HomeMy WebLinkAbout07-87 - Adopt General Plan Amendment GP-06-03 (Wyndham Boutique Hotel/High-Rise Residential)RESOLUTION NO. 07-87
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
OF COSTA MESA, CALIFORNIA, TO ADOPT GENERAL
PLAN AMENDMENT GP -06-03 FOR THE WYNDHAM
BOUTIQUE HOTEL / HIGH-RISE RESIDENTIAL PROJECT
AT 3350 AVENUE OF THE ARTS.
THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY RESOLVES
AS FOLLOWS:
WHEREAS, the City Council of the City of Costa Mesa adopted the 2000
General Plan on January 22; 2002;
WHEREAS, the General Plan is a long-range, comprehensive document that
serves as a guide for the orderly development of Costa Mesa;
WHEREAS, by its very nature, the General Plan needs to be updated and refined
to account for current and future community needs;
WHEREAS, the proposed Wyndham Boutique Hotel / High -Rise Residential
project involves the construction of a mixed-use development by Maker Properties at
3350 Avenue of the Arts consisting of the following: (1) Certification of Final EIR No.
1054 which consists of a comprehensive analysis of the environmental impacts and any
required mitigation measures for the proposed project pursuant to State Law; (2)
General Plan Amendment GP -06-03 to amend the Land Use Element of the General
Plan to incorporate provisions for high-rise residential development in the project area;
(3) North Costa Mesa Specific Plan Amendment SP -07-01 to establish development
standards and other related provisions in the NCMSP for the project; (4) Final Master
Plan PA -06-75 for a boutique hotel with 200 rooms, meeting rooms, restaurant, spa and
fitness facilities; a 23 -story high-rise residential building with 120 for -sale condominium
units, a 3,450 square foot lounge/bar, and 1,740 square foot of ancillary retail uses; and
a seven -level, 480 -space parking structure; (5) Vesting Tentative Tract Map No. 17172
for the subdivision of the property for condominium purposes;
WHEREAS, an amendment to the General Plan Land Use Element is required to
allow for development of the proposed high-rise residential use at a maximum 44
dwelling units per acre and as analyzed in Final Environmental Impact Report (EIR) No.
1054 (SCH#2007011125);
WHEREAS, the General Plan amendment also reflects that the Federal Aviation
Administration is the sole authority in the United States for making determinations of no
hazard to air navigation;
WHEREAS, duly noticed public hearings were held by the Planning Commission
on September 10, 2007 and September 24, 2007 and by the City Council on November
20, 2007 to allow for public comment on the proposed project and with all persons
having been given the opportunity to be heard both for and against the proposed
project;
WHEREAS, the project has been reviewed for compliance with the California
Environmental Quality Act (CEQA), the CEQA Guidelines, and the City environmental
procedures, and Final EIR No. 1054 was prepared and available for public review from
June 5, 2007 to July 19, 2007;
WHEREAS, the City Council has reviewed all environmental documents comprising
the Final EIR and has found that the Final EIR considers all environmental impacts of the
proposed project and a reasonable range of alternatives, and the Final EIR is complete
and adequate and fully complies with all requirements of CEQA, the CEQA Guidelines,
and the City of Costa Mesa Environmental Guidelines;
WHEREAS, the Planning Commission recommended that City Council certify
Final EIR No. 1054 and adopt General Plan Amendment GP -06-03 by adoption of
resolutions PC -07-65 and PC -07-66;
WHEREAS, the City Council adopted Final EIR No. 1054 for the Wyndham
Boutique Hotel / High -Rise Residential by separate resolution;
BE IT RESOLVED that, based on the evidence in the record, the City Council
DOES HEREBY ADOPT General Plan Amendment GP -06-03 which amends the Land
Use Element as set forth in Exhibit "A" attached to this resolution;
BE IT FURTHER RESOLVED that the 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 (Exhibit 'B") and Statement of Overriding Considerations (Exhibit "C'), as
attached to this General Plan resolution.
PASSED AND ADOPTED this 20'h day of November, 2007.
ATTEST:
Juo Folcik, City Clerk
4411" c / ✓t L,
Allan R. Mansoor, Mayor
APPROVED AAS/TnO0FORM: 1
Kimberly Hall Barlow, City Attorney
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF COSTA MESA )
I, JULIE FOLCIK, City Clerk of the City of Costa Mesa, DO HEREBY CERTIFY
that the above and foregoing is the original of Resolution No. 07-87 and was duly
passed and adopted by the City Council of the City of Costa Mesa at a regular meeting
held on the 2& day of November, 2007, by the following roll call vote, to wit:
AYES: COUNCIL MEMBERS: MANSOOR, BEVER, DIXON, FOLEY, LEECE
NOES: COUNCIL MEMBERS: NONE
ABSENT: COUNCIL MEMBERS: NONE
IN WITNESS WHEREOF, I have hereby set my hand and affixed the seal of the
City of Costa Mesa this 21't day of November, 2007.
JUM FOLCIK, CITY CLERK
(SEAL)
Exhibit "A"
Costa Mesa 2000 General Plan
Amended Land Use Element
intense uses to the existing land use mix as the availability of developable land
decreases and property values increase. This will create an overall increase in
population and employment and all of the associated impacts of traffic
congestion, noise, public safety, etc.
Residential infill projects in the way of small lot subdivisions could have negative
impacts on established smaller scale neighborhoods. The design quality of such
subdivisions is a key issue to be addressed during the design review process.
The preservation of stable, quiet, and homogeneous neighborhoods is a prime
concern of this 2000 General Plan.
One area that is experiencing a disproportionate amount of land use conflict is
Westside" Costa Mesa. The Westside was among the earliest areas in the City
to develop and is characterized by a considerable diversity of people, land uses,
job opportunities, and housing choices.
In an effort to address issues relating to economic redevelopment, deterioration
of the 19e Street corridor, incompatible land uses (particularly in the area south
of le Street), lack of code enforcement, deteriorating infrastructure, and
blighted appearance of the stmetscapes, the City Council commissioned the
Westside Specific Plan'. Although not adopted, the plan will be used as a
resource document for future planning and improvement work efforts in the area.
NOISE
The Noise Element defines noise as unwanted sound. Although this definition
could encompass a wide spectrum of sound types, the most common noise
sources In Costa Mesa are traffic and aircraft. Thus, existing and future noise
levels have been examined and the Noise Element provides information on
community noise impacts and appropriate mitigation measures.
AIRPORT CONSIDERATIONS
Both the Federal Aviation Administration (FAA) and the Airport Land Use
Commission for Orange County have concem for the safety of air navigation
around John Wayne Airport. Under Part 77 of the Federal Aviation Regulations
(FAR), the FAA requires notice of proposed construction in excess of certain
heights, which may affect the safety of aircraft operations. The authority of the
FAA in these matters extends only as far as issuing a notice of hazard to air
navigation; the FAA does not have jurisdiction to prohibit construction. The
issuance of a hazard notice, however, may adversely affect the ability of a
developer to obtain financing and insurance.
The FAA standard that is of most of concern in Costa Mesa is the horizontal
surface for John Wayne Airport. This surface is 203.68 feet above mean sea
level and extends nearly two miles from the airport.
The South Coast Plaza Town Center Master Plan (the area east of Bristol Street
and north of the 1-405) was approved subject to the condition that building height
be limited to that specifed by FAR Part 77 unless evidence is presented that the
structure will not pose a hazard to air navigation nor interfere with instrument
guidance systems. Evidence may be in the form of an FAA determination of no
hazardor�-� qualified-aviauARw asultaru4hath�rUfaed-bHhe
FAA.
PAGE LW12 • LAND USE ELEMENT
The maximum density of 20 dwelling units per acre is exceeded by approximately
46 percent of existing High -Density development. Existing non -conforming
developments, that are voluntarily destroyed, may be rebuilt to the original
density subject to other standards of the zoning code and the following: the
allowable density or number of units to be redeveloped would be limited to the
2000 General Plan density plus a 50 percent density incentive bonus or the
existing number of units, whichever is less.
In order to encourage the development of additional residential ownership
opportunities in the Westside, City Council may designate an overlay area by
adoption of the Mesa West Residential Ownership urban plan. For existing
developments that exceed 20 dwelling units per acre, the Mesa West Residential
Ownership urban plan may allow redevelopment of residential projects to existing
densities provided that certain development standards are met for encouraging
ownership housing.
With an average household size of 2.74, the projected population density within
this designation would be 54.8 persons per acre.
High -Density areas should be located in proximity to transportation routes,
especially those served by public transit, and also within convenient distances to
shopping and employment centers. Although proximity to the above uses and
transportation routes often results in a residential development being subject to
adverse impacts, High -Density Residential development can be less susceptible
to impacts than lower densities if visual and acoustical shielding techniques are
incorporated into the project.
In addition to the above locational preferences, viable High -Density development
is also dependent upon site characteristics. A site should be of appropriate size
and dimension before the higher densities within this designation are allowed.
