially zoned area, and they are in a deteriorating condition. Through
private investment, the proposed project will redevelop the site with a medical office building located
in a designated commercial corridor, bringing the site into conformance with the City's adopted and
long-term land use goals and objectives. Development of the site as proposed is consistent with these
policies of the Land Use Element by redeveloping the site with a commercial use that will ensure the
long-term productivity and viability of the community's economic base.
As previously discussed, the proposed project is inconsistent with the currently adopted FAR for the
site and would require a GPA to establish a new site-specific FAR of 0.40 to permit the proposed
development intensity. A site-specific FAR of 0.40, allowing the 76,500 -square -foot medical office
building, is required. The proposed development also requires a zoning change from C2 to PDC in
order to allow a four-story medical office building on the project site. Potential impacts to
surrounding land uses related to view alteration, light and glare, shade/shadow, and scale and
compatibility with existing land uses are less than significant. Mitigation measures address
compatibility issues regarding community and neighborhood identity. In addition, because of building
setbacks, landscaping, and distance from the affected neighborhood, community identity and
neighborhood identity are not substantially affected by the proposed project. Furthermore, because
the proposed project is within the Newport Boulevard commercial corridor and does not represent an
intrusion into the adjacent neighborhood, neighborhood integrity is preserved, and there is no
neighborhood or established community that is divided. With the adoption of the proposed GPA and
the Master Plan proposed for the project, there are no residual conflicts or inconsistency with the
City's General Plan. The proposed project will therefore have a less than significant impact related to
these policies of the Land Use Element.
Project Consistency with Community Design Element. The Community Design Element of the
General Plan contains goals related to the design of different types of land uses. The project
applicant's plans must be rigorously evaluated by City Planning staff as part of the Master Plan
review process. Compliance with commercial design objectives contained in the Community Design
Element will be addressed during this process. Objectives "encourage a high level of arohitecmral and
design quality" and describe in detail parameters and features that the City encourages or requires as a
condition of approval. Among them are design of commercial structures that are `compatible with
nearby buildings' scale and character." Upon compliance with the applicable policies outlined in the
Community Design Element, provision of substantial building and parking area setbacks and
landscaping areas required by the zoning code, and mitigation measures that limit lighting impacts
affecting adjacent properties, the project shall be consistent with the Community Design Element.
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Established Communities. A "community" is generally defined in a broad sense as all people living
in the same locality, such as the City of Costa Mesa, or portions of the City. The City does not,
however, refer to the project site as a community, or as being within a recognized residential
neighborhood. The project site is, in fact, located within a designated commercial corridor and
contains only scattered residential uses. Due to the nature of the uses on site and the existing,
predominantly commercial character of properties in its immediate vicinity, implementation of the
proposed project will not physically divide an established community or substantially change the
existing development pattern in the area. The impacts of the proposed project to established
communities are considered less than significant.
Land Use Compatibility. The change in visual scale of the project requires sensitivity to design
features to ensure compatibility with residential land uses across Orange Avenue. Project plans
incorporate a number of measures that act to minimize potential impacts related to the scale of the
development. Placement of the proposed parking structure at the rear of the site will assist in
minimizing impacts to residential uses across Orange Avenue due to building height. The pinking
structure is three levels and 22 feet 10 inches in height as opposed to the plumed office building,
which is approximately 71 feet 10 inches (including the rooftop mechanical screen) in height. In
addition, there is a 45 -foot setback to the parking structure required along Orange Avenue. The site
also slopes away from Orange Avenue, and the first level of the parking structure will be partially
subterranean in order to minimize impacts associated with the height of the structure. Standard City
requirements for the PDC zone include 20 feet of landscaping along the street setbacks as well.
As noted, the proposed medical office use is consistent with both the existing and planned
development pattern in the immediate area and with the character of commercial land uses in the
vicinity. The proposed 0.40 FAR would permit a larger building on site, and the PDC zone would
allow it to be four stories. Commercial uses adjacent to the site and in the general vicinity are one and
two stories in height, while residential development adjacent to the site is between one and three
stories. Residential development to the east across Orange Avenue is between one and two stories.
While the increased height of the proposed office building will be prominent in the area of Newport
Boulevard, surrounding commercial land uses are not considered sensitive land uses, and no
significant land use compatibility impacts are anticipated.
