HomeMy WebLinkAboutOCSD 06-05.;_•I REf '4;>LUTION NO. OCSD 06-05
MAKING CERTAIN FINDINGS PURSUANT TO THE CALIFORNIA
ENVIRONMENTAL QUALITY ACT AND AUTHORIZING INITIATION OF
PROCEEDINGS TO ANNEX CERTAIN TERRITORY TO ORANGE
COUNTY SANITATION DISTRICT (ANNEXATION NO. OCSD 55-
BOLSA CHICA)
A RESOLUTION OF THE BOARD OF DIRECTORS OF ORANGE COUNTY
SANITATION DISTRICT MAKING CERTAIN FINDINGS PURSUANT TO THE
CALIFORNIA ENVIRONMENTAL QUALITY ACT AND AUTHORIZING
INITIATION OF PROCEEDINGS TO ANNEX TO THE DISTRICT THE
TERRITORY KNOWN AS ANNEXATION NO. OCSD 55 -BOLSA CHICA
The Board of Directors of Orange County Sanitation District,
DOES HEREBY RESOLVE, DETERMINE AND ORDER:
Section 1. That this proposal is made pursuant to the Cortese-Knox Local
Government Reorganization Act of 1985, Division 3, commencing with Section 56000 of the
California Government Code; and,
Section 2. That this proposal is for the purpose of annexing approximately seventy-
one (71) acres of territory to the District in the vicinity of Los Patos Avenue and Bolsa Chica
Street in an unincorporated area of Orange County ("Bolsa Chica Annexation Area") to provide
sanitary sewer service to said territory, as requested by Signal Balsa Corporation an affiliate of
Hearthside Homes, property owner, which said service is not now provided. The boundaries of
the Balsa Chica Annexation Area are more particularly described and delineated on Exhibits A
and B, attached hereto and by reference made a part of this Resolution and,
Section 3. That the Bolsa Chica Annexation Area is uninhabited; and,
Section 4. That proposed Annexation No. OCSD-55 is a "project" subject to the
California Environmental Quality Act ("CEQA"); and,
Section 5. That the County of Orange, as lead agency, prepared and certified the
Final Subsequent Environmental Impact Report for the Brightwater Development Project, which
included ultimate annexation of the Brightwater Project site to the District ("Brightwater EIR"),
pursuant to Resolution No. 02-221, dated July 23, 2002; and,
Section 6. That the District is a "responsible agency" for the annexation component
of the Brightwater Project and complies with CEQA by considering the environmental document
prepared by the lead agency and reaching its own conclusions on whether and how to approve
the project; and,.
1
Section 7. That the Board has considered the Brightwater EIR prior to authorizing
the initiation of Annexation No. OCSD -55 and adopts the Findings of Fact that the County of
Orange Board of Supervisors adopted pursuant to Resolution No. 02-221, which are
incorporated by referenced herein and attached hereto as Exhibit C; and,
Section 8. That the Board adopts the Mitigation, Monitoring and Reporting Program,
attached hereto and Exhibit D, and finds that the mitigation measures that are identified in the
Mitigation, Monitoring and reporting Program are within the responsibility and jurisdiction of the
County of Orange and these measures have been adopted by the County of Orange; and,
Section 9. That proceedings are hereby authorized to be initiated by Orange County
Sanitation District, and the Orange County Local Agency Formation Commission is hereby
requested to take proceedings for the annexation of territory designated as "Annexation No.
OCSD-55 -Bolsa Chica" according to the terms and conditions hereinafter set forth in this
Resolution in the manner provided by the Cortese-Knox Local Government Reorganization Act
of 1985; and,
Section 10. That proposed Annexation No. OCSD-55 shall be subject to the fees set
forth in the Sewer Service Agreement that OCSD previously entered into with Signal Bolsa
Corporation, an affiliate of Hearthside Homes in November 1991; and,
Section 11. That the District hereby agrees to waive, pursuant to Revenue and
Taxation Code section 99.1, its ad valorem property tax allocation exchange with other affected
taxing agencies.
PASSED AND ADOPTED at a regular meeting held April 26, 200.6.
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2
EXHIBITS A & B
(MAP AND LEGAL DESCRIPTION DEPICTING
BOUNDARIES OF ANNEXATION AREA)
3
EXHIBIT "A"
Balsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 A parcel of land located in the Unincorporated Territory of the County of Orange, State
2 of California, being portions of Section 28 and Section 29, Township 5 South, Range 11
3 West, more particularly described as follows:
4 Beginning at an angle point in the existing boundary of the Orange County Sanitation
5 District, as established by Annexation no. 15, Certified by the Secretary of State by
6 Resolution No. 72-5-11; said angle point being the northerly terminus of that certain
7 course described as "N34°02'21" W 604.70 feet", a tie to said point bears North
8 77°29'52" East, 1954.40 feet from Orange County Horizontal Control Station GPS
9 0085, having a coordinate value (U.S. Survey foot) of North 2206819.933 and East
10 6014382.725, based upon the California Coordinate System (CCS 83), Zone VI, 1983
1 NAO (1991.35 epoch OCS GPS Adjustment), as said monument is shown on Record of
12 Survey 97-1000 recorded in Book 169, Pages 25 to 36 of Record of Survey, Records of
13 Orange County.
14
15 THENCE along the existing boundary of the Orange County Sanitation District as
16 created by said Annexation no.15, through various courses in a general southeasterly,
17 easterly directions to a point on that certain course shown as S89"58'17'W 773.00' said
18 point being 327.07' from the southwesterly terminus of said course, said point also
19 being an intersection with the westerly line of that certain portion of land described in a
20 Grant Deed recorded in book 4960 page 87, Official Records of said County of Orange.
21 THENCE leaving said existing boundary of the Orange County Sanitation District and
22 continuing S00°10'29"W 555.38' along said westerly line to the northeasterly terminus of
23 that certain course shown as S55°55'23"W 109.74' on the northerly line of An
4 Irrevocable Offer of Dedication to the State of California, recorded December 5, 2005
25 as Instrument No. 2005-00970073 of Official Records.
Page 1of6
EXHIBIT "A"
Balsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 THENCE leaving said existing westerly line and continuing along said northerly line the
2 following courses: South 55°55'23'West 109.74 feet;
3 THENCE South 55°49'21" West 127.09 feet;
4 THENCE South 44°24'16" West 82.15 feet;
5 THENCE South 73°47'18" West 29.41 feet;
6 THENCE South 61°37'27" West 60.35 feet;
7 THENCE South 62°25'42" West 53.70 feet;
8 THENCE South 62°41 '17" West 50.15 feet;
9 THENCE South 72°35'28" West 100.45 feet;
10 THENCE South 55°44'37" West 114.79 feet;
I THENCE South 49°22'16" West 39.37 feet;
12 THENCE South 70°15'15" West 41.57 feet;
13 THENCE South 88°31'08" West 17.51 feet;
14 THENCE North 89°31 '28" West 66.14 feet;
15 THENCE South 88°05'41" West 55.11 feet;
16 THENCE South 83°39'51" West 31.84 feet;
17 THENCE South 67°55'12" West 18.88 feet;
18 THENCE South 68°56'57" West 52.58 feet;
19 THENCE North 86°59'00" West 50.59 feet;
20 THENCE North 75°24'12" West 53.32 feet;
21 THENCE North 82°53'05" West 51.28 feet;
22 THENCE South 71°21 '20" West 52.46 feet;
23 THENCE South 71°21 '20" West 69.49 feet;
THENCE North 79°52'55" West 58.33 feet;
25 THENCE North 61°27'07" West 46.07 feet;
Page 2of6
EXHIBIT "A"
Balsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 THENCE North 69°40'17" West 81.44 feet;
2 THENCE North 70°13'12" West 82.15 feet;
3 THENCE North 65°40'24" West 65.61 feet;
4 THENCE North 42°28'44" West 56.43 feet;
5 THENCE North 00°59'06" West 56. 77 feet;
6 THENCE North 06°51'35" West 63.77 feet;
7 THENCE North 26°39'54" West 223.33 feet;
8 THENCE North 28°36'51" West 11.33 feet;
9 THENCE North 30°07'51" West 30.77 feet;
10 THENCE North 52°20'02" West 54.33 feet;
THENCE North 67°42'57" West 54.44 feet;
12 THENCE North 89°59'40" West 57.23 feet;
13 THENCE South 80°24'06" West 89.21 feet;
14 THENCE South 89°29'48" West 38.89 feet;
15 THENCE North 60°57'47" West 42.04 feet;
16 THENCE North 41°24'03" West 73.54 feet;
17 THENCE North 56°55'08" West 60.01 feet;
18 THENCE North 65°45'31" West 52.06 feet;
19 THENCE North 81°57'37" West 52.88 feet;
20 THENCE North 89°07'36" West 62.01 feet;
21 THENCE North 86°21 '40" West 69.25 feet;
22 THENCE North 86°43'43" West 56.26 feet;
23 THENCE North 78°10'38" West 40.65 feet;
THENCE North 54 °51 '52" West 68.81 feet;
25 THENCE North 46°45'26" West 75.55 feet;
Page 3 of6
EXHIBIT "A"
Bolsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 THENCE North 35°52'55" West 62.38 feet;
2 THENCE North 46°17'27" West 83.58 feet;
3 THENCE North 51°46'41" West 64.01 feet;
4 THENCE North 55°55'52" West 64.00 feet;
5 THENCE North 61°16'51" West 60.49 feet;
6 THENCE North 63°11 '08" West 68.02 feet;
7 THENCE North 60°09'04" West 64.11 feet;
8 THENCE North 59°29'13" West 33.61 feet;
9 THENCE North 44 °03'25" West 45.80 feet;
10 THENCE North 43°39'48" West 64.06 feet;
1 THENCE North 35°50'56" West 39.41 feet;
12 THENCE North 34°55'24 West 326.74 feet;
13 THENCE North 00°00'00" East 76.30 feet (75.93 feet per said Irrevocable Offer of
14 Dedication) to the most northeasterly corner of said Irrevocable Offer of Dedication, said
15 point also being on the existing boundary of the Orange County Sanitation District as
16 established by Annexation no. 7 Parcel "D", Certified by the Secretary of State by
17 Resolution No. 63-1634;
18 THENCE leaving the boundary of said Irrevocable Offer of Dedication, and continuing
19 easterly along said existing Orange County Sanitation District boundary as established
20 by Annexation no. 7, Certified by the Secretary of State by Resolution No. 63-1634 and
21 Annexation no. 14, Certified by the Secretary of State by Resolution No. 66-152-11, to
22 the POINT OF BEGINNING.
23
Page 4of6
EXHIBIT "A"
Balsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 Unless otherwise noted, all distances are ground and are based upon the California
2 Coordinate System (CCS 83), Zone VI, 1983 NAO (1991.35 EPOCH OCS GPS
3 Adjustment). To obtain grid distances, multiply the ground distances by 0.99997703
4
5
6 The above-described parcel of land contains 71.24 acres, more or less.
7
8 All as shown on Exhibit "B" attached hereto and by this reference, made a part thereof.
9
10 This document was prepared by me or
under my direction and supervision. 1
12
13
14
\
Dated this 19._ day of \~O-'"' \._\_~/', 2006
'I v
15
16 Wanda Bale LS. 7695
17 My license expires 12-31-06
18
19 This document does meet the approval of
20 the Orange County Surveyor's Office
21
22
23
4
25
Page 5 of6
EXHIBIT "A"
Bolsa Chica Annexation OCSD-55 RO 05-60
to the Orange County Sanitation District
1 Raymond L. Mathe, County Surveyor
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2 Dated this ::.-.) ·day of '. '3.-• ..-••• Jih ··' , 2006
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3
4
5 . aymond L. Mathe, County Surveyor
6 L.S. 6185, My license expires 3-31-06
Page 6of6
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EXHIBITC
Findings of Fact that the County of Orange Board of Supervisors adopted pursuant to
Resolution No. 02-221
(This is a large document and is on-file with the Orange County Sanitation District's
Board Secretary; please call 714-962-2411 to set up an appointment to review the
document.)
4
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I ' ' .. ·
EXHIBIT IV
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FINDINGS AND FACTS IN SUPPORT OF FINDINGS AND
STATEMENT OF OVERRIDING CONSIDERATIONS FOR
THE FINAL SUBSEQUENT ENVIRONMENTAL IMPACT REPORT
FOR THE BRIGHTWATER DEVELOPMENT PROJECT
ORANGE COUNTY, CALIFORNIA
STATE CLEARINGHOUSE N0.1993071064
1. INTRODUCTION.
The California Environmental Quality Act (CEQA), Pub]ic Resources Code Section
21081, and the State CEQA Guideljnes, 14 Cal. Code of Regs. Section 15091 require that a
public agency consider the environmental impacts of a project before a project is approved and
make specific findings. CEQA Guidelines Section 15091 provides:
(a) 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.
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 or 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 alternatives identified
in the final EIR.
(b) The findings required by subsection (a) shall be supported by substantial evidence
in the record.
(c) The finding in subsection (a)(2) shall not be made if the agency making the
finding has concurrent jurisdiction with another agency to deal with identified
feasible mitigation measures or alternatives. The finding in subsection (a)(3) shall ·
describe the specific reasons for rejecting identified mitigation measures and
project alternatives.
(d) When making the findings required in subsection (a)(l), the agency shall also
adopt a program for reporting on or monitoring the changes which it has either
required in the project or made a condition of approval to avoid or substantially
lessen significant environmental effects. These measures must be fully
enforceable through permit conditions, agreements, or other measures.
(e) The public agency shall specify the location and custodian of the documents or
other materials which constitute the record of the proceedings upon which its
decision is based.
(f) A statement made pursuant to Section 15093 does not substitute for the findings
required by this section.
CEQA Guidelines Section 15093 further provides:
(a) CEQA requires 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 in determining whether to approve the
project. If the specific economic, legal, social, technological, or other benefits of
a proposal project outweigh the unavoidable adverse environmental effects, the
adverse environmental effects may be considered "acceptable".
(b) Where 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 shaJI state in writing the specific reasons to
support its action based on the final EIR and/or other information in the record.
This statement of overriding considerations shall be supported by substantial
evidence in the record.
( c) If an agency makes a statement of overriding considerations, the statement should
be included in the record of the project approval and should be mentioned in the
notice of determination. This statement does not substitute for, and shall be in
addition to, findings required pursuant to Section 15091.
Having received, reviewed and considered the Final Subsequent Environmental Impact
Report for the Brightwater Development Project, SCH No. 1993071064 (FSEIR), as weJI as all
other information in the record of proceedings on this matter, the following Findings and Facts in
Support of Findings (Findings) and Statement of Overriding Considerations (SOOC) are hereby
adopted by the County of Orange (County) in its capacity as the CEQA Lead Agency.
These Findings set forth the environmental basis for current discretiopary actions to be
undertaken by the County for the implementation of the Brightwater Project. These actions
include the approval of a Master Site/ Area Plan and approval of Project Site Development Plans.
These actions are coJlectively referred to herein as the Project.
A. Document Format
These Findings have been organized into the following sections:
2
(1) Section 1 provides an introduction to these Findings.
(2) Section 2 provides a summary of the Project and overview of the discretionary
actions required for approval of the Project, and a statement of the Project's objectives.
(3) Section 3 provides a summary of previous environmental reviews related to
the Project area that took place prior to the environmental review done specifically for the
Project, and a summary of public participation in the environmental review for the Project.
( 4) Section 4 sets forth findings regarding those environmental impacts which
were detennined as a result of the Initial Study, Notice of Preparation (NOP) and consideration
of comments received during the NOP comment period either not to be relevant to the Project or
which were determined to clearly not manifest at levels which were deemed to be significant for
consideration at the Project-specific level.
(5) Section 5 sets forth findings regarding significant or potentially significant
environmental impacts identified in the FSEIR whfoh the County has determined are either not
significant or can feasibly be mitigated to a less than significant level through the imposition of
project design features, standard conditions, and/or mitigation measures. In order to ensure
compliance and implementation, all of these measures will be included in the Mitigation
Monitoring and Reporting Program (MMRP) for the Project. Where potentially significant
impacts can be reduced to less than significant levels through adherence to project design
features and standard conditions, these findings specify how those impacts were reduced to an
acceptable level. Section 5 also includes findings regarding those significant or potentially
significant environmental impacts identified in the FSEIR which will or which may result from
the Project and which the County has detennined cannot feasibly be mitigated to a less than
significant level.
(6) Section 6 sets forth findings regarding alternatives to the proposed Project.
(7) Section 7 consists of a Statement of Overriding Considerations which sets .
forth the County's reasons for finding that specific economic, legal, social, technological, and
other considerations associated with the Project outweigh the Project's potential unavoidable
environmental effects.
B. Custodian and Location of Records
The documents and other materials which constitute the administrative record for
the County's actions related to the Project are located at the County of Orange, Planning and
Development Services Division (County PDSD), 300 N. Flower Street, 3rd Floor, Santa Ana,
California 92703. County PDSD is the custodian of the administrative record for the Project.
2. PROJECT SUMMARY
. A. Project Location
The Project site is located within the unincorporated portion of the County in the west-
central portion of the County. The majority of the 106.3 acre Project site is located in the County
3
of Orange (105.3 acres), with approximately 0.95 acres of the Project site Jocated within the
corporate boundaries of the City of Huntington Beach. The Project site is located at Warner
A venue and Los Patos A venue and is bounded on the north by Los Patos A venue and on the east
by Bolsa Chica Street.
B. Project Description
The Project proposes the development of an approximately 106.3 acre area for residential
development. The Project proposes the construction of 388 single family dwelling units on
approximately 77.5 acres of the Project site. (Of the 388 residential dwelling units, 9 of the
proposed dwelJing units are located on 0.95 acres that are either partially or wholly within the
City of Huntington Beach. Because the City will have permitting authority over these nine units,
the City is a Responsible Agency under CEQA.) The Project includes a buried water supply
reservoir and pump station on 0.8 acres, 5 acres of Conservation Open Space to protect an
environmentally sensitive habitat area (ESHA) designated under the California Coastal Act, and
23 acres of Recreation Open Space, including open space areas, trails, and wetland ponds.
The Draft Subsequent EIR that was circulated for public review described and analyzed a
project that proposed construction of 387 single-family dwelling units. Subsequent to the
circulation of the Draft Subsequent EIR, the applicant, in response to technical design comments
made minor revisions to the Site Plan for Development Area (DA) 7-1 and 3B (HOA Recreation
Center/Underground Reservoir) and the Site Plan for DA 7-2 (Camden SFD Residential Area).
The revisions reduce the size of the proposed reservoir site {Public Facility Development Area
4B) by approximately 0.1 acre and relocates the domestic water pump station building
approximately 50 feet to the west, and correspondingly adds one residential lot of approximately
0.1 acre with one single-family dwelling unit to Development Area 7-2, thereby bring the total of
proposed residential units to 388. An analysis of the revisions was included in the FSEIR which
concluded that the proposed modifications do not present any new significant environmental
effects, or require consideration of new mitigation measures or new alternatives not previously
considered in the Draft Subsequent EIR.
The Project site is designated under the County's General Plan, Land Use Element as lB
Suburban Residential with an aUowable density of 0.5 to 18 dwelling units per acre. The Project
site within the City of Huntington Beach is designated RL-7, Low Density Residential (up to 7
units per acre) under the City's General Plan.
The existing zoning for the Project site is Bolsa Chica Planned Community (PC) Program
for the County portion of the Project site, and Rl-C2, Low Density Residential (Coastal Zone
Overlay) in the City of Huntington Beach.
C. Discretionary Actions
· The Project proponent, Hearthside Homes, has filed seven Planning Applications with the
County PDSD pursuant to Section 10.3 of the Pla1U1ed Community Program and Section 7-9-
150.2 of the Orange County Zoning Code, including applications for the folJowing:
PAOI 0070: Approval of a Master Site Permit/ Area Plan for the Brightwater
Development Project area;
4
PA010082: Approval of a Project Site Plan Permit for Planning Areas 3A and 3B
(Passive Recreation, and Open Space)
PA010083: Approval of a Project Site Plan Pennit for Development Area 4B (Water
Storage Reservoir) and pumping facility, and Development Area 7-1
(HOA Recreation Facilities)
PA010084: Approval of a Project Site Plan Permit for Development Area 7-2 (78
Detached Residential Units)
PA010085: Approval of a Project Site Plan Pennit for Development Area 7-3 (64
Detached Residential Units)
PA010086: Approval of a Project Site Plan Permit for Development Area 7-4 (28
Detached Residential Units)
PAOI0087: Approval of a Project Site Plan Pennit for Development Area 8 (218
Detached Residential Units)
The Project proponent has also filed a Vesting Tentative Tract Map No. 15460 with the
County of Orange for approval by the Orange County Subdivision Committee, pursuant to the
California Subdivision Map Act and County Subdivision Ordinance. The vesting tentative tract
map for the unincorporated portion of the Project site includes 379 residential lots.
In addition to the discretionary actions described above, the applicant must also obtain
one or more coastal development permits from the California Coastal Commission and the City
of Huntington Beach in accordance with the requirements of the California Coastal Act.
Implementation of the portion of the Project within the City of Huntington Beach will
require several actions by the City, including
• Approval of the Vesting Tentative Tract Map
• Approval of a coastal development pennit pursuant to the City of Huntington
Beach Local Coastal Program and the California Coastal Act for nine
residential units
• Approval of an annexation of approximately 0.65 acres on six of the
proposed Jots that are currently bisected by the City/County boundary
• Approval of a zone change for the RA zoned area within the portion of the
Project site in the City to R 1.
D. Statement of Project Objectives
A number of Project-specific objectives have been fonnulated for the Project. These
objectives include, but are not limited to, the following:
5
• Provide a mixture of housing on the project site
• Develop distinctive residential neighborhoods with a mixture of residential
densities and lot sizes within separate planning areas
• Provide housing that will further the County's General Plan objectives for
jobs/housing balance
• Provide for the protection and maintenance of wetlands, ESHA, and marine
resources while at the same time implementing community design and site
planning concepts suitable for urban development
• Provide recreational opportunities by creating public trails
• Incorporate a pedestrian oriented circulation system with convenient linkages
among neighborhoods, parks, and open space areas to facilitate the efficient
movement of people
• Provide local parks with variety of active and passive recreational
opportunities
• Create a pedestrian and bicycle oriented streetscape that residents can use for
recreational purposes
• hnplement the relevant policies and objectives outlined in the Orange County
General Plan, the City of Huntington Beach General Plan, and the California
Coastal Act.
3. ENVIRONMENTAL REVIEW AND PUBLIC PARTICIPATION
The environmental review process for the Brightwater Development Project is
summarized as follows:
• In accordance with CEQA requirements, the County prepared an Initial Study and
published a Notice of Preparation (NOP) of a Draft Supplemental Environmental
Impact Report. The NOP was filed with the State Clearinghouse on July 20,
2001. Because the County determined that a Supplemental EIR was appropriate,
the State Clearinghouse assigned the same State Clearinghouse Number
1993071064 for the document as the prior EIR 551 certified in 1996 by the
County.
• The NOP and Initial Study were distributed to alJ responsible and trustee agencies
and other interested parties on July 20, 2001 for a 30-day public review. The
review period ended on August 20, 2001. The Notice of Preparation, Mailing
List, Comments Received and Notice of Preparation Scoping Summary are
incJuded in the Project DSEIR at Appendix A.
6
As a result of comments received on the NOP and Initial Study, the County detennined
that a Subsequent Environmental Impact Report, as described in Section 15162 of the CEQA
Guidelines, should b.e prepared instead of a Supplemental Environmental Impact Report because
substantial changes have occurred with respect to the circumstances under which the project is
undertaken which will require major revisions of the previous EJR, the 1996 EIR 551, and those
substantial changes included:
• A substantial portion of the Bolsa Chica Lowlands has been purchased by the
State of California, and restoration of the Lowlands is being planned for by State
and federal government resource agencies. Development of the 800 residential
units in the Lowlands has been eliminated.
• Litigation over Sections 30233 and 30240 of the California Coastal Act has
resulted in the revision of the Project described in 1996 EIR 551 to protect
wetlands and environmentally sensitive habitat areas consistent with those court
decisions.
• The County's Local Coastal Program has not been certified by the Coastal
Commission, and therefore, Coastal Act pennitting jurisdiction rests with the
California Coastal Commission.
• The City of Huntington Beach approved development of 16 residential units
northwest of the proposed Brightwater Project site and these homes have been
constructed and sold. The City is also considering an application from Shea
Homes to construct a 49-acre site inunediately east of the Brightwater Project site.
• In accordance with CEQA requirements, a Notice of Completion (NOC) of the
Draft Subsequent EIR (DSEIR) and the DSEIR was filed with the State
Clearinghouse on November 20, 2001. The DSEIR consisted of two volumes,
including technical appendices.
• The DSEIR was distributed to agencies, interested. organizations, and individuals
by the County. A forty-five (45) day public review period for the DSEIR was
established pursuant to CEQA which commenced on November 20, 2001 and
ended on January 3, 2002. In response to comment letters expressing concern
over the 45-day comment period, the County extended the comment period by
two weeks and accepted comment letters through January 17, 2002.
• Comments received during the public review period for the DSEIR were
responded to in a Response to Comments document dated April, 2002, which was
published by the County on April 22, 2002, as Volume ID Final Subsequent
Environmental Impact Report, Brightwater Project, SCH No. 1993071064.
• The FSEIR was distributed to responsible agencies and agencies submitting
comments on April 25, 2002.
7
• The following components comprise the FSEIR on the Brightwater Development
Project:
(a) DSEIR Volume I and Volume II, dated November 17, 2001;
(b) Comments received on the DSEIR and responses to those comments,
published in Volume ID FSEIR, dated April, 2002; and
( c) All attachments, incorporations, and references to the documents delineated in
items a. and b. above., and submitted to the County as part of the EIR process.
• The County Planning Commission considered the FSEIR on the Brightwater
Development Project at its hearing on May 8, 2002.
The Brightwater FSEIR is a Subsequent Environmental hnpact Report. Section 15162 of
the CEQA Guidelines, set forth in its entirety at page 2-2 of the FSEIR, Volume I, identifies
when a subsequent environmental impact report should be prepared. As noted in the FSEIR, the
environmental impacts of developing 2,500 residential units on Bolsa Chica Mesa (as well as
development of 800 residential units on the Bolsa Chica Lowlands) were previously analyzed by
. the County in EIR 551 (Orange County, 1996), which was prepared and certified by the County
in connection with the amendment of the County Genera] Plan, adoption of planned community
zoning, and adoption of a Local Coastal Program for the 1,600 acre Bolsa Chica property, which
includes the I 06 acre Brightwater Project site.
EIR 551 was a Program Environmental hnpact Report as described in Section 15168 of
the CEQA Guidelines. Subsequent activities in the program must be examined in light of the
program BIR to determine whether an additional environmental document must be prepared.
The Brightwater Project is consistent with the County's General Plan and zoning adopted in
connection with certification of EIR 551, but includes substantially fewer units than previously
analyzed for the same site in EIR 551. The analysis of the proposed Project and environmental
conditions is "tiered" from the analysis, and in accordance with Section 15168(c)(3), "[a]n
agency shall incorporate feasible mitigation measures and alternatives developed in the program
EIR into subsequent actions in the program." Many of the mitigation measures, project design
features, and standard conditions identified in the Brightwater FSEIR are carried forward from
EIR 551. Additionally, as noted in Section 15168(d}, the program EIR can be used to simplify
the task of preparing environmental documents on later parts of the program. The program EIR
can, among other things, "[b]e incorporated by reference to deal with regional influences,
secondary effects, cumulative impacts, broad alternatives, and other factors that apply to the
program as a whole." The alternatives discussion in the Brightwater FSEIR., for example, is
tiered from the broader discussion of alternatives addressed in BIR 5 51. In addition, since the
impacts of development of the entire Balsa Chica Mesa were analyzed comprehensively in EIR
551, this analysis was relied upon by the Brightwater FSEIR to assess the impacts of
development of the entire Balsa Chica Mesa.
4. ENVIRONMENTAL EFFECTS WHICH WERE DETERMINED NOT TO BE
POTENTIALLY AFFECTED BY THE PROPOSED PROJECT.
8
As a result of the Notice of Preparation circulated by the County on July 20, 200 l, the
County detennined, based upon the threshold criteria for significance, that the Project would
have no impact on the following potential environmental effects, and therefore, determined that
. the these potential environmental effects would not be addressed in the DSEIR. Based upon the
environmental analysis presented in the FSEIR, and the comments received by the public on the
DSEIR, no substantial evidence has been submitted to or identified by the County which
indicates that the Project would have an impact on the following environmental areas:
(a) Agricultural Resources: There are no soils designated as prime fannland,
unique farmland, or farmland of statewide importance on the Project site. The.Project would not
result in the conversion of on-site or off-site fannland to a non-agricultural use.
(b) Mineral Resources: There are no mineral resources of regional or Statewide
importance within the Project site.
(c) Population and Housing: The Project would not displace existing housing
affecting a substantial number of people.
(d) Geophysical: The Project does not propose septic systems therefore the
DSEIR does not address whether the soils are capable of supporting septic tanks. The Project
would not adversely affect any unique geologic or physical features.
(e) Transportation/Circulation: The Project wilJ not affect rail, waterborne, or air
traffic due to the absence of such facilities within the Project site. The Project has no effect on
air traffic movement.
(f) Air Quality: The Project is not of significant size or scope, and does not
include the characteristics, such as tall buildings, to alter air movement and temperature or cause
a change in climate.
(g) Noise: There is no airport within two miles of the Project site so the Project
will not be affected by excessive noise from airports.
(h) Hazards: The Project is not within two miles of either an airport or private
airstrip so the project would not result in a safety hazard for people residing or working in the
Project area.
5. FINDINGS REGARDING POTENTIALLY SIGNIFICANT ENVIRONMENT AL
EFFECTS
The following potentially significant environmental impacts were analyzed in the FSEIR .
. Where as a result of the environmental analysis of the Project and the identification of project
design features, compliance with existing laws, codes and statutes, and the identification of
feasible mitigation measures, the following potentially significant impacts have been determined
by the County to be reduced to a level of less than significant, the County has found in
accordance with CEQA Section 2108l(a)(l) and CEQA GuideJines Section 1509l(a) (1) that
"Changes or alterations have been required in, or incorporated into, the project which mitigate or
avoid the significant effects on the environment," which is referred to herein as "Finding I."
9
Where the potential impact can be reduced to less than significant solely through adherence to
and implementation of project design features or standard conditions, these measures are
considered "incorporated into the project" which mitigate or avoid the potentially significant
effect, and in these situations, the County also will make •'Finding I" even though no mitigation
measures are required.
Where the County has determined pursuant to CEQA Section 2108l({a)(2) and CEQA
Guidelines Section 15091 (a)(2) that "Those changes or alterations are within the responsibility
and jurisdiction of another public agency and have been, or can and should be, adopted by that
other agency, the County's findings is referred to herein as "Finding 2."
Where, as a result of the environmental analysis of the Project, the County has
determined that either (1) even with the identification of project design features, compliance with
existing laws, codes and statutes, and/or the identification of feasible mitigation measures,
potentiaJly significant impacts cannot be reduced to a level of less than significant, or (2) no
feasible mitigation measures or alternatives are available to mitigate the potentially significant
impact, the County has found in accordance CEQA Section 21081(a)(3) and CEQA Guidelines
Section 15091 (a)(3) that "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," referred to herein as "Finding 3."
A. Land Use
(1) Potential Impact: The proposed Project has a Less Than Significant impact
on land use as it pertains to conflicts with any applicable land use plan, policy or
regulation of any agency with jurisdiction over the Project.
Finding: The County hereby makes Finding 1 and determines that this
potentia]]y significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The proposed Project was evaluated against
applicable policies of the Orange County General Plan, planned community
zoning, City of Huntington Beach General ·Plan, Local Coastal Program and
zoning,. Based upon that analysis, the Project will not create any conflicts or
inconsistencies with applicable plans. A detailed discussion of the Project's
consistency with the County's and City's General Plans and zoning was incJuded
in Section 4.1 of the FSEIR. The following is a brief summary of several key
points of the discussion. The Project is consistent with the General Plan
designation and zoning for the site. The Project provides residential development
in close proximity to jobs and commercial centers thereby he1ping to ameliorate
the County-wide shortage of housing. Public works and infrastructure needed to
support the Project will be implemented according to applicable codes and
standards, including incorporation of water and energy conservation measures.
The design and location of surface and subsurface drainage systems and
10
wastewater systems will ensure that impacts to coastal resources and wetlands
will be minimized. SC 1-1 and SC 1-2 will ensure that staffing and faci1ities for
public services are available to meet residents' needs. The proposed Project is
. consistent and compatible with surrounding residential development. The Project
proposes a landscaped open space transition area between the development and
adjacent areas pursuant to PDF 1-1. The protection of significant open space is
achieved through compliance with SC 1-4 through SC 1-7. As local parks are an
important component of new development, PDF 1-2 provides for implementation
of the Local Park Implementation Plan to identify park and recreational areas.
With respect to the City's General Plan, the Project is consistent with the City's
General Plan designation and zoning. As with the County, development of
housing helps the City meet its housing objectives. Access to and through the site
will be provided by a network of multiuse trails and sidewalks which provide an
alternative to cars which is consistent with City's Land Use Element Objective
9.3.2. Implementation of SC I-8 provides the applicant options to satisfy the
City's and County's affordable housing needs.
PDF 1-1
PDF 1-2
SC 1-1
Transition Area. A Community Transition/Urban Edge
Treatment Plan is provided as part of the Site Plan for the Project
site. The plan includes an open space/buffer as a transition area
between residential development and the Eucalyptus ESHA and a
Jandscaping plan for the edge of the new development adjacent to
existing homes along Los Patos A venue. The component of the
plan adjacent to the lower mesa will include a passive open space
area with 1) native plant revegetation, 2) public trail system, 3)
fencing and signage, and 4) constructed and protected wetlands.
Local Park Implementation Plan. A Bolsa Chica Local Park
Implementation Plan (LPIP) shall identify requirements and
locations for local park sites and recreation areas within the
planned community and shall include an implementation program.
The LPIP will implement all applicable local park policies set forth
in Orange County's Local Park Code (i.e., County Ordinance No.
3518), and be consistent with the Orange County Recreation
Element's "Master Plan of Local Parks."