Because of their location and intensity of development, High -Density Residential
areas are also appropriate for quasi -residential uses (e.g., convalescent
hospitals, and group residential homes). Schools, churches, parks, libraries, and
related public facilities are also appropriate,
Complementary commercial uses within this designation may be allowed in
planned development projects provided that the commercial uses will have Floor
LAND USE ELEMENT • PAGE LU -25
LU -1A.2
Consider the effects of new employment, particularly in relation
to housing impacts, when new commercial or industrial
development is proposed.
LU -1A.3
Locate high-intensity developments or high traffic generating
uses away from low-density residential in order to buffer the
more sensitive land was from the potentially adverse impacts of
the more intense development or uses.
LIJAAA
Strongly encourage the development of low-density residential
uses and owner -occupied housing where feasible to improve the
balance between rental and ownership housing opportunities.
LU -1A.5
Provide housing and employment opportunities within planned
development areas to the extent feasible.
LU-tA.6
Aggressively pursue methods to discourage the development of
multiple units on long, narrow, single parcels. Possible methods
could include a lot combination zoning
incentive or the creation
of new lower density zoning to be applied
to lots with less than a
certain minimum frontage.
Objective LUAB. Ensure the long tens productivity and viability of the
community's economic base.
LU -1B.1
Permit adequate quantifies and locations of commercial land to
serve residential neighborhoods.
Objective LU -1C. Promote land use patterns and development, which
contribute to community and neighborhood identity.
LU -1C.1 Permit the construction of buildings over two stories or 30 feet
only when it can be shown that the construction of such
structures will not adversely impact surrounding developments
and deprive existing land uses of adequate light, air, privacy, and
solar access.
LU -1C.2 Limit building height to four stories above grade south of the 1-
405 Freeway, except for special purpose housing, such as
elderly, affordable, or student housing. An exception is for the
Newport Plaze property at 1901 Newport Boulevard where a
five -level parking structure is allowed.
LU -i C.3 Prohibit construction of buildings which would present a hazard
to air navigation as determined by the FAA,-or-indepeadent
"—Iha4ltave-beea�eF ified
by -the -FAA.
LU -1C.4 Require building setbacks, structure orientation, and the
placement of windows to consider the privacy of adjacent
residential structures within the same project and on adjacent
properties.
LIJAC.S Develop incentives for lot combination, or disincentives for
development without lot combination. Consider policies such as
zoning designations, which fall between zones, or development
standards, which be density to lot width as well as area.
LAND USE ELEMENT • PAGE LU -47
Exhibit "B"
Statement of Facts and Findings
Wyndham Boutique HOWPHigh-Rise Residential
FINDINGS OF FACT IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS OF THE WYNDHAM BOUTIQUE HOTELI
HIGH-RISE RESIDENTIAL PROJECT
1.0 INTRODUCTION
The City of Costa Mesa (the City) proposes to approve the Wyndham Boutique Hotel/High Rise
Residential Project. Because the proposed action constitutes a "project' under the California
Environmental Quality Act of 1970 (CEQA), as amended (Public Resources Code §21000 at.
seq.) and the State Guidelines for the implementation of CEQA, as amended. The City has
prepared a Final Environmental Impact Report (EIR) No. 1054, State Clearinghouse Number
2007011125. Pursuant to State CEQA Guidelines §15132, the Final EIR consists of the Draft
EIR, the comments received and Responses to Comments on the Draft EIR (including a list of
commenters), and any associated documents Including the Mitigation Monitoring Program.
These Findings of Fact, the Staff Report, and the Final EIR are part of the public record and
identify certain significant effects which may occur as a result of the project, or which may occur
on a cumulative basis in conjunction with the project and other past, present, and reasonably
foreseeable future projects.
The Final EIR is intended to address all of the impacts, the mitigation program, and the project
alternatives associated with the Wyndham Boutique Hotel High -Rise Residential Project. An
Initial Study for the project was prepared by the City and a Notice of Preparation (NOP) for an
EIR was distributed to local responsible and trustee agencies, the State Clearinghouse, and
other interested parties on January 29, 2007. Various agencies and individuals provided written
comments within the State -mandated 30 -day public review period for the NOP. Upon
completion of this review, copies or notification of availability of the Draft EIR were forwarded to
all responslbleltrustee agencies and interested groups and individuals. As was also the case for
the NOP, the Draft EIR was forwarded to the State Clearinghouse for distribution to and review
by various involved State agencies. The State -mandated 45 -day public review of the Draft EIR
began on June 5, 2007, and ended on July 19, 2007.
In addition to the City departments responsible for review of the Draft EIR, State and local
agencies, special districts, and individuals have reviewed and commented on this EIR. Nine
comment letters were received. Responses to the comment letters were prepared.
Pursuant to California Public Resources Code §21082.1, the City has independently reviewed
and analyzed the information contained in Final EIR No. 1054. The conclusions and discussions
contained herein reflect the independent judgment of the City as to those issues at the time of
publication.
The CEQA Guidelines §15091 provide that:
No public agency shall approve or carry out a project for which an EIR 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 for
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 environmental
effect as identified in the final EIR.
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(2) Such changes or alterations are within the responsibility and jurisdiction of
another public agency and not the agency making the finding. Such
changes have been adopted by such other agency or can and should be
adopted by such other agency.
(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 EIR.
CEQA Guidelines §15093 requires that
...the decision-making agency to balance, as applicable, the economic, legal,
social, technological, or other benefits of a proposed project against its
unavoidable environmental risks when determining whether to approve the
project. If the specific economic, legal, social, technological, or other benefits of a
proposed project outweigh the unavoidable adverse environmental effects, the
adverse environmental effects may be considered 'acceptable...: When the lead
agency approves a project which will result in the occurrence of significant effects
which are identified In the final EIR but are not avoided or substantially lessened,
the agency shall state in writing the specific reasons to support its action based
on the final EIR and/or other information In the record. The statement of
overriding considerations shall be supported by substantial evidence in the
record.
The City has determined that Final Environmental Impact Report (EIR) No. 1054 for the
Wyndham Boutique Hotel/High-Rise Residential project has been completed in compliance with
CEQA, the requirements of the CEQA Guidelines, and the City of Costa Mesa environmental
guidelines. The Final EIR was subject to review and the Costa Mesa City Council certified the
following:
• Final EIR No. 1054 has been completed in compliance with CEQA.
• Final EIR No. 1054 was presented to the City Council and the Council reviewed and
considered the information in the Final EIR prior to taking action on the Wyndham
Boutique Hotel/High-Rise Residential project.
Because the Wyndham Boutique Hotel/High-Rise Residential Project Final EIR No. 1054
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 these findings
as set forth herein as a part of the approval of the project and related applications.
2.0 LOCATION AND CUSTODIAN OF DOCUMENTS
The City of Costa Mesa Development Services Department serves as the custodian of the
documents constituting the record of proceedings upon which the City has based its decision
related to the project. The contact for this material is:
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FMWEIRNo. 1054
Ms. Claire Flynn, AICP, Senior Planner
City of Costa Mesa
Development Services Department
Planning Division
77 Fair Drive
Costa Mesa, CA 92628-1200
(714)754-5278
3.0 WYNDHAM BOUTIQUE HOTELIHIGH-RISE RESIDENTIAL PROJECT
The approximately three -acre Wyndham Boutique Hotel/High-Rise Residential Project site is
located at 3350 Avenue of the Arts, within the North Costa Mesa Specific Plan area of the City
of Costa Mesa, Orange County, California. The project site is generally bound by Avenue of the
Arts to the west, The Lakes at South Coast apartment community to the north and northeast,
and The Lakes Pavilions retail center to the south and southeast.
The North Costa Mesa Specific Plan area is generally bound by Sunflower Avenue to the north;
the San Diego Freeway (Interstate 405) to the south; Sakioka Drive to the east; and Bristol
Street to the west. Land uses within the Specific Plan area include South Coast Plaza Mall, the
Orange County Performing Arts Center, the Marriott Hotel, Wyndham Hotel, and many cultural
art institutions. Additional land uses in the area include additional office, commercial, and
residential uses to the north and east.
The project site Is wmentiy developed with the 6 -story Wyndham Hotel which contains
238 rooms, meeting facilities, and a restaurant. Adjacent to the hotel is a 3 -level, 240 -space
parking structure and 24 surface spaces at the rear of the building to serve employees.
The Wyndham Boutique Hotel/High-Rise Residential Project (referred herein as the project)
would allow for the reuse of the project site as a mixed-use development with both hotel and
residential uses. The existing Wyndham Hotel would be renovated; there would be no change to
the building square footage associated with the hotel. Proposed renovations would include a
reduction In hotel rooms from 238 to 200 rooms to create a boutique hotel; the construction of a
spa facility on the first floor of the hotel; relocation of the hotel entrance; and renovation of the
hotel lobby, restaurant, and hotel rooms. The existing parking structure for the hotel would be
demolished. In its place, a 23 -story high-rise residential tower would be constructed. The luxury
residential tower would have 120 for -sale condominium units on the 2' through 23itl stories; a
loungelbar and ancillary retail uses would be located on the ground level. A new 7 -level,
480 -space parking structure would be constructed east of the new residential tower. The
parking structure would serve both the residential tower and the hotel.