The change in land use associated with the proposed project would result in increased levels of traffic,
noise, air pollutant generation, and light/glare as well as an increased demand for services and
utilities. Mitigation measures have been identified for each of these concerns to reduce the level of
impacts to less than significant levels. In addition, substantial building and parking lot setbacks are
included in the project that orients the structures and activity areas away from the adjacent
neighborhood. Therefore, the impacts of the proposed project on adjacent land uses are not
significant.
Cumulative. The proposed project is consistent with the established predominant pattern of
development in the area and will not conflict with surrounding existing uses. The development of this
site will result in an incremental contribution to cumulative regional land use intensification, which is
less than a significant cumulative impact.
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Noise
Project Consistency with Noise Element. The noise assessment prepared fm the project used the
guidelines contained in the City's Noise Element for the analysis. Potential noise impacts associated
with the proposed project have been addressed, and long-term impacts have been determined to be
less than significant. Project -related impacts have been determined to be significant, and appropriate
mitigation is proposed where necessary to lessen the impacts to acceptable levels, consistent with City
General Plan policies. The proposed project will be consistent with the adopted noise objectives and
policies identified above. Therefore, the project will be consistent with the Noise Element and will
have a less than significant impact on the noise environment.
On -Site Stationary Source Noise Impacts. Sources of on-site noise generated by the project include
loading/unloading activities in the loading area on the south side of the medical building and noise
associated with parking lot activities. Residences to the east of the project site would be exposed to
loading/unloading noise levels of up to 55 dBA I.. This noise level is expected to be lower than
traffic noise on Orange Avenue and lower than the nighttime exterior L. of 70 dBA (11 p.m. to 7
a.m.) and the daytime exterior L. of 75 dBA (7 a.m. to 11 p.m.) established by the City. Vehicle
movement in the parking structure would be similar to that of the street parking along Orange
Avenue. The noise associated with parking lot activities would be 64 dBA L.,, at the nearest
residences to the east. This level of noise is similar to that of existing traffic on Orange Avenue.
These on-site noise impacts are thus considered to be less than significant.
Traffic Impact Existing off-site sensitive receptors in the vicinity of the project site would be
potentially affected by noise associated with additional traffic trips generated by the project. The
impact of noise from traffic generated by the proposed project was analyzed for both no
project/baseline conditions and project scenarios. Two future year scenarios were evaluated for traffic
impacts from the proposed project: the opening year (2004) and the project build out year (2020). The
future traffic noise levels along roadway links in the project vicinity were calculated using the FHWA
Highway Traffic Noise Prediction Model. In the opening year project scenario, the proposed project
is projected to increase CNEL traffic noise levels by a maximum of 1.3 dBA. Traffic noise in the
project vicinity is similar to the 2004 baseline scenario. In particular, noise levels along Orange
Avenue between 17th and 16th Streets are below the City's residential exterior standard. In the year
2020 project scenario, the project is projected to either have no effect on CNEL traffic noise levels or
actually reduce three roadway segments by 0.1 dBA. In particular, noise levels along Orange Avenue
between 17th and 16th Streets are projected to be below the City's residential exterior standard.
Consequently, noise impacts associated with the proposed project are considered less than significant.
The proposed facilities may also be exposed to potentially significant traffic noise impacts. Traffic
noise is at the 70 dBA CNEL standard at 143 feet from the roadway centerline of Newport Boulevard
(between 16th Street and 17th Street); however, the project is only 110 feet from the centerline.
Therefore, individuals outside the project facility would be exposed to noise higher than the 70 dBA
CNEL standard; however, the project does not have any outdoor activity use areas. In addition, with
standard building construction for commercial/medical uses, noise level inside the proposed medical
office building would be below 50 dBA CNEL. 'Me project facility will not be significantly impacted
by noise.
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Cumulative. Construction and on-site operations are point sources of noise and would not contribute
to off-site cumulative noise impacts from other planned and future projects. Project -related traffic
would contribute to cumulative traffic noise impacts in the vicinity of the project site; however, noise
levels do not increase by more than 3 dBA from their existing levels and therefore are considered to
have a less than significant impact.