Annual Monitoring Report. An Annual Monitoring Report
(AMR) shalJ be prepared and submitted by the landowner/master
developer each calendar year to the County Administrative Office
and the Orange County Planning and Development Services
Department. Submittal of an AMR is required for conformance
with the Growth Management Program of the Land Use Element
of the Orange County General Plan and the County's Annual
Development Monitoring Program.
11
SCl-2
SC 1-3
SC 1-4
The Board of Supervisors, in the annual adoption of the
Development Monitoring Program, may identify a significant
imbalance between development projections and planned
infrastructure. The Board of Supervisors may then defer
subdivision approval within the planned community until measures
capable of resolving the imbalances are proposed to, and approved
by, the Board of Supervisors. The AMR wiJI be the Project
proponent's opportunity to demonstrate mitigation measures and
implementation strategies, which will ensure adequate
infrastructure for the community.
Fiscal Impact Fees. Prior to the issuance of building permits or
the recordation of an associated final tract map, whichever comes
first, all projects shall be required to pay development fees for any
facilities for which an applicable fee program has been adopted by
the Board of Supervisors as provided in Sections 7-9-700 through
7-9-713 and 7-9-316 of the Codified Ordinances of the County of
Orange. This condition may be satisfied by entering into an
implementation agreement with the County in a manner meeting
the approval of the County Executive Officer.
Buyer Notification Map. Prior to the issuance of any building
permits for residential construction, the developer shall prepare a
map denoting the existing and proposed land uses, arterial
highways, and public facilities within the surrounding area for the
approval of the Manager, Current Planning Services. The map
content, display, and distribution shaJl be in accordance with the
Buyer Notification Program guidelines listed in Board of
Supervisors Resolution 82-1368 and available at the Development
Processing Center.
Private Local Park.
1. Prior to the recordation of an applicable subdivision map
that creates building sites, the subdivider shall make an irrevocable
offer to dedicate an easement over Lot(s) AC, AE, Z for private
local park purposes to the County of Orange in a form approved by
the Manager, Real Property, in consultation with the Manager,
Current Planning Services. The subdivider shaJl not grant any
other easement over the private park easement that is inconsistent
with the local park uses, unless that easement is made subordinate
to said Joca1 park easement in a manner meeting the approval of
the Manager, Real Property, in consultation with the Manager,
Current Planning Services.
2. Prior to the recordation of an applicable final subdivision
map, the subdivider shall submit a preliminary concept plan of the
1?
SC 1-5 ·
SC 1-6
proposed private recreation facilities to the Manager, Current
Planning Services, for review and approval.
Open Space Dedications. Prior to the recordation of each
applicable subdivision map, the subdivider shall reserve open
space Jots AI, AJ for granting in fee to a homeowner's association,
who shall be responsible for their maintenance and upkeep in a
manner meeting the approval of the Manager HBP/Program
Management and Coordination.
Resource Preservation Easement
1. Prior to the recordation of an applicable subdivision map
that creates building sites, the subdivider shall dedicate an
easement for resource preservation purposes over lot AL,
contained in Planning Area 3B ESHA, to the County of Orange or.
its designee in a manner approved by the Manager, Real Property,
to the satisfaction of the Manager PFRD/HBP Program
Management and Coordination. The subdivider shall not grant any
easement(s) over the property subject to the resource preservation
easement unless such easement(s) are first reviewed and approved
by the Manager, Real Property, in consultation with the Manager
HBP/Program Management and Coordination. Maintenance of the
resource preservation easement area shall be the responsibility of
the subdivider or assigns and successors and shall not be included
in said easement offer.
2. Prior to the recordation of a subdivision map, the
subdivider shall note ]imitations and restrictions for said easement
by a reference on the final map to a previously recorded document
or by a reference to a separate document recorded concurrent with
the subject map in a manner meeting the approval of the Manager,
Rea] Property, in consultation with the Manager PFRD/HBP
Program Management and Coordination.
3. Prior to recordation of any applicable subdivision map or as
determined by the Manager, HBP/Program Management and
Coordination, the subdivider shalJ survey and monument all
resource preservation easement dedications. The subdivider shall
monument the property line of the dedication area(s) with durable,
·long lasting, high visibility markers at all angle points and line of
sight obstructions to the satisfaction of the Manager PFRD/HBP
Coastal and Historical Facilities.
13
SC 1-7
SC 1-8
Private Area Landscaping
I. Prior to the issuance of precise grading permits, the
applicant shall prepare a detailed landscape plan for privately
maintained areas, which shall be reviewed and approved by the
Manager, Subdivision and Grading. The plan shall be certified by
a licensed landscape architect or a licensed landscape contractor, as
required, as talcing into account approved preliminary landscape
plan (if any), Courity Standard Plans, adopted planned community
regulations, scenic corridor and Specific Plan requirements,
Grading and Excavation Code erosion control requirements,
Subdivision Code, Zoning Code, and conditions of approval,
Water Conservation Measures contained in Board Resolution 90-
487 (Water Conservation Measures), and Board Resolution 90-
1341 (Water Conservation hnplementation Plan). Said plan shall
be reviewed and approved by the Manager, Subdivision and
Grading.
2. Prior to the issuance of certificates of use and occupancy,
applicant shall install said landscaping and irrigation system and
shall have a licensed landscape architect or licensed landscape
contractor certify that it was installed in accordance with the
approved plan.
3. Prior to the issuance of any certificates of use and
occupancy, the applicant shall furnish said installation
certification, including an irrigation management report for each
landscape irrigation system, and any other implementation report
determined applicable, to the Manager, Building Inspection
Services.
Affordable Housing. Prior to recordation of a final map within
the City of Huntington Beach, the applicant must satisfy the City's
policy requiring that ten percent of the proposed units be
affordable. This requirement must be satisfied at the discretion of
the City Planning Department through one of the following
methods.
a. Pay a fee to the City, if such a process is available;
b. Participate with other developers or a nonprofit
organization to acquire and/or rehabilitate existing
apartment units at any off-site location within a suitable
area and provide for continued affordability; or
••
c. Provide the required affordable unit and/or equivalent
credit at a future multifamily project within the City of
Huntington Beach.
(2) Potential Impact: The proposed Project has a Less Than Significant impact
on land use as it pertains to developing, eliminating or converting an appJicable
General Plan designated open space or recreation area to a more intensive land
use.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The Project site is located within the larger Bolsa
Chica property. Over 75% of the total 1,600 acre property is now owned by the
State of California. This has resulted in potentially developable acres being
converted to open space uses. The Project site is privately-owned and has been
designated for residential development under the County's General Plan since the
1980's, and consequently will not result in the conversion of open space areas to
development.
(3) Potential Impact: The proposed Project has a Less Than Significant impact
on land use as it pertains to physically dividing an established community.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no Project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The Project site is an extension of existing
residential development which currently exists along the northern part of the site
boundary. As a single family development that is located adjacent to other
existing single family development, the Project does not divide an. established
community but extends the community character onto the Project site.
(4) Potential Impact: The proposed Project has a Less Than Significant impact
on ]and use as it does not present a substantial conflict with an existing on site
land use, particularly uses for recreational or scientific purposes.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The Project site is presently vacant and is not used
for recreational purposes. Although scientific work, in the form of archaeological
excavations are currentJy being conducted on site, this work will be completed
prior to development occurring, and therefore, this is not considered a conflict.
The Project will provide new recreational areas for the public and will enhance
passive recreational and natural open space opportunities.
1 c:;
(5) Potential Impact: The proposed Project has a Less Than Significant impact
and does not cause a substantial conflict with existing adjacent land uses,
including substantial incompatibility with significant wildlife, recreation and
hazard areas.
Finding: The County determines that this potentially significant impact is Less
Than Significant with the implementation of standard conditions. No project
design features or mitigation measures were required or recommended.
Facts in Support of Finding: The Project site is compatible with adjacent land
· uses, inc]uding residential to the north and east of the Project site, and open space
areas along the portion of the site that is adjacent to the eucalyptus ESHA. The
Project provides setback, buffering and protection for habitat areas including
wetlands and the eucalyptus ESHA. There are no recreation uses on the Project
site at present, but the Project wilJ greatly enhance recreational opportunities and
access to natural open space areas by providing trails and parking areas.
Compliance with the following standard conditions requiring adherence to the
Uniform Building Code and State Alquist-Priolo Act ensures that Project site
hazards are minimized.
SCJ-4
SC3-5
The Project applicant shall design and construct alJ structures in
accordance with mandated current UBC requirements.
The proposed project shall avoid construction of habitable
structures within areas subject to the potential hazard of surface
fault rupture, incorporating appropriate setbacks determined by site
specific studies, in accordance with the Alquist-Priolo Special
Studies Zone Act of 1972 (Hart, 1989).
(6) Potential Impact: The proposed Project has a Less Than Significant impact
and does not cause a substantial conflict with the California Coastal Act.
Finding: The County determines that this potentially significant impact is Less
Than Significant with implementation of project design features. No standard
conditions of approval or mitigation measures were required or recommended.
Facts in Support of Finding: The Project site is within the California coastal
zone and subject to regulation under the California Coastal Act. For areas that are
not included within a certified local coastal program, development must be
consistent with the policies of Chapter 3 of the Coastal Act. A detailed discussion
of the Project's consistency with applicable Coastal Act policies is included in
Section 4.1 of the FSEIR; however, the following is a brief summary of several
key issues. The Project is consistent with Section 30230 that requires the
maintenance and protection of marine resources and Section 30231 that requires
the maintenance of coastal waters, streams and wetlands. The Project avoids all
impacts to wetlands on the Project site and enhances the quality of the wetlands
through management of urban runoff. In addition, the Project's water quality plan
1£
assures that impacts to marine resource areas, such as Outer Bolsa Bay, are
minimized through implementation of best management practices. The Project is
consistent with Section 30233 in that no wetlands are proposed for filling. The
Project is consistent with Section 30240 in its protection and buffering of the
eucalyptus ESHA. The project design features that are being implemented to
address ORA-83 are consistent with Section 30244 of the Coastal Act requiring
reasonable mitigation measures to protect archaeological and paleontoJogical
resources. Section 30250 requires new development to be located contiguous to
or in close proximity to existing developed areas. The proposed Project is an
extension of the Sandover development and lies in close proximity to existing
residential areas along Bolsa Chica .Street and Los Patos. The scenic and visual
qualities of the coastal zone are protected through compliance with project design
features that require landscaping and buffering of the site. In addition, over 23
acres of natural open space are being provided on the Project site overlooking the
lowland area. Public access is greatly enhanced by the Project through the
provision of new street.s and parking area, trails and the dedication of 23 acres of
natural open space for passive recreational uses.
PDF 11-1
PDF 11-2
The research design for recovered material analysis for the Bolsa
Chica Region currently in preparation shall be completed. The
research design shall contain a discussion of important research
topics for recovered material analysis that can be addressed
employing data from the Bolsa Chica sites. The research design
shall be reviewed by at lea~t three qualified archaeologists as
required by the California Coastal Commission Guidelines.
A data recovery program shall be implemented and completed for
important or unique archaeological resources in areas proposed for
urban development on Bolsa Chica Mesa and for proposed urban
development and wetlands restoration. The scope of work for the
data recovery excavations shall be determined by the project
archaeologist and reviewed and approved by the three qualified
peer reviewer archaeologists established pursuant to CCC permit
conditions. The data recovery excavations shall be completed
prior to issuance of a grading permit and shall be monitored by a
qualified Native American. The data recovery program shall be
considered complete when the peer review group concludes that
the data recovery excavations have been completed in accordance
with its approved scope of work. Once data recovery excavations
have been completed, a report of the data recovery program shall
be prepared by the project archaeologist and reviewed by the peer
review team, and submitted to appropriate governmental and
academic institutions. Data recovery investigations, testing,
analysis, and reports shall be completed at the Applicant's
expense.
17
PDF 11-3 For ORA-83, prior to any grading activity at this site, a controlled
grading program shall be conducted by the project archaeologist in
the field area to recover any cogged stones or other important
artifacts that may remain in this disturbed portion of the site. The
controlled grading program shall be monitored by a qualified
Native American.
PDF 11-4 In addition to compliance with the standard condition set forth
below, which requires that a County certified archaeologist be
retained to establish procedures for archaeological resource
surveillance prior to grading and to monitor grading within 500
feet of all recorded archaeological sites, the project applicant shaJI
also retain a qualified Native American to monitor all grading
activities monitored by the County certified archaeologist on Bolsa
Chica Mesa.
PDF 11-5 A reburial agreement has been executed between the project
applicant and the Juaneno Band of Mission Indians regarding the
treatment and disposition of prehistoric Native American human
remains discovered at ORA-83, and reconunendations on the
treatment and disposition of the human remains have been
obtained from the other most likely descendants. If any additional
prehistoric human remains are discovered on the Bolsa Chica
Mesa, this agreement shaIJ be extended to cover the treatment and
disposition of those remains.
PDF 10-2 A continuous and unbroken landscape lot will be provided along
the entire length of Los Patos A venue to match the existing
unbroken landscaped conidor and pedestrian walkway, which is
part of the adjacent Sandover project southwest of the intersection
of Bolsa Chica Street and Los Patos A venue. The vegetation will
include trees, shrubs, and groundcover as well as a meandering
sidewalk.
PDF 10-4 The portions of the project site visible from publicly owned areas
wiU be softened and extensively enhanced in rich native
landscaping, incorporating the eucalyptus ESHA, and the
freshwater ponds to be created on the project site's southern
periphery, including the planting of coastal bluff scrub on the
separator slope between the upper and lower mesas.
B. Population and Housing
(1) Potential Impact: hnpacts are considered significant if the proposed Project
would cause a significant exceedance of the subregional projections; significantly
worsen the jobs/housing balance within the region; introduce urban development
that is incompatible with surrounding facilities or is located in an area not suitable
Hl
for future growth; or substantially increase population in excess of regional and
subregional growth projections, such as OCP-2000 or the growth projections of
the Southern California Association ofGovenunents (SCAG).
Finding: The County determined that this impact was Less Than Significant, and
that n~ mitigation measures were required or recommended.
Facts in Support of Finding: Although the Project will contribute to a minor
increase in population, housing and temporary employment, the Project will not
cause an exceedance of subregional projections. As with the analysis of
population increases in excess of regional and subregional growth projections,
the Project is considerably smaller than the level of development currently
reflected in the Orange County General Plan for this Project area. Growth and
population projections are based, in large measure, on the buildout anticipated in
applicable General Plans. In 1996, the Orange County General Plan was amended
to provide for the development of 2,500 residential unit on Bolsa Chica Mesa,
which includes the Project site. In 1997, the County revised the maximum
number of residential units for Bolsa Chica Mesa to 1,235 residential units. The ·
Project proposes the development of 388 residential units which is well within the
maximum level of development anticipated for this area under subregional and
regiona1 growth and popu]ation projections.
With respect to whether the Project would significantly worsen the jobs/ housing
balance, the Project area is within a jobs rich area, and the proposed project will
make a minor contribution towards improving the jobs/housing ratio. Both the
County of Orange and the Northwest Orange Subregion #17 are considered jobs
rich. The Project helps maintain the current CAA 34 jobs/housing ratio, and is
consistent with SCAG's Growth Management Program jobs/housing balance
policy through provision of housing in a jobs rich region. The Project is aJso
consistent with the County's Housing Element objectives. Finally, the proposed
Project does not introduce urban development that is incompatible with
surrounding faciJities. The Project is consistent with the County General Plan
and zoning, and is surrounded by residentiaJ areas. ConsequentJy, the Project can
rely on and utilize existing infrastructure, such as streets and utilities. The Project
·is located in a residentially-developed area and the Project site has been proposed
for residentia1 uses since the County's for Land Use Plan/Local Coastal Program
was adopted in 1985.
C. Geology and Seismicity
(1) Potential Impact: The Project has a Less Than Significant impact as it
pertains to the need for off-site import of earthen material or gravel of more than
100,000 cubic yards per year for development activities through compliance with
PDFs and SCs. The Project will not import any materials for grade or elevation
modifications or other deve1opment activities.
19
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant through the
implementation of project design features and standard conditions of approval.
No mitigation measures were required or recommended.
Facts in Support of Finding: The Project will not import any materials for grade
or elevation modifications or other development activities. The Project's proposed
grading plans calls for the export of approximately 220,000 cubic yards of
material to the adjacent Shea Homes site. If the Shea Homes project is not
constructed, the 220,000 cubic yards of material will be utilized on site. SC3-1
and SC3-2, set forth below require the preparation and review of a geotechnical
report, including a slope stabilization plan and requirements to address soil
conditions for development pad and slopes in the event that grading plans are to
be revised to address the balancing of cut and fill on the Project site.
SC 3-1
SC 3-2
SC 3-3
Prior to the issuance of a grading permit for grading on the Balsa
Chica Mesa, the applicant shall submit a geotechnical report to the
Manager, Development Services, for approval. The report shall
include the information and be in a form as required by the Orange
County Grading Manual, Section 5.4, and the Orange County
Excavation and Grading Code Section 7-1-819 (corresponds to
County of Orange, Standard Conditions of Approval GO 1,
Geotechnical Report).
The Project applicant's grading plan shall provide stabilization of
manufactured slopes to the satisfaction of the Manager,
Development Services, and may include, but is not limited to,
buttressing of fills, rock bolting, grouting, slope gradient laybacks,
and construction of retaining walls; and for natural slopes, use of
drainage control and establishing vegetation.
The applicant shall incorporate measures to mitigate expansive soil
conditions, compressible/collapsible soil conditions, and impacts
from trenching as outlined in a site specific Tentative Tract Map
Review and Rough Grading Plan Review reports prepared by the
project geotechnical consultant. Recommendations shall be based
on surface and subsurface mapping, laboratory testing, and
analysis. The geotechnical consultant's site specific reports shall
be approved by a certified engineering geologist and a registered
civil engineer and shall be completed to the satisfaction of the
County.
(2) Potential Impact: The Project has a Less Than Significant impact as it
pertains to the potential exposure of people to geologic hazards, such as
landslides, mudslides, seismic related ground failure, or substantial erosion, or
soil and/or seismic conditions as a result of implementation of PDFs and SCs.
20
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant through the
implementation of project design features and standard conditions of approval.
No mitigation measures were required or recommended.
Facts in Support of Finding: The proposed Project incorporates the standards
outlined in the County's Grading Manua] and Excavation and Grading Code.
Before grading pennits are issued, a geotechnical study must be submitted to the
County demonstrating the measures by which any unstable soil or other
geological conditions will be remedied. Since the Project site is relatively flat,
landslides or mudslides are not anticipated. Erosion control measures (including
those described in the Water Quality Section) during construction activities will
assure that potential erosion impacts are minimized to a less than significant level.
Finally, through implementation of PDF 3-1, no building or public works
structures wilJ be placed immediately adjacent to slopes or other areas where
seismically induced ground failure could occur. Implementation and compliance
with SC3-1 and PDF 3-1 reduces this potential impact to Less Than Significant.
SC 3-1
PDF3-1
Prior to the issuance of a grading permit for grading on the Balsa
Chica Mesa, the applicant shall submit a geotechnical report to the
Manager, Development Services, for approval. The report shall
include the information and be in a form as required by the Orange
County Grading Manual, Section 5.4, and the Orange County
Excavation and Grading Code Section 7-1-819 (corresponds to
County of Orange, Standard Conditions of Approval GOl,
Geotechnical Report).
Recommendations for site grading, soil preparation and
stabilization as described in AMEC (2001) and in the final geology
design report will be implemented to minimize potential effects of
site geology on the proposed development.
(3) Potential Impact: The Project has a Less Than Significant impact as it
pertains to the location of structures on a fault known to be ·capable of rupture as
delineated on the AJquist-Priolo Earthquake Fault Zoning Map, or based on
substantial evidence of a known fault as a result of implementation of PDFs and
SCs.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant through the
implementation of project design features and standard conditions of approval.
No mitigation measures were required or recommended.
Facts in Support of Finding: The proposed Project does not provide for any
habitable stricture, including the proposed domestic water reservoir and pipelines,
within the setback zone established pursuant to the Alquist-Priolo Act. No
planned utilities are within the recommended fault setback zone. SC 3-4 requires
?1
Project structures to be designed in accordance with mandated current Unifonn
Building Code (UBC) requirements. PDF 3-1 requires incorporation of the site
specific recommendations for essential facilities, such as the water reservoir,
contained in the Geotechnical Report (AMEC 2001) to address potentiaJ ground
acceleration impacts. Therefore, these potentially impacts are reduced to Less
Than Significant through implementation of the following measures:
PDF3-l
·· SC 3-4
SCJ-5
Recommendations for site grading, soil preparation and
stabilization as described in AMEC (2001) and in the final geology
design report will be implemented to minimize potential effects of
site geology on the proposed development.
The Project applicant shall design and construct all structures in
accordance with mandated current UBC requirements.
The proposed prc:>ject shall avoid construction of habitable
structures within areas: subject .to the potential hazard. of surface
fault rupture, incorporating appropriate setbacks determined by site
specific studies, in accordance with the Alquist-Priolo Special
Studies Zone Act of 1972 (Hart, 1989).
(4) Potential Impact: The Project has a Less Than Significant impact as it
pertains to the exposure of the public or structures to earthquake induced
groundshaking capable of causing ground rupture, liquefaction, settlement, or
surface cracks resulting in the substantial loss of use or loss of life through
implementation of PDFs and SCs.
Finding: The County hereby makes Finding I and determines that this
potentiaJly significant impact is Less Than Significant through the
implementation of project design features and standard conditions of approval.
No mitigation measures were required or recommended.
Facts in Support of Finding: The potential for future artificial cut and fill slopes
to fail due to ground shaking is considered remove because the Project must
comply with the requirements of the County Grading Manual and Grading Code
as required by SC 3-1. AJJ structures will be constructed per County of Orange
and UBC requirements as required by SC 3-3 and 3-4, as follows:
SC 3-I Prior to the issuance of a grading permit for grading on the Bolsa
Chica Mesa, the applicant shall submit a geotechnical report to the
Manager, Development Services, for approval. The report shall
include the infonnation and be in a form as required by the Orange
County Grading Manual, Section 5 .4, and the Orange County
Excavation and Grading Code Section 7-1-819 (corresponds to
County of Orange, Standard Conditions of Approval GOl,
Geotechnical Report) .
.,.,
SC 3-3
SC3-4
The applicant sha11 incorporate measures to mitigate expansive soil
conditions, compressible/collapsible soil conditions, and impacts
from trenching as outlined in a site specific Tentative Tract Map
Review and Rough Grading Plan Review reports prepared by the
project geotechnical consultant. Recommendations shall be based
on surface and subsurface mapping, laboratory testing, and
analysis. The geotechnical consultant's site specific reports shall
be approved by a certified engineering geologist and a registered
civil engineer and shall be completed to the satisfaction of the
County.
The project applicant shall design and construct all structures in
accordance with mandated current UBC requirements.
(5) Potential Impact: The Project has Less Than Significant impact as it
pertains to the location of development on soils incompetent for use as a
foundation, such as expansive or corrosive soils.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant through the
implementation of project design features and standard conditions of approval.
No mitigation measures were required or recommended.
Facts in Support of Finding: Geotechnical recommendations to· address the
potential effects of expansive soils are set forth in the Geotechnical Report
prepared for the Project, compliance with which is required by SC3-1, SC 3-3 and
PDF 3-1. The recommendations of the Geotechnical Report also address
measures to reduce the impact of corrosive soils to Less Than Significant
PDF 3-1
SC 3-1
SC 3-3
Recommendations for site grading, soil preparation and
stabilization as described in AMEC (2001) and in the final geology
design report will be implemented to minimize potential effects of
site geology on the proposed development.
Prior to the issuance of a grading permit for grading on the Bo Isa
Chica Mesa, the applicant shall submit a geotechnical report to the
Manager, Development Services, for approval. The report shall
include the infonnation and be in a form as required by the Orange
County Grading Manual, Section 5.4, and the Orange County
Excavation and Grading Code Section 7-1-819 (corresponds to
County of Orange, Standard Conditions of Approval GOl,
Geotechnical Report).
The applicant shall incorporate measures to mitigate expansive soil
conditions, compressible/collapsible soil conditions, and impacts
from trenching as outlined in a site specific Tentative Tract Map
Review and Rough Grading Plan Review reports prepared by the
project geotechnical consultant. Recommendations shall be based
on surface and subsurface mapping, laboratory testing, and
analysis. The geotechnical consultant's site specific reports shall
be approved by a certified engineering geologist and a registered
civil engineer and shall be completed to the satisfaction of the
County.
D. Surface and Groundwater Hydrology
(1) Potential Impact: The Project has a Less Than Significant impact as it
pertains to causing substantial and adverse increased inundation and/or damage
from water forces to the Project and other properties from improvements such as
construction of barriers and structures, increase in impervious surfaces, diversion
of rainfall runoff, or interference with rainfall collection and conveyance through
implementation of PDFs and SCs.
Finding: The County hereby. makes Finding l and detennines that this
potentialJy significant impact is less than significant through the implementation
of project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: In its developed condition, the Project's eight
drainage areas, as delineated in the hydrology study prepared for the Project, will
flow in Huntington Harbour through the Warner Avenue storm drain, Bolsa Chica
Street, and into the constructed wetlands for treatment or the proposed detention
basin which will eventually drain to the isolated pocket area of the Bolsa Chica
Lowland. The area draining to Huntington Harbour is reduced by 20.57 acres
from the existing site conditions. Peak flows to Bolsa Chica Street are reduced by
87 percent. Project implementation will provide for satisfaction of the City's
criteria for this location, and flooding in this area will be reduced. With respect to
the remainder of the site drainage, the Project proposes that the entire runoff from
the 85th percentile storm as weJI as the first flush from all storms (0. 75 inches in
24 hours) will be conveyed to the constructed wetlands for treatment which are
designed to hold the volume of the first flush and outlet the water over a 40 hour
period.
The implementation of the following Project design features and standard
conditions reduce this potential impact to Less Than Significant:
PDF4-2
PDF4-3
The proposed Project includes a constructed wetlands and a
detention basin to serve as Best Management Practices (BMPs) in
accordance with the Orange County Municipal Stormwater Permit
(Order No. 96-31, NPDES No. CAS618030) and the Orange
County Drainage Area Management Plan (DAMP) (1993).
The proposed storm drain system will collect and convey surface
drainage from Areas A through E. Area A will discharge to an
PDF4-7
SC4-l
SC4-2
existing stonn drain at the intersection of Los Patos Avenue and
Warner A venue, Areas B through D will discharge to the isolated
pocket lowland, Area E becomes part of Area D, and Areas F and
G (off-site areas) surface drain to Bolsa Chica Street at Los Patos
Avenue.
The Project design will incorporate grading to redirect 18.3
drainage acres away from Bolsa Chica Street and to the
constructed wetlands.
Prior to the recordation of a subdivision map (except maps for
financing and conveyance purposes only) or prior to the issuance
of any grading permits, whichever comes first, the following
drainage studies shall be submitted to and approved by the
Manager, Subdivision and Grading:
A. A drainage study ofthe-Project, including diversions, off-
site areas that drain onto and/or through the Project, and
justification of any diversions; and
B. When applicable, a drainage study evidencing that
proposed drainage patterns will not overload existing storm
drains; and
C. Detailed drainage studies indicating how the Project
grading, in conjunction with the drainage conveyance
systems, including applicable swales, channels, street
flows, catch basins, storm drains, and flood water retarding,
will allow building pads to be safe from inundation from
rainfall runoff, which may be expected from alJ storms up
to and including the theoretical 100 year flood).
This Standard Condition corresponds to County of Orange (2000)
Standard Condition DOl.
A. Prior to the recordation of a subdivision map (except maps
for financing and conveyance purposes only) or prior to the
issuance of any grading permits, whichever comes first, the
applicant shaJI in a manner meeting the approval of the Manager,
Subdivision and Grading:
1. Design provisions for surface drainage; and
2. Design all necessary storm drain facilities extending to a
satisfactory point of disposal for the proper control and
disposal of storm runoff; and
25
SC4-3
3. Dedicate the associated easements to the County of Orange,
if determined necessary.
B. Prior to the recordation of a subdivision map (except maps
for financing and conveyance purposes only) or prior to the
issuance of any certificates of use and occupancy, whichever
occurs first, said improvements shall be constructed in a manner
meeting the approval of the Manager, Construction (corresponds to
County of Orange Standard Condition D02).
Prior to the issuance of any grading permit and if determined
necessary by the Manager, Subdivision and Grading, the applicant
shall record a letter of consent from the upstream and/or
downstream property owners permitting drainage diversions and/or
unnatural concentrations. The form of the letter of consent shall be
approved by the Manager, Subdivision and Grading Services, prior
to recordation of the letter.
This Standard Condition corresponds to County of Orange (2000)
Standard Condition 003.
(2) Potential Impact: The Project has a Less Than Significant impact as it
pertains to substantially and adversely affecting, by depletion or recharge, a
usable groundwater aquifer for municipal, private, or agricultural purposes.
Finding: The County finds that the Project has a Less Than Significant impact
and that no mitigation measures, project design features or standard conditions are
required or recommended.
Facts in Support of Finding: Although the Project wil1 increase the amount of
impervious surfaces on the Project site, and increase the flow of drainage to the
isolated pocket lowland, the Project will not adversely affect groundwater
recharge. The on-site soils have a low infiltration rate which greatly reduces the
recharge potential of the Project site. The semiperched aquifer and the Bolsa
aquifer have both been impacted by sea water intrusion and do not provide
beneficial uses. On a temporary basis, a water well will be drilled to provide
water for grading and other non-potable construction uses. The amount of water
drawn for construction uses will not have an adverse effect on water for municipal
uses and will be approved by the Orange County Water District prior to
commencement of drilling the well, and will comply with
(3) Potential Impact: The Project has a Less Than Significant impact as it
pertains to causing substantial on-site or off-site post construction erosion.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is less than significant through the implementation
of project design features and standard conditions of approval. No mitigation
measures were required or recommended.
26
Facts in Support of Finding: In accordance with PDF 4-3, grading on the site
will direct stonnwater flow into the underground stonn drain system consisting of
a series of catch basins in the streets, drain lines, smart boxes and outlets to
minimize on-site erosion. PDF 4-5 requires that open space areas will be
landscaped with native plants to prevent soil erosion. Runoff from the developed
Project site will be directed to the constructed wetlands where it will be retained
for sedimentation removal, among other purposes. (PDF 4-2 and PDF 5-1) The
detention basin proposed by the Project will be sized to contain a 100 year stonn
event, and will help prevent erosion of the trail. Riprap will be installed at the
culvert outlet to the isolated pocket lowland to protect the outlet of the culvert and
minimize erosion per PDF 4-1. PDF 4-6 requires automatic rain gauges to be
connected to irrigation controllers to prevent over-watering. SC 4-1 requires a
Water Quality Management Plan to be approved by the County which wilJ
include, among other things, the details of the stonnwater management program
and Best Management Practices to minimize erosion. SCs 4-2, 4-3 and 4-4
require approval of the Project drainage plan by the County for confonnance with
the Master Plan of Drainage and the Orange County Hydrology Manual. With
implementation of the identified PDFs and SCs, this impact is Less Than
Significant.
PDF4-1
PDF4-2
PDF4-3
PDF4-4
PDF4-S
The proposed project includes construction of riprap at the existing
culvert outlet into the isolated pocket lowland to protect the outlet
and minimize erosion.
The proposed project includes a constructed wetlands and a
detention basin to serve as Best Management Practices (BMPs) in
accordance with the Orange County Municipal Stonnwater Permit
(Order No. 96-31, NPDES No. CAS6 l 8030) and the Orange
County Drainage Area Management Plan (DAMP) (1993).
The proposed storm drain system will collect and convey surface
drainage from Areas A through E. Area A will discharge to an
existing storm drain at the intersection of Los Patos A venue and
Warner Avenue, Areas B through D wiJI discharge to the isolated
pocket lowland, Area E becomes part of Area D, and Areas F and
G (off-site areas) surface drain to Bolsa Chica Street at Los Patos
Avenue.
Programs for maintenance, cleaning, and upkeep of storm drain
structures, streets, and parking areas will be developed and
implemented by the Homeowners' Association (HOA).
The landscape plan for the proposed project includes the planting
of native species in the open space areas on the perimeter of the
development. Landscaping that incorporates drought resistant
plants can reduce irrigation and maintenance requirements. Native
27
PDF4-6
SC4-1
SC4-2
species wm be adapted to the climate and require little
supplemental irrigation.
Automatic rain gauges connected to irrigation controllers shall be
installed and maintained by the HOA. These will monitor rainfall
volume and interrupt watering schedules in response to site
specific rainfall conditions. Rain gauges will be located adjacent
to controllers to facilitate monitoring by maintenance personnel.
Use of drip and efficient low-flow irrigation emitters shall
minimize irrigation requirements and over-irrigation.
Prior to the recordation of a subdivision map (except maps for
financing and conveyance pwposes only) or prior to the issuance
of any grading pennits, whichever comes first, the following
drainage studies shall be submitted to and approved by the
Manager, Subdivision and Grading:
A. A drainage study of the project, including diversions, off-
site areas that drain onto and/or through the project, and
justification of any diversions; and
B. When applicable, a drainage study evidencing that
proposed drainage patterns will not overload existing storm
drains; and
C. Detailed drainage studies indicating how the project
grading, in conjunction with the drainage conveyance
systems, including applicable swales, channels, street
flows, catch basins, storm drains, and flood water retarding,
will allow bui1ding pads to be safe from inundation from
rainfall runoff, which may be expected from all stonns up
to and including the theoretical 100 year flood).
This Standard Condition corresponds to County of Orange
(2000) Standard Condition DOl.
A. Prior to the recordation of a subdivision map (except maps
for financing and conveyance purposes only) or prior to the
issuance of any grading pennits, whichever comes first, the
applicant shall in a manner meeting the approval of the Manager,
Subdivision and Grading:
1. Design provisions for surface drainage; and
2. Design all necessary stonn drain facilities extending to a
satisfactory point of disposal for the proper controJ and
disposal of storm runoff; and
28
SC 4-3
SC4-4
E. Water Quality
3. Dedicate the associated easements to the County of Orange,
if detennined necessary.
B. Prior to the recordation of a subdivision map (except maps
for financing and conveyance purposes only) or prior to the
issuance of any certificates of use and occupancy, whichever
occurs first, said improvements shall be constructed in a manner
meeting the approval of the Manager, Construction (corresponds to
County of Orange Standard Condition 002).