The proposed high-rise residential tower would not exceed 270 feet in height above grade level
(approximately 304 feet above mean sea level). The proposed boutique hotel would differ from
the current operations of the existing Wyndham Hotel in that a boutique hotel offers rooms
targeted to a more luxurious lifestyle. Boutique hotels differentiate themselves from larger
chain/branded hotels and motels by providing personalized level accommodation and services
and facilities. Boutique hotels are sometimes known as "design hotels" or'lifestyle hotels."
Minor modification to the overall mix of hotel rooms and residentialunits would not exceed an
overall total of 340 hotel rooms/dwelling units.
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4.0 FINDINGS OF FACT IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS
Final EIR No. 1054 analyzes the following areas of potential environmental impact: aesthetics;
air quality; aviation safety; geology and soils; hazards and hazardous materials; hydrology and
water quality; land use and planning; noise; population, housing, and employment; public
services, transportation and circulation, and utilities. The analysis of population, housing, and
employment determined there would be no impact; no project design features, standard
conditions, or mitigation measures are required.
4.1 MITIGATED SIGNIFICANT IMPACTS
The potentially significant impacts identified in Final EIR No. 1054 that can be mitigated to less
than significant levels through the implementation of project design features, standard
conditions, and/or mitigation measures are set forth in this section and include: esthetics;
aviation safety; geology and soils; hazards and hazardous materials; hydrology and water
quality; land use and planning; noise; public services (police, fire, schools, and parks);
transportation and circulation; and utilities. This section also sets forth the City's findings with
respect to each of the significant impacts, the facts in support of those findings, and those
changes and alterations that have been made to the project to reduce or eliminate potentially
significant effects to less than significant levels.
The potential significant adverse impacts that would be mitigated are listed in the following
subsections. The Costa Mesa City Council finds that these potential adverse impacts would be
mitigated to a level that is considered less than significant after implementation of the project
design features, standard conditions, and recommended mitigation measures.
AESTHETICS
Significant Impact
The project would introduce new sources of night lighting and glare. Based on the project's
location in an urban area that is currently subject to a variety of night -lighting sources as well as
the low wattage of interior light sources in residential land uses, this increase has been
identified as 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 as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, Inclusion of the following standard
conditions of approval, as identified in the Final EIR, would minimize nighttime light and glare
from the project.
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Standard Conditions
SC 3.8-1 Prior to issuance of building permits, the Applicant shall submit an Electrical
Engineer's Photometric Survey to be approved by the Planning Division in order
to assure that minimum security lighting requirements are mel and to minimize
light and glare to residents.
SC 3.8-2 All exterior light standards and fixtures will be shielded to prevent light spill to
further reduce potential impacts.
SC 3.8-3 The intensity and location of lights on buildings shall be limited to minimize
nighttime light and glare to residents and shall be subject to the Development
Services Director's approval.
SC 3.84 The Lighting Plan shall demonstrate compliance with the following: (1) All site
lighting fixtures shall be provided with a flat glass lens; (2) Photometric
calculations shall indicate the effect of the flat glass lens fixture efficiency;
(3) Lighting design and layout shall limit spill light to no more than 0.5 foot-candle
at the property line of the surrounding neighbors, consistent with the level of
lighting that Is determined necessary for safety and security purposes on site.
SC 3.8-5 Architectural features and roofs shall be appropriately finished with non -reflective
materials In order to reduce glare and reflection. Structures shall use low
reflective glass and building materials to minimize daytime glare to the fullest
extent possible.
SC 3.88 Prior to issuance of building permits, the Applicant shall submit building plans for
the proposed project, to be approved by the Planning Division, which incorporate
the use of non -reflective building materials to minimize light and glare impacts.
Significant Impact
Demolition and construction of the project would remove existing landscaping from the project
site. Because the project site would be re -landscaped during project implementation, this
temporary alteration has been identified as a less than significant impact.
Finding
Changes or alterations have been required In, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, inclusion of the following standard
condition of approval, as identified in the Final EIR, would ensure that the project site is
re -landscaped.
Standard Conditions
SC 3.8-7 Prior to the issuance of building permits, the Applicant shall submit a Final
Landscape Plan, consistent with the landscape standards, for each development
component to be approved by the Planning Division.
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AVIATION SAFETY
Significant Impact
Project implementation could result in hazards to aviation due to building heights or changes to
air traffic patterns.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by the inclusion of the following project design feature and standard conditions of
approval, as identified in the final EIR.
Project Design Feature
PDF 3.10-1 The proposed high-rise residential tower has been designed to not exceed the
established circling minimums floor for John Wayne Airport of 304 feet above
mean sea level (msl).
Standard Conditions
SC 3.10-1 Prior to final master plan approval, the Applicant shall submit to the City of Costa
Mesa, a Federal Aviation Administration (FAA) Determination of No Hazard to air
navigation. If the FAA requires conditions for the finding of no hazard to air
navigation, such as installation of roof -top obstruction lighting, said conditions
shall be placed as conditions of approval on the final master plan.
SC 3.10-2 In the event a proposed high-rise building is determined to be a hazard to air
navigation by the Federal Aviation Administration (FAA), the building design shall
be appropriately modified prior to issuance of building permits so that an FAA
Determination of No Hazard to air navigation ran be obtained.
SC 3.10-3 The Federal Aviation Administration (FAA) No Hazard Determination shall be
valid at the time of building permit issuance for the high-rise structure. The City
shall expressly prohibit issuance of any building permit for a structure in the
absence of a current and valid FAA No Hazard Determination.
SC 3.10-4 The Applicant shall comply with the final Federal Aviation Administration (FAA)
No Hazard Determination issued on July 23, 2007, which established a maximum
building height of 304 feet above mean sea level for the proposed high-rise
residential tower at 3350 Avenue of the Arts. Amendments to the Costa Mesa
2000 General Plan and North Costa Mesa Specific Plan are not necessary to
accommodate additional building height of up to 280 feet above ground level
(AGL) as specified in the North Costa Mesa Specific Plan. In addition, this EIR
has examined the maximum building heights as defined in the North Costa Mesa
Specific Plan and concluded that no significant impacts will occur.
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SC 3.10-8 The Applicant shall work with John Wayne Airport and City staff on a "Grant of
Avigation Easement" for a specified area of the subject property that penetrates
the imaginary horizontal surface of John Wayne Airport above elevation 206 feet
above mean sea level (NAVD 88). The Applicant shall grant this Avigation
Easement to the County of Orange/John Wayne Airport to permit the
unencumbered and unrestricted flight of aircraft to or from John Wayne Airport.
Recordation of the Avigation Easement shall occur prior to issuance of any
building permit that penetrates the imaginary horizontal surface of John Wayne
Airport.
SC 3.10-6 Due to the projects proximity to John Wayne Airport, the Applicant shall ensure
that any prospective resident be notified of the presence of aircraft overflight in
the form of a buyer's notice, as follows: "Notice of Airport in Vicinity: The
Development Services Director shall review/approve the buyer's notice for form
and substance prior to issuance of a building permit. This property is presently
located in the vicinity of an airport, within what is known as an airport influence
area. For that reason, the property may be subject to some of the annoyances or
inconveniences associated with proximity to airport operations (for example:
noise, vibration, or odors). Individual sensitive to those annoyances can vary
from person to person. You may wish to consider what airport annoyances, K
any, are associated with the property before you complete your purchase and
determine whether they are acceptable to you." This notice shall be prominently
displayed in the sales office for the condominium development, and a copy shall
be provided to all buyers.
Significant Impact
The project is anticipated to be consistent with applicable aviatiorrrelated planning programs
and their identified goals and policies. However, this conclusion cannot be validated until the
FAA issues a final determination.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by. inclusion of standard conditions of approval SC 3.10-1 through SC 3.10-6 listed
above and identified in the Final EIR.
CULTURAL RESOURCES
Significant Impact
The project site is within an urbanized area and has been previously graded and developed with
hotel uses. Because the project involves development of a previously developed site, it is not
anticipated that intact subsurface archaeological and paleontological resources would be
encountered during excavation and grading activities; however, it may be possible to encounter
resources during grading.
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Final EIR No. 1056
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by Inclusion of the following standard condition of approval and adoption of the
following mitigation measures, as identified in the Final EIR.
Standard Condition
SC Cultural 1 Ste excavation and grading shall be monitored by a qualified archaeologist and
Native American monitor. If archaeological materials are identified during grading
and construction, all construction activities shall be temporarily halted or
redirected to permit the sampling, identification, and evaluation of archaeological
materials as determined by the City, who shall establish, In cooperation with the
project proponent, certified archaeologist, and Native American representative,
the appropriate procedures for exploration and/or salvage of the artifacts.
Monitoring is only required where grading and excavation activities would disturb
soils at a depth of 5 feet or more.