Population and Housing
Project Consistency with Housing Element. A variety of policies and implementing actions are
outlined in the Housing Element to achieve the preservation and enhancement of the existing housing
supply. Because they are a nonconforming use in a commercial zone, the City of Costa Mesa has not
included the mobilehome units on the project site in the inventory of long-term housing supply
contained in the Housing Element. In addition, the existing mobilehome parks on the project site
cannot be characterized as "stabilized" because they are in a deteriorating condition and do not meet
current City development standards for mobilehome parks. Having served as part of the housing stock
in Costa Mesa for approximately 60 years, the existing housing on site has been maintained for "m
long into the future as is physically and economically feasible." The City of Costa Mesa has an
existing Mobilehome Park Conversion Permit process that is directed at providing "reasonable
relocation assistance" when mobilehome parks are converted to other uses. The City of Costa Mesa
implemented this process through the Trailer Park Conversion Impact Report adoption. The housing
demand associated with the proposed project is also anticipated to be less than significant. The
proposed project is therefore consistent with the Housing Element and will have a less than
significant impact on the availability of housing.
In addition to consideration of housing policies, the ultimate suitability of the proposed project most
be considered in relation to the land use policy articulated in the Land Use Element of the General
Plan. The existing General Plan land use designation on the project site is General Commercial and
the zoning is C2. Areas designated for General Commercial use are described in other components of
the General Plan (the Land Use Element) as areas that should have exposure and access to major
transportation routes. The project site is located within a designated commercial corridor (Newport
Boulevard), which is recognized as a gateway to the City and that contains only scattered residential
uses. Objectives articulated in the Land Use Element also state the City's desire to promote land use
patterns that contribute to community and neighborhood identity and that encourage private market
investment in declining or deteriorating neighborhoods. The continuation of the mobilehome parks in
a deteriorated condition on the project site would conflict with other priorities of the General Plan..
Population/Employment Generation. The project is intended to service existing demand for
medical office space generated by the Hoag Hospital complex and thus is likely to generate some new
employment opportunities and draw employees from the existing labor pool. Employment generated
by the proposed project would comprise 267 jobs. This estimate is within the employment range
anticipated for the site by the 2000 General Plan, and it constitutes approximately 2 percent of total
citywide employment growth projected to occur between 2000 and 2010. The number of new
employees likely to relocate to the City to work at the medical plaza would not lead to substantial
population growth in the area and is anticipated to be within both Southern California Association of
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Governments (SCAG) population and employment projections for the City and region. Therefore, the
proposed project would have a less than significant impact on area population and job growth.
Demand for Housing. The proposed project is anticipated to generate approximately 267 employees
at full occupancy. Some portion of these employees would be expected to come from the existing
labor pool in the City and general vicinity. However, it is not possible to predict with precision the
number of employees who might relocate to the local area from other areas and thus require housing
in the vicinity. OCP 2000 projections indicate a ratio of approximately 1.54 jobs per household in the
year 2000 for the County of Change. Applying this factor to estimatedjob generation from the
proposed project, potential demand for approximately 173 dwelling units may be generated, placing
additional pressure on the local housing supply. This is considered a worsts c estimate. Many
variables influence individual housing decisions. The above data notwithstanding, it is impossible
(and prohibitively speculative) to detem3ine what percentage of the newjobs being created will be
filled by people who already live in the region as opposed to persons who relocate here for those jobs.
The speculative nature of this assessment would apply as equally to an analysis of the number of new
housing units necessitated by the development of the Project as it would to the number of new
housing units necessitated by the cumulative growth in employment in the region. In addition, some
portion of employms who chose to relocate will find suitable housing in the existing housing stock,
as opposed to creating demand for new construction. While projected housing growth in the City of
Costa Mesa is considerably less than what is anticipated in many other areas of the County, the
housing demand potentially generated by the proposed project is not considered to be in conflict with
adopted growth projections for the City, as previously noted, and so will have a less than significant
impact on housing demand.
Displacement of People and Housing. The proposed project will displace residents from 117
mobilehome lots and 6 apartments, which would be considered "affordable housing." Trailers and
mobilehomes represent a unique type of housing, since the housing units are not considered
permanent and may be relocated to alternate sites. The relocation of the mobilehomes from the
project site represents approximately 10 percent of the existing supply of mobilehomes in the City of
Costa Mesa. Conversion of the mobilehome parks will diminish the availability of mobilehome lots
within the low and very low income ranges in the City of Costa Mesa, which are limited in supply
and in high demand. However, removal of the mobilehomes and relocation of residents to other
facilities are not anticipated to necessitate the construction of replacement housing (additional
mobilehome lots) since the majority of the units can be relocated to other parks in the City. Since the
mobilehome parks are nonconforming uses, the project is not out of compliance with the Regional
Housing Needs Assessment (RHNA), and impacts to housing and the associated displacement of
people are considered less than significant.