Prior to the issuance of any grading permit and if detennined
necessary by the Manager, Subdivision and Grading, the applicant
shall record a letter of consent from the upstream and/or
downstream property owners permitting drainage diversions and/or
unnatural concentrations. The form of the letter of consent shall be
approved by the Manager, Subdivision and Grading Services, prior.
to recordation of the Jetter.
This Standard Condition corresponds to County of Orange (2000)
Standard Condition D03.
Prior to the issuance of any building permits, the applicant shall
participate in the applicable Master Plan of Drainage in a manner
meeting the approval of the Manager, Subdivision and Grading,
including payment of fees and the construction of the necessary
facilities.
Prior to the recordation of a subdivision map (except maps for
financing and conveyance purposes only), the subdivider shall
participate in the applicable Master Plan of Drainage in a manner
meeting the approval of the Manager, Subdivision and Grading,
including payment of fees and the construction of the necessary
facilities.
This Standard Condition corresponds to County of Orange (2000)
Standard Condition 004.
(1) Potential Impact: The proposed Project has a Less Than Significant impact
as it pertains to a potential violation or exceedance of water quality standards or
waste discharge requirements leading to a substantial effect on the environment.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
29
Facts in Support of Finding: The County is required under its municipal
NPDES pennit to protect the beneficial uses of receiving waters. The County is
to employ BMPs that reduce pollutant loadings to surface water from urban runoff
to the maximum extent practicable. PDFs 5-1, 5-3, 5-4 and 5-5 describe
nonstructural and structural BMPs to be incorporated into the project design,
which are among those recommended in the municipal permit and the Drainage
Area Management Plan. The Project is also required to comply with the :waste
discharge requirements of the Statewide General Construction Activity
Stormwater Permit and will be required to implement a SWPPP pursuant to SC 5-
2. Adherence to the requirements of the County required by SC 5-1, and the
·Grading and Excavation Code required by SC 5-3 will prevent significant
amounts of sediment and other polJutants from leaving the Project site in runoff.
Any construction dewatering wilJ comply with SC 5-4 to ensure that discharge
impacts will not have a significant effect. The implementation of the following
project design features and standard conditions reduce this potential impact to
Less Than Significant:
PDFS-1
PDFS-3
PDFS-4
PDF5-5
SC5-1
Structural Best Management Practices (BMPs) for the treatment of
runoff prior to discharge to off-site locations will consist of a
constructed wetlands composed of a series of three ponds for Areas
Bl, B2, B3, and D; and catch basin inserts for Area A.
Operational BMPs such as litter control, street sweeping, and
proper disposal of animal waste, etc., of the on-site areas are
included in the project design and will be implemented through the
HOA, as outlined in the WQMP.
A public awareness program will be developed concerning water
quality for future homeowners. The program will emphasize the
proper use of irrigation, fertilizers, and pesticides by homeowners
and landscape contractors. The program will be implemented by
the HOA, as outlined in the WQMP.
The project has been designed to capture and filter the first flush
(the initial 0.80 inch of rain in a 24 hour period) on site to reduce
sediment, bacteria, and other water quality pollution before
discharging surface flows to the off-site isolated pocket lowland
(refer to the Hydrology/Water Quality Study for specific
calculations).
Prior to the recordation of any final tract map, or issuance of
grading permits, as deemed appropriate by the Manager,
Subdivision and Grading Services, the subdivider shall submit and
obtain approval from the Manager, Subdivision and Grading, of a
Water Quality Management Plan (WQMP), specifically identifying
Best Management Practices (BMPs) that will be used on-site or
off-site to control predictable pollutant runoff. This WQMP shall
30
SCS-2
SC 5-3
SCS-4
identify, at a minimum, the routine, structural and nonstructural
measures consistent with the County NPDES permit as it now
exists, and any subsequent amendment finally adopted by the
SARWQCB having jurisdiction that may be legally applied to the
project, which detai]s implementation of BMPS whenever they are
applicable to a project, the assignment of long-term maintenance
responsibilities (specifying the developer, parcel owner,
maintenance association, lessee, etc.); and shall reference the
location(s) of structural BMPs. The project shall at a minimum
implement the provisions and commitments of the proposed
DAMP submitted in September, 2000, or as changed by the
SARWQCB (corresponds to Draft County of Orange Standard
Condition WQOl [August 16, 2001]).
Prior to issuance of any grading permits, the applicant shall submit
evidence to the Manager, Subdivision and Grading, that the·
applicant has obtairied coverage under the' NPDES statewide
General Construction Activity Stormwater Permit from the State
Water Resources Control Board (corresponds to County of Orange
Standard Condition WQ04).
All grading and construction activities associated with project
implementation will adhere to the relevant conditions established
by the Orange County Grading and Excavation Code. For
example, the code requires, where necessary, that temporary and/or
permanent erosion control devices be used to control erosion and
sedimentation during the rainy season, from October 15 to April
15.
Any construction dewatering conducted at the site shall comply
with the SARWQCB General Waste Discharge Requirements for
Discharges to Surface Waters which pose an Insignificant (De
Minimus) Threat to Water Quality, Order No. 98-67
(CAG998001).
(2) Potential Impact: The proposed Project has a Less Than Significant effect
on the degradation of surface water quality.
Finding: The County hereby makes Finding 1 and determines that this
potentiaJJy significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recorrunended.
Facts in Support of Finding: The majority of the project site will discharge to
the vegetated treatment system located southwest of the proposed development.
After leaving the treatment system, the runoff will be released to the isolated
lowland pocket area and then to Outer Bolsa Bay. Surface runoff will not drain
31
directly into Outer Bolsa Bay, the Bolsa Chica Ecological Reserve or Warner
A venue Pond, or the lowlands wetlands restoration area south of the EGGW
Flood Control Channel as required under PDF 5-2. The constructed wetlands to
which the site discharges will substantially reduce the amount of pollutants that
will be discharged from the Project site. PDF 5-6 requires water quality
monitoring to measure the effectiveness of the constructed wetland at removing
pollutants of concern. PDF 4-5 requires water efficient landscaping and PDF 4-6
requires automatic rain gauges connected to irrigation controllers. Both of these
features are incorporated into the project to reduce nuisance runoff during the dry
season.
PDFS-2
PDFS-6
PDF4-5
PDF4-6
The proposed storm drain system has been designed to ensure that
project surface flows wiJI not drain directly into Outer BoJsa Bay,
the Bolsa Chica Ecological Reserve, or the lowland wetlands
restoration area.
Wa~er quality monitoring will be conducted to determine the
effectiveness of the constructed wetlands at pollutant removal. For
three storm events each year for three years, water samples will be
collected from the junction boxes that discharge runoff to the
constructed wetlands (inlet sample) and at the discharge of the 24
inch pipe to the isolated lowland pocket (outlet sample). Toxicity
tests will be conducted on the samples for constituents to be
determined by the Manager, Environmental Resources Division,
PFRD, and detailed in the WQMP.
The Jandscape plan for the proposed project includes the planting
of native species in the open space areas on the perimeter of the
development. Landscaping that incorporates drought resistant
plants can reduce irrigation and maintenance requirements. Native
species will be adapted to the climate and require little
supplemental irrigation.
Automatic rain gauges connected to irrigation controllers shall be
installed and maintained by the HOA. These will monitor rainfall
volume and interrupt watering schedules in response to site
specific rainfall conditions. Rain gauges will be located adjacent
to controllers to facilitate monitoring by maintenance personnel.
Use of drip and efficient low-flow irrigation emitters to minimize
irrigation requirements and over-irrigation.
(3) Potential Impact: The proposed Project has a Less Than Significant effect
on the degradation of groundwater quality.
Finding: The County finds that the Project has a Less Than Significant impact
and that no mitigation measures, project design features or standard conditions are
required or recommended.
32
Facts in Support of Finding: Although the project will increase the amount of
impervious surfaces on the Project site, and increase the flow of drainage to the
isolated pocket lowland, the project will not adversely affect groundwater
recharge. The on-site soils have a low infiltration rate which greatly reduces the
recharge potential of the Project site. The semiperched aquifer and the Bolsa
aquifer have both been impacted by sea water intrusion and do not provide
beneficial uses. On a temporary basis, a water well will be drilled to provide
water for grading and other non-potable construction uses. The amount of water
drawn for construction uses will not have an adverse effect on water for municipal
uses and will be approved by the Orange County Water District prior to
commencement of drilling the well. Adherence to the following standard
conditions reduce groundwater impacts to less than significant.
(4) Potential Impact: The proposed Project has a Less Than Significant effect as
it pertains to substantially altering the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner that
would cause substantial erosion or siltation during construction.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: There are no streams or river on the Project site
that would be affected by the project. In the developed condition, most of the site
will follow a drainage pattern similar to existing conditions, except for the
northeastern portion of the site which will drain south to the constructed wetlands
and away from Bolsa Chica Street and Huntington Harbour. The project will
comply with the General Construction Activity NPDES permit and will submit
and foJlow a SWPPP and Erosion Control Plan pursuant to SC 5-2. The project
will incorporate construction level BMPs to prevent erosion and siltation of
receiving waters pursuant to SC 5-1. Adherence to the following special
conditions wi11 reduce construction erosion or siltation impacts to less than
significant:
SC5-1 Prior to the recordation of any final tract map, or issuance of
grading permits, as deemed appropriate by the Manager,
Subdivision and Grading Services, the subdivider shall submit and
obtain approval from the Manager, Subdivision and Grading, of a
Water Quality Management Plan (WQMP), specifically identifying
Best Management Practices (BMPs) that will be used on-site or
off-site to control predictable pollutant runoff. This WQMP shalJ
identify, at a minimum, the routine, structural and nonstructural
measures consistent with the County NPDES permit as it now
exists, and any subsequent amendment finally adopted by the
SARWQCB having jurisdiction that may be legally applied to the
project, which details implementation of BMPS whenever they are
33
SC 5-2
applicab]e to a project, the assignment of long-term maintenance
responsibilities (specifying the developer, parcel owner,
maintenance association, lessee, etc.); and shalJ reference the
location(s) of structural BMPs. The project shall at a minimum
implement the provisions and commitments of the proposed
DAMP submitted in September, 2000, or as changed by the
SARWQCB (corresponds to Draft County of Orange Standard
Condition WQOl [August 16, 2001]).
Prior to issuance of any grading pennits, the applicant shall submit
evidence to the Manager, Subdivision and Grading, that the
applicant has obtained coverage under the NPDES statewide
General Construction Activity Stonnwater Permit from the State
Water Resources Control Board (corresponds to County of Orange
Standard Condition WQ04).
(5) Potential Impact: The proposed Project has a Less Than Significant effect as
it pertains to substantialJy altering the existing drainage pattern of the site or area,
including through the alteration of the course of a stream or river, in a manner that
would cause substantial on-site or off-site postconstruction siltation.
Finding: The County hereby makes Finding 1 and determines that this
potentialJy significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts io Support of Fiodiog: The proposed Project includes PDFs (4-1, 4-4, 4-5
and 4-6) to reduce dry weather runoff and erosion that could lead to siltation of
receiving waters. In addition, the constructed wetlands and catch basin inserts
provided under PDF 5-1 will retain both pollutants and sediment. Per SC 5-1, the
Project will be required to develop and implement a Water Quality Management
Plan per Orange County Standards which wilJ identify additional BMPs.
Implementation of the PDFs and SCs for this proposed project will reduce post-
construction siltation impacts to less than significant levels.
PDF4-1
PDF4-4
PDF4-5
The proposed project includes construction of riprap at the existing
culvert outlet into the isolated pocket lowland to protect the outlet
and minimize erosion.
Programs for maintenance, cleaning, and upkeep of storm drain
structures, streets, and parking areas will be developed and
implemented by the Homeowners' Association (HOA).
The landscape plan for the proposed project includes the planting
of native species in the open space areas on the perimeter of the
development. Landscaping that incorporates drought resistant
plants can reduce irrigation and maintenance requirements. Native
......
PDF4-6
PDFS-1
species will be adapted to the climate and require little
supplemental irrigation.
Automatic rain gauges connected to irrigation controllers shall be
installed and maintained by the HOA. These will monitor rainfal1
volume and interrupt watering schedules in response to site
specific rainfall conditions. Rain gauges will be located adjacent
to controllers to facilitate monitoring by maintenance personnel.
Use of drip and efficient low-flow irrigation emitters to minimize
irrigation requirements and over-irrigation.
Structural Best Management Practices (BMPs) for the treatment of
runoff prior to discharge to off-site locations will consist of a
constructed wetlands composed of a series of three ponds for Areas
Bl, B2, B3, and D; and catch basin inserts for Area A.
F. Traffic and Circulation
(1) Potential Impact: The Project has a Less Than Significant impact on short-
term (construction) traffic impacts.
Finding: The County hereby makes Finding 1 and detennines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: · This impact is considered to be Less Than
Significant due to the time of day when most construction traffic occurs and he
the relatively few trips anticipated to occur, as well as the fact that the project site
is set in close proximity to designated truck routes. The implementation of the
foUowing standard conditions will reduce this impact to Less Than Significant:
SC 6-1
SC 6-2
Prior to the start of construction for each phase of development, the
project developer shall submit a Construction Traffic Control PJan,
to be prepared by a registered traffic engineer and submitted to the
County of Orange for approval. Approval shall be required prior
to issuance of grading permits. All traffic control work for
construction shall conform to the latest editions of the State of
California Department of Transportation Manual of Traffic
Controls, Standard Plans, Standard Specifications, and Special
Provisions.
Notes indicating the need to obtain County approval of a
construction traffic routing plan/construction access plan will be
placed on the grading plan and included in the construction bid
package. If determined necessary by the Manager, Development
Services, PDSD, that a construction/grading haul road must be
established, the project developer shall indicate this on all grading
35
plans. Further, the construction bid package shall also include the
need for a construction/grading haul road.
(2) Potential Impact: The Project has a Less Than Significant impact on transit
service.
Finding: The County finds that the Project has a Less Than Significant impact
and that no mitigation measures, project design features or standard conditions are
required or recommended.
Facts in Support of Finding: Although the Project wilJ increase the demand
locally and regionally for public transportation services, as part of the ongoing
transportation planning process, OCT A will evaluate the feasibility of adding new
lines to serve the Project site. Access to bus lines are currently available on
Warner Avenue and PCH. Increased demand for transit service is seen as an
adverse but not significant short-tenn impact.
(3) Potential Impact: The Project has a Less Than Significant impact on bicycle
trails.
Finding: The County finds that the Project has a Less Than Significant impact
and that no mitigation measures, project design features or standard conditions are
required or recommended.
Facts in Support of Finding: The Project does not remove any bicycle traiJs, but
will add several new trails to the network. With the construction of these new
trails, no significant adverse impact on bicycle facilities will occur.
(4) Potential Impact: The Project has a Less Than Significant impact on Jong-
tenn operation of study area intersections, with the exception of the intersection
of PCH and Warner Avenue which is discussed below as Impact 6.1.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: With the exception of the intersection of PCH and
Warner A venue, all study area intersections are forecasted to operate at
satisfactory levels of service as a result of the implementation of the Areawide
Traffic hnprovement Program (ATIP) improvements described in PDF 6-1.
PDF6-1 ATIP Full Construction Components. Mitigation of off-site
traffic impacts for the overall Bolsa Chica project have been
identified in the Area Traffic bnprovement Program (ATIP)
contained within certified FSEIR 551 (Orange County, 1996). The
ATIP consists of improvements to be constructed and funded in
phases as described below.
36
Location
With issuance of the first to the 388th building pennits the project
is required to include implementation of the following full
construction ATIP components:
Full Construction Improvements
Pacific Coast Highway at East leg
Warner A venue
Warner A venue at Bo Isa
Chica Street 1
PDF6-2
-Add 2nd left tum land
-Add 3rd eastbound thru lane
-Extend free right tum lane
-The Pacific Coast Highway/Warner A venue
improvements were completed in 1996 by
Cal trans.
East Leg
-Add 2nd westbound left turn lane West Leg
-Add 2nd eastbound left turn lane
-With the reduced Upper Bench project, the
additions of second eastbound and westbound left
tum lanes at the Warner Avenue/Bolsa Chica Street
intersection are no longer required for cumulative
future conditions.
ATIP Fair Share Components. The project's ATIP includes both
the fuJJ construction components discussed above and the fair
share components defined by the project's ultimate traffic
contribution to cumulative roadway improvement requirements.
Issuance of the first building permit of the site includes the
project's participation in the following fair share improvements,
displayed in the Table below.
Table 4.6.D: ATIP Fair-Share Components
Location uFair Share" Improvements FSEIRSSl Brightwate
Project r Proposed
Share of Project
New Traffic
Traffic2 Sbare3
Pacific Coast Complete the improvement of PCH to its 20% 3%
1 Not required under reduced development proposal (387 units).
2 Fair share percentages based on the previous 2,500 DU project development plan as shown on page 1-11 of the
Bolsa Chica Mesa focused traffic study.
3 Project share was calculated using the ratio of the original 2,500 DU plan versus the current 388 DU plan. This
ratio was then applied to the project share of new traffic taken from the original 2,500 DU plan.
37
Location "Fair Share" Improvements FSEIR551 Brightwate
Project r Proposed
Share of Project
New Traffic
Traffic2 Sbare3
Highway: full MPAH designation as a Primary (100
Golden West Street to foot ROW) north of Warner Avenue and
Los Angeles County as a Major (120 foot ROW) south of
Line Warner A venue
Beach Boulevard at North Leg 30% 5%
Warner A venue Add 4th southbound thru lane (this
improvement is already in place)
Magnolia Street at South Leg 12% 2%
Warner A venue Add 3rd northbound thru lane East Leg
Add 4th westbound thru lane West Leg
Add 4th eastbound thru Jane
Add 2nd eastbound left thru lane2
(5) Potential Impact: The proposed project will have a significant long-term
adverse impact on traffic at the intersection of PCH and Warner Avenue. This
intersection will experience a measurable traffic contribution (based on both
County and City performance criteria) from the proposed project and is projected
to operate at LOS F.
Finding: The County makes Finding 3 that specific economic, legal, social,
technological, or other considerations, including provision of employment
opportunities for highly trained workers, make infeasible the mitigation measures
or alternatives identified in the final EIR.
Fads in Support of Finding: Without ups1zmg PCH beyond its MP AH
designation, a deficiency plan per the requirements of the Congestion
Management Plan must be prepared. SC 6-3 requires the applicant to pay its pro
rata fair share of preparing this plan. Beyond this contribution, however, no
additional feasible mitigation measures have been identified at this location
beyond the improvements that were completed during 1996 by Caltrans. This
significant impact was previously acknowledged in FSEIR 551 (Orange County,
1996), in which the PCH!Wamer Avenue intersection was projected to
experience unavoidable adverse impacts with its maximum feasible configuration.
Because of the constraints posed by the wetlands at the intersection of Warner and
PCH, Warner Avenue east of PCH cannot be improved to six Janes. The
widening of Warner A venue would also require widening of the Outer Balsa Bay
Bridge. Because of the presence of the wetlands adjacent to Warner, no feasible
mitigation measures are availab]e for this intersection other than the
improvements completed by Caltrans in 1996. The following SC is identified to
require contribution to the preparation of a deficiency plan for this intersection:
38
SC6-3
G. Air Quality
Without the upsizing of PCH beyond its MPAH designation, it will
be necessary to develop a Deficiency PJan per the requirements of
the Congestion Management Program (CMP). The CMP
recognizes that not all projected roadway system deficiencies are
avoidable through local actions and decisions. When a deficiency
is identified, however, a jurisdiction must undertake specific
actions if it is to comply with the CMP. In the case of state
highways, the California Department of Transportation (Caltrans)
has primary responsibility for preparing deficiency plans. The plan
must identify the need for isolated location or an areawide
deficiency plan, with areawide deficiency plans being the preferred
approach. The applicant shall pay its pro rata fair share of
preparing the deficiency p1an.
(l) Potential Impact: The Project has a Less Than Significant impact as it
pertains to local air quality impacts as measured by local CO hot spot analysis.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: A localized CO hot spot analysis was prepared for
the Project. Modeling of the CO hot spot analysis was based on traffic volumes
reflected in the proposed Project traffic study prepared by Urban Crossroads
(2001). The impact of CO levels was analyzed using the Air Resources Board
CALINE4 air quality model. The analysis indicated that neither state nor federal
CO standards for one hour and eight hour durations would be exceeded at the nine
intersections analyzed. Implementation of the project would not have a
significant impact on local air quality and no nearby sensitive receptors would be
affected by project-related local air quality impacts. Adherence to SC 7-4 will
help improve traffic flow in the project vicinity and help reduce local air
pollutants, including CO.
SC7-4 The proposed project shall include pedestrian pathways, bus stops,
and bikeways as required by adopted plane and programs in order
to encourage alternate forms of transportation. The proposed
project shall also incorporate measures to improve traffic flow.
Measures to reduce traffic congestion and its associated air
emissions consistent with the design of the AQMP will be
incorporated into the project. These measures include methods of
improving traffic flow and methods of stimulating alternative
fonns of transportation (i.e., bicycle routes and bus turnout lanes).
39
(2) Potential Impact: The Project has a Less Than Significant impact with
respect to its consistency with the adopted Air Quality Management Plan.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The project was determined to be consistent with
the AQMP with respect to the jobs/housing balance as it is consistent with
regional growth projections. The project will also implement SCs which reduce
traffic congestion and its associated air emissions consistent with the design of the
AQMP. With the inclusion of these measures, the Project is considered to be in
conformance with the AQMP.
SC 7-4 The proposed project shall include pedestrian pathways, bus stops,
and· bikeways as required by adopted plane and programs in order
to encourage alternate forms of transportation. The proposed
project shall also incorporate measures to improve traffic flow.
Measures to reduce traffic congestion and its associated air
emissions consistent with the design of the AQMP will be
incorporated into the project. These measures include methods of
improving traffic flow and methods of stimulating alternative
fonns of transportation (i.e., bicycle routes and bus turnout lanes).
(3) Potential Impact: The Project has a Less Than Significant impact with
respect to the potential for the release of hazardous materials in ~gitive dust.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: Because much of the area to be developed has
been used in the collection of crude oil, petroleum residue may be present in the
soil and could be disturbed during grading operations. In order to minimize this
potential impact, the Project will comply with SC 7-5 which requires a site
assessment before any construction takes place, and the remediation of soils in
areas where contamination has been identified. bnplementation of SC 7-3 will
help reduce voe emissions associated with architectural coatings to below the
SCAQMD emission threshold of 55 pounds per day of ROC/NOC and will be less
than significant.
SC 7-3 Precoated/natural colored building materials, water based or low
voe coating, and utilization of coating transfer or spray
equipment with high transfer efficiency shall be employed to
reduce emissions associated with architectural coatings that
40
SC 7-5
contain VOCs. Furthermore, the project shall comply with
SCAQMD Rule 1113, Architectural Coating, which restricts the
amount of voe allowed in architectural coating to control voe
emission in the Basin.
In larger areas of both surface and subsurface contamination, a site
assessment will be conducted before any construction takes place
at that locale.
(4) Potential Impact: Impact 7.1 Equipment Exhaust. The proposed Project
will result in potentiaJly significant short-term construction related impacts from
operation of construction equipment. Peak grading and construction emissions
will exceed SCAQMD thresholds for the criteria pollutants NOx and PMlO.
Finding: The County hereby makes Finding 1 that 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.
However, the County has determined that while the above-described impact can
be partially mitigated by the mitigation measure identified below, this impact
cannot be mitigated to a less than significant level. There are no other feasible
mitigation measures or alternatives that would reduce this impact to an acceptable
level. Therefore, the County hereby also makes Finding 3 which would require
the adoption of a Statement of Overriding Considerations as a condition of project
approval.
Facts in Support of Finding: Grading and construction activities would cause
combustion emissions from utility engines, heavy-duty construction vehicles, haul
trucks and vehicles transporting the construction crew. Based on the
methodology outlined in the SCAQMD CEQA Air Quality Handbook,
construction emissions associated with grading of the Project, will exceed the
SCAQMD daiJy thresholds for the cr:iter:ial poHutants of NOx and PMIO.
Emissions of other criteria pollutants would be below the standards. Although the
Project proposes implementation of the following standard conditions and
mitigation measures, these measures are not sufficient to reduce the emissions to
below a level of significance.
Mitigation Measure 7.1: In order to reduce short-term construction impacts
from emissions from equipment and vehicles, prior to issuance of grading
pennits, the permit applicant shaJl include the following measures on construction
plans to be monitored and reported by the contractor to the County on a monthly
basis, to the satisfaction of the Director, PFRD:
(a) Where feasible, the General Contractor shall time the
construction activities so as not to interfere with peak hour traffic
and minimize obstruction of through traffic lanes adjacent to the
site; if necessary, a flag person shall be retained to maintain safety
adjacent to existing roadways.
41
(b) The · General Contractor shall utilize electric or diesel
powered equipment in lieu of gasoline powered engines where
feasible.
( c) The General Contractor shall ensure that construction
grading plans include a statement that work crews will shut off
equipment when not in use.
( d) The Civil engineer shall include a statement on
construction grading plans requiring that all construction
equipment be tuned and maintained in accordance with the
manufacturer's specifications.
Mitigation Measure 7.3: . A construction and construction related activity
monitor satisfactory to the Director, PFRD, shall be retained by the applicant prior
to issuance of grading permit. The monitor shall monitor a11 activity on a daily
basis, keep written daily record~, and file monthly activity reports with the
Director, PFRD, for the duration of grading and infrastructure construction. The
monitor shall be employed by the applicant or the applicant's contractor. The
monitor shall report on the following strategies:
(a) Construction equipment exhaust shall be minimized by use of;
NOx control technologies, such as fuel injection timing retard for
diesel engines and air to air after cooling.
Low sulfur fuel (where available).
Well maintained equipment and proper planning to mm1m1ze
trips/use.
Log fuel use, hours of operation, and periodic maintenance.
(b) Fugitive dust shall be controlled as specified in Mitigation Measure 7.2
and SCAQMD rules and regulations.
(c) Restrict delivery of construction supplies and off-site hauling of debris to
non-peak . travel periods whenever feasible, except for concrete and
earthwork related activities.
(5) Potential Impact: Impact 7.2 Fugitive Dust. Fugitive dust em1ss1ons
associated with demolition, land clearing, exposure, vehicle and equipment travel
on unpaved roads, and cut and fill operations would exceed the SCAQMD
threshold of 150 pounds per day. Nearby sensitive receptors and workers may be
exposed to blowing dust.
Finding: The County hereby makes Finding 1 that changes or alterations have
been required in, or incorporated into, the project which avoid or substantially
42
lessen the significant environmental effect as identified in the final EIR.
However, the County has determined that whi1e the above-described impact can
be partially mitigated by the mitigation measure identified below, this impact
cannot be mitigated to a less than significant level. There are no other feasible
mitigation measures or alternatives that would reduce this impact to an acceptable
level. Therefore, the County hereby also makes Finding 3 which would require
the adoption of a Statement of Overriding Considerations as a condition of project
approval.
Facts in Support of Finding: Based upon estimates of project grading quantities
on a daily basis, and the number of equipment used for grading, the FSEIR
estimates that a total of 1,355 pounds of PMlO per day would be generated from
soil disturbance without mitigation during peak grading/construction phase. This
level of dust emission would exceed the SCAQMD threshold of 150 pounds per
day. The project will be required as a Standard Condition (SC 7-1) to comply
with SCAQMD Rules 403 and 402 concerning control of fugitive dust with best
available control measures and implementation of dust suppression techniques to
prevent fugitive dust from creating a nuisance off site. Although implementation
of these standard conditions and mitigation measure 7.2 set forth below can
reduce the fugitive dust generation by 50 to 75 percent, or approximately 338.8
. pounds per day, fugitive dust impacts would remain significant and adverse.
SC 7-1 All required actions necessary to comply with SCAQMD Rule
402, which requires that there be no off-site dust impacts sufficient
to cause a nuisance, and SCAQMD Rule 403, which restricts
visible emissions from construction, shall be implemented as a part
of the proposed project. Prior to the approval of a grading permit,
the applicant shall demonstrate to the Manager, Subdivision and
Grading, that such compliance will be achieved and that all such
actions shall be listed on each grading plan under the General
Notes Section. Additional dust suppression measures are included
in the SCAQMD's CEQA Air Quality Handbook, are also included
for implementation.
Applicable Rule 403 measures:
Apply nontoxic chemical soil stabilizers to manufacturers'
specifications, to all inactive construction areas (previously
graded areas inactive for ten days or more).
Water active sites at least two times daily. (Locations
where grading is to occur will be thoroughly watered prior
to earth moving.)
All trucks hauling dirt, sand, soil, or other loose materials
are to be covered, or should maintain at least two feet of
freeboard in accordance with the requirements of California
43
Vehicle Code (CVC) Section 23114 (freeboard means
vertical space between the top of the load and top of the
trailer).
Pave construction access roads at least 100 feet onto the
site from main road.
Traffic speeds on all unpaved roads shall be reduced to 15
mph or less.
Additional SCAQMD CEQA Air Quality Handbook Dust
Measures:
Revegetate disturbed areas as quickly as possible.
All excavating and grading operations shall be suspended
. :when wind. speeds (as instantaneous gusts) exceed 25 mph.
All streets shall be swept once a day if visible soil materials
are carried to adjacent streets (recommend water sweepers
with reclaimed water).
Install wheel washers where vehicles enter and exit
unpaved roads onto paved roads, or wash trucks and any
equipment leaving the site each trip.
Implementation of these dust suppression techniques will
reduce the fugitive dust generation (and thus the PMlO
component) by 50 to 75 percent. Implementation of the
following measures wilJ reduce short-term fugitive dust
impacts on nearby sensitive receptors.
Mitigation Measure 7.2: In order to reduce fugitive dust from construction
activities, the following shall be implemented by the applicant. The applicant ·
shaJI furnish documentation to the satisfaction of the Director, PFRD, that the
following provisions are included on the grading plans.
During clearing, grading, earthmoving, excavation, or transportation of cut
or fi1l materials, water trucks or sprinkler systems shall be used to prevent
dust from leaving the site and to create a crust after each day's activities
cease.
During construction, water trucks or sprinkler systems shall be used 4
times a day to keep all areas of vehicle movement damp enough to prevent
dust from leaving the site. At a minimum, this would include wetting
down such areas in the later morning, watering during soil placement,
after work is completed for the day, and whenever the wind exceeds 15
mph.
44
After excavation is completed, the entire area of disturbed soil shall be
treated immediately with soil bonding agents until the area is landscaped,
paved, or otherwise developed so that dust generation wj!J not occur.
Soil stockpiled for more than two weeks shall be covered, kept moist, or
treated with soil binders to prevent dust generation.
Trucks transporting soil, sand, cut or fill materials and/or construction
debris to or from the site shaJJ be tarped from the point of origin.
Wash mud-covered tires and undercarriages of trucks leaving construction
sites.
Provide for street sweeping, as needed, on adjacent roadways to remove
dirt dropped by construction vehicles or mud that would otherwise be
carried off by trucks departing the project site.
If dust is visibly generated that travels beyond the site boundaries,
clearing, grading, earth moving, or excavation activities that are
generating dust shall cease during periods of high winds (i.e., greater than
25 mph averaged over one hour) or during Stage 1 or Stage 2 episodes.
(6) Potential Impact: Potential Impact: Impact 7.3 Area and Mobile Source
Emissions. Emissions from on-site area sources alone would exceed the emission
threshold for ROC established by the SCAQMD. Emissions from project-related
mobile sources would exceed the operational thresholds for CO, ROC, and NOx
established by the SCAQMD.
Finding: The County hereby makes Finding 1 that changes or alterations have
been required in, or incorporated into, the project which avoid or substantiaJiy
lessen the significant environmental effect as identified in the final EIR.
However, the County has determined that while the above-describ.ed impact can
be partially mitigated by the mitigation measure identified below, this impact
cannot be mitigated to a Jess than significant level. There are no other feasible
mitigation measures or alternatives that would reduce this impact to an acceptable
level. Therefore, the County hereby also makes Finding 3 which would require
the adoption of a Statement of Overriding Considerations as a condition of project
approval.
Facts in Support of Findings: The proposed Project's 388 dwelling units will
consume natural gas and have other on-site energy consumption emissions
associated with fireplaces and consumer products as calculated by the
URBEMIS7G model. These area sources will generate criteria pollutant
emissions. Emissions from on-site area sources alone would exceed the emission
threshold for ROC established b the SCAQMD. (See FSEIR at 4.7-23, Table
4.7.F.) In addition, the project will generate 4,656 daily vehicular trips. Based on
the latest URBEMIS7G air quality model, emissions from project-related mobile
sources (vehicle trips) wiJI exceed the thresholds for CO, ROC, and NOx
45
established by the SCAQMD. Emissions of PMI 0 would be below SCAQMD
thresholds. SOx emissions are anticipated to be below the significance threshold
as well. Although implementation of SC 7-2 and 7-4 would help reduce long-
term operations emissions, the long-term operations emissions will remain
significant and unavoidable. To the extent, there are remaining unmitigated
impacts, the County has prepared a Statement of Overriding Considerations.
SC7-2
SC7-4
H. Noise
The project shall comply with Title 24 of the California Code of
Regulations established by the Energy Commission regarding
energy conservation standards.
The proposed project shall include pedestrian pathways, bus stops,
and bikeways as required by adopted plane and programs in order
to encourage alternate forms of transportation. Th,e proposed
project shall also incorporate measures to improve traffic flow.
Measures to reduce traffic congestion and its associated air
emissions consistent with the design of the AQMP will be
incorporated into the project. These measures include methods of
improving traffic flow and methods of stimulating alternative
fonns of transportation (i.e., bicycle routes and bus turnout lanes).
(1) Potential Impact: The proposed project has a Less Than Significant impact
on short-term construction related noise impacts.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by compliance with
standard conditions of approval. No mitigation measures were required or
recommended.