If human remains are encountered, State Heath 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 County Coroner must be notified of the find
immediately. If the remains are determined to be prehistoric, the Coroner will
notify the Native American Heritage Commission (NAHC), which will determine
and notify a Most Likely Descendant (MLD). With the permission of the
landowner or his/her authorized representative, the MLD may inspect the site of
the discovery. The MLD 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
Significant Impact
The addition of 300 new residents to the area would result in the project exposing a greater
number of people to seismicity and ground shaking. The project she is susceptible to
subsidence, liquefaction, and expansive soils.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
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Wyndham 9ouhque HoleMigh-Rise Residential Project
Final EIR Ho. 1054
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of the following standard condition of approval and adoption of the
following mitigation measures, as identified in the Final EIR.
Standard Condition
SC 3.3-1 Where studies indicate that buildings may be subject to substantial damage
during earthquakes, the structure shall be designed and/or retrofitted for seismic
resistance in compliance with all relevant recommendations for seismic design
and seismic safety in the most recent editions of the Uniform Building Code and
the California Building Code.
Mitigation Measures
MM 3.3-1 Prior to the issuance of a grading permit, the Applicant shall prepare a
site-specific final geotechnical investigation, including an evaluation, analysis,
and mitigation recommendations for the issues identified in the Zeiser Kling
Consultants' Geotechnical Evaluation (March 2007), including appropriate dust
control measures and waterproof building designs with hydrostatic pressure
resistive properties and a site specific probabilistic seismic hazard analysis for
ground motion. All recommendations shall be incorporated into the final grading
plan for the project. The project shall incorporate all recommendations of the
detailed Geotechnical Report into the plans and specifications as required by the
City Engineer.
MM 3.3-2 During grading operations, special handling of on-site soils shall be required due
to high moisture content of the soils. The City shall monitor the Grading
Contractor to ensure stabilization of the soils during grading and excavation
activities, as recommended by the Zeiser Kling Consultants' Geotechnical
Evaluation (March 2007).
MM 3.3-3 Prior to the Issuance of the first demolition and/or grading permit, the Applicant
shall ensure that pile foundations or other appropriate design be incorporated
into the project design to mitigate potential settlement hazards and liquefaction
beneath the proposed structures.
MM 3.3-4 Prior to the issuance of building permits, the Applicant shall submit a project
design to ensure that any proposed subterranean portion of the structures are
waterproofed and designed and installed to resist hydrostatic pressures
associated with the shallow groundwater table in the area.
HAZARDS AND HAZARDOUS MATERIALS
Significant Impact
Demolition and/or renovation of existing structures have the potential to expose workers to
asbestos -containing materials.
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Final EIR No. 1054
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts In Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure, as identified in the Final EIR.
Mitigation Measure
MM 3.9-1 All asbestos-related work, including demolition and renovation, shall be
performed by a licensed Asbestos -abatement Contractor under the supervision of
a certified Asbestos Consultant. Asbestos shall be removed and disposed of in
compliance with notification and asbestos -removal procedures outlined"in South
Coast Air Quality Management District Rule 1403 to reduce asbestos-related
health risks.
HYDROLOGY AND WATER QUALITY
Significant Impact
Site development could introduce pollutants into storm water runoff during construction and
operation of the project.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of the following project design feature and adoption of the following
mitigation measures, as identified in the Final EIR.
Proiecl Design Feature
PDF 3.4-1 The Water Quality Management Plan (WQMP) prepared for the proposed project
includes the following project -specific water quality Best Management Practices
(BMPs) which shall be implemented as part of the project:
Site Design BMPs
a Permeable surface area has been kept the same as the existing condition.
• Drive aisle has been minimized to least acceptable dimension for Fire Access
and access to the proposed truck dock.
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Wyndham 6oufpue Hof V ,gh-Rhie ReddenImf Pm*d
FMaf EIR No. 1054
• All areas available for landscaping have been utilized. Planter boxes will also
be included on the design of the top story of the parking structure to help
minimize impervious surfaces.
• All parking is within a structure and covered.
Non-structural Source Control BMPs
• Homeowner -Tenant education, activity restriction, common area landscape
management, BMP maintenance, Title 22 CCR Compliance, local water
quality permit compliance, uniform fire code implementation, common area
litter control, employee training, housekeeping of loading docks, catch basin
inspection, street sweeping of private streets and parking lots.
Routine Structural BMPs
• Storm drain stenciling and signage, proper trash storage and loading dock
design, efficient irrigation, and landscape design.
Treatment Control BMPs
• CONTECH StormFiker will be used in the three on-site manhole installations.
• Media filters will be used in the CONTECH Storm Filters.
Mitioation Measures
MM 3.4-1 Prior to the issuance of grading permits, the Applicant shall verify that structural
BMPs have been permanently incorporated into the project plans. Such BMPs
shall ensure that pollutants from project -related storm water runoff are mitigated
consistent with applicable State and local standards.
MM 3.4-2 The Applicant shall assume all BMP inspection and maintenance responsibilities
for the project. The Property -owners Association (POA) fees will provide the
funding mechanism for long-term BMP maintenance.
MM 3.4-3 Prior to the Issuance of any grading permits, the Applicant shall submit to the
Development Services Department for review and approval a WQMP that:
• Addresses site design BMPs such as minimizing impervious areas,
maximizing permeability, minimizing directly connected impervious areas,
creating reduced or "zero discharge" areas, and conserving natural areas;
• Incorporates the applicable Routine Source Control BMPs as defined in the
DAMP;
• Incorporates Treatment Control BMPs as defined in the Drainage Area
Management Plan (DAMP);
• Generally describes the long-term operation and maintenance requirements
for the Treatment Control BMPs;
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• Identifies the entity that will be responsible for long-term operation and
maintenance of the Treatment Control BMPs; and
• Describes the mechanism for funding the long-term operation and
maintenance of the Treatment Control BMPs.
Sionlficant Impact
The project site could be subject to erosion during grading and construction activities, resulting
in transport of sediments off the site via storm water runoff.
Finding
Changes or akerations have been required In, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of project design feature PDF 3.4-1 (listed above) and adoption of the
following mitigation measures, as identified in the Final EIR.
Mitigation Measures
MM 3.4-4 Prior to the issuance of grading permits, the Applicant shall demonstrate that
coverage has been obtained under California's General Permit for Storm Water
Discharges Associated with Construction Activity by providing a copy of the
Notice of Intent (NOI) submitted to the Regional Water Quality Comml Board
(RWQCB) and a copy of the subsequent notification of the issuance of a Waste
Discharge Identification (WDID) Number. The Applicant shall prepare and
implement a Storm Water Pollution Prevention Plan (SWPPP). A copy of the
current SWPPP shall be kept at the project site and be available for review on
request.
MM 3.4-5 Prior to Issuance of building permits, the Applicant shall provide proof of an
NPDES permit from the RWQCB—consistent with Order No. R8-20040021 and
NPDES No. CAG998002—to the City of Costa Mesa for dewatering activities.
Significant Impact
Project implementation would not alter the volume of storm water draining from the project site;
however, it would contribute storm flows to an already deficient system.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of the following project design feature and adoption of the following
mitigation measures, as identified in the Final EIR.
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Final EIR No. 1054
Prolect Design Feature
PDF 3.4-2 Prior to approval of the first mass grading plan, the Applicant shall submit a
Proposed Storm Drain Improvement Plan to the Public Services Department for
review and approval. The plan shall demonstrate substantial conformance with
the Orange County Hydrology Manual for design of lateral storm drains and catch
basins. Proposed storm drain improvements include:
Line "A' — One new catch basin is proposed and the relocation of an existing
catch basin to accommodate widening and re -alignment of the on-site drive
aisle.
Line °B" — No new facilities are proposed. The Line B system will drain to an
existing lateral located on the northern side of the properly or directly to an
Avenue of the Arts lateral. The tie-in location will be decided as building plans
progress.
•
Line "C" — One new Avenue of the Arts storm drain connection is proposed to
drain the southern portion of the site. The new line will include two on-site
inlets.
Mitigation Measures
MM 3.4-6 Prior to the issuance of grading permits, the Applicant shall prepare drainage
plans for the Public Services Department's review and approval. The Drainage
Plan shall define the exact size and location of drainage facilities, and shall
address standing water on the project site during project grading.
MM 3.4-7 Prior to the issuance of grading permits, the Applicant shall pay drainage impact
fees. The Project Developer shall be responsible for the drainage impact fees
that are in place at the time grading permits are issued.
LAND USE AND PLANNING
Significant Impact
Project implementation, as conditioned, would be consistent with the City's General Plan and
the North Costa Mesa Specific Plan and no amendments to the Zoning Code would be required.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, standard conditions of approval, as
identified in the Final EIR, have been incorporated into the project to ensure that development is
consistent with the City's land use development policies.
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Standard Conditions
SC 3.1-1 Master Plan approval Is contingent upon City Council final approval of General
Plan Amendment GP -06-03 and North Costa Mesa Specific Plan Amendment
SP -07-01. Master Plan approval shall not become effective until these other
discretionary approvals are final and become effective.