Future Housing Opportunities. The City of Costa Mesa 2000 General Plan anticipates the
eventual loss of the 117 mobilehome lots and 6 apartment units on the project site. However,
it should he noted that the City continues to evaluate new areas for residential development
beyond what was identified in the 2000 General Plan at the time it was adopted. To that end,
the City has recently taken actions that resulted in an increase of the City's total potential
housing stock by 209 units and affordable housing opportunities by 32 units beyond the
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assumed future inventory identified in the Housing Element. Consequently, impacts to future
housing opportunities caused by the proposed project would be less than significant.
Cumulative. The impact area used to assess potential cumulative population and housing impacts is
the County of Orange. The County of Orange as a whole has been defined as the appropriate context
for consideration of these cumulative impacts because existing residents and mobilehomes displaced
may relocate outside the local area, and employees of the proposed project may also locate in areas
other than Costa Mesa. The loss of residences on the project site will contribute to cumulative
housing impacts. Within the regional context, the displacement of 123 persons and the loss of up to
117 mobilehome lots and six apartments --representing substantially less than 1 percent of the total
County population as well as the total mobilehome lots in the County of (range in 2003—are,
however, considered to be less than significant cumulative impacts.
Public Services
Project Consistency with Conservation Element The proposed project will be required to meet the
California Energy Conservation Requirements as specified in the California Code of Regulations
Title 24/25. Southern California Edison (SCE) will provide electrical service to the project and will
coordinate with the project applicant regarding appropriate conservation measures. Materials and
devices that reduce energy consumption, such as automated controls and energy efficient heaters and
coolers, are encouraged by service providers in order to help reduce utility costs associated with the
operation of the commercial building. The proposed project is consistent with the intent of the
Conservation Element and will have a less than significant impact on the conservation of resources
within the City of Costa Mesa.
Project Consistency with Community Design Element Electricity and telephone services are
currently provided to the project site via overhead lines supported by utility poles. The preliminary
plans for the proposed project indicate that overhead utilities will be relocated underground and
associated service and utility facilities, to the extent feasible, will be screened from view. The
proposed project is therefore consistent with the applicable policies in the Community Design
Element and will have a less than significant impact on the visual environment from sidewalks and
roadways within the City of Costa Mesa.
The Costa Mesa Police and Fire Departments were contacted for their input during the preparation of
this EIR. A mitigation measure has been proposed to address a concern that the Costa Mesa Police
Department (CMPD) raised regarding adequate communications within the proposed parking
structure. Additionally, City standard conditions require that police recommendations are
incorporated into the project design, where feasible. The Costa Mesa Fire Department (CMFD) will
be responsible for responding to fire and medical emergencies on site. The CMFD has indicated that
it has the ability to provide emergency services to the project area and that the project would not
require expansion of its current facilities.' Therefore, with implementation of the City's standard
conditions, potential impacts to fire services due to the proposed project will be less than significant.
Therefore, the project is consistent with the applicable Community Design Element policies to
a Ibid.
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incorporate public safety considerations in the project design and will have a less than significant
impact on public safety.
Project Consistency with Land Use Element. This EBR has evaluated the proposed project's
potential impacts on public services and utility systems and included mitigation where necessary.
Each public service and utility provider has indicated that the proposed project's service demands can
be accommodated. Therefore, the project is considered consistent with the applicable policies in the
Land Use Element and will have a less than significant impact on utility system capacities within the
City of Costa Mesa.
Wastewater. The average wastewater generation rate for a medical office building is 300 gallons per
1,000 square feet per day. For the proposed 76,500 -square -foot building, the estimated average
generation rate is 22,950 gallons per day. The estimnted flow for the site, based on the Costa Mesa
Sanitary District (CMSD) Sewer System Master Plan's classification of the site as a commercial land
use, is 24,000 gallons per day. The anticipated flow from the proposed site will be less than the
estimated flow according to the CMSD Sewer Master Plans The increased wastewater flow due to
the project could also affect treatment capacity at the Orange County Sanitation District (OCSD)
facilities in Fountain Valley. However, the OCSD Master Plan incorporates the City of Costa Mesa
Sewer System Master Plan when estimating demand.° Because the proposed project would generate
flows lower than estimated in the CMSD Sewer System Master Plan and thereby the OCSD Master
Plan, potential impacts to wastewater treatment capacity will be less than significant.