Facts in Support of Finding: Short-term construction related impacts are
generated by two sources. The first is the transport of workers and construction
equipment/materials to the project site. Although there would be relatively high
single event noise exposure potential from passing trucks which could cause
possible short-tenn intermittent annoyances, the effect on long-term ambient
noise levels would be less than significant, and is therefore considered a Less
Than Significant effect of the project. The second type of short-term noise impact
is noise related to excavation, grading and construction on the project site during
the site preparation phase of the project. Although residences adjacent to the
project site could potentially be exposed to construction noise Jevels exceeding 90
. dBA Lmax over a very short period of time when construction occurs near those
residences, construction noise would be temporary, would occur only during
daytime hours, would affect only the area directly adjacent to the active
construction site, and would not occur on Sundays and holidays. Construction
noise is regulated by the County's Noise Control Ordinance which establishes
46
hours during which construction activity can occur. Construction noise during the
allowed construction time periods is exempt from the noise level provisions of the
Noise ControJ Ordinance. Noise sources associated with construction is also
exempt from the City's Noise Ordinance. The requirements of the City's Noise
Ordinance are the same as the County's requirements. SC 8-2 requires
cornpJiance with the County's Noise Ordinance and will reduce construction noise
impacts to Less Than Significant.
SC8-2 Construction Noise (Corresponding to County of Orange Standard
Conditions of Approval N09)
A Prior to the issuance of any grading permits, the project
proponent shall produce evidence acceptable to the Manager,
Building Pennit s Services, that:
(1) All construction vehicles or equipment, fixed or
mobile, operated within 1,000' of a dwelling shall be
equipped with properly operating and maintained mufflers.
(2) All operations shall comply with Orange County
Codified Ordinance Division 6 (Noise Control).
(3) Stockpiling and/or vehicle staging areas shall be
located as far as practicable from dwellings.
B. Notations in the above format, appropriately numbered and
included with other notations on the front sheet of the project's
permitted grading plans, will be considered as adequate evidence
of compliance with this condition.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on long-term on-site operational noise.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by compliance with
standard conditions of approval. No mitigation measures were required or
recommended.
Facts in Support of Finding: The proposed project includes residential uses and
public open space uses. The proposed project includes 387 residences that are not
anticipated to generate noise levels substantially different from the surrounding
residential uses. The proposed project also includes parking areas for the
park/open space areas. These uses are not anticipated to generate noise levels
different of substantial1y greater than the ambient noise levels experienced in the
vicinity of the project. Public park parking and street parking are exempted from
the County's Noise Ordinance requirements. Compliance with SC 8-3 which
establishes maximum on-site noise requirements will ensure compatibility with
surrounding residential uses.
47
SCS-3 Consistent with County of Orange Codified Ordinance, Division 6
. (Noise Control) requirements, on-site noise shall not exceed 75
dBA for daytime and 70 dBA for nighttime at the adjacent
property line .
. (3) Potential Impact: The proposed project has a Less Than Significant impact
on long-term off-site and on-site vehicular traffic noise.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by compliance with
standard conditions of approval. No mitigation measures were required or
recommended.
Facts in Support of Finding: The Federal Highway Administration traffic noise
prediction model was used to evaluate highway traffic noise conditions in the
vicinity of the project. Both future cumulative with and without project scenarios
were analyzed. Noise levels at 50 :feet from the centerline of surface. streets in the
area were modeled. Although there would be an increase in traffic noise levels on
certain streets, such as Bolsa Chica Street, the noise level changes are due to area
growth and planned development in the City of Huntington Beach. The project's
contribution to future cumulative traffic noise levels is less than 3dBA, which is
considered Less Than Significant. Therefore, the proposed project will have a
Less Than Significant effect on traffic noise impacts to off-site sensitive uses.
With respect to on-site traffic noise impacts, the portion of the project site that is
adjacent to Los Patos Avenue and Bolsa Chica Street would not be exposed to
traffic noise exceeding the 65 dBA CNEL noise standard. Although the area
adjacent to Warner Avenue would be within the 65 dBA CNEL, there are no
residential uses proposed within 250 feet of Warner Avenue that would be
affected by or within the 65 dBA CNEL noise contour. Therefore , there are no
significant Jong-term on-site traffic noise impacts.
Compliance with SC 8-1 and 8-4 ensures that both on-site and off-site traffic
noise impacts remain Less Than Significant.
SC8-1 Residential Noise (Corresponding to County of Orange Standard
Conditions of Approval NOI)
The applicant shall sound attenuate all residential lots and
dwellings against present and projected noise (which shall be the
sum of all noise impacting the project) so that the composite
interior standard of 45 dBA CNEL for habitable rooms and a
source specific exterior standard of 65.dBA CNEL for outdoor
living areas is not exceeded. The applicant shall provide a report
prepared by a County-certified acoustical consultant, which
demonstrates that these standards will be satisfied in a manner
consistent with Zoning Code Section 7-9-137.5, as follows:
48
SC 8-4
A Prior to the recordation of a subdivision map or prior to the
issuance of grading permits, as determined by the Manager,
Building Permits Services, the applicant shall submit an
acoustical analysis report to the Manager, Building Permits
Services, for approval. The report shall describe in detail
the exterior noise environment and preliminary mitigation
measures. Acoustical design features to achieve interior
noise standards may be included in the report in which case
it may also satisfy "B" below.
B. Prior to the issuance of any building permits for residential
construction, the applicant shalJ submit an acoustical
analysis report describing the acoustical design features of
the structures required to satisfy the exterior and interior
noise standards to the Manager, Building Permits Services,
for approval along with satisfactory evidence which
indicates that the sound attenuation measures specified in
the approved acoustical report have been incorporated into
the design of the project.
C. Prior to the issuance of any building permits, the applicant
shall show alJ freestanding acoustical barriers on the
project's plot plan illustrating height, location and
construction in a manner meeting the approval of the
Manager, Building Permits Services.
All construction shall comply with Title 24 Field Sound
Transmission Class (FSTC) and Field Impact Insulation Class
(FllC) standards.
I. Biological Resources
(I) Potential Impact: The proposed project has a Less Than Significant impact
on terrestrial habitat.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: Although there will be a net loss of terrestrial
habitat this is not a significant impact. The majority of the habitat impacted
consists of 75.2 acres of ruderal and nonnative grasslands. Although 0.2 acres of
coastal bluff scrub will be impacted, this is not considered significant because the
area does not provide substantial habitat for any sensitive species on the project
site. The larger, more welJ developed areas of coastal bluff scrub wi11 be
preserved by the project. A small area (0.04 acre) of eucaplyptus will also be
49
impacted by grading. This is not considered significant because these trees are
outside of the eucalyptus ESHA and does not support and its loss would not
adversely affect raptors. The project proposes implementation of PDF 9-7 which
proposes an increase in native plant species and provides benefits to vegetation.
PDF 9-1 also ensures that construction activities will be monitored to avoid
existing habitat areas proposed for preservation.
PDF9-1
PDF9-7
Construction monitoring and maintenance requires a botanist to
monitor all grading activities, conduct preconstruction meetings
with construction contractors, provide on-site assistance to
construction personnel, and stake out perimeters of existing
habitats to be preserved. Submittal of a construction fencing and
monitoring program and appropriately scaled maps prepared by the
developer area required prior to issuance of grading permits. The
construction fencing exhibits and monitoring program shall be
reviewed and approved by the Director, PDSD prior to issuance of
grading perinits. Fueling, maintenance, and spillage requirements
and regular equipment inspection are also required. A construction
fencing and monitoring exhibit will be submitted prior to the
issuance of grading permits. The types and colors of appropriate
markers will be identified in the exhibit.
Planning Area 3A wi11 be revegetated with native plant species,
and contain constructed wetlands to improve run off water quality.
The area will function as a buffer between undisturbed areas
adjacent to the site and the project residential development. The
project applicant will consult with the Department of Fish and
Game in the selection of plant species for the constructed wetland.
Maintenance of the constructed wetland, by the Homeowners
Association, other than routine items such as removal of debris or
emergency repairs should be conducted between September 1 and
February 28 to avoid bird breeding season.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on wetlands, including the off-site lowland area.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The on-site wetlands are not directly affected by
the proposed project, but will receive project runoff through the constructed low
flow treatment wetlands which will provide a continued water supply to the
pocket wetlands area. The small seasonal wetland on the northern side of the
project site will be avoided and the surrounding area protected from disturbance
by establishment of a 100 foot buffer around the wetlands (except for the
50
southerly side which will have a 75 foot buffer). The off-site pocket lowland will
receive large storm flows from the constructed treatment wetlands which may
improve biological productivity of this area. No sensitive resources occur in this
area. In order to ensure that the increase in the number of people introduced to
the area, including the areas of environmental sensitivity, PDF 9-5 controls the
unauthorized intrusion of people into the lowland area.
PDF9-6
PDF9-7
The public access component of the proposed project will include
30 public parking spaces and a trail within PA 3A-l. The plan for
PA 3A-l includes fencing and signage to deter the public from
leaving designated trails.
Planning Area 3A will be revegetated with native plant species,
and contain constructed wetlands to improve run off water quality.
The area will function as a buffer between undisturbed areas
adjacent to the site and the project residential development. The
project applicant will consult with the Department of Fish and
Game in the selection of plant species for the constructed wetland.
Maintenance of the constructed wetland by the Homeowners
Association, other than routine items such as removal of debris or
emergency repairs, should be conducted between September 1, and
February 28 to avoid bird breeding season.
In addition, the new PDF 5-1 from Section 4.5, Water Quality, provides for a low
flow water quality treatment wetland adjacent to, and hydraulically connected to,
the pocket wetlands at the southern edge of the project area. High flows would
discharge into a constructed detention basing adjacent to the pocket wetlands and
from there drain into the isolated pocket Lowland between the Bolsa Chica Mesa
and EGGW ChaMel.
The following SCs are brought forward from Section 4.5 (Water Quality) in this
SEIR.. Very similar measures were included in Section 4. 7 (Marine/ Aquatic
Biology) ofFSEIR 551 (Orange County, 1996).
SC 5-1 Prior to the recordation of any final tract map, or issuance of
grading pennits, as deemed appropriate by the Manager,
Subdivision and Grading Services, the subdivider shall submit and
obtain approval from the Manager, Subdivision and Grading, of a
Water Quality Management Plan (WQMP) or Standard Urban
Stonn Water Mitigation Plan (SUSMP), if applicable, specifically
identifying Best Management Practices (BMPs) that will be used
on site or off site to control predictable pollutant runoff. This
WQMP or SUSMP shall identify, at a minimum, the routine,
structural and nonstructural measures consistent with the County
NPDES permit as it now exists, and any subsequent amendment
finally adopted by the Regional Water Quality Control Board
having jurisdiction that may be legally applied to the project,
51
SCS-2
which details implementation of BMPs whenever they are
applicable to a project, the assignment of Jong-term maintenance
responsibilities (specifying the developer, parcel owner,
maintenance association, Jessee, etc.); and shall reference the
location(s) of structural BMPs. Should the San Diego Regional
Water Quality Control Board's tentative order 2001-193 be
adopted, and prior to the full implementation of the Jurisdictional
URMP required thereby, the project sha11 at a minimum implement
the provisions and commitments of the proposed DAMP submitted
in September, 2000 (corresponds to Draft County of Orange
Standard Condition WQOI[August 16, 2001]).
Prior to issuance of any grading permits, the applicant shall submit
evidence to the Manager, Subdivision and Grading, that the
applicant has obtained coverage under the NPDES statewide
General Construction Activity Stormwater Permit from the State
Water Resources Control Board (corresponds to County of Orange
Standard Condition WQ04).
(3) Potential Impact: The proposed project has a Less Than Significant impact
on sensitive plant species. No federal or state threatened or endangered plant
species occur in the project area so the project will have no impact on a listed
plant species.
Finding: The County hereby makes Finding 1 and detennines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The proposed project could impact up to 12
percent of the southern tarplant community, which is a sensitive plant species.
This impact is considered Less Than Significant because of the relatively small
percentage of the overall population that will be affected and because PDF 9-2
requires replacement of the affected population.
PDF9-2 The portions of the southern tarplant population that will be lost
within the project area will be replaced on areas of the Bolsa Chica
Mesa that will be preserved. Within the current project area, only
a small portion of this population would be affected and would
require replacement. A southern tarplant replacement program
shall be prepared by the developer and submitted to the Director,
PDSD for review and approval prior to issuance of grading
pennits. The Director, PDSD shall submit the replacement
program to the California Department of Fish and Game for review
and comment prior to approval of the replacement program.
~2
Potential Impact: The proposed project has a Less Than Significant impact on
invertebrates, amphibians, reptiles and mammals.
Finding: This impact was detennined to be Less Than Significant and no
mitigation measures were required.
Facts in Support of Finding: The project will result in the loss of76.4 acres that
provide invertebrate habitat. As the project site does not support unique
invertebrate populations or sensitive invertebrate habitats, the overall impact to
invertebrates is not ·considered significant. There are no sensitive amphibians or
reptiles known to occur on the Project site. Although the project will result in the
removal of upland habitat, this is not expected to affect the continued presence of
the coyote at Bolsa Chica which plays an important role in controlling smaller,
more destructive predators, such as the red fox.
(4) Potential Impact: The proposed project has a Less Than Significant impact
on upland birds.
Finding: The County hereby makes Finding 1 and detennines that this
potentia11y significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The proposed project will result in the loss of
approximately 89.3 acres of upland foraging habitat for raptors, primarily
nonnative grasslands and disturbed upland areas. The elimination of this habitat
may reduce the size of the wintering population of raptors, e.g., red tailed hawks,
that utilize the project site, however, this is not considered a significant impact
considering the subregional context. Even with the project, there will still remain
substantial wintering habitat elsewhere in the region, and substantial foraging
habitat remains in the Bolsa Chica area. The northern harrier and burrowing owl
are ground-nesting species that could potentially occur on the project site;
however. nesting has not been documented for either species and is not likely to
occur. Both have been observed on the project site, however. Implementation of
PDF 9-5 ensures that there will be no direct effect to the burrowing owl.
PDF9-S Prior to the issuance of grading permits, and within 30 days of the
beginning of construction, surveys shall be done according to the
survey and mitigation program that has been developed by the
California Burrowing Owl Consortium. If the survey results
indicate that an active burrow is present within the project
development area, the owls shall be passively relocated according
to the consortium mitigation guidelines. Mitigation guidelines will
be implemented under County oversight and in conjunction with
the CDFG. Occupied burrows shall not be disturbed during the
nesting season, from February 1 through August 31, unless the
CDFG verifies that the birds have not begun egg-laying and
53
incubation or that the juveniles from those burrows are foraging
independently and capable of independent survival at an earlier
date. Alternative burrows shall be enhanced or created in
pennanently preserved open space, at a ratio of 1: 1. A report
indicating completion of the surveys and any necessary mitigation
shall be provided to the County Environmental and Project
Planning Division prior to the issuance of grading perinits. The
burrowing owl relocation mitigation, if the bird is present and the
mitigation is implemented, shall be implemented according t the
California Burrowing Owl Consortium mitigation guidelines under
County of Orange oversight and by coordination with the
Department of Fish and Gaine. The responsible party to ensure
compliance prior to issuance of grading permits is the Manager,
County of Orange Environmental and Project Planning Division.
(5) Potential Impact: The proposed project has a Less Than Significant impact
on lowland birds and habitats.
Finding: The County hereby makes Finding 1 and determines that this
potentiaJiy significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The proposed residential development will have
the potential to introduce domestic animals, such as dogs and cats, into the project
area which could potentially affect the adjacent lowlands, including restored
habitat areas. Birds which nest on or near the ground, such as the Belding's
savannah sparrow and western snowy plover could be subject to predation. PDF
9-3 wiJI provide a means to control the presence of domestic animals that can prey
on these birds by preparation of a plan to control the presence of invasive and/or
feral pets into wildlife areas. PDF 9-4 provides measures to reduce night lighting
and light spillage into wildlife area which will also help protect the lowland
habitat and species.
PDF 9-3
PDF9-4
In conjunction with the County Animal Control, the applicant will
devise and implement a plan to control the presence of invasive
and/or feral pets in wildlife areas. Information on the detrimental
effects of domestic cats on common and sensitive species of birds,
as well as the hazards to domestic animals, shall be supplied to
each homeowner who purchases property in the residential units.
The plan is to be approved by the County Environmental and
Project Planning Division prior to issuance of occupancy permits.
Floodlamp shielding and/or sodium bulbs will be used in
developed areas to reduce the amount of stray lighting into the
wildlife areas.
54
be approved by the County Environmental and Project Planning Division prior to
issuance of building pennits and shall include, at a minimum:
• Methods for public education, including infonnation regarding invasive
exotics that homeowners may not plant in their yards.
• A landscape plan for common areas that avoids the use of invasive exotic
species.
• A list of invasive exotic species that will not be permitted in residential
landscaping (lists A and B of the California Exotic Pest Plant Council's list of
"Exotic Pest Plants of Greatest Ecological Concern in California as of
October, 1999").
• A list of palms with persistent leaf bases that will not be permitted in
residential Jandscaping.
• An erosion control and storm runoff plan that shaJI be prepared prior to
construction (see Section 4.5.3); if straw bales are used for erosion control,
rice straw or equivalent weed free straw shall be used to prevent additional
introduction of exotic species into native habitat.
The portions of the southern tarplant population that will be lost within the project
area will be replaced Qll areas of the Bolsa Chica Mesa that will be preserved.
Within the current project area, only a small portion of this population would be
affected and would require replacement. A southern tarplant replacement
program shall be prepared by the developer and submitted to the Director, PDSD,
for review and approval prior to issuance of grading permits. The Director,
PDSD shall submit the replacement program to the California Department of Fish
and Game for review and comment prior to approval of the replacement program.
J. Aesthetics
(1) Potential Impact: The proposed project has a Less Than Significant impact
on short-term construction related visual and aesthetic impacts.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: During grading of the project site exposed pads
and slopes will be visible to surrounding residents, motorists and recreational
users. SC 10-3 ensures that the exposes areas are hydroseeded to minimize
exposure of graded areas, and requires the screening of construction activities
through the use of temporary fencing, landscaped berms, and/or landscaping.
56
SC 10-3 Prior to the issuance of any grading permit, the applicant shal1
provide evidence to Manager, Subdivision and Grading Services,
that:
a. Views of construction activities shall be shielded as
feasible by measures that can include placement of
temporary fencing, landscaped berms, and/or landscaping.
b. All graded slopes shall be completely hydroseeded and/or
landscaped within 90 days following completion of
grading.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on long-tenn impacts as it pertains to on-site visual elements as viewed from
public viewsheds such as Pacific Coast Highway, the State Ecological Reserve
and Los Patos A venue.
Finding: The County hereby makes Finding l and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: Proposed development on the project site will alter
the visual character of the area, and will be visible from different on-site and off-
site viewsheds. The fonn, scale and massing of the structures provides
consistency with that of existing residential development adjacent to the north of
the project site. PDFs 10-1 and 10-4 further insures that structural impacts are
minimized through incorporation of landscaping to minimize and naturalize the
urban appearance. PDFl0-2 requires a landscape and hardscape design along Los
Patos A venue to ensure a pleasing viewscape for pedestrian and motorists
adjacent to the project site. The project also proposes "seaside" architecture to
blend with the mature landscaping {see PDF 10-3). In order to minimize impacts
from the State Ecological Reserve, SC 10-1 ensures that obtrusive light and glare
from the project site is minimized through measures requiring the confinement of
light rays to a specific location through the use of shorter light standards and
directing lenses and/or shades. FinaJJy SC 10-2 requires that graded areas be
compatible with the adjacent existing and proposed land uses and requires a
landscaping plan for the area along Los Patos, as well as an urban edge treatment
plan for development areas adjacent to the wetlands.
PDF 10-1 A 100 foot wide buffer will be provided between the eucalyptus
ESHA and the edge of residential development, and it will be
landscaped primarily with native species within this
recreation/open space corridor, on the southern perimeter of the
project site.
57
PDF 10-2 A continuous and unbroken landscape lot will be provided along
the entire length of Los Patos A venue to match the existing
unbroken landscaped corridor and pedestrian walkway, which is
part of the adjacent Sandover project southwest of the intersection
of Bolsa Chica Street and Los Patos A venue. The vegetation will
include trees, shrubs, and groundcover as well as a meandering
sidewalk.
PDF 10-3 The project's architectural design concept is an "American Seaside
Village" theme, providing a mix of colors and textures, and
including alternating roof fonns and pitches and variations in the
design and scale of exterior elements. The project design will be
characterized by unifying architectural integrity.
PDF 10-4 The portions of the project site visible from publicly owned areas
will be softened and extensively enhanced in rich native
landscaping, incorporating the eucalyptus ESHA, and the
freshwater ponds to be created on the project site's southern
periphery, including the planting of coastal bluff scrub on the
separator slope between the upper and lower mesas.
SC 10-1 Prior to issuance of any building permits within tracts abutting
wetlands, environmentally sensitive habitats, or the residential
development setback area, the applicant shall demonstrate that alJ
exterior lighting has been designed and located so that all direct
rays are confined to the property in a manner meeting the approval
of the Manager, Building Permit Services.
SC 10-2 Prior to the issuance of each grading pennit or recordation of any
applicable tract map, whichever happens first, the applicant shall
provide the following plans subject to the approval of Manager,
PFRD/HBP Program Management and Coordination, in
consultation with the Manager, Environmental and Project
Planning Division, which indicates that graded areas will be
compatible with the adjacent existing and proposed land uses:
a. A landscaping plan with setbacks a]ong Los Patos Avenue,
including a landscaped parkway and community theme wall.
b. An urban edge treatment plan for development areas
adjacent to wetlands, which includes but is not limited to: building
height and setback limits; landscape and fuel modification
treatments; provisions for walls, fences, or berms; slope gradients
and ratios, slope drainage structures, and architectural or landscape
design themes.
58
(3) Potential Impact: Impact 10.1 Alteration of the Project Site from Public
Viewsheds. Residential development wiU permanently alter the undeveloped
appearance of the Bolsa Chica Mesa within the public viewsheds as seen from
Pacific Coast Highway near Warner A venue and Pacific Coast Highway at the
State Ecological Reserve Overlook, adjacent to Inner Bolsa Bay and along Los
Patos A venue at Bolsa Chica Street.
Finding: The County hereby makes Finding 1 that changes or alterations have
been required in, or incorporated into, the project which avoid or substantially
Jessen the significant environmental effect as identified in the final EIR through
identification and implementation of project design features and standard
conditions. However, the County has detennined that while the above-described
impact can be partially mitigated by compliance with the project design features
and standard conditions described above, this impact cannot be mitigated to a less
than significant level. There are no other feasible mitigation measures or
alternatives that would reduce this impact to an acceptable level. Therefore, the
County hereby also makes Finding 3 which would require the adoption of a
Statement of Overriding Considerations as a condition of project approval.
Facts in Support of Findings: The only way to mitigate this impact to a level of
Jess than significant is to prohibit the developer from developing the Project site.
Although landscape design, landscaping, setbacks and other architectural
elements reduce most of the visual impacts and provide for visual compatibility
with surrounding areas, no effective measure is available to fully mitigate the loss
of natural elements and undeveloped area that is currently within the public
viewshed. This is particularly the case for the views from Los Patos A venue
which is immediately adjacent to the project site. The remaining two public
viewsheds are both from Pacific Coast Highway which is over a mile away from
the proposed development and views from those vantage points will be mitigated
through the landscaping, setbacks and architectural elements of the project. To the
extent, there are remaining unmitigated impacts, the County has prepared a
Statement of Overriding Considerations.
K. Cultural Resources
(1) Potential Impact: The proposed project has a Less Than Significant impact
on ORA-83, a "historical resource" as defined in CEQA Guidelines Section
15064.5.
Finding: The County hereby makes Finding 1 and detennines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: There are six recorded archaeological sites either
on or adjacent to the project site, some of which also contain historical
components. Two of these sites, ORA-86 and ORA-144, are not located on the
59
project site and wi1l not be impacted by development. Two sites, ORA-84 and
ORA-288 are both considered to be "destroyed" by prior site disturbance. Data
recovery work has been completed for ORA-85. Only one archaeological
resource for which data recovery programs has not been completed will be
affected by project implementation. That site is ORA-83 which has been
determined to be eligible for listing on the National Register of Historic Places
and is considered a "historical resource" as that term is defined in CEQA
Guidelines Section 15064.5 Implementation of the proposed project wiU result in
impacts to this archaeological site through development of the site for residential
uses. Implementation of the following project design features and standard
conditions wiJI ensure that project impacts to ORA-83 will not create a significant
impact. These measures include implementation and completion of a data
recovery program and controlled grading operations consistent with an issued
coastal development permit for archaeological resource excavations. PDF 11-1
requires completion of a research design to guide the analysis of cultural materials
recovered through the data recovery and construction monitoring work. PDF 11-2
requires implementation of the data recovery program as overseen by a team of
peer reviewers and qualified Native American monitors. PDF 11-3, 11-4 and SC
11-1 require that the project archaeoJogist conduct a controlled grading program
prior to site grading for development and establish procedures for archaeological
resource surveillance prior to site grading. Because Native American human
remains have been recovered on this site, PDF 11-5 requires compliance with an
existing reburial agreement. In conclusion, with implementation of all of these
measures, the impacts to archaeologicaJ resources are detennined to be reduced to
a level of Less Than Significant.
PDF 11-1
PDF 11-2
The research design for recovered material analysis for the Bolsa
Chica Region currently in preparation shall be completed. The
research design shall contain a discussion of important research
topics for recovered material analysis that can be addressed
employing data from the Bolsa Chica sites. The research design
shall be reviewed by at Jeast three qualified archaeologists as
required by the California Coastal Commission Guidelines.
A data recovery program shall be implemented and completed for
important or unique archaeological resources in areas proposed for
urban development on Bo1sa Chica Mesa and for proposed urban
development and wetJands restoration. The scope of work for the
data recovery excavations shall be determined by the project
archaeologist and reviewed and approved by the three qualified
peer reviewer archaeologists established pursuant to CCC permit
conditions. The data recovery excavations shalJ be completed
prior to issuance of a grading permit and shall be monitored by a
qualified Native American. The data recovery program shall be
considered complete when the peer review group concludes that
the data recovery excavations have been completed in accordance
with its approved scope of work. Once data recovery excavations
60
have been completed, a report of the data recovery program shall
be prepared by the project archaeologist and reviewed by the peer
review team, and submitted to appropriate governmental and
academic institutions. Data recovery investigations. testing,
analysis, arid reports shall be completed at the Applicant's
expense.
PDF 11-3 For ORA-83, prior to any grading activity at this site, a controlled
grading program shall be conducted by the project archaeologist in
the field area to recover any cogged stones or other important
artifacts that may remain in this disturbed portion of the site. The
controlled grading program shall be monitored by a qualified
Native American.
PDF 11-4 In addition to compliance with the standard condition set forth
below, which requires that a County certified archaeologist be
retained to establish procedures for archaeological resource
surveillance prior to grading and to monitor grading within 500
feet of all recorded archaeological sites, the project applicant shall
also retain a qualified Native American to monitor all grading
activities monitored by the County certified archaeologist on Bolsa
Chica Mesa.
PDF 11-5 A reburial agreement has been executed between the project
applicant and the Juaneno Band of Mission Indians regarding the
treatment and disposition of prehistoric Native American human
remains discovered at ORA-83, and recommendations on the
treatment and disposition of the human remains have been
obtained from the other most likely descendants. If any additional
prehistoric human remains are discovered on the Bolsa Chica
Mesa, this agreement shal1 be extended to cover the treatment and
disposition of those remains.
SC 11-1 Prior to the issuance of any grading permit, the applicant shall
provide written evidence to the Manager, Subdivision and Grading,
that applicant has retained a County certified archaeologist, to
observe grading activities and salvage and catalog archaeological
resources as necessary. The archaeologist shall be present at the
pregrade conference, sha11 establish procedures for archaeological
resource surveil1ance, and shaJI establish, in cooperation with the
applicant, procedures for temporarily halting or redirecting work to
permit the sampling, identification, and evaluation of the artifacts
as appropriate. If the archaeological resources are found to be
significant, the archaeological observer shall determine appropriate
actions, in cooperation with the project applicant, for exploration
and/or salvage.
~1
Prior to the release of the grading bond, the applicant shaJJ obtain
approval of the archaeologist's follow-up report from the Manager,
HBP/CoastaJ and Historical Facilities. The report shall include the
period of inspection, an analysis of any artifacts found, and the
present repository of the artifacts. Applicant shall prepare
excavated material to the point of identification. Applicant shall
offer excavated finds for curatorial purposes to the County of
Orange, or its designee, on a first refusal basis. These actions, as
well as final mitigation and disposition of the resources, shall be
subject to the approval of the Manager, HBP/Coastal and
Historical Facilities. Applicant shall pay curatorial fees if an
applicable fee program has been adopted by the Board of
Supervisors, and such fee program is in effect at the time of
presentation of the materials to the County of Orange or its
designee, all in a manner meeting the approval of the Manager,
HBP/Coastal and Historical Facilities.
L. Paleontological Resources
(1) Potential Impact: The proposed project has a Less Than Significant impact
on paleontological resources.
Finding: The County hereby makes Finding l and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: To date, no paleontological resources have been
recorded on the project site, however, important resources such as main terraces
and Quaternary deposits have been identified in nearby areas, therefore grading
operations have the potential to disturb paleontological resources. Compliance
with the County's standard conditions identified below ensures that prior to
grading activities, a qualified paleontologist has been retained to conduct a
literature review and field survey, a pre-grade salvage operation, and to monitor
grading operations. Compliance with these measures will reduce this potentially
impact to Less Than Significant.
SC 12-1 Prior to the issuance of any grading permit, the applicant shall
obtain approval from the Manager, HBP/Coastal and Historical
Facilities of a report on a literature and records search and field
survey of the project site. The applicant shalJ retain a County-
certified paleontologist to complete the literature and records
search for recorded sites and previous surveys. The paleontologist
shall conduct a field survey unless the entire proposed project site
has been documented as previously surveyed in a manner which
meets the approval of the Manager, HBP/Coastal and Historical
Facilities. The applicant shall implement the mitigation measures
62
SC 12-2
SC 12-3
in the report in a manner meeting the approval of the Manager,
HBP/Coastal and Historical Facilities.
This SC corresponds to County of Orange Standard Condition
A05 (County of Orange, 2000).
Prior to the issuance of any grading permit, the project applicant
shall obtain approval from Manager, HBP/Coasta) and Historical
Facilities of a report of the pre-grade paleontological salvage
operation. The applicant shall . retain a County-certified
paleontologist to conduct pre-grade salvage excavation and prepare
a report of the exposed resources. The report shall include
methodology, an analysis of artifacts found, a catalogue of
artifacts, and their present repository. Applicant shall prepare
excavated materials to the point of identification. The applicant
shall offer· excavated finds for curatorial purposes t~ .the C:qunty of
Orange, or its designee, on a first refusal basis. --Applicant shall
pay curatorial fees if an applicable fee program has been adopted
by the Board of Supervisors, and such fee program is in effect at
the time of presentation of the materials to the County of Orange or
its designee, all in a manner meeting the approval of the Manager,
HBP/Coastal and Historical Facilities.
This SC corresponds to County of Orange Standard Condition
·A06 (County of Orange, 2000).
Prior to the issuance of any grading permit, the project applicant
shall provide written evidence to the Manager, Subdivision and
Grading, that applicant has retained a County certified
paleontologist to observe grading activities and salvage and
catalogue fossils as necessary. The paleontologist shall be present
at the pre-grade conference, shall establish procedures for
paleontological resource surveillance, and shall establish, in
cooperation with the applicant, procedures for temporarily halting
or redirecting work to permit sampling, identification, and
evaluation of the fossils. If the paleontological resources are found
to be significant, the paleontologist shall detennine appropriate
actions, in cooperation with the applicant, which ensure proper
exploration and/or salvage.
Prior to the release of the grading bond the applicant shall submit
the paleontologist's follow up report for approval by the Manager,
HBP/Coastal and Historical Facilities. The report shall include the
period of inspection, a catalogue and analysis of the fossils found,
and the present repository of the fossils. Applicant shall prepare
excavated material to the point of identification. The applicant
shall offer excavated finds for curatorial purposes to the County of
63
M. Recreation
Orange, or its designee, on a first refusal basis. These actions, as
well as final mitigation and disposition of the resources, shall be
subject to approval by the HBP/Coastal and Historical Facilities.
Applicant shaJI pay curatorial fees if an applicable fee program has
been adopted by the Board of Supervisors, and such fee program is
in effect at the time of presentation of the materials to the County
of Orange or its designee, all in a manner meeting the approval of
the Manager, HBP/Coastal and Historical Facilities.
This SC corresponds to County of Orange Standard Condition
A07 (County of Orange, 2000).
(1) Potential Impact: The proposed project has a Less Than Significant impact
on local park requirements.
Finding: The County determines that this potentially significant impact is Less ·
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The County Local Park Code requirement for the
proposed project is approximately 2. 7 net acres of local parks. The proposed
project provides 3.3 net acres of private, usable park land. Since this is private
land, part of' the publicly accessible open space in PlaJUling Area 3A-l will also
be applied to meet local park requirements. The park requirements of the City of
Huntington Beach will be satisfied through the payment of in lieu fees since the
project only generates approximately 25 new residents in the City.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on County of City regional recreation areas or facilities.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: As a result of new residents from the proposed
project, Bo1sa Chica State Beach could experience greater use, however, this
increased use is considered insignificant in light of the amount of available beach
space at Bolsa Chica State Beach and surrounding beaches. Future residents can
also be expected to use the Harriett Weider Regional Park, however, the project
provides substantial additional passive and active recreational acreage, including
dedication of additional land to the Regional Park. Finally, while privately owned
and maintained, the project provides new facilities that are not available today and
public access to open space areas not currently accessible today. Implementation
of PDFs 13-1 and 13-2, and SCs 13-1 and 13-2 ensure that this potential impact is
reduced to Less Than Significant.
64
PDF 13-1
PDF 13-2
SC 13-1
SC 13-2
Planning Area 3A-1 on the perimeter of the Brightwater project is
a 23 acre passive recreational area containing open space,
pedestrian trails and 30 public parking spaces.
Development Area 7-1 (2.5 acres) will have a private recreation
center composed of swimming pools, and community park built by
the applicant and maintained by the Homeowners Association.
A. Prior to the recordation of an applicable subdivision map
that creates building sites, the subdivider shall make an irrevocable
offer to dedicate an easement over Lot(s) AC, AE, Z for private
local park purposes to the County of Orange in a form approved by
the Manager, Real Property, in consultation with the Manager,
Current Planning Services. The subdivider shall not grant any
other easement over the private park easement that is inconsistent
with the local park uses, unless that easement is made subordinate
to said local park easement in a manner meeting the approval of
the Manager, Real Property in consultation with the Manager,
Current Planning Services.