SC 3.1-2 Prior to site plan approval, the Applicant shall submit to the Planning Division, for
review and approval, project plans that comply with the Development Standards
as set forth in the North Costa Mesa Speck Plan and Zoning Code. In addition,
all site development shall be subject to all standard conditions of approval
imposed by the City.
NOISE
SlaniFlcant Impact
Construction noise could be a nuisance to nearby land uses, although it would be temporary
and is exempted by the City's Noise Ordinance; therefore, it was not identified as a significant
impact.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following standard conditions of
approval, as identified in the Final EIR, have been Incorporated into the project to minimize
construction noise.
Standard Conditions
SC 3.7-1 The City of Costa Mesa Noise Ordinance exempts several categories of noise
sources—Including construction activities—which take place between the hours
of 7:00 AM and 8:00 PM, seven days a week.
SC 3.7-2 The Applicant shall prepare a truck route plan for review and approval by the City
of Costa Mesa Transportation Services Division prior to the approval of the
construction access permit. The truck route plan shall preclude truck routes
through residential areas, including Avenue of the Arts north of the project site
and Sunflower Avenue. The total truck trips to the site shall not exceed 200 trucks
per day (i.e., 100 truck trips to the site plus 100 truck trips from the site).
Significant Impact
Activities and equipment on the project site, including parking lot activity, delivery trucks, and
mechanical equipment, may significantly impact off-site residences with project implementation.
Traffic generated by the proposed project would not result in a significant Impact to off-site land
uses.
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Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measures, as identified in the Final EIR.
Mitigation Measures
MM 3.7-1 The Applicant shall submit detailed plans for the parking structure prior to the
issuance of a grading or building permit for the structure. Said plans shall be
accompanied by an acoustical study prepared by a qualified Acoustical
Consultant. The acoustical study shall demonstrate that all feasible sound
attenuation in compliance with the Noise Ordinance has been incorporated into
parking structure design, including but not limited to brushed driving surfaces
(textured), limited openings oriented toward sensitive noise sources, etc.
MM 3.7-2 Prior to issuance of the first building permit, a detailed acoustical study using
architectural plans shall be prepared by a qualified Acoustical Consultant and
shall be submitted to the Planning Division addressing delivery truck/loading
dock operations adjacent to residences. The measures described in the report
shall be incorporated into the architectural plans for the delivery/truck loading
dock area to ensure compliance with the Noise Ordinance.
MM 3.7-3 Prior to issuance of the first building permit, a detailed acoustical study using
architectural plans shall be prepared by a qualified Acoustical Consultant and
shall be submitted to the Planning Division addressing mechanical equipment.
This study shall address any mechanical equipment to be sited within 71 feet of
off-site residences. The measures described in the report shall be incorporated
into the architectural plans for mechanical equipment to ensure compliance with
the Noise Ordinance.
Significant Impact
Proposed residential units may be subject to interior noise levels in excess of 45 CNEI.
Finding
Changes or alterations have been required in, or incorporated into, the pmject which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by adoption of the following mitigation measure, as identified in the Final EIR.
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Final EIR No. 1054
Mitigation Measures
MM 3.7-4 Prior to Issuance of the first building permit, a detailed acoustical study using
architectural plans shall be prepared by a qualified Acoustical Consultant and
shall be submitted to the Planning Division for all living units on the west side of
the residential tower facing Avenue of the Arts. This report shall describe and
quantify the noise sources impacting the building(s), the amount of outdoor -to -
indoor noise reduction provided by the design in the architectural plans, and any
upgrades required to meet the interior noise standards (45 CNEL for residences).
Noise standards shall be met with all doors and windows closed. Alternatively,
the Applicant can show that based on the building location relative to the
roadway and any intervening topography and structures that it meets the
appropriate interior noise standard with open windows. The measures described
in the report shall be incorporated Into the architectural plans for the buildings
and implemented with building construction.
The person preparing the report shall, under the direction of a person
experienced in the field of acoustical engineering, perform an inspection of the
project prior to or at the time of the framing inspection to certify that construction
techniques comply with the recommendations within the acoustical analysis.
Upon completion of the subject structures, field tests may be required under the
provisions of Title 25.
PUBLIC SERVICES
Significant Impact: Fire Protection
The Costa Mesa Fire Department has indicated that the project would result in an increase of
service calls to the project area, including an increase in call load, simultaneous responses in
the area, building inspections, training, and education regarding the best safe exit and
evacuation procedures for tenants living in high rises. The Fire Department has identified this
demand would require additional staff and equipment to ensure adequate fire protection
services.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of the following standard conditions of approval and adoption of the
following mitigation measure, as identified In the Final EIR.
Standard Conditions
SC 3.11-1 Prior to the issuance of building permits, the Applicant shall submit project
designs and specifications for review and approval by the Fire Department with
respect to compliance with all standard conditions for building design regarding
public safety, including but not limited to, fire flow capacity, fire hydrant location,
vehicular access, and sprinkler systems.
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SC 3.11-2 Emergency vehicle parking areas shall be designated within proximity to buildings
to the satisfaction of the Fire Marshal.
SC 3.11-3 Each project component shall provide sufficient capacity for fire Flows required by
the Fire Department.
SC 3.11-4 Vehicular access shall be provided and maintained as serviceable, throughout
construction, to all required fire hydrants.
SC 3.11-5 All high-rise project developments shall be equipped with an automatic fire
sprinkler system.
SC 3.11-6 The Applicant shall comply with standard building and fire regulations for high-
rise buildings to the satisfaction of the Fire Marshal and Building Official.
Mitigation Measures
MM 3.11-1 Prior to the issuance of building permits, the Applicant shall pay its pro rata share
of a new, fully equipped paramedic engine, equal to $469.35 per unit to the Fire
Department.
Significant Impact: Police Protection
The Costa Mesa Police Department has indicated that the project would result in additional
service calls based on the projected increase in population (300 persons) and vehicle traffic to
the area. Site development would also increase the number of visitors and employees to the
project site and surrounding area, thereby generating an increase in service calls during both
construction and long-term operation of the project. However, the Police Department has
concluded that the project would not significantly impact the project area or require additional
staffing levels. However, a significant impact based on the increase in service calls. was
identified.
Finding
Changes or alterations have been required in, or incorporated into, the project, which mitigate or
avoid the significant effects on the environment.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant with inclusion of the following standard conditions of approval and adoption of the
following mitigation measures, as identified In the Final EIR.
Standard Conditions
SC 3.11-7 The Applicant shall comply with the Public Safety Radio System Coverage
Ordinance (included In the standard building and fire regulations for high-rise
buildings) to the satisfaction of the Police Chief.
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F/nal EIR No. 1054
SC 3.11-8 Prior to the issuance of building permits, the Applicant shall submit project
designs and specifications for review and receive approval by the Police
Department with respect to compliance with all standard conditions for building
design regarding public safety, including but not limited to, lighting, address
numbers, building standards, live media cameras with direct feed, landscaping,
and emergency vehicle parking.
SC 3.11-9 Required building address numbers shall be readily apparent from the street, and
rooftop building identification shall be readily apparent from police helicopters for
emergency response agencies.
Mitioation Measures
MM 3.11-2 Prior to the issuance of a grading permit, a construction security service shall be
established at the construction site. Initially, the service shall ensure that no
unauthorized entry is made into the construction area. For the duration of each
phase of construction, the Applicant shall provide sufficient on-site security
personnel on a 24-hour, 7-day-a-week basis to patrol all areas of construction
and to prohibit unauthorized entry.
MM 3.11-3 During project construction and operation, the Applicant shall ensure that private
on-site security is provided.
MM 3.11-4 Prior to issuance of building permits, the Applicant shall pay pro rata shares of
fees to the Police Department for the increased service capacity necessary to
accommodate the development site, if such a police impact fee program is
established.
MM 3.11-5 Prior to issuance of building permits, the Applicant shall comply with direct media
feeding devices required by the Police Department for increased safety
necessary to serve the development site, if such a police program is established.
Significant Impact: Schools
A total of 26 students would be generated by the project. The project would not result in the
need to expand existing or construct new school facilities. No significant impacts would occur.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following standard condition of
approval, as identified in the Final EIR, has been incorporated into the project to minimize
effects on schools.
Standard Condition
SC 3.11-10 The Applicant shall pay school impact fees.
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SlonHicant Impact: Parks and Recreation
The project would result in an increase in use of existing recreational facilities in the city based
on the projected increase in population. The City of Costa Mesa has initiated a program to
facilitate dedication of parkland and/or payment of in -lieu fees for new development projects to
enable development and improvement of City -maintained recreation facilities.
Finding
Changes or alterations have been required In, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by inclusion of the following standard condition of approval, as identified in the Final
EIR.
Standard Condition
SC 3.11-11 The Applicant shall pay park impact fees in the amount of $10,829.00 per
multi -family unit prior to the approval of the final map by the City Council.