Domestic Water. The Mesa Consolidated Water District (MCWD) assesses service demands on
individual development projects using fixture counts and corresponding flow rates, based on the 2001
California Plumbing Code. MCWD used water demand factor of 2,720 gallons per day per acre
(gpd/ac) to assess the distribution capacity, based on commercial zoning. The transmission pipelines
serving the project site currently operate at 50 percent of capacity, and the MCWD does not anticipate
that the proposed project will create the need to expand existing facilities .7 Potential impacts to
potable water services due to the proposed project will be less than significant.
Public Transit. The Orange County Transit Authority (OCTA) determines the need to expand
service by demand, productivity levels or passenger loads, and customer requests. OCTA anticipates
that the project will be served adequately and that the project is not expected to affect the level of
public transit services currently provided.' Potential impacts to the transit services caused by the
proposed project will be less than significant.
r Rob Barriers, Manager/District Engineer, Costa Mesa Sanitation District, August 8, 2003 letter.
6 Ibid 3.
T Bob McVicker, District Engineer, Mesa Consolidated Water District, August 6, 2003. Response
letter.
E Jorge Duran, Acting Manager, Operations, Planning and Scheduling, Orange County
Transportation Authority, August 21, 2003. Response letter.
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Electricity. Southern California Edison (SCE) has an obligation to serve the proposed project site.
SCE will evaluate the size of the proposed project to determine required modifications to
transformers, poles, and other electrical facilities on the site. The estimated electrical usage rate for an
office building is 12.95 kilowatt-hours per square foot per year (kwh/sf/year).' For the proposed
76,500 -square -foot office building, the estimated electrical demand is 0.99 million kwh/yr. This
represents an increase of 0.30 million kwh/yr. SCE will coordinate with the project applicant to
ensure all proposed electrical facilities are adequate to serve the project and are in compliance with
the California energy conservation requirements as specified in California Code of Regulations Title
24/25.10 Potential impacts to the electrical service caused by the proposed project will be less than
significant.
Telephone. SBC Pacific Bell will provide service to the proposed project. All proposed telephone
facilities will be in compliance with the California Public Utilities Commission and SBC standards. "
Potential impacts to telephone service caused by the proposed project will be less than significant.
Natural Gas. Provision of gas service to the proposed project will be in accordance with Southern
California Gas Company (SCGC) policies and extension rules on file with the Public Utilities
Commission." The estimated natural gas usage rate form office building is 2.0 cubic feet per square
foot per month.13 For the proposed 76,500 -square -foot office building, the estimated mutual gas
demand is 1.836 mullion cf/yr (18,360 therms). This represents a decrease of 80,010 themms per year
(from 98,370 therms). SCGC has indicated that gas service can be provided to the proposed project.
The projected demand for natural gas will not exceed the capacity of the existing system and will not
require major expansion of facilities. Potential impacts to natural gas service due to the proposed
project will be less than significant.
Cumulative. The cumulative impact area for public services and utilities is the City of Costa Mesa
for fire and police protection and the respective service areas for the utility providers. The proposed
project will contribute to the cumulative local and regional demand for public services and utilities,
including domestic water, wastewater services, solid waste services, electricity, telephone, and police
and fire services. For each of these services and utilities except for natural gas demand, which is
projected to decrease with the proposed commercial use, the project will generate increased demand
in varying amounts. Each of the service providers confirmed that either the project could be
accommodated with adequate service to meet the projected demand or that with implementation of
standard conditions and mitigation measures any potentially significant impact will be reduced to
below a level of significance. Utility and service providers anticipate the cumulative demand in order
to plan for overall service to specific areas. The service and utility providers' determination that
' SCAQMD. 1993. CEQA Air Quality Handbook Ap. 9.
10 Jeff Lebow, SCE, telephone conversation, November 12, 2003.
m m Heather Dolan, BIC Engineer, SBC, November 25, 2003. Letter.
12 Robert Werth, Technical Supervisor, Southern California Gas Company, September 16, 2003.
Letter.
13 SCAQMD. 1993. CEQA Air Quality Handbook. Ap. 9.
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adequate service can be provided to the project site includes their consideration of other projects in
the area. The proposed project in relation to the cumulative study area would generate a less than
significant cumulative increase in demand for public services and utilities.