B. Prior to recordation of an applicable final subdivision map,
the subdivider shall submit a preliminary concept plan of the
proposed private recreation facilities to the Manager, Current
Planning Services, for review and approval.
Prior to the issuance of a grading permit, the applicant shaJl submit
an irrevocable offer of dedication to the Manager HB&P for land
within the Harriet Wieder Regional Park.
(3) Potential Impact: The proposed project has a Less Than Significant impact
on County or City trail plans, parks and recreational facilities.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The project will construct Class II bike lanes
within the project site which will connect with existing Class II trails along
Warner Avenue and Bolsa Chica Street. A possible future connection to the
proposed regional bike trail planned to parallel the EGGW Flood Control Channel
will be detennined when that trail alignment is established. Since future bike
trails will c01mect to existing Class II trails on the County and City General Plans,
and wilJ not result in modification of those trails or adversely impact continued
use and development of the trail system, the project is consistent with the General
Plan and has no impact on trails, parks or recreational facilities.
65
N. Hazards and Hazardous Substances
(1) Potential Impact: The proposed project has a Less Than Significant impact
on creating a substantial risk of an explosion or a fire that poses a substantial
threat to human safety.
Finding: The County hereby makes Finding I and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions.
Facts in Support of Finding: Although· the project site current contains
petroleum facilities that are no longer in active use, once the site is developed, aJl
of the identified and any additional hazardous substances and/or petroleum
facilities that are encountered will be removed pursuant to PDF 14-1. The
proposed project is a residential development that will not store large quantities of
flammable or explosive materials. Although the site is in a wildland fire risk area,
the landscaping plan for the project calls for the removal of nonnative vegetation.
SC 14-2 address the need for fuel modification for the project. Finally, the 14
inch Southern California Edison gas line that extends from the Bolsa Chica
Street/Los Patos intersection onto the future extension of Bolsa Chica Street onto
the project site will be relocated from its current depth of three feet below ground
surface to a depth of ten feet below ground surface. This relocation will be
undertaken by SCE.
PDF 14-1
SC 14-2
A Grading Mitigation Plan will be developed by the applicant for
each area prior to initiation of grading activities. The Grading
Mitigation Plan will include the locations of all on-site abandoned
oil wells and pipelines. The Grading Mitigation Plan will include a
pJan for remediation if contaminated soil is encountered during the
grading or site development activities. The Grading Mitigation
Plan wiIJ also provide details of the steps to be taken if unexpected
conditions are encountered during grading or site development,
such as additional pipelines or abandoned weJls.
A fuel modification plan will be developed in accordance with the
Orange County Fire Authority (OCF A) requirements.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on creating a substantial risk of the release of hazardous substances or petroleum
products that would cause significant degradation of the environment.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions
Facts in Support of Findings: The findings of the phase II environmental site
assessment concluded that on-site areas of concern identified in previous
environmental assessments were determined not to pose a significant threat to the
66
envirorunent and no further action was required. PDF 14-1 requires
implementation of the Grading Mitigation Plan developed for the site that
identifies the plan for cleaning up contamination in the event contaminated soils
are encountered during grading. The potential for hazardous spills during
construction will be addressed through preparation of and compliance with a
Stormwater Pollution Prevention Plan and applicable best management practices.
The implementation of PDF 14-1, SC 5-2, SC 14-1 and SC 14-3 address the
potential for hazardous substances release and minimize this impact to a level of
Less Than Significant.
PDF 14-1
SC 14-1
SC 14-3
SC 5-2
A Grading Mitigation Plan will be developed by the applicant for
each area prior to initiation of grading activities. The Grading
Mitigation Plan will include the locations of all on-site abandoned
oil welJs and pipelines. The Grading Mitigation Plan will include a
plan for remediation if contaminated soil is encountered during the
grading or site development activities. The Grading Mitigation
Plan will also provide details of the steps to be taken if unexpected
conditions are encountered during grading or site development,
such as additional pipelines or abandoned wells.
Consultation with local and/or State regulatory agencies will be
conducted if .oil facilities or contaminated soils are encountered
during project grading activities (refer to PDF 14-1).
The two abandoned oil wells located within the residential
development (Figure 4.14.1) will be reabandoned in accordance
with established State Division of Oil, Gas, and Geothermal
Resources (DOGGR), and OCF A standards. Any wells located
beneath a dwelling or within ten feet of a dwelling will be vented
in accordance with DOGGR and OCFA standards.
Prior to issuance of any grading pennits, the applicant shall submit
evidence to the Manager, Subdivision and Grading, that the
applicant has obtained coverage under the NPDES statewide
General Construction Activity Stonnwater Permit from the State
Water Resources Control Board (corresponds to County of Orange
Standard Condition WQ04).
(3) Potential Impact: The proposed project has a Less Than Significant impact
on creating a substantial threat to human health through exposure of the public to
hazardous substances or petroleum products.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions
67
Facts in Support of Findings: PDF 14-1 and SC 14-1 provide measures to
prevent exposure to hazardous substances and petroleum products and procedures
to follow in case these items are encountered during grading. The proposed
project does not provide a significant new source of hazardous substances and
petroleum products use, storage or disposal. PDF 5-4 describes the proposed
public awareness program for future homeowners which includes the proper use
and disposal of household hazardous wastes, such as pesticides and fertilizers .
. Implementation of these measures reduces this impact to Less Than Significant.
PDF 14-1
SC 14-1
PDFS-4
A Grading Mitigation Plan will be developed by the applicant for
each area prior to initiation of grading activities. The Grading
Mitigation Plan will include the locations of all on-site abandoned
oil wells and pipelines. The Grading Mitigation Plan wiJI include a
plan for remediation if contaminated soil is encountered during the
grading or site development activities. The Grading Mitigation
Plan will also provide details of the steps to be taken if unexpected
conditions are encountered during grading or site development,
such as additional pipelines or abandoned wells.
Consultation with local and/or State regulatory agencies will be
conducted if oil facilities or contaminated soils are encountered
during project grading activities (refer to PDF 14-1 ).
A public awareness program will be developed concerning water
quality for future homeowners. The program will emphasize the
proper use of irrigation, fertilizers, and pesticides by homeowners
and landscape contractors. The program will be implemented by
the HOA, as outlined in the WQMP.
O. Public Services and Utilities
(l) Potential Impact: The proposed project has a Less Than Significant impact
on police services.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: Implementation of the project poses no impact on
police services. The Orange County Sheriff-Coroner can serve the project site
from units assigned to Sunset Beach with back ups from Rossmoor, Midway City
and the Stanton Substation. The response times can alJ be met by Sheriff patrol in
the area. The City portion of the site can be served from the City Police
Department from its central facility. As such, the project does not have a
significant impact on police services.
(2) Potential Impact: The proposed project has a Less Than Significant impact
on fire protection within the City of Huntington Beach.
68
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of. approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: Standard response times for the City can be met in
providing fire protection for the City portion of the proposed project. PDF 15-2
requires the installation of fire sprinklers within the residential units. PDF 15-3
requires implementation of a fuel modification plan which minimizes the risk of
wildJand fires. SC 15-1 through SC 15-5 provide detai1ed on-site requirements to
ensure that fire protection services can be effectively provided.
PDFIS-2
PDF 15-3
SC 15-1
SC 15-2
Fire sprinklers wi11 be instaJled in each habitable structure within
the proposed project.
A fuel modification plan shall be implemented for that portion of
the project adjacent to natural open spaces which present a
wildland fire risk. Such plan shall be developed by the developer
and submitted for review and approval by the Orange County Fire
Authority prior to issuance of building permits. The plan shall be
implemented prior to issuance of occupancy permits.
Fire Hydrants (note: This SC corresponds to County of Orange
Standard Condition EPOl [County of Orange, 2000]).
Prior to the issuance of any grading permit, the applicant shall
submit a fire hydrant location pJan for review and approval of the
Fire Chief.
Prior to the issuance of a building permit, the applicant shall
submit to the Fire Chief evidence of the on-site fire hydrant system
and shall indicate whether it is public or private. If the system is
private, the system shall be reviewed and approved by the Fire
Chief prior to issuance of the building permit. Provisions shall be
made by the applicant for the repair and maintenance of the
system, in a manner meeting the approval of the Fire Chief.
Prior to the issuance of any certificate of use and occupancy, all
fire hydrants shall have a blue reflective pavement marker
indicating the fire hydrant location on the street or drive per the
Orange County Fire Authority Standard, as approved by the Fire
Chief. These markers are to be maintained in good condition by
the property owner.
Water Availability (note: This SC corresponds to the County qf
Orange Standard Condition FP02 [County of Orange, 2000]).
69
SC 15-3
SC 15-4
Prior to the issuance of a building permit, the applicant shall
provide evidence of adequate fire flow. The Orange County Fire
Authority Water Availability for Fire Protection form shall be
signed by the applicable water district and submitted for approval
. to the Orange County Fire Authority. If sufficient water to meet
fire flow requirements is not available, an automatic fire
extinguishing system may be required in each structure affected by
the insufficient fire flow.
Fire Access Roads (note: This SC corresponds to County of
Orange Standard Condition FP04 [County of Orange, 2000]).
Prior to recordation of a subdivision map, the applicant shall
obtain approval of the Fire Chief for all fire protection access
easements and shall dedicate them to the County.
Prior to issuance of any grading permits, the applicant shall submit
and obtain approval of plans for all roads, streets and courts, public
or private, from the Fire Chief in consultation with the Manager,
Subdivision and Grading Services. The plans shall include the
plan view and sectional view, and shall indicate the grade and
width of the street or court measured flow line to flow line. All
proposed fire apparatus turnarounds shall be clearly marked when
a dead-end street exceeds 150 feet or when otheiwise required.
Applicable CC&Rs, or other approved documents, shall contain
provisions that prohibit obstructions such as speed bumps/humps,
control gates, or other modifications within said easement without
prior approval of the Fire Chief.
A note shall be placed on the fire protection access easement p1an
indicating that all street/road signs shall be designed and
maintained to be either internally or extema11y ilJuminated in a
manner meeting the approval of the Fire Chief.
Street Markings (note: This SC corresponds to County of Orange
Standard Condition FPOS [County of Orange, 2000J).
Prior to the issuance of a building permit, the applicant sha11
submit plans and obtain approval from the Fire Chief for fire lanes
on required fire access roads less than 36 feet in width. The plans
shall indicate the locations of red curbing and signage. A drawing
of the proposed signage with the height, stroke, and color of
lettering and the contrasting background color shall be submitted
to and approved by the Fire Chief.
Prior to issuance of any certificate of use and occupancy, the fire
lanes shall be installed in accordance with the approved fire lane
70
SC 15-5
plan in a manner meeting the approval of the Fire Chief. The
CC&Rs, or other approved documents, shall contain a fire lane
map and provisions that prohibit parking in the fire Janes. The
method of enforcement shall be documented.
Traffic Signal Preemption Devices (note: This SC corresponds to
County of Orange Standard Condition FP06 [County of Orange,
2000]).
Prior to the recordation of the applicable subdivision map, as
determined by the Fire Chief in consultation with the Manager,
Subdivision and Grading Services, the subdivider shall enter into
an agreement with the County for the installation of traffic signal
preemption equipment for the surrounding controlled intersections.
Said agreement shall be accompanied by financial security.
(3) Potential Impact: The proposed project has a Less Than Significant impact
on energy.
Finding: The County hereby makes Finding 1 and determines that this
potentially significant impact is Less Than Significant by the implementation of
project design features and standard conditions of approval. No mitigation
measures were required or recommended.
Facts in Support of Finding: The proposed project's average annual
consumption of electrical energy is 2,177,456 KWh per year. Although
California has recently experienced a disruption in its electrical energy supply as a
result of the restructuring of the utility industry, the actual national and regional
supply of energy is not at issue. Rather, the issue is one of supply and demand
economics and the current strategy of purchasing long-term contracts for power.
The energy "crisis" experienced in winter 2000 has changed recently due to long-
term contracts ensuring a more constant supply of electricity, successful
conservation programs and conservation at the household level. In addition, the
State is also initiating a number steps to avert a future crisis, including
accelerating the approval and licensing of additional in-state power plants. The
relative impact of the project on regional electrical energy supplies will remain
below the level of significance regardless of the cost of electrical energy. The
project's demand on natural gas supplies can be provided by the extension of
existing facilities in the area to the project site, thus the project's impact on
natural gas in not considered significant. PDF 15-1 requires incorporation of
energy-saving measures for energy and water conservation.
PDF 15-1 Application of Title 24 of the California Code of Regulations wilJ
ensure the use of design standards that wi11 maximize conservation
of energy and water resources.
71
(4) Potential Impact: The proposed project has a Less Than Significant impact
on schools.
Finding: The County determines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The project will generate approximately 77
students for the Huntington Beach Union High School District and 155 students
for the Ocean View School District. State legislation establishes the maximum
statutory development fee that can be assessed by school districts on new
development to offset the project's impacts on school facilities. In letters from
the Huntington Beach Union High Schoo] District, the District indicated that these
fees will address the needs generated by the project. The Ocean View School
District has identified additional facility needs including a new portable classroom
at Mesa View Middle School and a new elementary school to accommodate the
students generated by. the project. However, as with the High School District,
statutory fee ]imitations establish the maximum amount of fees assessed on new
development. Although Ocean View School District has identified capacity
needs, the District also has a number of facilities that are currently being leased or
otherwise used for non-teaching purposes. If consideration were given to utilizing
the District's existing facilities, student generation from the project could be
accommodated without constructing new facilities. Because the elementary and
middle schoo] needs can be accommodated through use of existing facilities,
and/or through the application of the State-mandated school fees to address
feasibility needs, this impact was determined to be less than significant.
(5) Potential Impact: The proposed project has a Less Than Significant impact
on water and wastewater impacts.
Finding: The County detennines that this potentiaJly significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The Southern California Water System will own,
operate and maintain the entire domestic water distribution system for the project.
The estimated water use for the project is 200,880 gallons per day. Domestic
water for the project wilJ be stored in an underground, 2 million gallon reservoir
that will be constructed as part of the project. The sews has indicated that it has
sufficient supplies to meet the project's need for potable water. Therefore, this
impact is Less Than Significant.
The landowner will construct all of the on-site wastewater facilities, and once
constructed, the facilities will be owned, operated and maintained by sews.
Wastewater wiJI flow into existing trunk sewer lines in Los Patos Avenue. The
project site also includes a 15 inch sewer feed line into an existing 21 inch trunk
sewer in Bolsa Chica Street. The project will be annexed into the County
72
Sanitation District of Orange County which has indicated that its facilities have
the capacity to service the project.
(6) Potential Impact: The proposed project has a Less Than Significant impact
on solid waste refuse disposal capacity.
Finding: The County detennines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: The project waste generation is estimated to be
20,646 pounds per day. With State-mandated recycling programs, approximately
11,383 pounds of solid waste per day would be disposed of at area landfills. The
County of Orange owns and operates three active landfills. The Linda Alpha
Landfill is the facility closest to the project and will likely be the receiving waste
facility. The Orange County landfill system has capacity in excess of IS years,
and therefore, it may ·be assumed that adequate capacity for the project is
available for the foreseeable future.
(7) Potential Impact: The proposed project has a Less Than Significant impact
on telephone and cable service.
Finding: The County detennines that this potentially significant impact is Less
Than Significant and that no project design features, standard conditions of
approval, or mitigation measures were required or recommended.
Facts in Support of Finding: Verizon Telephone Company and Time Warner
Cable have indicated that service for the project can be provided with no
significant adverse impact to their systems.
(8) Potential Impact: Impact 15-1 Emergency Medical and Fire Services.
The nearest paramedic van is located at Station 48 in Seal Beach, and from that
station, the paramedic response time to the Project site is 15 minutes. Although
the nearest fire station is located in Sunset Beach, the County Fire Authority
estimates that standard response times may be exceeded. Implementation of the
project will result in emergencies and fire service needs that are beyond the
current response capabilities of the Orange County Fire Authority.
Finding: The County hereby makes Finding 1 and detennines that this
potentia11y significant impact is Less Than Significant through implementation of
the project design features, standard conditions of approval, and mitigation
measures described below.
Facts in Support of Finding: The potentially significant impacts regarding fire
and emergency medical services can be reduced to a level of Less Than
Significant by implementation of the fo11owing project design features, standard
conditions and mitigation measures.
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PDF 15-2 requires the installation of fire sprinklers within the residential units.
PDF 15-3 requires implementation of a fuel modification plan which minimizes
the risk of wildland fires. SC 15-1 through SC 15-5 provide detailed on-site
requirements to ensure that fire protection services can be effectively provided.
PDF 15-2
PDF lS-3
SC 15-1
SC 15-2
Fire sprinklers will be installed in each habitable structure within
the proposed project.
A fuel modification plan shall be implemented for that portion of
the project adjacent to natural open spaces which present a
wildland fire risk. Such plan shall be developed by the developer
and submitted for review and approval by the Orange County Fire
Authority prior to issuance of building permits. The plan shall be
implemented prior to issuance of occupancy permits.
Fire Hydrants (note: Tfil.s SC corresponds to County of Orange
Standard Condition FPOl [County of Orange, 2000]). ·
Prior to the issuance of any grading permit, the applicant shall
submit a fire hydrant location plan for review and approval of the
Fire Chief.
Prior to the issuance of a building permit, the applicant shall ·
submit to the Fire Chief evidence of the on-site fire hydrant system
and shalJ indicate whether it is public or private. If the system is
private, the system shal1 be reviewed and approved by the Fire
Chief prior to issuance of the building permit. Provisions shall be
made by the applicant for the repair and maintenance of the
system, in a manner meeting the approval of the Fire Chief.
Prior to the issuance of any certificate of use and occupancy, all
fire hydrants shall have a blue reflective pavement mar).cer
indicating the fire hydrant location on the street or drive per the
Orange County Fire Authority Standard, as approved by the Fire
Chief. These markers are to be maintained in good condition by
the property owner.
Water Availability (note: This SC corresponds to the County of
Orange Standard Condition FP02 [County of Orange, 2000]).
Prior to the issuance of a building permit, the applicant shall
provide evidence of adequate fire flow. The Orange County Fire
Authority Water Availability for Fire Protection form shall be
signed by the applicable water district and submitted for approval
to the Orange County Fire Authority. If sufficient water to meet
fire flow requirements is not available, an automatic fire
extinguishing system may be required in each structure affected by
the insufficient fire flow.
74
SC 15-3
SC 15-4
SC 15-5
Fire Access Roads (note: This SC corresponds to County of
Orange Standard Condition FP04 [County of Orange, 2000]).
Prior to recordation of a subdivision map, the applicant shaU obtain
approval of the Fire Chief for all fire protection access easements
and shall dedicate them to the County.
Prior to issuance of any grading pennits, the applicant shaJJ submit
and obtain approval of plans for alJ roads, streets and courts, public
or private, from the Fire Chief in consultation with the Manager,
Subdivision and Grading Services. The plans shall include the
plan view and sectional view, and shall indicate the grade and
width of the street or court measured flow line to flow line. All
proposed fire apparatus turnarounds shall be clearly marked when
a dead-end sf!eet exceeds 150 feet or when otherwise required.
Applicable CC&Rs, or other approved documents, shall contain
provisions that prohibit obstructions such as speed bumps/humps,
control gates, or other modifications within said easement without
prior approval of the Fire Chief.
A note shall be placed on the fire protection access easement plan
indicating that all street/road signs shall be designed and
maintained to be either intemalJy or extema1Iy iJiuminated in a
manner meeting the approval of the Fire Chief.
Street Markings (note: This SC corresponds to County of Orange
Standard Condition FPOS (County of Orange, 2000]).
Prior to the issuance of a building permit, the applicant shall
submit plans and obtain approval from the Fire Chief for fire lanes
on required fire access roads less than 36 feet in width. The plans
shall indicate the locations of red curbing and signage. A drawing
of the proposed signage with the height, stroke, and color of
lettering and the contrasting background color shall be submitted
to and approved by the Fire Chief
Prior to issuance of any certificate of use and occupancy, the fire
Janes shall be installed in accordance with the approved fire Jane
plan in a manner meeting the approval of the Fire Chief. The
CC&Rs, or other approved documents, shall contain a fire lane
map and provisions that prohibit parking in the fire lanes. The
method of enforcement shall be documented.
Traffic Signal Preemption Devices (note: This SC corresponds to
County of Orange Standard Condition FP06 [County of Orange,
2000]).
75
Prior to the recordation of the applicable subdivision map, as
detennined by the Fire Chief in consultation with the Manager,
Subdivision and Grading Services, the subdivider shall enter into
an agreement with the County for the installation of traffic signal
preemption equipment for the surrounding controlled intersections.
Said agreement shall be accompanied by financial security.
Mitigation Measure 15.1: Prior to the recordation of any subdivision map
(except for finance and conveyance pwposes), the applicant shall provide
evidence to the County that adequate provisions have been made to provide fire
protection and emergency medical services to the project area. The evidence can
be either of the following:
1) The app1icant shall enter into and execute. a Secured Fire Protection
Agreement with the County and contribute fair share financial resources in an
amount detennined by OCF A; or
2) . The applicant shall design, build, equip, and otherwise fund new fire
service facilities and equipment to serve this project in an amount determined by
OCFA. .
6. FINDINGS REGARDING ALTERNATIVES
The FSEIR identified seven alternatives as follows:
(1) Biodiversity Park Alternative
(2) No Project/Existing General Plan Alternative
(3) No Project/No Development Alternative
(4) Alternative Site Alternative
(5) Very Low Density Residential Alternative
(6) Proposed Project with Perimeter Road Alternative
(7) Drainage Design Alternative
The County's findings and facts in support of findings with respect to each of the
alternatives considered are provided below:
1. Biodiversity Park Alternative
Description: This alternative proposes that the entire Bolsa Chica property be used for
conservation purposes, with passive recreation uses, native habitat restoration, and
environmental education opportunities. The project site would be designated as a conservation
area under this alternative and would be the subject of a comprehensive native habitat restoration
76
program subject to funding availability. The upland habitat restoration areas would include
native grasslands, coastal bluff scrub communities, and dune scrub communities.
. Environmental Effects: This alternative would result in minimal environmental impacts
and some environmental benefits. This alternative would create a significant impact with respect
to traffic but this impact can be mitigated to a level of insignificance. It should be noted,
however, that even under this alternative, the intersection at Warner Avenue and Pacific Coast
Highway is projected to operate at unacceptable LOS conditions in the future and no feasible
mitigation measures have been identified to aJleviate that condition. There would be some
impacts to the topography and on short-tenn erosion and shorMerm air quality due to the grading
required for ingress and egress and the minor development of structures.
This alternative would avoid or substantiaJly reduce the following impacts of the project:
• The intersection of PCH and Warner, which is subject to significant and
unavoidable impacts even without the project, would remain impacted but
this alternative would contribute fewer vehicle trips to this intersection than
the proposed project.
• Long term cumulative air quality impacts due to vehicle emissions would be
reduced to Jess than significant levels.
• Cumulative emissions of NOx, ozone, CO would be reduced to less than
significant levels.
• Changes to the viewshed of Balsa Chica Mesa from PCH in the vicinity of
Warner Avenue and changes to the viewshed from Los Patos Avenue would
be avoided.
Ability to Achieve Project Objectives: This alternative would not meet the project
objectives relating to housing, the jobs/housing balance, and community recreation facilities.
This alternative would meet project objectives relating to public access trails and the
preservation of wetlands. · This alternative would be consistent with Coastal Act policies that caJl
for the protection of coastal resources including upland areas. It would also be consistent with
both County of Orange and City of Huntington Beach general plan policies relating open space,
conservation and recreation. It would be inconsistent with the land use elements of the County
and City General Plans which call for residential development of the project site.
Feasibility: This alternative would require the acquisition and development of the project
site by the public or a private conservation group. In addition, full implementation of this
alternative would also require acquisition of the Lower Bench of the Bolsa Chica Mesa which is
not a part of the project, and currentJy under litigation. The Lower Bench is currently Because
no funding sources have been identified for this alternative, its feasibility is questionable.
Finding: This alternative fails to achieve most of the project objectives. In addition, this
alternative would not address the City and County's General Plan objectives relative to the need
to provide housing to meet regional needs and improve the jobs/housing balance. The County
77
also considers this alternative to be infeasible in view of the lack of an identified funding source
for the acquisition and implementation of the alternative. Consequently, the County considers
this alternative less desirable as compared to the proposed project because there is no certainty
that the alternative could ever be implemented in a feasible manner, as defmed by CEQA. For
these reasons, the County finds that the proposed project is preferred over this alternative. Since
this alternative could have eliminated some, if not all, of the significant unavoidable adverse
environmental impacts of the proposed Project, the determination of infeasibility requires
adoption of a statement of overriding considerations.
2. No Project/Existing General Plan Alternative
Description: The project site is presently designated for residential development at a
density of 0.5 to I 8 du per acre in the Orange County General Plan. The County portion of the
site could be developed with between 52 and 1,895 dwelling units. The existing zoning limits
the total number of dwelling units to 1,235. Less than two acres of the project site are located
within the City of Huntington Beach. The Huntington Beach General Plan designates 1.6 acres
for residential development at 7 units to the acre and designates a small portion of the site for
residential agriculture uses which allows one residence per 4 acres.
Environmental Effects: Under this alternative, a greater number of residential units could
be developed and therefore this alternative would generally result in greater impacts than the
proposed project. Several of the significant and unavoidable impacts of the proposed project
would be incrementally worse under this alternative. These include long-term traffic impacts;
short-term, long-term and cumulative air quality impacts and impacts to viewsheds.
Development of this alternative would require the export of soils from the project site but the
development area would remain comparable to the proposed project.
No impacts would be reduced or avoided by this alternative.
Ability to Achieve Project Objectives: This alternative would further .the project
objectives relating to housing by increasing housing in a ·~obs rich" region. This alternative
would be generally consistent with the objectives of providing community parks, .public trail
access, and protecting and maintaining the on-site wetland. The density of this alternative,
however, would result in a potential reduction in the open space and trails amenities as compared
to the proposed project. This alternative would be consistent with the land use elements of the
County and City General Plans and would be consistent with Coastal Act policies relating to the
preservation of on-site wetlands.
Feasibility: The development of this alternative would be feasible from an economic
standpoint. Because no changes to the General Plan or zoning would be required, it is
considered JegaJJy feasible as welJ.
Finding: This alternative would accomplish some of the project objectives, but would not
avoid or substantially reduce significant project impacts. The overal1 opportunities to provide
recreation and open space amenities would also be reduced and the higher density housing
product that would be required to achieve this density would be incompatible with the density of
surrounding residential areas. The County, therefore, finds that the proposed project is preferred
over this alternative.
3. No Project/No Development Alternative
Description: Under this alternative, no new land uses and no intensification of existing
land uses would be pennitted. The site would be retained in its current undeveloped condition
and no physical changes would occur.
Environmental Effects: This alternative would eliminate all impacts associated with
development. The wetland habitat would remain marginally viable in its presently degraded
condition. No public access would be provided and no public trails or recreational amenities
would be developed. With respect to growth inducing effects, however, the County's and City's
need and the regional demand for additional housing would remain even without the project.
The goal of providing new housing opportunities would not be achieved. If housing is not
provided as part of the project, additional housing demands will be placed on other undeveloped
areas in the County and City.
This alternative would avoid or reduce the following significant impacts of the proposed
project:
• Grading and construction emissions, including fugitive dust, would be
avoided.
• Long-term emissions of CO, ROC, and NOx would be avoided.
• CumuJative emissions of NOx, ozone, CO would be avoided.
• Changes to the viewshed of Bolsa Chica Mesa from PCH in the vicinity of
Warner A venue and changes to the viewshed from Los Patos A venue would
be avoided.
Ability to Achieve Project Objectives: This a]ternative would not fulfill any of the
project's objectives.
Feasibility: Although in the short-term, this alternative would retain the site's existing
characteristics, including its undeveloped state and bio1ogica1 resources, the retention of the
project site in an undeveloped state would not be feasible in the long run. Without some fonn of
intervention, such as acquisition by a public agency, the project site would be subject to
development pressures over time. To date, no funding sources have been identified for the
acquisition of the project site. In addition, as the property is privately-owned, the landowner is
likely to continue to seek some productive, economical1y viable use of the property. Therefore,
the long-term feasibility of no development occurring on this site is considered to be highly
unlikely.
Finding: Because this alternative would not accomplish any of the project objectives,
would not address regional housing needs, and provides no long-tenn guarantee that the land
would remain undeveloped absent the expenditure of public funds or known private funds (e.g.,
70
non-profit entity) to purchase the property, this alternative is not considered feasible, and the
County finds that the proposed project is preferred over this alternative. Since this alternative
could have eliminated some, if not all, of the significant unavoidable adverse envirorunental
impacts of the proposed Project, the determination of infeasibility requires adoption of a
statement of overriding considerations.
4. AlternatJve Sites
Description: A number of alternative sites were considered for the proposed
development. These included the MCAS. El Toro and MCAS Tustin bases, the Holly-Seacliff
project site, the Shea Homes/Parkside Estates site, and the Newport Banning Ranch site. As
noted in Section 6.4.4 of the FSEIR., none of these sites was found to be viable alternative sites
warranting further analysis.
Environmental Effects: hnplementation of the proposed project at an alternative site
would transfer most of the significant, unavoidable impacts of the proposed project to the
alternative location. For example, site preparation, traffic, and energy use associated with the
development of 388 units within the South Coast Air Basin would result in significant short-
tenn, long-term, and cumulative air quality impacts at any alternative site.
This alternative would avoid or reduce the significant impacts of the proposed project,
including the following:
• Changes to the viewshed of Bolsa Chica Mesa from PCH in the vicinity of
Warner Avenue and changes to the viewshed from Los Patos Avenue would
be avoided, however similar impacts would be expected at any of the
alternative sites adjacent to existing development.
• The intersection of PCH and Warner, which is subject to significant and
unavoidable impacts even without the project, would remain impacted, but
depending on the location of the alternative site, development on an alternate
site may not contribute vehicle trips to this intersection.
Ability to Achieve Project Objectives: Development at any of the alternative sites
considered would not fulfill the project objectives.
Feasibility: None of the aJternative sites were found to be feasible alternatives to the
proposed project for the reasons set forth in Section 6.4.4 of the FSEJR
Finding: For the reasons stated above and in Section 6.4.4, the County finds that the
proposed project is preferred over this alternative.
5. Very Low Density Residential Development Alternative
Description: This alternative considers the development of 106 dwelling units on the
project site or a density of I dwelling units per acre. Individual lot sizes would be approximately
35,000 square feet in order to provide streets, sidewalks and the preservation of the on-site
wetlands. There would be no recreation center or common area open space.
RO
Environmental Effects: Although this alternative would reduce several project impacts, in
general the impacts would be the same as the proposed project. The development of this
alternative would require the export of soil from the project site. The development area would
be comparable to the proposed project.
This alternative would reduce, but not avoid, the foJlowing significant impacts of the
proposed project:
• Long-tenn traffic impacts.
• Short-tenn, long-tenn and cumulative air quality impacts.
• Changes to the viewshed of Bolsa Chica Mesa from PCH in the vicinity of
Warner Avenue and changes to the viewshed from Los Patos Avenue.
Ability to Achieve Project Objectives: This alternative would further the project
objectives of developing distinctive residential neighborhoods and providing housing that wilJ
further the County's General Plan objectives for jobs/housing balance although not to the same
degree as the proposed project. The wetlands would continue to be protected under this
alternative. This alternative would not achieve the project objectives of providing a mixture of
housing product and could limit the funding available for private parks, active and passive
recreational facilities, and public trails. This alternative would potentially attain the policies of
the County and City General Plans and the Coastal Act although less funding may be available to
fund public amenities due to the reduced number of residential units available for sale.
Feasibility: This alternative appears to be legally, technologically and social1y feasible.
This alternative may not be financially feasible due to the fact that the infrastructure, open space
and drainage requirements would be similar to the proposed project but a lesser economic return
would be available due to the reduced number of units.
Finding: Although this alternative would meet some of the project objectives and would
reduce some of the significant unavoidable impacts it would not reduce these impacts to a level
of insignificance. Because it may provide similar environmental impacts as the proposed
project, but without the same level of public benefits provided, and because the economic
feasibility of this alternative is questionable, and due to the reduction in funding available for
parks, recreational amenities and trails, the County finds that the proposed project is preferred
over this alternative.
6. Proposed Project with Perimeter Road
Description: This alternative considers an alternative circulation system for the proposed
project. This alternative features a loop road along the project site's western and southern
perimeter, connecting Bolsa Chica Street to Warner Avenue. No other changes are proposed to
the proposed project.
Environmental Effects: Most of the impacts of this alternative would be the same as the
proposed project. Implementation of this alternative, however, would introduce a public road
adjacent to the Eucalyptus ESHA and the pocket lowlands, resulting in greater noise and light
RI
impacts than the proposed project, and leaving less area for trails and pedestrian staging. A
public road at this location would also require extensive fencing to prevent unfettered access to
native plant vegetation and pedestrian conflicts with vehicles on the public road. The amount of
impervious surfaces would be increased which be likely to increase the size of the constructed
wetlands.
This alternative would not reduce or avoid any of the significant impacts of the proposed
project.
Ability to Achieve Project Objectives: This alternative would achieve the same objectives
as the proposed project with the exception of the fact that this alternative would create more
significant impacts than the circulation system for the proposed project. This alternative would
reduce the flexibility in the design of the perimeter trail and view areas, introduce vehicles
immediately adjacent to areas designated for open space and wetlands, and reduce the landscape
buffer between residential development and public use areas.
Feasibility: This alternative appears to be· legally, technologically, financially and
socially feasible.
Finding: Although this alternative would meet all of the project objectives. the impacts
associated with the perimeter road are more significant than the circulation system for the
proposed project. Because the circulation system for the proposed project better meets the
objectives of the County and the Coastal Act and would have less impacts on sensitive habitat
areas, the County finds that the proposed project is preferred over this alternative.