TRANSPORTATION AND CIRCULATION
Significant Impact
The project is estimated to generate 771 new trips per day from the project site, with
approximately 33 new trips occurring during the AM peak hour (35 outbound) and 73 new trips
occurring during the PM peak hour (50 inbound). The "new' trips represent the net increase in
traffic based on consideration of both existing uses that would be removed and new uses that
would be developed. The project was determined not to result in significant traffic impacts under
any of these analyzed scenarios including the project: Existing Plus Traffic, Short-range Plus
Project, or Long-range Plus Project.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following standard conditions of
approval, as identified in the Final EIR, have been incorporated into the project to minimize
traffic effects.
Standard Conditions
SC 3.5-1 The Applicant shall be responsible for the payment of fees in accordance with the
Traffic Impact Fee program.
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SC 3.5-2 The Applicant shall be responsible for the payment of fees in accordance with the
San Joaquin Hills Transportation Corridor Fee Ordinance. Fees shall be paid to
the Planning Division prior to the issuance of building permits.
SC 3.5-3 The Applicant shall be responsible for complying with the Transportation Demand
Ordinance.
UTILITIES
Significant Impact: Solid Waste
Demolition and construction of the project would require disposal of the debris generated, and
the additional residences (120 units) are expected to generate 267.8 tons of waste annually.
The Orange County Integrated Waste Management District has indicated that adequate
capacity for the project is available. No significant impacts would occur.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following standard condition of
approval, as identified in the Final EIR, has been incorporated into the project to minimize
construction solid waste generation.
Standard Condition
Please refer to SC 3.7-2 under Noise above regarding the requirement for a haul route plan.
SC 3.12-1 Prior to the issuance of a demolition/grading permit, the Applicant shall
demonstrate to the Public Services Department that all construction waste
generated on site would be recycled where feasible as the first choice of disposal
method, leaving the option of landfill disposal as a last alternative.
Sionificant Impact: Electricity
The project would not require construction of electrical distribution facilities beyond those
anticipated during the construction period. Implementation of the project would not result in a
significant impact on electrical services or facilities.
Finding
Changes or alterations have been required In, or Incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, inclusion of the following standard
conditions of approval and adoption of the following mitigation measure, as identified in the Final
EIR, would ensure that necessary facilities are installed during construction and in coordination
with affected utility agencies.
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Final EIR No. 1054
Standard Conditions
SC 3.12-2 Prior to the issuance of a demolition/grading permit, the Applicant shall submit
grading plans to the Development Services Department that reflect the
undergrounding of utilities serving the proposed project site.
SC 3.12-3 Prior to the issuance of demolition/grading penults, the Applicant shall coordinate
with Southern Calffomla Edison to determine the exact location of all
underground and overhead electrical facilities. All electrical facilities and
associated structures that will remain on the project site shall be protected from
damage by the Applicant.
Mitigation Measure
MM 3.12-1 Prior to the initiation of project grading, the Applicant shall ensure that all existing
utilities shall be relocated, abandoned, and removed, rerouted, or protected in
coordination with the Applicant and affected utility companies.
Sionificant Impact: Electricity
The project would be consistent with applicable goals and policies and governing regulations
regarding energy use and efficiency.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following project design features
identified in the Final EIR has been incorporated into the project to increase energy
conservation.
Project Design Feature
PDF 3.12-1 The project assumes the implementation of the following energy conservation
actions:
• The use of drought tolerant planting
• Reduced water consumption
• Optimize energy performance beyond Title 24
• Compliance with ASHRAE 55-1992/2004
• Storage and collection of recyclables
• Construction waste management to salvage and recycle
• Use of recycled building materials
• Use of low -emitting materials
• Use of locally manufactured materials
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• Use of carbon dioxide monitoring
• Use of indoor air quality management plan during construction
• Minimum 50 percent drought tolerant planting to reduce water consumption.
• Low flow drip irrigation system to mitigate water runoff and water loss
• Smart irrigation controllers to alter irrigation timing and flow due to weather
and wind patterns
• Areas of pervious concrete to absorb stone and irrigation water runoff
• Minimal use of turf— Use turf block in turf areas to help with drainage
• Rainwater collection system for irrigation reuse
• Using bioswale planters on the pool deck to filter/store rain water
• Salt water pool — minimal use of chemicals
• Solar heating for swimming pools
• Alternative Fueling Facilities — Parking garage to have electric vehicle
recharging stations
• Green roof planting at top of residential tower between decks to collect
storm water
Sianificant Imoact: Natural Gas
The project would not require construction of natural gas distribution facilities beyond those
anticipated during the construction period. Implementation of the project would not result in a
significant impact on natural gas services or facilities.
Finding
Changes or afterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, inclusion of the following standard
condition of approval and adoption of the following mitigation measure, as identified in the Final
EIR, would ensure that necessary facilities are installed during construction and in coordination
with affected utility agencies.
Standard Condition
SC 3.12.4 Prior to the issuance of a demolition/grading permit, the Applicant shall -
coordinate with the Southern California Gas Company to determine exact
locations of all underground natural gas facilities. The Applicant shall ensure that
all remaining gas pipelines and associated structures on the project site shall be
protected from damage.
22 Findings of Fed and Statement of
ovegVeq, Consdererrons
Wyndham aoutque R (&Wigh-Rise RewIenrul Ptojeat
Final EIR na ION
Mitigation Measure
MM 3.12-1 Prior to the initiation of project grading, the Applicant shall ensure that all existing
utilities shall be relocated, abandoned, and removed, rerouted, or protected In
coordination with the Applicant and affected utility companies.
Significant Impact: Natural Gas
The project would be consistent with applicable goals and policies and governing regulations
regarding energy use and efficiency.
Finding
Changes or alterations have been required in, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, the following project design feature
identified in the Final EIR have been incorporated into the project to increase energy
conservation.
Proiect Design Feature
See PDF 3.12-1 above.
Sianiffcant Impact: Cable Television
The project would not require construction of cable television facilities beyond those anticipated
during the construction period. Implementation of the project would not result in a significant
impact on cable television services or facilities.
Finding
Changes or alterations have been required In, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, inclusion of the following standard
condition of approval, as identified in the Final EIR, would ensure that necessary facilities are
installed during construction and in coordination with affected utility agencies.
Standard Condition
SC 3-12-5 Prior to the issuance of a demolition/grading permit, the Applicant shall
coordinate with Time Warner Cable to determine exact locations of all
underground cable facilities. The Applicant shall ensure that all remaining cable
lines and associated structures on the project site shall be protected from
damage.
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Wyndham Boufque Hot&MQh- iso Res&ngel Pro d
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Significant Impact: Telephone
The project would not require construction of telephone facilities beyond those anticipated
during the construction period. Implementation of the project would not result in a significant
impact on telephone services or facilities.
Finding
Changes or alterations have been required In, or incorporated into, the project which avoid or
substantially lessen the significant environmental effect as identified in the Final EIR.
Facts in Support of Finding
Although no significant impacts have been identified, inclusion of the following standard
condition of approval, as identified in the Final EIR, would ensure that necessary facilities are
installed during construction and in coordination with affected utility agencies.
Standard Condition
SC 3.12-6 Prior to the issuance of a demolition/grading permit, the Applicant shall
coordinate with AT&T California to determine exact locations of all underground
telephone facilities. The Applicant shall ensure that all remaining telephone lines
and associated structures on the project site shall be protected from damage.
4.2 SIGNIFICANT UNAVOIDABLE IMPACTS
The potentially significant impacts identified in Final EIR No. 1054 that cannot be mitigated to
less than significant levels through the implementation of project design features, standard
conditions of approval, and/or mitigation measures are set forth in this section and include:
aesthetics (shade and shadow); air quality; and public services (library services). This section
also sets forth the City's findings with respect to each of the significant impacts, the facts in
support of those findings, and those changes and alterations that have been made to the project
to reduce significant effects to the maximum extent practicable.
In accordance the State CECIA Guidelines §15093, a Statement of Overriding Considerations
has been prepared to substantiate the City's decision to accept these significant unavoidable
adverse environmental impacts because of the benefits afforded by the proposed project.
Following is a discussion of the significant impacts of the project that cannot be mitigated to a
level considered less than significant.
AESTHETICS
Significant Impact
The project would cast some degree of shadow on 100 to 120 residential units in The Lakes at
South Coast apartment community between the hours of 10:00 AM and 3:00 PM for 5 hours, as
modeled for the Winter Solstice.
Findings
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.
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WyM . Boutique HdeNigh-Rise Realdential PmJegl
Fhal EIR No. 1054
There Is no feasible mitigation available to avoid or substantially lessen the significant
environmental effect, as identified in the Final EIR. This impact would remain significant and
unavoidable with project implementation. Additionally, the alternative that would reduce this
impact (the No Development Alternative) would not meet the project objectives. As described in
the Statement of Overriding Considerations, the City has determined that these impacts are
acceptable because of specific overriding considerations.
AIR QUALITY
Significant Impact
Short-term, construction -related pollutant emissions of nitrogen oxides (NOx) and reactive
organic gas (ROG) associated with demolition and painting, and asphalt paving (respectively)
would exceed the South Coast Air Quality Management Districrs (SCAQMD) significance
thresholds.