Transportation and Circulation
Project Consistency with Community Design Element. As currently proposed, the parking
structure for the project is located behind the medical office building, which firmts Newport
Boulevard frontage road/Newport Boulevard. Based on the traffic study conducted for the project, the
on-site circulation plan as proposed provides the best site access and circulation configuration. In
addition, the parking structure and surface parking lots will contain raised landscaped strips, where
feasible. Views of the parking areas from Orange Avenue are partially screened by perimeter
landscaping. The site planning for the project locates the parking as far from residences as is feasible
while providing the required number of spaces for the proposed project. The site design of the
proposed project will thus be compatible with the mixed commercial and residential land uses in the
surrounding area and is consistent with the Community Design Element. In so doing, the proposed
project will have a less than significant impact on the traffic circulation, parldng, and the aesthetic
environment.
Project Consistency with Transportation Element. The proposed project is located next to
Newport Boulevard, a major transportation corridor that provides regional access and public transit
operations. The Traffic Impact Study, prepared fm the proposed project, used the City's level of
service standards to analyze potential traffic impacts under several scenarios. Mitigation measures,
where necessary, are included to ensure that potential traffic impacts are reduced to a less than
significant level. With implementation of these measures, the proposed project is consistent with the
goals of the Transportation Element and thus will have a less than significant impact on traffic and
circulation.
SECTION 6: FEASIBILITY OF PROJECT ALTERNATIVES
Project Alternatives
CEQA requires that an EER describe a range of reasonable alternatives to the project or to the location
of the project, which could feasibly attain the basic objectives of the project and to evaluate the
comparative merits of the alternatives. Section 15126(b) of the CEQA Guidelines states that the ".. .
discussion of alternatives shall focus on alternatives to the project or its location which are capable of
avoiding or substantially lessening any significant effects of the project, even if these alternatives
would impede to some degree the attainment of the project objectives, or would be more costly." The
following section discusses the project alternatives that were considered and analyzed in the EIR and
summarizes the consistency of these alternatives with the objectives of the proposed project.
Alternative 1: No Project/No Build Alternative. Consistent with Section 15126.6 of the CEQA
Guidelines, the No Project/No Build Alternative is the existing condition of the project site at the time
the Notice of Preparation (NOP) was published. The setting of the site at the time of the NOP is
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depicted in the site photographs and is described in the Project Description, Chapter 3.0, of the Final
EBR.
Consistency with Project Objectives. The No Project/No Build Alternative would not meet the
objectives of the proposed project. Although this alternative would retain the existing housing, it
would not implement the land use framework set forth in the Land Use Element of the General
Plan and the City's Zoning Code. This alternative also does not promote development of medical
office facilities that service the community as well as support the expansion of Hoag Hospital.
FeasibiBty/Finding. The City hereby finds that the No Project Alternative does not resolve the
land use incompatibility between the City's General Plan and wring designations of commercial
and the existing residential land uses. Furthermore, the City fords that this alternative does not
meet the project objectives. The alternative is therefore rejected.
Alternative 2: Mobilehome Park Conversion and Retail Development under Existing General
Plan Designation and C2 Zoning District. This alternative consists of removal of the existing 117
mobilehome lots and 6 apartments and construction of up to 57,500 square feet of retail uses (0.30
FAR) consistent with the density provided for in the General Plan and Zoning Code. The maximum
building height provided for in this alternative is two stories/30 feet. Vehicle access is limited to the
Newport Boulevard frontage road only.
Consistency with Project Objectives. This alternative would meet some of the project
objectives. This alternative is consistent with the General Plan and wring designation. It would
not, however, construct medical office uses that service neighboring communities, in particular
medical facilities proximate to Hoag Hospital. Moreover, this alternative creates more vehicle
weekend trips, and does not reduce to a level of insignificance the traffic impacts associated with
the proposed project.
Feasibility/Finding. The City hereby finds that Alternative 2 does not meet the project objective
of providing medical office facilities to support the expansion of Hoag Hospital and does not
avoid or substantially lessen the remaining significant effects of the project after the imposition of
mitigation measures. Therefore, this alternative is rejected.