7. Drainage Design Alternative
Description: This alternative considers two modifications to the proposed drainage
system: a drainage connection to the EGGW Flood Control Channel and a connection to the
Bolsa Chica Street-Los Patos Avenue stonn drain. The connection to the EGGW Flood Control
Channel would require the placement of a pipe collection system through the Eucalyptus ESHA
and the pocket lowland area. This alternative would require remedial grading approxjmately 120
feet in width and a permanent 2: 1 slope protecting an emergency access road covering the
drainage pipe. Grading for the pipe would extend 80 feet into the Eucalyptus ESHA from the
edge of the lowland area, would require filling wetlands in the pocket wetland and would result
in the conveyance of drainage water into the Outer Bolsa Bay. The connection to the Bolsa
Chica Street-Los Patos Avenue would create a connection to a storm water system which cannot
accept additional flows. A new storm drain system would have to be constructed in the streets
parallel to Los Patos A venue to accept the additional storm flows. A pumping system would
also be required to move storm water up slope from the southern portion of the upper bench of
the Bolsa Chica Mesa. This system would result in additional storm water runoff into
Huntington Harbor.
Environmental Effects: Most of the impacts of this alternative would be the same as the
proposed project. Implementation of this alternative, however, would adversely impact the
Eucalyptus ESHA and the pocket wetland, would convey storm water into the Outer Bolsa Bay
82
contrary to the objectives of the Coastal Commission, and would introduce additional runoff into
Huntington Harbor further degrading water quality without additional mitigation.
This alternative would not reduce or avoid any of the significant impacts of the proposed
project.
Ability to Achieve Project Objectives: This alternative would achieve the same objectives
as the proposed project with the exception of the fact that this alternative would create more
significant impacts than the drainage system for the proposed project. This alternative would
adversely impact the Eucalyptus ESHA and the pocket wetland, convey storm water into the
Outer Bolsa Bay contrary to the objectives of the Coastal Commission, and introduce additional
runoff into Huntington Harbor further degrading water quality without additional mitigation
which may not be permitted by the Santa Ana Regional Water Quality Control Board.
Feasibility: This alternative appears to be infeasible from a legal and technological
standpoint.
Finding: Although this alternative would meet all of the project objectives, the impacts
associated with the alternative drainage system are more significant than the drainage system for
the proposed project. Because the drainage system for the proposed project is environmentalJy
superior and better meets the objectives of the County and the Coastal Act, the County finds that
the proposed project is preferred over this alternative.
7. STATEMENT OF OVERRIDING CONSIDERATIONS
A. Introduction
The County is the Lead Agency under CEQA for preparation, review and certification of
the FSEIR for the Brightwater Project. As the Lead Agency, the County is also responsible for
determining the potential environmental impacts of the proposed action and which of those
impacts are significant, and which can be mitigated through imposition of mitigation measures to
avoid or minimize those impacts to a level of less than significant. CEQA then requires the Lead
Agency to balance the benefits of a proposed action against its significant unavoidable adverse
environmental impacts in determining whether or not to approve the proposed project. In
making this determination the County is guided by CEQA Guidelines Section 15093 which
provides as follows:
(a) CEQA requires 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, sodal, technological, or
other benefits of a proposal (sic) project outweigh the unavoidable adverse
environmental effects, the adverse environmental effects may be considered
"acceptable."
(b) 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 Em and/or other infonnation in the
record. The statement of overriding considerations shall be supported by
substantial evidence in the record.
(c) If an agency makes a statement of overriding considerations, the statement
should be included in the record of the project approval and should be
mentioned in the notice of detennination. This statement does not substitute
for, and shall be in addition to, findings required pursuant to Section 15091.
In addition, Public Resources Code Section 21081 (b) requires that where a public agency
finds that 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 an Em and thereby Jeave
significant unavoidable effects, the public agency must also find that overriding economic, legal,
. social, technological, or other benefits of the project outweigh the significant effects of the
project.
Pursuant to Public Resources Code Section 21081(b) and the State CEQA Guidelines
Section 15093, the County has balanced the benefits of the proposed Project against the
folJowing unavoidable adverse impacts associated with the proposed Project and has adopted all
feasible mitigation measures with respect to these impacts. The County also has examined
alternatives to the proposed Project, none of which both meet the Project objectives and is
environmentally preferable to the proposed Project for the reasons discussed in the Findings and
Facts in Support of Findings.
The County Planning Commission, acting as Lead Agency, and having reviewed the
FSEIR for the Brightwater Project, and reviewed all written materials within the County's public
record and heard all oral testimony presented at public hearings, adopts this Statement of
Overriding Considerations, which has balanced the benefits of the project against its significant
unavoidable adverse environmental impacts in reaching its decision to approve the project.
B. Significant Unavoidable Adverse Environmental Impacts
Although most potential Project impacts have been substantially avoided or mitigated, as
described in the Findings and Facts in Support of Findings, there remain some project impacts
for which complete mitigation is not feasible. For some impacts, mitigation measures were
identified and adopted by the Lead Agency, however, even with implementation of the measures,
the County finds that the impact cannot be reduced to a level of less than significant. For other
impacts, no feasible mitigation measures were identified and no feasible alternatives were
identified that would avoid or minimize these impacts. The impacts and alternatives are
described below and were also addressed in the Findings.
The FSEJR identified the foJlowing unavoidable adverse impacts of the proposed Project:
Warner and Pacific Coast Highway. The proposed project will have a
significant Jong-term adverse impact on traffic at the intersection of PCH and
Warner Avenue. This intersection will experience a measurable traffic
84
contribution (based on both County and City performance criteria) from the
proposed project and is projected to operate at LOS F.
Impact 7.1 Equipment Exhaust. The proposed Project will result in potentially
significant short-term construction related impacts from operation of construction
equipment. Peak grading and construction emissions will exceed SCAQMD
thresholds for the criteria pollutants NOx and PMl 0.
Impact 7.2 Fugitive Dust. Fugitive dust emissions associated with demolition,
land clearing, exposure, vehicle and equipment travel on unpaved roads, and cut
and fill operations would exceed the SCAQMD threshold of 150 pounds per day.
Nearby sensitive receptors and workers may be exposed to blowing dust.
Impact 7.3 Area and Mobile Source Emissions. Emissions from on-site area
sources alone would exceed the emission threshold for ROC established by the
SCAQMD. Emissions from project-related mobile sources would exceed the
operational thresholds for CO, RQC, and NOx established by the SCAQMD.
Impact 10.1 Alteration of the Project Site from Public Viewsbeds. Residential
development will permanently alter the undeveloped appearance of the Bolsa
Chica Mesa within the public viewsheds as seen from Pacific Coast Highway near
Warner Avenue and Pacific Coast Highway at the State Ecological Reserve
Overlook, adjacent to Inner Bolsa Bay and a1ong Los Patos A venue at Bolsa
Chica Street.
The Project, when considered together with other related projects (including past. present
and probable future projects) was also determined to have the following significant cumulative
impacts:
Warner and Pacific Coast Highway. The intersection is operating below
optimum service levels and will continue to do so even without the project. The
project's contribution to this cumulative impact is significant and adverse based
upon both County and City performance criteria. Because capacity improvements
at this intersection are currently constrained this impact cannot be mitigated and
will remain a significant, unavoidable adverse cumulative impact
Short and Long-Term Air Quality. Taken together with the construction and
occupancy related emissions of other past, present and reasonably foreseeable
projects, the project's emissions will have a cumulative impact on air quality in a
basin that is non-attainment.
Alteration of Views from Pacific Coast Highway. The Bolsa Chica Mesa is a
prominent visual feature visible from Pacific Coast Highway. Both the project
and the Parkside Estates project proposed for development on property adjacent to
the project, are visible from Pacific Coast Highway. If development were to
occur on the Lower Bench of the Bolsa Chica Mesa, that too would be visible
from Pacific Coast Highway and would contribute to the alteration of the existing
view of the bluff area from Pacific Coast Highway. The change in view from no
85
development to development as a result of the proposed project and related
projects results in an unavoidable adverse cumulative impact.
In addition, the FSEIR identified two alternatives that could avoid or substantially lessen
the unavoidable environmental· impacts of the proposed project: the Biodiversity Park
Alternative; and the No Project/No Development Alternative.
C. Overriding Considerations
The County, after balancing the specific economic, legal, social, technological, and other
benefits of the proposed Project, has determined that the unavoidable adverse environmental
impacts identified above may be considered acceptable due to the following specific
considerations which outweigh the unavoidable, adverse environmental impacts of the proposed
Project.
1. Conservation Open Space and Recreation Benefits. The project provides 28
, acres of planned Recreation and Conservation Open Space. With a total project
area of 106 acres, this represents over 25% of the property being set aside for
open space uses. Within this open space area, the project provides trails,
protected and created wetlands, and protection of the eucalyptus environmentally
sensitive habitat area. The 28 acres are located along the entire western and
southern margin of the project site (Planning Areas 3A and 3B), and encompass
the slope transition area leading to the Lower Bench. This area will support
passive recreation open space uses, including trails as well as a series of linear
ponds that will be created to provide on-site storm water retention and water
quality management.
In addition to 28 acres of open space that wil1 be dedicated on the Upper Bench of
Bolsa Chica Mesa, the project also dedicates 49 acres for the Harriett Wieder
Regional Park on the Huntington Mesa. This provides a total of 77 acres of
dedicated public open space which is considerable when compared against the 78
acre development area for the proposed project. The specific details of the
project's conservation and recreation elements are as listed below.
Conservation Benefits
2. The design of the proposed project provides enhanced habitat protection for
sensitive habitat areas over the level of development that is permitted on the
project site under the current Planned Community Development Map that was
approved in 1998 for the project site. The project preserves the existing
Eucalyptus ESHA adjacent to the project site by converting 2 acres approved for
residential development and 3 acres of Recreation area shown on the original
1998 Planned Community Development Map to 5 acres of Conservation (as
shown on the 2002 Planned Community Development Map -First Revision).
3. To provide greater protection for the Eucalyptus ESHA and to ensure that no
development will occur in the area in the future, the project (as noted on the
86
Brighwater Tentative Tract Map No. 15460) will place a Resource Preservation
Easement over the ESRA.
4. The project applicant will dedicate the 5 acres of ESRA to the County of Orange
for resource conservation purposes. The open space area adjacent to the ESHA,
which ranges from I 00-200 feet wide, will be planted with Coastal Bluff Scrub
and improved for public access and trails (outside the ESHA only).
5. The acreage of the Mesa Community Park within the Planned Community will be
increased from 19 acres (as designated in the 1998 Balsa Chica Planned
Community) to 34 acres under the current proposed project. These 34 acres will
be designated for 7 acres of conservation and 27 acres of passive recreation.
6. The project will provide a native plant revegetation plan will provide a mix of
upland native habitats, wetlands, interpretive and bicycle trails, and public
information kiosks and viewing areas.
7. Approximately 9.6 acres of new Coastal Bluff Scrub habitat and 4.2 acres of new
Coastal Prairie habitat will be planted within the Mesa Community Park. This
habitat restoration program which wjJI provide 13.8 acres of native habitat will
replace largely non-native vegetation that invaded the Mesa in the 201h Century
following extensive fanning, and provides habitat that is considered rare in
Orange County.
Public Coastal Access and Recreation Benefits
8. In addition to increasing the Conservation area in the Community Park from 2 to
7 acres, the project wi11 convert land previously designated for residential
development to open space, thus increasing the size of the Recreation area within
the Mesa Community Park by 59% from 17 acres which was the land use
designated on the original 1998 Planned Community Development Map to 27
acres as part of the currently proposed project reflected in the proposed 2002
Planned Community Development Map -First Revision.
9. The project applicant and landowner will dedicate to the County of Orange 23
acres of passive recreation area within the Mesa Community park with the
development of the 388-home Brightwater community. This will provide 85% of
the total master planned park in conjunction with a development proposal that
constitutes only 31 % percent of the maximum number of units (1,235) shown on
the County-approved 1998 Planned Community Development Map.
IO. New Vehicular Public Access: To enhance public access and recreation, the
project will construct a new park access road extending from the current terminus
of BoJsa Chica Street to a new 30-space parking area within the community park
that will allow recreational users to access trails and the open space area. Near
the parking area, the project wm improve a public trailhead with an interpretive
R7
Apr-05·08 22:46 From-CLERK Of THE BOARD 7148344439 T-978 P.01/01 F-459
kiosk and lockable racks for 20 bicycles. The extension of the road past the
project entry is not needed for internal circulation or access for the residential
developmenc, but is being constructed solely to provide public access to the open
space areas.
11. Public Trails: The projecr will improve over 0.6 miles of public Class l (all
season/multi-use) Trial for bicycles and pedestrians that connects the parking lot
trailhead with Warner Avenue. The project will also connect various interpretive
loops to points of interest within the park open space corridor and wm contain
spur connections to linlc the project parking and trail improvements to existing
and future County master plaJu1ed regional trails along Wamer Avenue, Pacific
Coast Highway, Bolsa Chica State Beach and the State Ecological Reserve. The
trail head at the parking area will include an informational kiosk describing the
project's open space conidor, the narive vegetation, and wetlands.
11. The project will install fencing (to protect user impacts on habitat areas),
interpretive signage, trail signs, and information kiosks and seating areas along
the public rraH.
13. public Walkways: The project will improve walkways aJld sidewalks, in
conjunction with the widening of Los Patos and the extension of Bolsa Chica
Street that will allow the public to walk and bicycle not only through the Mesa
Community Park, but the entfrc perimeter of rhe Brightwater conununity.
14. Han'.ien Wieder ReJ?ional Park: The project will irrevocably offer to dedicate to
the County of Orange all 49 acres on the Huntington Mesa necessary to complete
the County master-planned 106-acre Harriett Wieder Regional Park on the
Huntington Mesa ponion of the Planned Community. This was a commitment
from the prior, larger project described in FSElR. 551 that provided for the
development of 3,300 homes on the Bolsa Chica property. However, with the
reduction in the size of the project, there has been a substantial reduction in open
space and recreational impacts. Despite the substantial reduction in recreational
impacts resulting from the reduction of the proposed project from 3300 units to
the 388 proposed under this project, the project has continued its corrunicment to
dedicate 49 acres for the regional park system.
15. Increased Housing Opportunities. The proposed project provides 388 new
housing units within an area that is considered ')obs rich." By providing new
housing opportunities in an area that is jobs rich, the project helps further the
County's Housing Element objectives which identify foture housing needs in the
County, helps the County address its housing needs in accordance with the
Regional Housing Needs Assessment, and furthers the Soutllem California
Association of Government's Growth Management Plan's jobs/housing balance
policy.
88
EXHIBIT D
County of Orange Board of Supervisors adopted Mitigation, Monitoring and Reporting
Program
(This is a large document and is on-file with the Orange County Sanitation District's
Board Secretary; please call 714-962-2411 to set up an appointment to review the
document.)
5
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I.
I.IA A:S!llOGtATf.S. \,..C,
ArRll. iea1
• • ·' .... I
MITIGATION MONITORING AND REPORTING PROGRAM
t ... ·.-.i ~ .... ~} ' ' ... ,, ,,,
SURS~QUF. .. T V,HYIRONMF.H'fAt. \MrAt:"t" 1ll.Poai·
nRl!lllTWATE~ OF.YF.l.OPMF.HT PROJECT
2 Mitigation Measures for lhe Brightwater Development Project are listed in the table below. Project Design Features and Project Conditions
3 are listed following the project Mitigation Measures.
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Project Design Features, Project Conditions,
and Mitigation Measures
11.1 LAND USE AND RELATED PLANNING
No mitigation measures are required. -.
11.2 POPULATION AND HOUSING
No mitigation measures are required.
·-·---··------~--------------··---
11.3 GEOLOGY AND SEISMICITY
No mitigation measures are required. ·----·--·
11.4 SORF ACE AND GROUNDWATER HYDROLOGY
No mitigation measures are required. ·-·---------···· ~-······ --·---·---...... _.
11.5 WATER QUALITY
No mitigation measures are required. ·····--·--·----·-·--
11.6 TRAFFIC AND CIRCULATION
No feasible mitigation measures have been identified in addition to the
Project Design Features (including A TIP requirements) and Standard
Conditions. -------··------··· ··-·-·------... ~·--·----
P:\HSlll 30\LSi\ EIR\DEIR\Mil Mon.\vpd «4124/02»
Responsible Timing for
Party Mitigation Measure
Not applicable. Not applicable. -·-
Not applica~le. Not applicable. -
Not applicable. Not applicable. ------
Not applicable. Not applicable.
Not applicable. Not applicable.
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l.!A ASSOC1.•.-rF.:t. IMC.
A~tl.11 .. 1DUt
Project Design Features, Project Conditions,
and Mitigation Measures
11.7 AIR QUALITY
The following mitigations reduce air pollutants generated by construction
equipment and vehicles during the project construction phase.
Measure 7.1: ln order lo reduce short-term construction impacts from
emissions from equipment and vehicles, prior to issuance of grading
permits, the permit applicant shall include the following measures on
construction plans, to be monitored and reported by the contractor to the
County on a monthly basis, to the satisfaction of the Director, PDSD:
(a) Where feasible, the General Contractor shall time the construction
activities so as not tO interfere with peak hour traffic and minimize
obstruction of through traffic lanes adjacent to the site; if necessary, a
flag person shalibe retained to maintain safety adjacent .to existing
roadways.
(b) The General Contractor shall utilize electric or diesel powered
equipment in lieu of gasoline powered engines where feasible.
(c) The General Contractor shall ensure that construction grading plans
include a statement that work crews will shut off equipment when not
in use.
(d) The Civil engineer shall include a statement on construction grading
plans requiring that all construction equipment be tuned and
maintained in accordance with the manufacturer's specifications.
The following mitigation measures reduce fugitive dust generated by soil
disturbance and travel on paved and unpaved surfaces during the project
construction phase.
P:\llSlllJO\LSA EIR\DEIR\Mil Mon.wpd «4124/02» . .
Responsible
Party
Director of PDSD,
County of Orange
IUUF.QUF.111" f.llYIRONMENT/tl. IMPACT Rl!PORT
tlalCllTWATER DF.Y[l.OPMf.lli" Pll0Jf.CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
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I.SA ASSOCIATf.:i;, INCL
i.ru1. 1001
Project Design Features, Project Conditions,
and Mitigation Measures
Measure 7.2: In order to reduce fugitive dust from construction activities,
the following shall be implemented by the applicant prior to
commencement of grading or demolition.
Prior to issuance of grading permits, the applicant shall furnish
documentation to the satisfaction of the Director, PDSD, that the
following provisions are included on the grading plans.
• During clearing, grading, earthmoving, excavation, or transportation
of cut or fill materials, water trucks or sprinkler systems shall be used
to prevent dust from leaving the site and to create a crust after each
day's activities cease.
• During construction, water trucks or sprinkler systems shall be used 4
times a day to keep all areas of vehicle movement damp enough to
prevent dust from leaving the site. At a minimum, this would include
wetting down such areas in the later morning, watering during soil
placement, after work is completed for the day, and whenever the
wind exceeds IS mph.
----·
P:\llSlllJO\l.SA ElR\DEIR\Mil Mon.\YJld ((4124/02»
Responsible
Party
Director of PDSD,
County of Orange
. . . . ·-· . . ~-
w ··~···¥
SllftSF.(211F.NT t:NYllONMf.NTAL IMPACT IEPORT
llllCl\'rW11TP.R IJF.Vf,l.01' .. f;N,. PROJ'f.CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
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I.SA A9SOCIAT£S, IHU.
ArR.11. 2aa2
Project Design Features, Project Conditions,
and Mitigation Measures
• After excavation is completed, the entire area of disturbed soil shall
be treated immediately with soil bonding agents until the area is
landscaped, paved, or otherwise developed so that dust generation
will not occur.
• Soil stockpiled for more than two weeks shall be covered, kept moist,
or treated with soil binders to prevent dust generation.
• Trucks transporting soil, sand, cut or fill materials and/or construction
debris to or from the site shall be tarped from the point of origin.
• Wash mud-covered tires and undercarriages of trucks leaving
construction sites.
• Provide for street sweeping, as needed, on adjacent roadways to
remove dirt dropped by construction vehicles or mud that would
otherwise be carried off by trucks departing the project site.
• If dust is visibly generated that travels beyond the site boundaries,
clearing, grading, earth moving, or excavation activities that are
generating dust shall cease during periods of high winds (i.e., greater
than 25 mph averaged over one hour) or during Stage I or Stage 2
episodes.
----·---·
P:\HS11130\LSI\ EIR\DEIR\Mil Mon.wpd <<4124I02»
Responsible .
Party
sunst.QUF.NT £tfV11lO"MF. ... 'l'AL JWPAC'r RErOaT
ua1c11·rw11Tt:R DP.YELorw~MT Pl.OJP.CT
Timing for
Mitigation Measure
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I.SI\ io.unc:1 io.-ri:s. IN<:.
APRl1.1ftD1
I' • •c, • . .,;J
Project Design Features, Project Conditions,
and Mitigation Measures
Measure 7.3: A construction and construction related activity monitor
satisfactory to the Director, PDSD, shall be retained by the applicant prior
to issuance of grading pennit. The monitor shall monitor all activity on a:
daily basis, keep writte11 daily records, and file monthly activity reports
with the Director, PDSD, for the duration of grading and infrastructure
construction. The monitor shalt be employed by the applicant or the
applicant's contractor. The monitor shall report on the following
strategies:
(a) Construction equipment exhaust shall be minimized by use of;
NOx control technologies, such as fuel injection timing retard for
diesel engines and air to air after cooling.
Low sulfur fuel (where available).
Well maintained equipment and proper planning to minimize
trips/use.
Log fuel use, hours of operation, and periodic maintenance.
(b) Fugitive dust shall be controlled as specified in Mitigation Measure
7 .2 and SCAQMD rules and regulations.
(c) Restrict delivery of construction supplies and off-site hauling of
debris to non-peak travel periods whenever feasible, except for
concrete and earthwork related activities.
Implementation of the mitigation measure would reduce the magnitude of
the impacts; however, these impacts would remain significant and
unavoidable. ·mere arc no other feasible mitigation measures available
Responsible
Party
Director of PDSD,
County of Orange
... ·'
IUIHQllP.N1. t:NYIRONMF.NTl\I. IMPl\CT REPORT
IUllHITWl\TP.R nf.YEl.OPM!NT PROJf.CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
_to_re_d_u_ce_~on.~-t~~n e_m_is_s_io_n_~..:..------------·-----· -----------------·----·
P:\llSllllO\l.SA C:IR\DrnR\Mit Mon.wpd «4n4/02))
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1.IA ASSOCIATP.S, 1HC.
ArRll. 11tDI
Project Design Features, Project Conditions,
and Mitigation Measures
11.8 NOISE
No mitigation measures are required. ··----..,--------------------
11.9 BIOLOGICAL RESOURCES
Measure 9.1: Prior lo issuance of grading permits, the applicant shall
establish a trust fund in an amount to be determined in consultation with
CDFG, to assist in the ongoing management ofraptor predation upon
nesting sensitive target species or other sensitive species after the
implementation of residential development on the Bolsa Chica Mesa.
This fund will be available to CDFG and USFWS if it can be
demonstrated by CDFG and USFWS, to the satisfaction of the County
Environmental Planning Services Division, that the residential
development resultsjn an increase in raptor predation. If no such effect is
demonstrated within five years of completion of project construction, the
trust fund shall revert to the Applicant.
Measure 9.2: A management plan shall be developed that specifies how
natural areas will be protected from residential landscaping. 111e plan
shall be approved by the County Environmental Planning Services
Division prior to issuance of building permits and shall include, at a
minimum:
Responsible
Party
Not applicable.
Manager of PDSD,
Environmental
Planning Services,
County of Orange
Manager of PDSD,
Environmental
Planning Services,
County of Orange
SllhSEQllF.NT P.NYIRONMEN"rAI. IMPACT RF.PORT
nau:wrWATF.R Ot:Yf.LOPMf.NT PROJ£CT
Timing for
Mitigation Measure
Not applicable.
·---· ---------·--·
Prior to the issuance of grading
permits.
Prior to the issuance of building
permits.
• Methods for public education, including information regarding
invasive exotics that homeowners may not plant in their yards. --··----··---·--·-···-----·----·------· ___ .....__ _____ --·--·--· ~---···------·------
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P:\HSllllO\LSA ElR\DEIR\Mit Mon.wpd <<4124/02>~
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l.!'CA. A~~OCIATF.,,., ltlf!.
APA.II. 1on1
•
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•
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Project Design Features, Project Conditions;
and Mitigation Mea!lurcs·
A landscape plan for common areas that avoids the use of invasive
exotic species.
A list of invasive exotic species that will not be permitted in
residential landscaping (Lists A and B of the California Exotic Pest
Plant Council's list of "Exotic Pest Plants of Greatest Ecological
Concern in California as of October, 1999").
A list of palms with persistent leaf bases that will not be permitted in
residential landscaping.
An erosion control and storm runoff plan that shall be prepared prior
lo construction (see Section 4 .SJ); if st~aw bales are used for erosion
control, rice straw or equivalent weed free straw shall be used to
prevent additional introduction of exotic species into native habitat. .-
Responsible
Party
~ . .. t
' • , \I
. \ '{ ..
~ll"Sf.QllF.NT F.NYIRONMENTAI. IMrACT REPO•T
DRIClllTWATf.ll OEVF.1.0PMENT PROJECT
Timing for
Mitigation Measure
ll1e portions of the southern tarplant population that will be lost within
the project area will be replaced on areas of the Bolsa Chica Mesa that
will be preserved. Within the current project area, only a small portion of
this population would be affected and would require replacement. A
southern tarplant replacement program shall be prepared by the developer
and submitted to the Director, PDSD, for review and approval prior to
issuance of grading permits. The Director, PDSD, shall submit the
replacement program to the California Department of Fish and Game for
review and comment prior to approval of the replacement program. ·--------------·--·--··------------11
11.IO AESTHETICS
No mitigation measures are proposed, since the only way to address the
identified impacts is not to develop the project site. Not applicable. Not applicable. ·--·----------------·---· .... -·--······-------·------······--·------------·-·--···--·
r:\llSll 130\l.Si\ EIRIDEIR\Mit Mo11.\"l'd «4124/02)) 7
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1.1':.A A~~OCIATT.:>, INC.
ArAJI. 20H1
Project Design Features, Project Conditions,
and Mitigation Measures
11.11 CULTURAL RESOURCES
Since there are no significant adverse impacts identified, no mitigation
measures are proposed.
Responsible
Party
Not applicable. ·-------·--·-----·-·-----·-·---·-··---·---·-----------------1--
11.12 PALEONTOLOGICAL RESOURCES
SURSf.QlltN1" ENYIRONMl!llTAl. IMrACT REPOIT
l\RIC':ltTWA1"t:R l)P.Vt:.LOPMF.NT raOJl!.C,.
--
Timing for
Mitigation Measure
Not applicable. -----
No mitigation measures are required. Notapplicable. Not applicable. -----·----------------------------------·--"1----------~--~-------------11
11.13 RECREATION
No mitigation measures are required.
.... ---···· ----··-··-··----------.... ------·---·· ----. ----· -----------Not applicable. ···--·-· __ N_o_t a_P_J?_lic_a_b_le. _________ _
11.14 HAZARDS AND HAZARDOUS SUBSTANCES
No mitigation measures are required. Not applicable. Not applicable. -------·----------·-------------l---;:_::_-------1------------------11
11.15 PUBLIC SERVICES AND UTILITIES
Measure 15-1: Prior to the recordation of any subdivision map (except
for finance and conveyance purposes), the applicant shall provide
evidence to the County that adequate provisions have been made to
provide fire protection and emergency medical services to the project
area. The evidence can be either of the following:
I) The applicant shall enter into and execute a Secured Fire Protection
Agreement with the County and contribute fair share financial
resources in an amount determined by OCFA; or
2) The applicant shall design, build, equip, and otherwise fund new fire
service facilities and equipment to serve this project in an amount
determined by OCFA.
Orange County Fire
Authority
·-----·-------·---· ----------··· . --··--· -----------------.. ·-·
P:\llSlll JO\LSJ\ ElR\DEIR\Mit Mnn.wpd «4124/02»
Prior to the recordation of any
subdivision map, except finance and
conveyance purposes.
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\.,.A A~,:n1:tATl~ft. INI:.
ArAll. 2on1
Project De.~ign Features, Project Conditions,
nnd Mitigation Measures
10.1 LAND USE AND RELATED PLANNING
10.1.l Project Design Features
PDF 1-1 Transition Arca. A Community Transition/Urban Edge
Treatment Plan is provided as part of the Site Plan for the
project site. The plan includes an open space/buffer as a
transition area between residential development and the
Eucalyptus ESHA and a landscaping plan for the edge of the
new development adjacent to existing homes along Los Palos
A venue. The component of the plan adjacent to the lower mesa
will include a passive open space area with 1) native plant
revegetation, 2) public trail system, 3) fencing and signage, and
4) constructed and protected wetlands. ----------·--------·---------· --·
PDF 1-2 Local Par{Implemcntation Plan. A Balsa Chica Local Park
Implementation Plan (LPIP) shall identify requirements and
locations for local park sites and recreation areas within the
planned community and shall include an implementation
program.
The LPIP will implement all applicable local park policies set
forth in Orange County's Local Park Code (i.e., County
Ordinance No. 3518), and be consistent with the Orange County
Recreation Element's "Master Plan of Local Parks."
Responsible
Party
Director of Planning
and Development
Services Department
(PDSD), County of
Orange
' -. ' ... ... l
lttftlf.QUF.NT ENVlaONNF.N'l'AI. IMPAC,' RF.PORT
l\llC':ll'fWl\'rF.R l>F.VF,l.nPMf.NT Pl.OJ!.CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
---·-·------·
Director of Planning Prior to the issuance of grading
and Development permits.
Services (PDSD),
Current Planning
Services Division,
County of Orange
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r .\I ISi 11 JO\LSA EIR\DEI R\Mit Moo.wpd «4124/02» 9
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C.$1' A~~(J<!fATf·:~. fHC.
Af"RH. 1nn2
Project Design Features, Project Conditions,
and Mitigation Measures
10.1.2 Standard Conditions
SC 1-1 Annual Monitoring Report. An Annual Monitoring Report
(AMR) shall be prepared and submitted by the
landowner/master developer each calendar year to the County
Executive Office and the Orange County Planning and
Development Services Department. Submittal of an AMR is
required for conformance with the Growth Management
Program of the Land Use Element of the Orange County
General Plan and the County's Annual Development
Monitoring Program.
The Board of Supervisors, in the annual adoption of the
Development Monitoring Program, may identify a significant
imbalance between development projections and planned
infrastructure. The Board of Supervisors may then defer
subdivision approval within the planned community until
measures capable of resolving the imbalances are proposed to,
and approved by, the Board of Supervisors. The AMR will be
the project proponent's opportunity to demonstrate mitigation
measures and implementation strategies, which will ensure
Responsible
Party
Director of County
Executive Office and
Director of PDSD,
County of Orange
SlltlSEQUY.N"r F.HVrJrONNF.H'rAI. tMrACT REPORT
bRIC)llTWl'.'ff.R l>EVP:t.OPMt.HT rROJP:C:T
Timing for
Mitigation Measure
An AMR shall be prepared and
submitted each calendar year.
adequate infrastructure for the community. --·-··----.. ---~--·-----------·· -···--------------------
P:\llSIHJO\l.SA EIR\OEIR\Mil Mon.wpd <<4124102» 10
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l.~A AIUiCH~IA'l't:!I. tNC:.
t.1•a1t. 1an1
Prujcct Design Features, Project Conditions,
and Mitigation Measures
SC 1-2 Fiscal Impact Fees.
Prior to the issuance of building permits or the recordation of an
associated final tract map, whichever comes first, all projects
shall be required to pay development fees for any facilities for
which an applicable fee program has been adopted by the Board
of Supervisors as provided in Sections 7-9-700 through 7-9-7 I 3
and 7-9-316 of the Codified Ordinances of the County of
Orange. This condition may be satisfied by entering into an
implementation agreement with the County in a manner meeting
the npproval of the County Executive Officer.
·-·---·· ······ .. --.. -···--------·-------· ·--···
SC 1-3 Buyer Notification Map. Prior to the issuance of any building
permits for residential construction, the developer shall prepare
a map deno11ng the cxisring and proposed land uses, arterial
highways, and public facilities within the surrounding area for
the approval of the Manager, Current Planning Services. The
map content, display, and distribution shall be in accordance
with the Buyer Notilication Program guidelines listed in Board
of Supervisors Resolution 82-1368 and available at the
Development Processing Center. ·-----------------·-·-------
r:\llSlllJO\LSA EIR\lll;IR\Mil Mon.''llll <<4124/02»
Responsible
Party
Director of PDSD,
County of Orange
Manager of PDSD,
Current Planning
Services, County of
Orange
..........
~Ul\IF.QllF.l'll" P.HVIROHMP.KTAI. IMPAC1" atrO'RT
KllU111"WA1"P.R l>f.VP.l.OPM6HT PIOJF.CT
Timing for
Mitigation Measure
Prior to the issuance of building
permits or the recordation of an
associated final tract map,
whichever comes first.
.. ------
Prior to the issuance of building
permits.
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•• ~A A!UO<:IATtur. INC.
ArRIL lDn1
SC 1-4
Project Design Features, Project Conditions,
and Mitigation Measures
Private Local Park.
I. Prior to the recordation of an applicable subdivision map
that creates building sites, the subdivider shall make an
irrevocable offer to dedicate an easement over (Lot(s)
AC, AE, Z for private local park purposes to the County
of Orange in a form approved by the Manager, Real
Property, in consultation with the Manager, Current
Planning Services. The subdivider shall not grant any
other easement over the private park easement that is
inconsistent with the local park uses, unless that easement
is made subordinate to said local park easement in a
manner meeting the approval of the Manager, Real
Prop~i:;ty, in consultation with the Manager, Current
Planning Services.
2. Prior to the recordation of an applicable final subdivision
map, the subdivider shall submit a preliminary concept
plan of the proposed private recreation facilities to the
Manager, Current Planning Services, for review and
approvaJ.
Responsible
Party
Manager of Real
Property in
consultation with
Manager of PDSD,
Current Planning
Services, County of
Orange
Manager of PDSD,
Current Planning
Services, County of
Orange
Stl llS V.Qtlf.N1' t:HVIROH M f.HTAL I Ml"AC1" A f.t"OAT
llAICllTWATER DEVELOPMENT raOJtCT
Timing for
Mitigation Measure
Prior lo the recordation of an
applicable subdivision map.
Prior to the recordation of an
applicable final subdivision map.