Findings
Changes or alterations have been required in, or incorporated into, the project, which
substantially lessen the significant environmental effect as identified In the Final EIR.
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
Implementation of the mitigation program would minimize emissions to the maximum extent
feasible; but short-term construction -related emissions would exceed SCAQMD thresholds
resulting in a significant and unavoidable impact.
Facts in Support of Finding
The significant short-term effect has been substantially lessened but cannot be reduced to a
less than significant level with inclusion of the following standard condition of approval and
adoption of the following mitigation measures as identified in the Final EIR.
Standard Condition
SC 3.6-1 During construction of the proposed project, the Applicant and its Contractors
shall be required to comply with SCAQMD Rules 402 and 403, which shall assist
in reducing short-term air pollutant emissions. SCAQMD Rule 402 requires that
air pollutant emissions not be a nuisance off site. SCAQMD Rule 403 (Tables 1,
2, and 3 of Rule 403) requires that fugitive dust be controlled with the best
available control measures so that the presence of such dust does not remain
visible in the atmosphere beyond the property line of the emission source. This
requirement shall be included as notes on the Contractor Specifications.
Mitigation Measures
MM 3.6-1 During construction and grading activities, the Applicant shall comply with
measures set forth in the Storm Water Pollution Prevention Plan (SWPPP) to
ensure that airborne dust is kept to a minimum.
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Flnel EIR No. 1054
MM 3.6-2 Prior to commencement of constmction activities, the Applicant shall identify to
the Development Services Department, a Construction -Relations Officer to act as
a community liaison concerning on-site activity, Including resolution of issues
related to dust generation from grading/paving activities.
MM 3.6-3 Prior to approval of grading plans, the Applicant shall include the following notes
on the Contractor Specifications submitted for review and approval by the
Development Services Department:
To reduce construction equipment emissions, the following measures
shall be implemented when feasible:
• Use low -emission mobile construction equipment. The Property
Owner/Developer shall comply with California Air Resources
Board (CARS) requirements for heavy construction equipment.
• Maintain construction equipment engines by keeping them tuned.
• Use low sulfur fuel for stationary construction equipment. This is
required by South Coast Air Quality Management District
(SCAQMD) Rules 431.1 and 431.2.
• Use existing power sources (i.e., power poles) when available.
This measure would minimize the use of higher polluting gas or
diesel generators.
• Configure constriction parking to minimize traffic interference.
• Minimize obstruction of through -traffic lanes. Construction should
be planned so that lane closures on existing streets are kept to a
minimum.
• Schedule construction operations affecting traffic for off-peak
hours to the greatest extent practicable.
• Develop a traffic plan to minimize 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).
Several types of advanced emissions control technologies were considered
(such as the use of aqueous diesel fuel) but are currently not commercially
available. Aqueous diesel fuel reduces formation of nitrogen oxides (NOx) by
reducing combustion temperatures, which results In lower NOx emissions.
According to the SCAQMD, the current availability of this fuel technology is
limited, and it may not be available for use before the project terminates
construction. In addition, with exhaust gas recirculation diesel engines, a small
amount of hot exhaust gas Is routed through a cooler and is mixed with fresh air
entering the engine. The exhaust gas helps reduce the temperature during
combustion, which lowers the formation of thermal NOx. Exhaust gas
recirculation technology is in the development phase and has not been fully
commercialized. To the extent that the advanced emissions control technologies
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Wyndham Boutique HoleUHgh-Rise Residedld Pr*d
Final EIR No. 1054
become reasonably commercially available or are required by the CARB for
Grading Contractors, such advanced emissions -control technologies shall be
used.
MM 3.6.4 Reduce ROG emissions from painting activities. Painting activities from the
project would result in a significant air quality impact. The following measures
should be implemented when feasible. Prior to issuance of the first building
permit, the Applicant shall provide evidence to the Development Services
Development that the following measures shall be incorporated into project
construction to the greatest extent feasible and the following measures should
be provided as notes on the Contractor Specifications:
• The project shall comply with SCAQMD Rule 1113, which limits the ROG
content of architectural coatings used in the South Coast Air Basin or shall
allow the averaging of such coatings, as specified, so that actual emissions
do not exceed the allowable emissions H all the averaged coatings had
complied with the specified limits.
• Use high transfer efficiency painting methods such as HVLP (High Volume
Low Pressure) sprayers and brushestrollers where possible.
PUBLIC SERVICES
Significant Impact: Library Services
The project's increased demand for library services in the City of Costa Mesa, based on the
projected population increase, would be individually less than significant but cumulatively
significant.
Findings
Changes or alterations have been required in, or incorporated into, the project, which
substantially lessen the significant environmental effect as identified in the Final EIR.
Implementation of the mitigation program would minimize cumulative impacts on the City of
Costa Mesa's library services to the maximum extent feasible, but the project's contribution to
cumulative demand for libraries would remain a signfcant and unavoidable impact.
Facts in Support of Finding
The significant cumulative impact has been substantially lessened but cannot be reduced to a
less than significant level with inclusion of the following standard condition of approval, as
identified in the Final EIR.
Standard Condition
SC 3.11-12 Prior to issuance of building permits, the Applicant shall pay a library services
impact fee for the development costs for expanded or new library facilities
pursuant to the Library Services Impact Fee Program, 'd such a program is
established.
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Wyndham Boutique Hdoi4figh-Rise Residenfiel Pnyed
Final EIR No. 1054
5.0 FINDINGS REGARDING ALTERNATIVES TO PROPOSED PROJECT
Section 15126.6 of the CEQA Guidelines requires that an EIR analyze a reasonable range of
alternatives, and that the project alternatives should be capable of avoiding or substantially
lessening of any of the significant project effects. The Final EIR identified three impacts that
could not be mitigated to a level that is less than significant:
1. The project would cast a shadow on the adjacent sensitive residential land use (the
Lakes at South Coast apartment community) for five hours during the Winter Solstice.
2. Short-term air quality impacts during construction related to grading and demolition
(NOx) and painting and asphalt paving (ROG).
3. Cumulative impacts to the City of Costa Mesa's library services.
The Final EIR analyzed the following two alternatives that would be capable of reducing or
avoiding significant project impacts: the No Project/No Action Alternative and the Design
Alternative.
5.1 NO PROJECTINO ACTION ALTERNATIVE
DESCRIPTION
The No Project/No Action Alternative assumes the retention of the site in its existing condition.
The 3 -acre project site is currently developed with a 238 -room hotel with meeting facilities and a
restaurant. Adjacent to the hotel, there is a 3 -level, 240 -space packing structure. On-site
vegetation is limited to ornamental species associated with landscaping at the building
perimeters. Therefore, the No Project/No Action Alternative assumes retention of the project site
as a hotel facility.
Findings
The City finds that specific economic, legal, social, technological, or other considerations make
the No ProjectlNo Action Alternative infeasible. The No Project/No Action Alternative would
avoid potential impacts resulting from the proposed project. However, with the exception of
short -tens air quality impacts, shade and shadow impacts, and a cumulative contribution to
library service impacts, all proposed project impacts would be less than significant or mitigated
to a level considered less than significant. This alternative would preclude significant
unavoidable impacts related to shade and shadow effects, short-term air quality impacts, and
cumulative impacts to library services. Because no new development would be implemented on
the project site under this alternative scenario, no additional funds would be collected to
upgrade the storm drain system. This alternative would not meet the Applicant's project
objectives for the Wyndham Boutique Hotel/High-Rise Residential Tower site, as listed below,
• Reposition the existing hotel into a boutique -style hotel, in line with the boutique hotels of
Los Angeles, San Francisco, and New York.
• With a boutique hotel operator at the site, reinforce the existing and proposed high
quality development in the South Coast Metro area including the Segerstrom Center for
the Arts and South Coast Plaza.
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rinw EIR No. 1054
• Increase Transient Occupancy Tax (TOT) to the City with increased room rates and
revenues on an annual basis.
• Enhance pedestrian connectivity between the proposed project and the Segerstrom
Center for the Arts with creative streetscape and landscaping.
• Provide high-rise residential units for homeownership proximate to the major
employment, retail, cultural, and arts uses of South Coast Town Center.
• Provide diverse land uses that fit within the infrastructure capacity of the Costa Mesa
2000 General Plan and provide new and innovative planning.
• Expand pedestrian activity along Avenue of the Arts and increase accessibility to the
Performing Arts Center.
• Exhibit excellence in architecture, landscaping, public art, outdoor/indoor amenities,
technology, public access and circulation, and land use in a culturally advanced and
dynamic City.
• Construct a world-class, boutique hotel defined by its luxurious accommodations,
architectural design, and affluent clientele. The boutique hotel differentiates itself from
larger chain/branded hotels and motels by providing personalized level accommodation,
recreational amenities, and services/facilities.
CONCLUSION
The City hereby finds that specific economic, social, or other considerations make this
alternative infeasible. The project altemative does not meet any of the project objectives.