Alternative 3: Mobilehome Park Conversion and Medical Offlce Development ander Existing
General Plan Designation and C2 Zoning District. This alternative consists of removal of the
existing 117 mobilehome lots and 6 apartments and construction of up to 57,500 square feet of
medical office uses (0.30 FAR) consistent with the density provided for in the General Plan and
Zoning Code. The maximum building height provided for in this alternative is two stories/30 feet.
Vehicle access is limited to the Newport Boulevard frontage road.
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Consistency with Project Objectives. This alternative attains all of the project objectives, with a
reduced amount of medical office space provided.
Feasibility/Finding. The City hereby finds that Altemative 3 meets all of the project objectives
with the exception of a reduced amount of medical office space. Although, the City finds that
impacts are incrementally less and proportionately reduced when compared to the proposed
project, this alternative does not avoiding or substantially lessen any significant effects of the
project including traffic, which is the only impact that remains significant after the imposition of
mitigation measures.. Construction of Alternative 3 would result in similar impacts to cultural
resources, geology and soils, hydrology and water quality, noise, and population and housing.
Impacts to aesthetic resources, air quality, bazards, public serviceslutilities and
transportation/circulation would be incrementally fewer than those associated with the proposed
project due to the reduction of intensity and scale of development with this alternative.
Additionally Alternative 3 is consistent with the existing General Plan and zoning designations.
However, as this alternative fails to avoid or substantially lessen the significant effects of the
project this alternative is also rejected.
Alternative 4: Mobilehome Park Conversion and Three -Story Medical Office Development
Design. This alternative consists of removal of the existing 117 mobilehome lots and 6 apartments
and construction of up to 76,500 square feet of retail uses (0.40 FAR). Similar to the proposed
project this alternative would require a GPA for site-specific FAR and rezoning to PDC. The
maximum building height provided for in this alternative is three stories/58 feet, 4 inches.
Construction of a parking structure to accommodated projected parking demand will also be required.
Vehicle access to and from Orange Avenue is assumed.
Consistency with Project Objectives. This alternative would meet the project objectives.
Feasibility/Finding. The City finds that, similar to the proposed project Alternative 4 would
meet the project objectives but would be inconsistent with the existing General Plan land use and
zoning designations and would require a GPA and zone change. Construction of Alternative 4
would result in similar impacts to air quality, cultural resources, geology/soils, bazards,
hydrology and water quality, land use, noise, population and housing, public services/utilities,
and transportation/circulation. Impacts related to aesthetics would be less than the proposed
project due to the reduced height of the office building. All environmental impacts, except
aesthetic impacts related to the height of the proposed project, remain the same as compared to
the proposed project. Therefore, the City finds that this alternative is not considered
environmentally superior to the proposed project and rejects this alternative.
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Exhibit "C"
STATEMENT OF OVERRIDING CONSIDERATIONS
STATEMENT OF OVERRIDING CONSIDERATIONS IN SUPPORT OF
FINDINGS FOR SIGNIFICANT ENVIRONMENTAL EFFECTS OF THE
PACIFIC MEDICAL PLAZA PROJECT
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."
Because the Pacific Medical Plaza Final EIR No. 1051 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 general plan amendment
and subsequent related approvals.
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 project although significant adverse traffic impacts to the
two signalized intersections at Newport/194' Street and Newporttl7' Street have
been identified in the Final 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 approving the project,
and the impacts are, therefore, acceptable. Each of the following benefits is an
overriding consideration warranting approval of the project, independent of the
other benefits notwithstanding the unavoidable impacts.
1. The Snug Harbor Village and EI Nido Trailer Parks were legal
nonconforming uses and developments that are currently closed, and the
approval of project will allow the property owner to construct a project that
conforms with the amended City of Costa Mesa General Plan and Zoning
Code.
2. The proposed project will provide medical offices that are accessible to City
Costa Mesa neighborhoods, as well as neighborhoods in the surrounding
communities.
3. The proposed project complements Hoag Memorial Hospital, a major
regional hospital under expansion, and other health care related facilities in
the area.
4. The proposed project will ensure the long-term productivity and viability of
the community's economic base consistent with the General Plan Land Use
Objective LU -1 B.
5. The proposed project will also be consistent with the City's General Plan
policy to encourage increased private market investment in declining or
deteriorating areas.
Therefore, the Costa Mesa City Council, having reviewed and considered the
information contained in the Final EIR and the public record, adopts the
Statement of Overriding Considerations that has been balanced against the
projects unavoidable adverse impacts in reaching a decision on this project.