·-·----·------------··-··----·· ------------------4----------+-------·---...,...-.,------11
SC 1-5 Open Space Dedications. Prior to the recordation of each
applicable subdivision map, the subdivider shall reserve opei:i
space lots Al, AJ for granting in fee to a homeowner's
association, who shall be responsible for their maintenance and
upkeep in a manner meeting the approval of the Manager
J-IBP/Program Management and Coordination.
Manager of HBP/
Program Management
and Coordination,
County of Orange
Prior to the recordation of each
applicable subdivision map.
···--··-----'---·--------· ------·-------------
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1.!IA ll:1111nc:l"-Tt:,, INr..
111•a11. au
.......
Project Design Features, Project Conditions,
and Mitigation Measures
SC 1-6 Resource Preservation Easement
I. Prior lo the recordation of an applicab_le subdivision map
that creates building sites, the subdivider shall dedicate an
easement for resource preservation purposes over lot AL,
contained in Planning Area 38 ESHA, to the County of
Orange or its dcsignee in a manner approved by the
Manager,Real Property, to the satisfaction of the
Manager PFRD/HBP Program Management and
Coordination. The subdivider shall not grant any
casemcnt(s) over the property subject lo the resource
preservation easement unless such easement(s) are first
reviewed and approved by the Manager, Real Property, in
const~tation with the Manager HBP/Program
Management and Coordination. Maintenance oflhe
resource preservation easement area shall be the
responsibility of the subdivider or assigns and successors
and shall not be included in said easement offer.
2. Prior lo the recordalion of a subdivision map, the
subdivider shall note limitations and restrictions for said
easement by a reference on the final map to a previously
recorded document or by a reference to a separate
document recorded concurrent with the subject map in a
manner meeting the approval of the Manager, Real
Property, in consultation with the Manager PFROIHBP
Program Management and Coordination.
r.111511130\LSI\ t;IR\DEIR\Mit Mon.wpd «4124/02»
Responsible
Party
Manager of Rea I
Property in
consultation with
Manager ofHBP/
Program Management
and Coordination,
County of Orange
Manager of Real
Property in
consultation with
Manager of PFRD,
HBP/Program
Management and
Coordination, County
of Orange
' ; ·· . . . l '······· ..... .:· ·., ... . ····'
a1111av..:iut:NT !NYlaONMl!NTllL IMPACT u~ro•T
llUCHITWATP.a l)P.Yf.LOrNENT r•OJl!CT
Timing for
Mitigation Measure
Prior lo the recordalion of an
applicable subdivision map that
creates building sites.
Prior to the recordation of a
subdivision map.
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1.fiA A'l'OC.:IAT1'.~. tNC:.
Al~Rll. 2••2
Project Design Features, Project Conditions,
and Mitigation Measures
3. Prior to recordation of any applicable subdivision map or
as determined by the Manager, HBP/Program
Management and Coordination, the subdivider shall
survey and monument all resource preservation easement
dedications. The subdivider shall monument the property
line or the dedication area(s) with durable, long lasting,
high visibility markers at all angle points and line of sight
obstructions to the satisfaction of the Manager
PFRD/HBP Coastal and Historical Facilities.
... ·~·-·-· ·-··---~----·---------·-
SC 1-7 Private Ar·ea Landscaping
1. Prior lo the issuance of precise grading permits, the
appl!c;.ant shall prepare a detailed landscape plan for
privately maintained areas, which shall be reviewed and
approved by the Manager, Subdivision and Grading. The
plan shall be certified by a licensed landscape architect or
a licensed landscape contractor, as required, as taking into
account approved preliminary landscape plan (if any),
County Standard Plans, adopted planned community
regulations, scenic corridor and Specific Plan
requirements, Grading and Excavation Code erosion
control requirements, Subdivision Code, Zoning Code,
and conditions of approval, Water Conservation
Measures contained in Board Resolution 90-487 (Water
Conservation Measures), and Board Resolution 90-1341
(Water Coi1servation Implementation Plan). Said plan
shall be reviewed and approved by the Manager,
Subdivision and Grading.
r:\llSlll30\l.SI\ ElR\l)EIR\Mil Mun.wpd <<4124/02»
Responsible
Party
Manager of PFRD/
HBP, Coastal and
Historic Facilities,
County of Orange
Manager of PDSD,
Subdivision and
Grading Ser-Vices,
County of Orange
StJn!f.Q.Uf.ttT P.NYtRONMf.N1'AI. \MP/\CT ll~PORT
na1r:11·rwA·rr.R OEve.1.orM~NT Pa OJI:'. CT
Timing for
Mitigation Measure
Prior to the recordation of any
applicable subdivision map or as
determined by the Manager of HBP/
Program Management and
Coordination.
Prior to the issuance of precise
grading permits.
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1.1':A l\!'l!'llGIA"l t.!li:. INC.
Arll11. 11"101
SC 1-8
2.
3.
Project Design 11eatures, Project Condilio11s,
and Mitigation Measures
Prior to the issuance of certificates of use and occupancy,
applicant shall install said landscaping and irrigation
system and shall have a licensed landscape architect or
licensed landscape contractor certify that it was installed
in accordance with the approved plan.
Prior lo the issuance of any certificates of use and
occupancy, the applicant shall furnish said installation
certification, including an irrigation management report
for each landscape irrigation system, and any other
implementation report detennined applicable, to the
Manager, Building Inspection Services.
Affordable Housing. Prior to recordation of a final map within
the City of Huntington Beach, the applicant must satisfy the
· City's policy requiring tlrnl ten percent of the proposed units be
arTordable. This requirement must be satisfied at the discretion
of the City Planning Department through one of the following
methods.
a. Pay a fee to the City, if such a process is available;
b. Participate with other developers or a nonprofit
organization to acquire ~nd/or rehabilitate existing
apartment units at any off-site location within a suitable
area and provide for continued affordability; or
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Planning Department,
City of Huntington
Beach
~ . . . ' ..... · .... --·~
ICUl\!F.Q.UF.NT f.MYIRONWF.N1'Al. IMPACT llf.rOllT
na1r.u1·trA"l"F.• hf.V,.l.orwr.NT f'ROJf.CT
Timing for
Mitigation Measure
Prior to the issuance of certificates
of use and occupancy.
Prior to the issuance of certificates
of use and occupancy.
Prior to recordation of a final map
within the Cit}' of Huntington
Beach.
c. Provide the required affordable unit and/or equivalent
credit at a future multifamily project within the City of
Huntington Beach. ·····-······ ··-· ....... _,_.,._ ....... ---·· ··--··--------·-··-------~---·------.. ----~----·
r.\115111 JO\l.SA EIRIDEIR\Mit Mo11.1\11t.I <W24/02»
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t.SA AS~Ol!IAt"•:~. INr..
Ar111. t1tn2
Project Design Features, Project Conditions,
and Mitigation Measures
10.2 POPULATION AND HOUSING
10.2.J Project Design Features
Responsible
Party
9UnSF.ClUf.NT F.NYIRONIHNTlll, UHACT RP.PORT
na11:111·w11Tf.R nr.Ytl.OrNP.N1" r-OJf.CT
Timing for
Mitigation Measure
No Project Design Features have been incorporated into the design of the Not applicable. Not applicable.
proposed project.
----··-·-----·----··-----·------··----· . -· ·-·-... ········------·----------------··----------------···----...------···· ·------····----11
10.2.2 Standard Conditions
No Standard Conditions have been identified to address population and
housing conditions.
Not applicable. · Not applicable.
···-----.... -. ··--. -···-···---···-·· .... ···-· -· ··--·-·---------------------··-----·-----1----------o------·---·----------
10.3 GEOLOGY AND SEISMICITY
10.3.1 Project Design Features
PDF 3-1 Recommend'ations for site grading, soil preparation and
stabilization as described in AMEC (2001) and in the final
geology design report will be implemented to minimize
potential effects of site geology on the proposed development.
10.3.2 Standard Conditions
SC J-1 Prior lo lhe issuance of a grading pennit for grading on the
Bolsa Chien Mesa, the applicant shall submit a geotechnical
report to the Manager, Development Services, for approval.
The report sha11 include the information and be in a form as
required by the Orange County Grading Manual, Section 5.4,
and the Orange County Excavation and Grading Code S~tion
7-1-819 (corresponds to County of Orange, Standard Conditions
Director of PDSD,
County of Orange
Prior to the issuance of grading
permit.
--------·-·---·-------------
Director of PDSD,
County of Orange
Prior to the issuance of a grading
permit on the Bolsa Chica Mesa.
of Approval GO I, Gcotcclmical Report). . .. -··-· .. ·-···-----··--·-····----····--··--·--··L----------··-··--··--· --·---·----
16
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,.~/\ ~~~OC,fdl'.5, lHC,
ArAtl. 1C'IM1
..
Project Design Features, Project Conditions,
and Mitigation Measures
: .
SC 3-2 The project applicant's grading plan shall provide stabilization
of manufactured slopes to the satisfaction of the Manager,
Development Services, and may include, but is not limited to,
buttressing of fills, rock bolling, grouting, slope gradient
laybacks, and construction of retaining walls; and for natural
slopes. use of drainage control and establishing vegetation.
Responsible
Party
Director of PDSD,
County of Orange
'.· . I
SUBlf.Q.llF.NT f.NYIAONMf..NTAI~ IMrACT R:ErORT
hlllC:111"WA'1"f.ll UF.YF.l.Of'M~M1" rROJP.CT
Timing for
Mitigation Measure
Prior to the issuance of a grading
permit.
--·-··-··· -·-·--------·--· ---· --·· ···------·---------·-
SC 3-3 The applicant shall incorporate measures to mitigate expansive
soil conditions, compressible/collapsible soil conditions, and
impacts from trenching as outlined in a site specilic Tentative
Tract Map Review and Rough Grading Plan Review reports
prepared by the project geotechnical consultant.
Reconunendations shall be based on surface and subsurface
mapping, laboratory testing, and analysis. 111e geotechnical
consultant~ site ~pecific reports shall be approved by a certified
engineering geologist and a registered civil engineer and shall .
Manager of PDSD,
Building Permit
Services, County of
Orange
Prior to the issuance of building
permits.
be completed to the satisfaction of the County. ···--· -· .... -···---···--··---······--····--·-··· ······ ... ----·------------------i----------1--·-------------11
SC 3-4 The project applicant shall design and construct all structures in
accordance with mandated current UBC requirements.
Manager of PDSD,
Building Pennits
Services, County of
Prior to the issuance of building
permits.
Orange --····-·····-··-··----··---··----·····---···-··· ······------·--------------------1-------·-----·----11
SCJ-5
··---· ···--
TI1e proposed project shall avoid construction of habitable Manager of PDSD,
structures within areas subject to the potential hazard of surface Subdivision and
fault rupture, incorporating appropriate setbacks determined by Grading Services,
site specific studies, in accordance with the Alquist-Priolo County of Orange
Prior to the issuance of building
pennits.
Special Studies Zone Act of 1972 (Hart, 1989). _ ------· ··----------
·····-·· ····· -· ·-····-·--···------------···----·--··--------·--------
17
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UiA. AS!l:OC11\TI~!\, INC.
A1•a' 1. 1cn1
Project Design Features, Project Conditions,
and Mitigation Measures
10.4 SURF ACE AND GROUNDWATER HYDROLOGY
10.4.1 Project Design Features
PDF 4-1 The proposed project includes construction of riprap at the
existing culvert outlet into the isolated pocket lowland to protect
the outlet and minimize erosion.
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
~uns"QllF.NT F.NYIAONMF.NTAI. IMrACT AF.rOl.T
!lllll:llTWl\Tf.R IJF.Yf.LOrMF.NT rt.OJECT
Timing for
Mitigation Me!lsure
Prior to the issuance of grading
permits.
-·-··--·--.-------------------·---.. ----·--·-.. ·-------------!----___ .,____ ____ ., .. _ .. _____________ _
PDF 4-2 The proposed project includes a constructed wetlands and a
detention basin lo serve as Best Management Practices (BMPs)
in accordance with the Orange County Municipal Stormwater
Permit (Order No. 96-31, NPDES No. CAS6 I 8030) and the
Orange County Drainage Area Management Plan (DAMP)
(1993).
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to the issuance of grading
permits.
---·--·-·-·-·--·--r--"---------------'--·-------+----------+---------------11
PDF 4-3 The proposed storm drain system will collect and convey
surface drainage from Areas A through E. Area A will
discharge to an existing storm drain at the intersection of Los
Patos Avenue and Warner Avenue, Areas B through D will
discharge to the isolated pocket lowland, Area E becomes part
of Arca D, and Areas F and G (off-site areas) surface drain to
Bolsa Chica Street at Los Palos Avenue.
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to the issuance of grading
permits.
------------·---------------------1----------1-----------;._ ______ "
PDF 4-4 Programs for maintenance, cleaning, and upkeep of storm drain
structures, streets, and parking areas will be developed and
implemented by the Homeowners' Association (HOA).
Prior to the issuance of building
pennits.
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange -·-·---.-· ----------·-· ... ·-.. . -.... --· ___ .. _____ .......... -·-------------_____ ..._ __________ ..__ _________________ ..
r:\llSlllJ0\1.SA EIR\DEIR\Mit Mon.\\-pd <<4124/02»
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1.!lA Al!IOCIATF.1:. IMC;.
1irA11. 1na'J
.,
~.· ..
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 4-5 The landscape plan for the proposed project includes the
planting of native species in the open space areas on the
perimeter of the development. Landscaping that incorporates
drought resistant plants can reduce irrigation and maintenance
requirements. Native species will be adapted to the climate and
require little supplemental irrigation.
' ········ ..
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
... '·-•.• J
SURIEQ.Uf. ..... !.NVIRONMl£MTAl. IMPACT a!.rOAT
RRICtlTWATF.R 0£VF.l.OrUt:NT r•OJECT
Timing for
Mitigation Measure
Prior to the issuance of building
permits.
--·. -··· -------·-------·-·---------·--------!---------·-----·------·--------'--II
PDF 4-6 Automatic rain gauges connected to irrigation controllers shall
be installed and maintained by the HOA. These will monitor
rainfall volume and interrupt watering schedules in response to
site specific rainfall conditions. Rain gauges will be located
adjacent lo controllers lo facilitate monitoring by maintenance
personnel. Use of drip and efficient low-now irrigation emitters
shall minimize irrigation requirements and over-irrigation.
--· -·-··-. -·-------;--
PDF 4-7 The project design will incorporate grading to redirect 18.3
drainage acres away from Bolsa Chica Street and to the
constructed wetlands.
Manager of PDSD,
Subdivision and
Grading Services,
County of O~nge
Prior to the issuance of building
pennits.
Prior to the issuance of grading
pennits.
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
··-.....•. --··--··-· ·-·-·····-· ·-··· . . . .... -· .. --···· ··--·-·----------··-------"----'-------···'------·--------------
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l.l';A A!lllllll'.0Ctlt.Tl~5. INC.
Af•RIJ. 2ae2
Project Design Features, Project Conditions,
and Mitigntion Measures
10.4.2 Standard Conditions
SC 4-1 Prior lo the recordation of n subdivision map (~xcept maps for
financing and conveyance purposes only) or prior to the
issuance of any grading permits, whichever comes first, the
following drainage studies shall be submitted to and approved
by the Manager, Subdivision and Grading:
A. A drainage study of the project, including diversions, off-
site areas that drain onto and/or through the project, and
justification of any diversions; and
B. When applicable, a drainage study evidencing that
proposed drainage patterns will not overload existing
stonu drains; and
c. Detailed drainage studies indicating how the project
grading, in conjunction with the drainage conveyance
systems, including applicable swales, channels, street
flows, catch basins, stonn drains, and flood water
retarding, will allow building pads to be safe from
inundation from rainfall runoff, which may be expected
from all storms up to and including the theoretical I 00
year nood).
This Standard Condition corresponds to County of Orange
(2000) Standard Condition DOJ. .... ·--------·-. ····-----·· •... -· --. -~--··--·. ~--·--. ···---· ·-· .... -------·
r:\11511130\LSA EIR\OEIRIMic Mon.••11d <<4124/02» ...
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
sun,P.Q.Uf.N1' t:"v'1t0HMP.N1"Al. '"'rACT ar.PO&T
n:•H;f(TWATF.W Ot:V~t.orut:M"f PROJECT
Timing for
Mitigation Measure
Prior to the recordation of a
subdivision map (except maps for
financing and conveyance purposes
only) or prior to the issuance of any
grading pennits, whichever comes
first.
·---~---····
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l.~A A!ll!lnf:IATl~R. I NU,
Al"• t 1. znn1
..
'·
l7 rojcct Design Features, Project Conditions,
and Mitigation Measures
SC 4-2 A.
B.
Prior lo the recordation of a subdivision map (except
maps for financing and conveyance purposes only) or
prior to the issuance of any grading permits, whichever
comes first, the applicant shall in a manner meeting the
approval of the Manager, Subdivision and Grading:
I. Design provisions for surface drainage; and
2. Design all neccssary slonn drain facilities
extending lo a satisfactory point of disposal for
the proper control and disposal of storm runoff;
and
3. Dedicate the associated easements to the County
.. -of Orange, if detennined necessary.
Prior to the recordation of a subdivision map (except
maps for financing and conveyance purposes only) or
prior to lhc issuance of any certificates of use and
occupancy, whichever occurs first, said improvements
shall be constructed in a manner meeting the approval of
the Manager, Construction (corresponds to County of
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
I
... ~ ·~ . t .• ' ~ ..... .&
•Unll\QllF.NT ENYllONMf.NTl\L IMPACT •&roRT
ftatcn·rwi.·r•.a nr.vE•.0Pur.t1·r P•OJf'.c·r
Timing for
Mitigation Measure
Prior to the recordation of a
subdivision map (except maps for
financing and conveyance purposes
only) or prior to the issuance of any
grading permits, whichever comes
first.
____ . . . _____ _?r~~~~~ta~~~~~-~ondi~ion 002)_· ------·------"---------
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1.5A A~"Ot:IAt·c,;, IMC.
AT'llitt. 1rtn1
Project Design Features, Project Conditions,
and Mitigation Measures
SC4-3 Prior to the issuance of any grading permit and if determined
necessary by the Manager, Subdivisiol) and Grading, the
applicant shall record a letter of consent from the upstream
and/or downstream property owners permitting drainage
diversions and/or unnatural concentrations. 111e form of the
letter of consent shall be approved by the Manager, Subdivision
and Grading Services, prior to recordation of the letter.
This Standard Condition corresponds to County of Orange
(2000) Standard Condition 003.
-----' -· .. .. ···--.. ······--. ·-··-.. -·--·---··-· --·--·-·-----·
SC4-4 Prior to the issuance of any building permits, the applicant sha_ll
participate in the applicable Master Plan of Drainage in a
manner meeting the approval of the Manager, Subdivision and
Grading, i1icluding payment of fees and the construction of the
necessary facilities.
Prior lo the recordalion of a subdivision map (except maps for
financing and conveyance purposes only), the subdivider shall
participate in the applicable Master Plan of Drainage in a
manner meeting the approval of the Manager, Subdivision and
Grading, including payment of fees and the construction of the
necessary facilities.
This Standard Condition corresponds to County of Orange
(2000) Standard Condition 004.
~--·---·---·------·-···-·· ---------·-----··
P:\llSlll JO\LSA E1R\DE1R\Mit Mon.wpd «4124/02» ...
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
sunsr.Q.UF.N-r f.NVl•ONMF.NTAI. lNl"ACT •r. .. o•T
BRICllTWATER Df.VF.LOPNENT PROJECT
Timing for
Mitigation Measure
Prior to the issuance of any grading
pennit, and if detennined necessary
by the Manager, Subdivision and
Grading Services.
·---
Prior to the issuance of any building
permit.
-
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l.~A A:'t~Ot:l/d'V.:i;. INC,
ArRll. 1nn1
Project Design Features, Project Conditions,
and Mitigation Measures
10.S WATER QUALITY
I 0.5.1 Project Design Features
PDF 5-1 Structural Best Management Practices (BMPs) for the treatment
of runoff prior to discharge to off-site locations will consist of a
constructed wetlands composed of a series of three ponds for
Areas B l, B2, BJ, and D; and catch basin inserts for Area A.
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
... I
SUTIH.QUF.NT F.NYIROHMF.HTllL IMrACT REPORT
ftRl(':ll'rWA'rF.N hl~Vf .•. OrMt:.M1' rROJE.CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permit.
----···-·· ·-----·----·-------------------11-----------+---------·--------
PDF S-2 The proposed storm drain system has been designed lo ensure
that project surface nows will not drain directly into Outer
Bolsa Bay, the Bolsa Chica Ecological Reserve, or the lowland
wetlands restoration area.
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior lo the issuance of grading
pem1it.
-··--.. ··-·-····--·--·---·-·-·-·-·· ...... --·· -·---------------!---------11
PDF 5-3 Operational BMPs such as litter control, street sweeping, and
proper dispOsal of animal waste, etc., of the on-site areas are
included in the project design and will be implemented through
the l-IOA, as outlined in the WQMP. -····· ····· ..... _____ -.. --........ _______ , _____________________ _
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to the issuance of grading
permit.
----------·---·------·-·-
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to the issuance of grading
pennit.
PDF 5-4 A public awareness program will be developed concerning
water quality for future homeowners. The program will
emphasize the proper use of irrigation, fertilizers, and pesticides
by homeowners and landscape contractors. The program will
be implemented by the HOA, as outlined in the WQMP. ··------·--·-·--"·----· -______________________ ,, ___ ..... ________ --i---·---------------11
PDF 5-5 The project has been designed to capture and filter the first flush
(the initial 0.80 inch of rain in a 24 hour period) on site to
reduce sediment, bacteria, and other water quality pollution
before discharging surface flows to the off-site isolated pocket
lowland (refer to the Hydrology/Water Quality Study for
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to the issuance of grading
permit.
spec i fie ca lcu lat ions). --------·--·-·-'----------.. -'-----------------"
P:\115111 JO\LSI\ EIR\IJEIR\Mit Mon wrd ((4/24/02» 23
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l.l\A A!"'.~OC:IATl:f:. 1,..(:.
ArM.n. 2001
..
Project Design ·Features, Project Conditions,
and Mitigation Measures
PDI<' 5-6 Water qua lily monitoring will be conducted to determine the
effectiveness of the constructed wetlands at pollutant removal.
For three stonn events each year for three years, water samples
will be collected from the junction boxes that discharge runoff
to the constructed wetlands (i11let sample) and at the discharge
of the 24 inch pipe to the isolated lowland pocket (outlet
sample). Toxicity tests will be conducted on the samples for
constituents to be determined by the Manager, Environmental
Resources Division, PFRD, and detailed in the WQMP.
---·~-·--·-~··--·-·--------···-------·-~---·---------------·
10.5.2 Standard Conditions
SC 5-1 Prior to the recordation of any final tract map, or issuance of
grading permits, as deemed appropriate by the Manager,
Subdivision1111d Grading Services, the subdivider shall submit
and obtain approval from the Manager, Subdivision and
Grading, of a Waler Quality Management Plan (WQMP),
specifically identifying Best Management Practices (BMPs) that
will be used on-site or off-site to control predictable pollutant
runoff. This WQMP shall identify, at a minimum, the routine,
structural and nonstructural measures consistent with the
County NPDES permit as it now exists, and any subsequent
amendment finally adopted by the SARWQCB having
jurisdiction that may be legally applied to the project, which
details implementation of BMPS whenever they are applicable
to a project, the assignment of long-tenn maintenance
responsibilities (specifying the developer, parcel owner,
P:\l ISi 1130\\.S/\ EIR\DEIR\Mit M1111.\v11d <<412'1/02» . . .
Responsible
Party
Manager of
Environmental
Resources Division,
PFRD, County of
Orange
------·---
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
RttnSF.Q.Uf:NT F.NYtMONM!.NTAI. IMrACT •£roa·r
ftllUHl'l"WA'rF.R OEVF.1.0PMENT PROJ!.CT
Timing for
Mitigation Measure
For these storm events each year for
three years.
I
I
--···--·----·--------
Prior to the recordation of any final
tract map, or issuance of grading
permits.
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II:' .. •. ···-·
l.!IA ASRl10fA'l'l:!I. INt;,
Ara11.1•a1
f • ·~ • . '
Project Design Fcnturc5, Project Conditions,
and Mitigation Measures
: . ·.··
• ... ·.
maintenance association, lessee, etc.); and shall reference the
location(s) of structural BMPs. The project shall at a minimum
implement the provisions nnd commitments of the proposed
DAMP submitted in September, 2000, or as changed by the
SARWQCD (corresponds lo Draft County of Orange Standard
Condition WQOI [August 16, 2001)).
Responsible
Party
5UftlP.ClUUIT tHVllOIUU:.H1"AL llHACT u:roaT
11a1c:11T•A1·1t1 ni;vr.1.oruun· r•OJtCT
Timing for
Mitigation Measure
·····-·-····--·-···-·--··------··-··-------····----------------1-----------1----'·----------------
SC 5-2 Prior to issuance of any grading permits, the applicant shall
submit evidence lo the Mannger, Subdivision ond Grading, that
the applicant has obtained coverage under the NPDES statewide
General Construction Activity Stom1water Permit from the
State Water Resources Control Board (corresponds to County of
Orange Standard Condition WQ04).
Manager of PDSD,
Subdivision and
Grading Services,
County ofOr~nge
Prior to the issuance of any grading
permit.
-···--------·-----------------------1---~----------------------------n
SC 5-3 All gradingitnd construction activities associated with project
implementation will adhere to the relevant conditions
established by the Orange County Grading and Excavation
Code. For example, the code requires, where necessary, that
temporary and/or permanent erosion control devices be used to
control erosion and sedimentation during the rainy season, from
Manager of PDSD,
Subdivision and
Grading Services,
~ounty of Orange
Prior lo the issuance of any grading
permit.
October 15 to April 15. ---·---·---···-··-·------····---··· ·----------------!--------------------------11
SCS-4 Any construction dewatering conducted at the site shall comply
with the SAR WQCB General Waste Discharge Requirements
for Discharges to Surface Waters which pose an Insignificant
(De Minim us) Threat to Water Quality, Order No. 98-67
(CAG99800 I).
r:\115111 )OIL~<;/\ EIR\l>l;m\Mil Mon.\\11d <W24/02))
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
---------
Prior to the issuance of any grading
permit.
----·---·------___ _,,
25
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l.~A A~~CJr:IATJ:~. 1NC.
AS' A 11. 1Dft1
Project Design Features, Project Conditions,
and Mitigation Measures
10.6 TRAFFIC AND CIRCULATION
10.6.l Project Design Features
PDF6-l ATIP Full Construction Components. Mitigation of off-site
traffic impacts for the overall Bolsa Chica project have been
identified in the Arca Traffic Improvement Program (ATIP)
contained within certified FEIR 551 (Orange County, 1996).
The ATI P consists of improvements to be constructed and
funded in phases as described below.
With issuance of the first to the 38711i building permits, the
project is required lo include implementation of the following
full construction ATIP components:
. .
Location:
Pacific Coast Highway at Warner Avenue'
Full Construction Improvements:
-East leg
. Add 2nd left tum land
-Add 3•d eastbound thru lane
-Extend free right turn lane
(The Pacific Coast Highway/Warner Avenue improvements were
completed in 1996 by Caltrans) ----·---· --_ ....... -
Nol required under reduced development proposal (387 units).
P:\HSlll 30\1.Sf\ EIR\OEIR\Mi1 Mon.'vpd «4f24/02» ...
Responsible
Party
Director of PDSD,
County of Orange
sunsr.Q.Uf.NT ,,,.Vl .. ONMP.NT/lr.I, IMPACT •tt•O•T
na1n111·WAT~A. O!V!.LOPMt:NT raoJ"CT
Timing for
Mitigation Measure
With issuance of the first building
permit.
26
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LSA A!SOCIATF.S, INC.
11ra 11. 2102
. .. . ' ...
Project Design Features, Project Conditions,
and Mitigation Measures
Location: .
Warner Avenue at Bolsa Chica Street
Full Construction Improvements:
-East Leg
-Add 2nc1 westbound left turn lane West Leg
-Add 2"d eastbound left tum lane
(With the reduced Upper Bench project, the additions of second
eastbound and westbound left tum lanes at the Warner Avenue/Balsa
Chica Street intersection are no longer required for cumulative future
conditions)
Responsible
Party
·'· .. -• ...
sunn:(tUF.Nl" r:NYIRONMF.HTAI. IMPACT RtPOaT
DRICllTWA"ff.IC l>f.YEt.oro.u:..-r raOJF.CT
Timing for
Mitigation Measure
--·-··---··-·----·---··---··------------·-------·-------··------·----------·----·----11
PDF 6-2 A TIP Fair Share Components. TI1e project's ATIP includes
both the full construction components discussed above and the
fair share components defined by the project's ultimate traffic
contribution to cumulative roadway improvement requirements.
Issuance of the first building pennit of the site includes the
project's participation in the following fair share improvements,
Director of PDSD,
County of Orange
With issuance of the first building
permit.
displayed below in the Table below. _____________ ..._ ____________ ··--·-----------~·
P:\HSlll30\LSi\ EIR\DEIR\Mi1 Mon.•vpd «4124/02» 27
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29
. -· t
,.SA ASS(JCIA"t'f.!\, INC.
Al'RfL 'QGJ
Project Design Features, Project Conditions,
and Mitigation Meuures
Location:
Pacific Coast Highway: Golden West Street to Los Angeles County
Line
"Fair Share Improvements": Complete the improvement of PCH to its full
MPAH designation as a Primary (100 foot
ROW) north of Warner Avenue and as a
Major ( 120 foot ROW) south of Warner
Avenue
FEIR 551 Project Share of New Traffic: 20%
BrightWater Proposed Project Traffic: 3%
Location: Beach Boulevard at Warner Avenue
"Fair Share lmprove.!11ents": North Leg
• Add 41h southbound thru lane
(this improvement is already in place)
FEIR 55 l Project Share of New Traffic: 30%
BrightWater Proposed Project Traffic: 5%
Location: Magnolia Street at Warner Avenue
"Fair Share Improvements": South Leg
• Add 3rd northbound thru laneEast Leg
• Add 41h westbound lhru lane West Leg
• Add 4u. eastbound thru lane
• Add 2nd eastbound left thru lane
FEIR 551 Project Share of New Traffic: 12%
DrightWater Proposed Project Traffic: 2%
-----·---··---------... -~--·-····· ·-·--·------·--···
P:\HSHl30\LSA ElR\DEIR\Mit Mon.wpd «4124/02»
' ..
Responsible
Party
SURSt:.QUF.HT F.NVIRUHM~MTAI. tMrAc·r Rl.POa1·
BRICll~·w .. TEll DEYELOl'M'-NT ••OJl!C'r
Timing for
Mitigation Measure
.
·--------·-· -
28
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.......... ......... .. '·· . .; ' . '
L'/\ /\~SOCIAT~S. IHC.:,
APRii. 1:Dn1
Project Design Features, Project Conditions,
and Miligalion Measures
10.6.2 Standard Conditions
SC6-l Prior to the start of constructioii for each phase of development,
the project d_eveloper shall submit a Construction Traffic
Control Plan, to be prepared by a registered traffic engineer and
submitted to the County of Orange for approval. Approval shall
be required prior to issuance of grading permits. All traffic
control work for construction shall conform to the latest editions
of the State of California Department ofTrnnsportation Manual
of Traffic Controls, Standard Plans, Standard Specifications,
and Special Provisions.
-· ... ··-·----···· .. ·----·---... -------·-·-·-···--------------------
SC 6-2 Notes indicating the need to obtain County approval of a
construction traffic routing plan/construction access plan will be
placed on t,)le grading plan and included in the construction bid
package. lf determined necessary by the Manager,
Development Services, PDSD, that a construction/grading haul
road must be established, the project developer shall indicate
this on all grading plans. Further, the construction bid package
shall also include the need for a construction/grading haul road. ----------
l':\l\SHl)O\lSh E.IR\DEIR\Mil Mon.wpd «4124102»
Responsible
Party
Director of PDSD,
County of Orange
-·----·--·-·------···
Director of PDSD,
County of Orange
•".,,•I
SllK~f.Q.llF.H"I' f.HYIROMMf.Hl'AI. IMPACT •tPORT
llRICllTWA'rf.R nF.Yf.LOPMf.NT PROJ,CT
Timing for
l\Jitigation Measure
Prior to initiation of construction for
each phase of development.
-
.... . ·-···-·····-··--·----···· -········----·----------
Prior to approval of a construction
traffic routing plan/construction
access plan.
--~--------------·
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LSI\ AUOr.IATl:S, IHll.
APRii. U02
Project Design Features, Project Conditions,
and Mitigation Measures
SC 6-3 Without the upsizing of PCH beyond its MPAH designation, it
wilfbe necessary to develop a Deficiency Plan per the
requirements of the Congestion Management Program (CMP).
The CMP recognizes that not all projected roadway system
deficiencies are avoidable through local actions and decisions.
When a deficiency is identified, however, a jurisdiction must
undertake specific actions if it is to comply with the CMP. In
the case of state highways, the California Department of
Transportation (Ca1trans) has primary responsibility for·
preparing deficiency plans. The plan must identify the need for
isolated location or an areawide deficiency plan, with areawide
deficiency plans being the preferred approach. The applicant
Responsible
Party
Caltrans, with the
applicant to pay pro-
rate fair share.
SllHH.QllF.NT f.NYllOHM'f.HTAI. IMPAC'r Rf.PORT
hRICll"rWATER 0F.V£t.OrMENT PROJECT
Timing for
Mitigation Measure
With the issuance of first building
permit.
--·---~'-~pay i~s p~~rata fair_~l-~~re of prepari~~_!he defi~~~-n~-~~ ·-···-----···--_ ·---· .... ------------
10. 7 AIR QUALlTY
10.7.l Project Design Features
There are no project design features i_dentified for reducing potential air
quality impacts.
Not applicable. Not applicable.