5.2 DESIGN ALTERNATIVE
DESCRIPTION
The Design Alternative assumes the renovation of the existing six -story Wyndham Hotel. As
with the proposed project, the number of hotel rooms would be reduced from 238 to 200; the
hotel entrance would be relocated; the hotel lobby, restaurant, and rooms would be renovated;
and a spa would be constructed within the hotel. Additionally, the Design Alternative assumes
that the existing hotel parking structure would be demolished and a mid -rise, 12 -story residential
tower would be constructed in its place. The mid -rise residential tower is assumed to have 66
dwelling units compared to 120 units associated with the proposed project. A new parking
structure just east of the proposed residential tower would be constructed to serve the hotel and
mid -rise structure.
Findings
The City finds that specific economic, legal, social, technological, or other considerations make
the Design Alternative infeasible. Based on the anticipated characteristics of the Design
Altemative, all impacts would be similar to, or less than, the proposed project. This alternative
would reduce but not eliminate unavoidable shadow impacts. Specifically, the reduced height
(from 23 stories to 12 stories) would result in Winter Solstice shadows affecting 70 to
80 dwelling units (du) rather than 100 to 120 du. Similar to the proposed project, the Design
Alternative would still result in significant short-term air quality emissions over established
zwq:isrwaw+sn+a ywe Mft 29 Findings or FW a Sfafemanf or
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Wrdham aoulque HWe @h-Rlse ReWenhal Rood
F WEIR%.. 1054
SCAQMD's thresholds even after mitigation. Cumulative impacts to library services would be
reduced commensurate with the reduction in dwelling units under this alternative. This
alternative would not meet one of the nine identified project objectives. Specifically,
development of this alternative would not provide a high-rise residential project close to the
major employment, retail, and cultural arts uses of South Coast Town Center.
CONCLUSION
The Design Alternative would lessen but not eliminate the unavoidable impacts identified for the
proposed project. The City hereby finds that specific economic, social, or other considerations
make this alternative infeasible for the following reasons:
• The Design Aftemative would not substantially reduce or eliminate the unavoidable
impacts to aesthetics, air quality, or library services that would occur with the proposed
pmject.
• The Design Alternative would not provide a high-rise residential project close to the
major employment, retail, and cultural arts uses of South Coast Town Center.
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STATEMENT OF OVERRIDING CONSIDERATIONS
1.0 SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE
PROPOSED PROJECT IS IMPLEMENTED
The proposed project, as described in Final EIR No. 1054, will have significant unavoidable
impacts in the areas of air quality, aesthetics, and public services, as described in the Statement
of Facts and Findings and summarized below.
• Air Quality (Short -Term Impact) — Pmject emissions from construction activities would
exceed the South Coast Air Quality Management District's (SCAQMD) thresholds of
significance for NOx and would expose sensitive receptors to these pollutants.
Therefore, NOx construction emissions would exceed SCAQMD's thresholds after
mitigation and short-term construction air quality impacts would remain significant and
unavoidable.
• Air Quality (Short -Term Impact) — ROG emissions associated with painting and
asphalt paving would exceed the SCAQMD's thresholds of significance. Therefore, ROG
emissions would exceed SCAQMD thresholds after mitigation, and short-term
construction air quality impacts would remain significant and unavoidable.
• Air Quality (Cumulative Impact) — the proposed project's impacts associated with the
excesdance of the SCAQMD's NOx and ROG thresholds would be considered
cumulatively significant. Mitigation would reduce these pollutant emissions but not to a
level below SCAQMD's thresholds. Therefore, cumulative air quality impacts would
remain significant and avoidable.
Aesthetics (Long -Term Impact) — The proposed project would cast a shadow on
adjacent sensitive uses between the hours of 10:00 AM and 3:00 PM for more than
3 hours during the Winter Solstice. Therefore, the established aesthetics threshold of
significance would be exceeded and this impact would be considered significant and
unavoidable.
Library Services (Cumulative Impact) — All libraries in the City are operated by the
Orange County Public Library (OCPL). The OCPL sets a standard of 0.2 square feet (sf)
per capita of library space. The 2000 General Plan EIR states that library services
impacts through Year 2020 are considered less than significant despite the fact that the
city currently does not meet the OCPL standard. Using the OCPL ratio and the projected
Year 2025 population of 128,483 people, the City would need to have 25,697 sf of library
space to serve the projected residential population. The city currently has approximately
16,360 sf of library space. Therefore, along with the reasonably foreseeable high-rise
residential projects in North Costa Mesa, the proposed project would result in a
cumulatively significant impact on the library system.
The Final EIR has identified all feasible project design features, standard conditions of approval
and/or mitigation measures with respect to the above Impacts. Although these mitigation
measures may substantially lessen these significant impacts, adoption of the measures will not
fully avoid the impacts.
As a result, to approve the project, the City must make a Statement of Overriding
Considerations pursuant to State CEQA Guidelines §15043 and §15093. This Statement of
Overriding Considerations allows a lead agency to determine that a project's general economic,
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Wyndham Bwligw HdoMigh-Rim Residendal Pm)od
R eEIR No. 1054
social, or other benefits justify choosing to approve a project despite the occurrence of specified
significant environmental effects that cannot be avoided. The Statement explains why, in the
City's judgment, the project's benefits outweigh the unavoidable significant effects.
CEQA does not require lead agencies to analyze beneficial impacts in an EIR. Rather, an EIR
focuses on potential significant impacts on the environment, defined to be adverse impacts
(Public Resources Code §21068). However, these benefits can be cited, if necessary, in a
Statement of Overriding Considerations (CEQA Guidelines §15093).
2.0 IDENTIFIED PUBLIC BENEFITS
The City, in its review and consideration of the proposed Wyndham Boutique Hotel/High-Rise
Residential Project and in consideration of the significant unavoidable impacts in the areas of air
quality, aesthetics and library services, hereby finds that the following public benefits of the
proposed project override the above -referenced Unavoidable Adverse Impacts:
1. The City of Costa Mesa, through its General Plan, has established population and
housing projections for growth in the city. The city's nearly built -out status results in the
need to provide alternative housing styles to accommodate the lack of available vacant
land. This project would result in the development of 120 residential units in the city's
South Coast Plaza Town Center area; an area where residential development was not
previously anticipated.
2. The hotel component included in the proposed project increases the Transient
Occupancy Tax (TOT) revenues for the city with increased room rates and annual
monetary gain. The hotel component would also add to the vitality and viability of the
Wyndham Boutique Hotel/High-Rise Residential project as a successful mixed-use
development in the city.
3. The project creates a unique housing type targeted to urban professionals. It will
complement the existing cultural and entertainment arts venues at the South Coast
Plaza Town Center and reinforce the identity of this premier urban center as a world-
class, major destination point for the arts in southern California.
4. The project creates a world-class boutique hotel which will be the first of its kind in the
city. The boutique hotel will be defined by its luxurious accommodations, architectural
design, and affluent clientele which will differentiate itself from existing hotels in the
South Coast Plaza area. This boutique hotel reinforces the City's goal of providing
diverse land uses.
5. The project provides new ownership housing opportunities that improve the jobs -to -
housing ratio in the city and increase the number of owner -occupied housing units in the
city's housing stock. Additionally, the proposed project would meet the housing needs of
the high-income segments of the community.
6. The North Costa Mesa Specific Plan supports and encourages high intensity mixed use
developments such as the proposed pmject. Additional residential development in this
established urban area of the city contributes to a more sustainable urban community
with a diverse base of mixed uses.
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7. The City is desirous of providing high-rise residential projects within proximity to the
major employment, retail, and cultural center of North Costa Mesa, in accordance with
the city's infrastructure capacity. Such development would enhance the city's urban core
and provide high-rise residential dwelling units that would appeal to a wide range of
potential residents.
B. The recent trend of high-rise residential development within key areas of Orange County
has confirmed the general public's acceptance of urban Irving environments in limited
areas. This type of development allows the city to exhibit urban architectural and
landscaping styles, utilizing state-of-the-art technologies that reinforce the area's image
of a dynamic city center.
9. The EIR traffic study concluded that the proposed residential, retail, and commercial
uses are within the development capacity of the roadway network. The project generally
Involves demolition of an existing parking structure, renovation of an existing hotel, and
construction of a new parking structure and high-rise residential condominium building
with ancillary commercial/retail uses. Therefore, the project contributes new housing in
the community at a level no greater than that which can be supported by planned
infrastructure improvements.
10. The Developer of the proposed project shall pay pro -rata shares of a new fully equipped
paramedic engine for the Costa Mesa Fire Department. The Developer shall also be
responsible for any library or police impact feels) if such fee program(s) are in place
prior to issuance of building permits. This fee revenue would contribute to offsetting the
cost of the provision of public services to the proposed project.
3.0 CONCLUSION
The City finds that there are specific considerations associated with the pmject that override and
outweigh the project's significant environmental impacts and the existence of any
environmentally superior alternative that meets some of the project's objectives. Therefore, the
project's unavoidable environmental impacts and the City's decision not to adopt the
environmentally superior alternative are considered acceptable and in compliance with State
law.
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