------·-··------··-------···----------------··---'----------·-----.. -~--·---·--·----------
JO
P:\llSH\30\1.SA EIR\DEIR\Mit Mon.wrd «4n4/02))
' I •
~ .. _..,__ \,.,....,_.,, • \ • • • • .•.••. ·.I
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I.SA AS!OCIA.·1 f.!\. INC. ,. ...... ,,.1
Project Design Features, Project Conditions,
and Mitigation Measures
10.7.2 Standard Conditions
SC 7-1 All required actions necessary to comply with SCAQMD Rule
402, which requires that there be no off-site dust impacts
sufficient to cause a nuisance, and SCAQMD Rule 403, which
restricts visible emissions from construction, shalt be
implemented as a part of the proposed project. Prior to the
approval of a grading permit, the applicant shall demonstrate to
the Manager, Subdivision and Grading, that such compliance
will be achieved and that all such actions shall be listed on each
grading plan under the General Notes Section. Additional dust
suppression measures are included in the SCAQMD's CEQA
Air Quality Handbook, are also included for implementation.
Applicable-Rule 403 measures:
• Apply nontoxic chemical soil stabilizers to
manufacturers' specifications, to alt inactive construction
areas (previously graded areas inactive for ten days or
more).
• Water active sites at least two times daily. (Locations
where grading is to occur will be thoroughly watered
prior to earth moving.)
--···-··· .. ··-· -····-·•" ------_ ...... -------------------··----------··-·--------
P:\11511130\LSA EIR\DEIR\Mil Mun.'Ypd «4124/02»
Responsible
Party
Director of PDSD,
County of Orange
i.-------------
... ··· .. ' '· .•.;
sunsF.QUf.Hi' l-:HYltOHMt:N1'Al. IMPACT "EPORT
llRllHl"l"WATf.R UtYP.1.orwtHT PROJECT
Timing for
Mitigation Measure
Prior to the approval of a grading
permit.
~
-·--···-··· ... ······ -··---·-----·------·------··---
31
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l.~A A~JOCIA'f"P.S. INC:.
Al' 111. 1,DQ1
Project Design Features, Project Conditions,
and Mitigation Measures
•
•
•
All trucks hauling dirt, sand, soil, or other loose
materials are to be covered, or should maintain at
least two feet of free board in accordance with the
requirements of California Vehicle Code (CVC)
Section 23 J 14 ( freeboard means vertical space
between the top of the load and top of the trailer).
Pave construction access roads at least 100 feet
onto the site from main road.
Traffic speeds on all unpaved roads shall be
reduced to 15 mph or less.
Additional SCAQMD CEQA Air Quality Handbook Dust
Measures:
• Revegetate disturbed areas as quickly as possible.
• All excavating and grading operations shall be
suspended when wind speeds (as instantaneous
gusts) exceed 25 mph.
• All streets shall be swept once a day if visible soil
materials are carried to adjacent streets
(recommend water sweepers with reclaimed
water).
Responsible
Party
S11ft~F.Qt1F.H1" F.NVlaONM~H,./&L IMPACT REPOlT
~~11:11,·w .. ·n:• llEYt.l.OrME"T PaOJF.CT
Timing for
Mitigation Measure
-----·--------------·---· . ···--... --·-· -----· ------·--···------·-----··--·-----·--·----·--
32
l':\HS\1130\LS/\ EIR\OEIR\Mil Mon.wpd «4124102»
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----· ..... ................ ' . . . .. .. . . j \. ...
l.9A AS!'OCIA'rt•:S, INC.
Al'RIL 1DD2
Project Design Features, Project Conditions,
and Mitigation Measures
• Install wheel washers where vehicles enter and
exit unpaved roads onto paved roads, or wash
trucks and any equipment leaving the site each
trip.
Implementation of these dust suppression techniques will
reduce the fugitive dust generation (and thus the PM 10
component) by 50 to 75 percent. Implementation of the
following measures will reduce short-tenn fugitive dust
impacts on nearby sensitive receptors.
Responsible
Party
·-....... ·~ . ·-~ .. :
'°lllH.Qllf.HT F.NYllOHMF.N'fAI. IMPACT IErOIT
l\lllC\ll'WATF.11. nf.YF.1.0\'MEH'I" Pll.O}ECT
Timing for
Mitigation Measure
·------·----·-·---·-----·-------·---------·--------·---· ·-. -··----·--·--·---·----------
SC 7-2 TI1e project shall comply with Title 24 of the California Code of
Regulations established by the Energy Commission regarding
energy conservation standards.
Manager of PDSD,
Building Permits
Services. County of
Orange
Prior to the issuance of building
permits.
---------·---"\....----·-------------------+------------i--··----· ---·--·--·-------11
SC 7-3 Precoated/natural colored building materials. water based or low
voe coating. and utilization of coating transfer or spray
equipment with high transfer efficiency shall be employed to
reduce emissions associated with architectural coatings that
contain VOes. Furthermore, the project shall comply with
SCAQMD Rule 1113, Architectural Coating. which restricts the
amount of voe allowed in architectural coating to control voe
emission in the Basin.
Manager of PDSD,
Building Permits
Services, County of
Orange
Prior to the issuance of building
permits.
---·---·-------·-------·--·--··------·------L-----·----·-·-----··--·-----·--------
r:\11511130\LSA EIR\OEIR\Mil Mnn.\vpd <C4/24f02» 33
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L!A AUOCIA'l'f.R. INC.
Arant. 2oa1
Project Design Features, Project Conditions,
and Mitigation Measures
SC7-4 The proposed project shall include pedestrian pathways, bus
stops, and bikeways as required by adopted plans and programs
in order to encourage alternate forms of transportation. The
proposed project shall also incorporate measures to improve
traffic now. -
• Measures to reduce traffic congestion and its associated
air emissions consistent with the design of the AQMP
will be incorporated into the project. These measures
include methods of improving traffic flow and methods of_
stimulating alternative forms of transportation (i.e.,
bicycle routes and bus turnout lanes).
-···-··----·--· ·------
SC7-S In larger areas of both surface and subsurface contamination, a
site assessment will be conducted before any construction takes
place at that locale. -----·--
10.8 NOISE
10.8.1 Project Design Features
There are no project design features identified for reduction of potential
noise impacts. -·--------------
P:\l ISll 130\lSA EIR\DEIR\Mil Mon.wpd «4124/02)>
' ..
Responsible
Party
Director of PDSD,
County of Orange
Director of PDSD,
County of Orange
SUllSF.\lllt:N·r F.NVtRONMF.NTAI. tMPAC'l' R~PORT
blllC:tlTWAH:R OF.Vr.t.OPMtNT rROJ!C·r
Timing for
Mitigation Measure
Prior to the issuance of building
permits.
~
·--------·---··
Prior to the issuance of building
permits.
-----·-1----------
Not applicable. Not applicable.
'------
34
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l,SA AS~OCIATF.S. ~trlC.
Al"I u. 1oa1
... I
·'
Project Design Features, Project Conditions,
and Mitigation Measures
10.8.2 Standard Conditions
SC 8-1 Residential Noise (Corresponding to County of Orange
Standard Conditions of Approval NO I)
The applicant shall sound attenuate all residential lots and
dwellings against present and projected noise (which shall be
the sum of all noise impacting the project) so that the composite
interior standard of 45 dBA CNEL for habitable rooms and a
source specific exterior standard of 65.dBA CNEL for outdoor
living areas is not exceeded. The applicant shall provide a report
prepared by a County-certified acoustical consultant, which
demonstrates that these standards will be satisfied in a manner
consistent with Zoning Code Section 7-9-137.5, as follows:
A. Prior to the recordation of a subdivision map or prior to
the issuance of grading permits, as determined by the
Manager, Building Permits Services, the applicant shall
submit an acoustical analysis report to the Manager,
Building Permits Services, for approval. 111e report shall
describe in detail the exterior noise environment and
preliminary mitigation measures. Acoustical design
features to achieve interior noise standards may be
included in the report in which case it may also satisfy
"B" below.
r:\llSIHJO\LSA F.IRIDl!IR\Mil Mon.'llfld <<4124/02»
Responsible
Party
· Manager of PDSD,
Building Permit
Services, County of
Orange
., ........ ~ . i
IUl\Af.QllF.N'r f.NYI. ON .. lNTAI. IM rAflT Rf.PORT
n• 1 CJl'f'WAl"F.A 0£VF..l.Ol"M ENT PROJECT
I Timing for
Mitigation Measure
Prior to the recordation of a
subdivision map or prior to the
issuance of grading permits, as
determined by the Manager,
fiuilding Pennits Services.
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LSA A!'l()CIATE!. IN<:.
ArKlt, 1GD'I
Project Design Features, Project Conditions,
· and MicigaCion Measures
B; Prior to the issuance of any building permits for
residential construction, the applicant shall submit an
acoustical analysis report describing the acoustical design
features of the structures required to satisfy the exterior
and interior noise standards to the Manager, Building
Permits Services, for approval along with satisfactory
evidence which indicates that the sound attenuation
measures specified in the approved acoustical report have
~een incorporated into the design of the project.
c. Prior to the issuance of any building permits, the
applicant shall show all freestanding acoustical barriers
on the project's plot plan illustrating height, location and
construction in a manner meeting the approval of the
Manager, Building Permits Services. --·---------
SC 8·2 Constniction Noise (Corresponding to County of Orange
Standard Conditions of Approval N09)
A. Prior to the issuance of any grading permits, the project
proponent shall produce evidence acceptable to the
Manager, Building Permits Services, that:
(1) All construction vehicles or equipment, fixed or
mobile, operated within 1,000' of a dwelling shall
be equipped with properly operating and
maintained mufflers.
P:\llSHIJO\LSA 1:.IR\DEIR\Mil Mon.wpd «4124/02»
r I • •
Responsible
Party
Manager of PDSD,
Building Permit
Services, County of
Orange
1'!f anager of PDSD,
Building Permit
Services, County of
Orange
Manager of PDSD,
Building Permit
Services, County of
Orange
SllRIP.QllF.N"1" F.NYllONMF.NTAl.1MPACT REPORT
RAl<lflTWATER UEVF.l.OPMF.NT PROJECT
Timing for
Mitigation Measure
Prior to the issuance of any building
permits for residential construction.
-
Prior lo the issuance of any building
permits.
··--------
Prior to the issuance of any grading
permits.
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l.!A ldl~OCIATt:.S. INC.
Ar Al I. Jelt1
B.
Project Design Features, Project Conditions,
and Mitigation Measures
(2)
(3)
All operations shall comply with Orange County
Codified Ordinance Division 6 (Noise Control).
Stockpiling and/or vehicle staging areas shall be
located as far as practicable from dwellings.
Notations in the above format, appropriately numbered
and included with other notations on the front sheet of the
project's permitted grading plans, will be considered as
adequate evidence of compliance with this condition.
SC 8-3 Consistent with County of Orange Codified Ordinance, Division
6 (Noise Control) requirements, on-site noise shall not exceed
1S dBA for daytime and 70 dBA for nighttime at the adjacent
Responsible
Party
Manager of PDSD,
Building Permits
Services, County of
Orange
Manager o~ PDSD,
Building Permits
Services, County of
Orange
SllllHQUf.NT ENYIRONMF.N"l'AI. IMrACT REPORT
RllCll'rWA'rf.R l>F.YF.1.orMlNT PROJf.CT
Timing for
Mitigation Measure
Prior to the issuance of any grading
permit. ~
-------··---------11
Prior to the issuance of any grading
permit.
. _____ p_r_o~erty li~1e.
-~---~--~-----11---~~~--~-1~·-~~-------~~-
SC 8-4 All construction shall comply with Tille 24 Field Sound
Transmission Class (FSTC) and Field Impact Insulation Class
(FllC) standards.
Manager of PDSD,
Building Permits
Services, County of
Orange
Prior lo the issuance of any grading
permit.
-·-·-----·····--·--·-------------· -··· ·--· --·--·-·. ··--··---
P:\l ISi 11 lO\LSA E!R\OEIR\Mil Mon.\vpd «4n4t02»
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I.SA ASIOr:l 4TF.S. I KC.
ArRlf. llfU
Project Design Features, Project Conditions,
and Mitigation Measures
10.9 BIOLOGY
10.9.1 Project Design Features
PDF9-I Construction monitoring and maintenance requires a botanist to
monitor all grading activities, conduct preconstruction meetings
with construction contractors, provide on-site assistance to
construction personnel, and stake out perimeters of existing
habitats to be preserved. Submittal of a construction fencing
and monitoring program and appropriately scaled maps
prepared by the developer are required prior to issuance of
grading permits. The construction fencing exhibits and
monitoring program shall be reviewed and approved by the
Director, PDSO, prior to issuance of grading permits. Fueling,
maintenance, and spillage requirements and regular equipment
inspectionare also required.
---··-·--~---·--------------·
PDF 9-2 The portions of the southern tarplant population that will be lost
within the project area will be replaced on areas of the Bo Isa
Chica Mesa that will be preserved. Within the current project
area, only a small portion of this population would be affected
and would require replacement. A southern tarplant
replacement program shall be prepared by the developer and
submitted to the Director, PDSD, for review and approval prior
to issuance of grading permits. The Director, POSD, shall
submit the replacement program to the California Department of
Fish and Game for review and comment prior to approval of the
replacement program.
--·--·· ·---· -
l':\llSlll )0\l.Si\ EIR\OEIR\Mit Mon.W(ld ((4124/02»
Responsible
Party
Manager of PDSD,
Environmental
Planning Services,
County of Orange
Manager of PDSD,
Environmental
Planning Services,
County of Orange
SllD!f.QllF.NT f,NYUONMf.NTAl. lMPACT ltPOIT
"tltCftTWA.TV.11 UEV'f.l.OPME"T PaOJ£CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
-
·---· ··-··
Prior to the issuance of grading
permits.
----·----------
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l.~A At90(;.,\T•:~. INC':.
ArRll. 2DD2
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 9-3 In conjunction with the County Animal Control, the applicant
will devise and implement a plan to control the presence of
invasive and/or feral pets in wildlife areas. Information on the
detrimental effects of domestic cats on common and sensitive
species of bir-ds, as well as the hazards to domestic animals,
shall be supplied to each homeowner who purchases property in
the residential units. The plan is to be approved by the County
Environmental and Project Planning Division prior to issuance
of occupancy permits.
Responsible
Party
Manager of PDSD,
Environmental
Planning Services,
County of Orange
-'
SUf\Sf.Q.UP.H'r t:NYllO"MF.Ml.AI. tMPAt:T Rf.PORT
ftlllr.ll'f'WA'l"t:M Of.Yat.orMEH"r raOJ!.CT
Timing for
Mitigation Measure
Prior to the issuance of occupancy
permits.
-----·· --· ----------------------1----------1--------------------
PDF 9-4 Flood lamp shielding and/or sodium bulbs will be used in
developed areas to reduce the amount of stray lighting into the
wildlife areas.
--------------·------------------------
r:\llSlll JO\LSA EIR\DEIR\Mit Mon. Wfld «412~/02))
Manager of PDSD,
Environmental
Planning Services,
County of Orange
Prior to the issuance of occupancy
permits.
-·--· -1...-·--··-·--· ... ···~----------·-
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L~ll ll~~Ol':lllTt:s. l .. C. -
APR11.20•2
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 9-S Prior to the issuance of grading pennits, and within 30 days of
the beginning of construction, surveys shall be done according
to the survey and mitigation program that has been developed
by the California Burrowing Owl Consortium. If the survey
results indicate that an active burrow is present within the
project development area, the owls shall be passively relocated
according lo the consortium mitigation guidelines. Occupied
burrows shall not be disturbed during the nesting season, from
February I through August 31, unless the CDFG verifies that
the birds have not begun egg-laying and incubation or that the
juveniles from those burrows are foraging independently and
capable of independent survival at an earlier date. Alternative
burrows shall be enhanced or created in permanently preserved
open space, at a ratio of I: I. A report indicating completion of
the survey~ and any necessary mitigation shall be provided to
the County Environmental and Project Planning Division prior
to the issuance of grading pennits. Tite burrowing owl
relocation mitigation, if the bird is present and the mitigation is
implemented, shall be implemented according to the California
Burrowing Owl Consortium mitigation guidelines under County
of Orange oversight and by coordination with the Department of
Fish and Game. The responsible party to ensure compliance
prior to issuance of grading permits is the Manager, County of
Orange Environmental and Project Planning Division.
Responsible
Party
Manager of PDSD,
Environmental
Planning Services,
County of Orange
suaSf.Q.llF.N~-F.Nv1110Nwf.NT111. u.it11c·r REPOllT
l\R1n11·rwAT,:.a nr.vtt.orwtNT PROJ~c·r
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
-------·-· ··------··--· ---~··-·-----·-------------!--------··-----·-------
PDF 9-6 The public access component of the proposed project will Manager of PDSD,
include 30 public parking spaces and a trail within PA JA-1. Environmental
The plan for PA 3A-l includes fencing and signage to deter the Planning Services,
Prior to the issuance of occupancy
pennits.
public from leaving designated trails. ________ _i__C_o_u_n_ty_o_f_O_ra_n_g_e ____ . __ ----·----·-·-------------------------... --.. ----------·--··--·-·---··----------------
l":\llS11130\LSi\ EIR\IJEIR\Mit Mon.,vpd «4124/02» 40
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LIA A.SSOt'!l/\Tf.5, 1NC:.
APRii. ino1
.. · ....
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 9-7 Planning Area 3A will be revegetated with native plant species,
and contain constructed wetlands to improve run off water
quality. The area will function as a buffer between undisturbed
areas adjacent to the site and the project residential
development. The project applicant will consult with the
Department of Fish and Game in the selection of plant species
for the constructed wetland. Maintenance of the constructed
wetland by the Homeowner:s Association, other than routine
items such as removal of debris or emergency repairs, should be
conducted between September I and February 28 to avoid bird
breeding season.
Responsible
Party
Manager of PDSD,
Environmental
Planning Services,
County of Orange
. .. ·-·' .. ...... ...
SUl\'•:QllF.NI F.PfYlaOl\IMf.NTA.I. IMPACT ar.Po•T
RRlflll"rW,\'ff.R Of.VF.l.OPMENT PROJf.CT
Timing for
Mitigation Measure
Prior to the issuance of occupancy
permits.
--·----------·-----------------------------·--·--·-·-··-·---·--·-----------
10.10 AESTHETICS
10.10.l Project Design features .
PDF 10-J A JOO foot wide buffer will be provided between the
eucalyptus ESHA and the edge of residential development,
and it will be landscaped primarily with native species
within this recreation/open space corridor, on the southern
perimeter of the project site.
PDF 10-2 A continuous and unbroken landscape lot will be provided
along the entire length of Los Patos Avenue to match the
existing unbroken landscaped corridor and pedestrian
walkway, which is part of the adjacent Sandover project
southwest of the intersection of Bo Isa Chica Street and Los
Palos A venue. The vegetation will include trees, shrubs,
and groundcover as well as a meandering sidewalk.
r:\llSlll JO\LSA EIR\Df::IR\Mit Mon.'vpd «4124/02»
Director of PDSD,
County of Orange
Prior to the issuance of building
permits.
.. -·---------··--· -----------·------11
Director of PDSO,
County of Orange
Prior to the issuance of building
permits.
... ·----·-·---·--·····-··-... -·· -···· ··-······--·-··· ··-·-·-·· . ·---··-··--·--··
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I.SA ASftOCIA'TF.~. INC.
APRii. 1002
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 10-3 The project's architectural design concept is an "American
Seaside Village" theme, providing a mix·of colors and
textures, and including alternating roof forms and pitches
and variations in the design and scale of exterior elements.
The project design will be characterized by unifying
architectural integrity. -----· ....
PDF10-4 ll1e portions of the project site visible from publicly owned
areas will be softened and extensively enhanced in rich
native landscaping, incorporating the eucalyptus ESHA, and
the freshwater ponds to be created on the project site's
southern periphery, including the planting of coastal bluff
scrub on the separator slope between the upper and lower
mesas.
... ------·--·-----------.. -·--
10.10.2 Standard Conditions
SC 10-1 Prior to issuance of any building perm-its within tracts
abutting wetlands, environmentally sensitive habitats, or the
residential development setback area, the applicant shall
demonstrate that all exterior lighting has been designed and
located so that all direct rays are confined to the property in
a manner meeting the approval of the Manager, Building
Permit Services.
r:\llSlll 30\LSA EIR\DEIR\Mit Mon.\vpd <<4124/02»
Responsible
Party
Director of PDSD,
County of Orange
Sl/llSF.QU•:HT F.NVIRONMF.NTAL IMPACT RF.PORT
Dlllt:llTWATt:a Df.Vf.t.OrMENT PROJP.CT
Timing for
Mitigation Measure
Prior to the issuance of building
permits.
·---· ---··-···--·
Director of PDSD, Prior to the issuance of building
County of Orange permits. -
·----------·
Manager.of PDSD, Prior to the issuance of any building
Building Pennit permits within tracts abutting
Services, County of wetlands.
Orange
'---··
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I.IA 11on1:111~·r.1. 1Nr..
APR I I. IAl1
Project Design Features, Project Conditions,
and Mitigation Measures
SC 10-2 Prior to the issuance of each grading permit or recordation
of any applicable tract map, whichever happens first, the
applicant shall provide the following plans subject to the
approval of Manager, PFRD/HBP Program Management
and Coordination, in consultation with the Manager,
Environmental and Project Planning Division, which
indicates that graded areas will be compatible with the
adjacent existing and proposed land uses:
a. A landscaping plan with setbacks along Los Patos
Avenue, including a landscaped parkway and
community theme wall.
b. An urban edge treatment plan for development areas
adjacent to wetlands, which includes but is not limited
to: building height and setback limits; landscape and
fuel modification treatments; provisions for walls,
fences, or berms; slope gradients and ratios, slope
drainage structures, and architectural or landscape
design themes.
·--··-·-·-------· -··------·
P:\llSlllJO\LSA EIR\DEIR\Mit Mon.\vpd «4124/0l»
·Responsible
Party
Manager, PFRD/HBP
Program Management
and Coordination, in
consultation with the
Manager of
Environmental
Planning Services,
County of Orange
'
• •1 ~ , I : .... I : ....•. J ____ • 1 •
SllUllQllF.NT P.NVUOHWt;NTAl. IMrACT llPOIT
DRICllTWA"rt;a DP.Yltl.Ol'WIHT PROJICT
Timing for
Mltigat!on Measure
Prior to the issuance of each grading
permit or recordation of any
applicable tract map, whichever
occurs first.
-
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l.":'A AS90C1 A"rt:K. tMC!.
Arllll.1001
SC 10-3
Project Design Features, Project Conditions,
and Mitigation Measures
· Prior to the issuance of any grading permit, the applicant
shall provide evidence to Manager, Subdivision and
Grading Services, that: .
a. Views of construction activities shall be shielded as
feasible by measures that can include placement of
temporary fencing, landscaped berms, and/or
landscaping.
b. All graded slopes shall be completely hydroseeded
and/or landscaped within 90 days following
completion of grading.
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
sunSF.Q.UF.H 0I' P.HYIROMM.f,"'l'AL IMPACT l.'E.POR'r
l\RICllTWATF.R nF.VEl.OPM£HT PROJ£CT
Timing ror
Mitigation Measure
Prior to the issuance of any grading
permit.
-----------------·------~------·· ----·---·---·------------·---
10.11 CULTURAL RESOURCES -l0.11.J Project Design Features
PDF 11-1 The research design for recovered material analysis for the
Bolsa Chica Region currently in preparation shall be
completed. The research design shall contain a discussion
of important research topics for recovered material analysis
that can be addressed employing data from the Balsa Chica
sites. The research design shall be reviewed by at least
three qualified archaeologists as required by the California
Director of PDSO,
County of Orange
Prior to the issuance of grading
pennits.
Coastal Commission Guidelines.
----·-·--•-•••••--•••a• .. •·--·--·--·------------·------.>---------·-"------···--------·-·-----"
44
P:\llSlll JO\L.SA EIRIDEJR\Mil Mon. \vpd «4n4f02»
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I.SA A:l$0CIATr.s, IN(:.
Al'IUI. 1ao1
PDF 11-2
Project Design Features, Project Conditions,
anti Mitigation Measures
A data recovery program shalt be implemented and
completed for important or unique archaeological resources
in areas proposed for urban development on Bolsa Chica
Mesa and for proposed urban development and wetlands
restoration. The scope of work for the data recovery
excavations shall be determined by the project archaeologist
and reviewed and approved by the three qualified peer
reviewer archaeologists established pursuant to CCC permit
conditions. The data recovery excavations shall be
completed prior to issuance of a grading permit and shall be
monitored by a qualified Native American. The data
recovery program shalt be considered complete when the
peer review group concludes that the data recovery
excavations have been completed in accordance with its
approved scope of work. Once data recovery excavations
have been completed, a report of the data recovery program
shall be prepared by the project archaeologist and reviewed
by the peer review team, and submitted to appropriate
governmental and academic institutions. Data recovery
investigations, testing, analysis, and reports shall be
Responsible
Party
Director of PDSD,
County of Orange
... I
$UR!F.Q.Uf ..... r f.HvtaOHMt'.M't"AI. 1MrA.CT aF.t"OAT
llkl<lllT .. A1"f.l llf.VF.1.orwr:t11· Fk0J£CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permit.
-----·-----------· completed at the Applicant's expense. -----·---l----------1---·--··-----------
PDF 11-3 For ORA-83, prior to any grading activity at this site, a
controlled grading program shall be conducted by the
project archaeologist in the field area to recover any cogged
stones or other important artifacts that may remain in this
disturbed portion of the site. l11e controlled grading
Director of PDSD,
County of Orange
Prior to the issuance of grading
permits.·
program shall be monitored by a qualified Native American. ----------__ .. -······ -·-·-·-· .. _______ ··-··--------... .. . .. . . .. -··--· . -. -··-· ·--... _._ ----·--· ---------------
P:\11511130\LSA EIR\DEIR\Mit Mon.wpd «4f24f02>)
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I.SA ASSOCIA.Tr:J. INC.
Ara 11. toot
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 11-4 · In addition to compliance with the standard condition set
forth below, which requires that a County certified
archaeologist be retained to establish procedures for
archaeological resource surveillance prior to grading and to
monitor grading within 500 feet of at1 recorded
archaeological sites, the project applicant shall also retain a
qualified Native American to monitor all grading activities
monitored by the County certified archaeologist on Balsa
Chica Mesa.
Responsible
Party
Director of PDSD,
County of Orange
sunstQUflltT EJIV
0
UONMP.ltTA1. IMPAOT RP.PORT
fta1CllTWA1"P.k DV.V~LOPMl?.NT rao)~CT
Timing for
Mitigation Measure
Prior to the issuance of grading
permits.
-·--------·-·· ----·------·-----------··-··-----·-----t---····---·------------
PDF 11-5 A reburial agreement has been executed between the project
applicant and the Juaneno Band of Mission Indians
regarding the treatment and disposition of prehistoric Native
American human remains discovered at ORA-83, and
recomQlendations on the treatment and disposition of the
human remains have been obtained from the other most
likely descendants. If any additional prehistoric human
remains are discovered on the Balsa Chica Mesa, this
agreement shall be extended to cover the treatment and
Director of PDSD,
County of Orange
Prior to the issuance of grading
permits.
disposition of those remains. ----------··-----··--------·---· ---... ---.
P:\llSH130\LSA EIR\DEIR\Mil Mon.\vpd «4n4/02»
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l.!l:A ASSOC'HATf.S. IHC.
11r• 1t. ,.02
Project Design Features, Project Conditions,
and Mitigation Measures
10.11.2 Standard Conditions
SC 11-1 Prior to the issuance of any grading permit, the applicant shall
provide written evidence to the Manager, Subdivision and
Grading, that applicant has retained a County certified
archaeologist, to observe grading activities and salvage and
catalog archaeological resources as necessary. The
archaeologist shall be present at the pregrade conference, shall
establish procedures for archaeological resource surveillance,
and shall establish, in cooperation with the applicant,
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
-..: '.I
9llKSF.~llF.H"I" F.NYlllONMl!NTlll. IMPACT Rf.PORT
UlllCllTWATF.11 DEYF.LOPMENT rllOjEC"r
Timing for
Mitigation Measure
Prior lo the issuance of any grading
permit.
-
procedures for temporarily halting or redirecting work to permit
the sampling, identification, and evaluation of the artifacts as
appropriate. If the archaeological resources are found to be
significant, the archaeological observer shall determine
appropriate actions, in cooperation with the project applicant,
for exploration and/or salvage.
-----··· ······------···---··-----. .,_..___ ____ -----·-··--··--·--·--·-·-··-·-··-·--· -· --·--·-·-
P:\11511130\1..SA EIR\DOR\Mit Mon.\vpd «4124102» 47
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•. !A A,iSOCIATl~S. INC.
~r•t1. 1ea2
Project Design Features, Project Conditions,
and Mitigation Measures
Prior to the release of the grading bond, the applicant shall
obtain approval of the archaeologist's follow.up report from the
Manager, HBP/Coastal and Historical Facilities. The report
shall include the period of inspection, an analysis of any
artifacts found, and the present repository of the artifacts.
Applicant shall prepare excavated material to the point of
identification. Applicant shall offer excavated finds for
curatorial purposes to the County of Orange, or its designee, on
a first refusal basis. These actions, as well as final mitigation
and disposition of the resources, shall be subject to the approval
of the Manager, HBP/Coastal and Historical Facilities.
Applicant shall pay curatorial fees if an applicable fee program
has been adopted by the Board of Supervisors, and such fee
program is in effect at the time of presentation of the materials
to the County of Orange or its designee, all in a manner meeting
the approval of the Manager, HBP/Coastal and Historical
Facilities.
Responsible
Party
Manager of HBP/
Coastal and Historical
Facilities, County of
Orange
$\Jl\5f'.Q.Uf.N"f f.HYl•OHNEN1"AI. IMPACT 11:1.ro•T
llAU:llTWll"rf.a DEVU.OrMEM1" PltOJr.CT
Timing for
Mitigation Measure
Prior to the release of the grading
bond.
----· ----------·----·-· ·-· ·---·------------1-----·----··--______ ,. _____ -----
10.12 PALEONTOLOGICAL RESOURCES
10.12.l Project Design Features Not applicable. Not applicable. :;,
TI1ere are no project design features identified for the proposed project
associated with p_~!eo~~l_o_g•_'c_a~~-so_u_rc_e_s __ · ----·----------L·----------'-----·--···-------·
48
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LSA ASSOCIA1"ES. INC.
APlllt. 1D01
Project Design Features, Project Conditions,
and Mitigation Measures
10.12.2 Standard Conditions
SC 12-1 Prior to the issuance of any grading permit, the applicant shall
obtain approval from the Manager, HBP/Coastal and Historical
Facilities, of a report on a literature and records search and field
· survey of the project site. The applicant shall retain a County-
certified paleontologist to complete the literature and records
search for recorded sites and previous surveys. The
paleontologist shall conduct a field survey, unless the entire
proposed project site has been documented as previously
surveyed in a manner which meets the approval of the Manager,
HBP/Coastal and Historical Facilities. The applicant shall
implement the mitigation measures in the report in a manner
meeting the approval of the Manager, HOP/Coastal and
Historical Facilities. -
This SC corresponds to County of Orange Standard Condition
AOS (County of Orange, 2000).
----__ ...... -·--·-. ---
P:\llSlll 30\LSA EIRIDEIR\Mil Mon.wrd ((4/24/02»
Responsible
Party
Manager ofHBP/
Coastal and Historic
Facilities, County of
Orange
·-···· .
SllblF.QllF.NT f.NYIAON .. l':NTAI. l .. PACT •EPO•T
llAICll'rw111·t• IHYELOPM~HT PROJECT
Tinting for
Mitigation Measure
Prior to the issuance of any grading
permit.
.
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I.SA A.S1'0C1~Tt:S, INC.
Ar Rl I~ 2011
Project Design Features, Project Conditions,
and Mitigation Measures
SC 12-2 Prior to the issuance of any grading pennit, the project applicant
shall obtain approval from Manager, HBP/Coastal and
Historical Facilities, of a report of the pre-grade paleontological
salvage operation. The applicant shall retain a County-certified
paleontologist to conduct pre-grade salvage excavation and
prepare a report of the exposed resources. l11e report shall
include methodology, an analysis of artifacts found, a catalogue
of artifacts, and their present repository. Applicant shall prepare
excavated materials to the point of identification. The applicant
shall offer excavated finds for curatorial purposes to the County
of Orange, or its designee, on a first refusal basis. Applicant
shall pay curatorial fees if an applicable fee program has been
adopted by the Board of Supervisors, and such fee program is in
effect at the time of presentation of the materials to the County
of Orange-or its designee, all in a manner meeting the approval
of the Manager, HBP/Coastal and Historical Facilities.
This SC corresponds lo County of Orange Standard Condition
A06 (County of Orange, 2000).
P:\JISHl30\1.SA E.IR\DEIR\Mit Mo11.wpd «4124/02»
Responsible
Party
Manager of HBP/
Coastal and Historic
Facilities, County of
Orange
sunsr.QUF.HT F.NV,1t0NMENTA.L IMPACT •F.PO•T
ftl.IC:llTWA'rF.R OF.YF.LOPNEN"r ••OJECT
Timing for
Mitigation Measure
Prior to the issuance of any grading
pennit.
-
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I.SA AS~llCtA:rf.1'. IN<:.
APR 11. 2 acn
Project Design Features, Project Conditions,
and Mitigation Measures
SC 12-3 Prior to the issuance of any grading permit, the project applicant
shall provide written evidence to the Manager, Subdivision and
Grading, that applicant has retained a County certified
paleontologist to observe grading activities and salvage and
catalogue fossils as necessary. The paleontologist shall be
present at the pre-grade conference, shall establish procedures
for paleontological resource surveillance, and shall establish, in
cooperation with the applicant, procedures for temporarily
halting or redirecting work to pennit sampling, identification,
and evaluation of the fossils. If the paleontological resources are
found to be significant, the paleontologist shall detennine
appropriate actions, in cooperation with the applicant, which
ensure proper exploration and/or salvage. .. -·· . . ----·· --·-·-· -..
P:\llSlllJO\LSA ElR\L>ElR\Mit Mon.wpd «4124/02»
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
i·
-•"•• 'I
9Ul\!U~QUf.fliT f:HYIROHMt:NTAI. lMPACT ••:ro1·r
"MJ(:U..-WA,.F.• Uf.Vf.l.OrMF.,.'r PROJl!CT
Timing for
Mitigation Measure
Prior to the issuance of any grading
permit.
-
-----·····-·"-.. ----··--·--·-·
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LSA AUOCIA"l"t:s. INC.
At'RI\. 2002
Project Design Features, Project Conditions,
and Mitigation Measures
Prior to the release of the grading bond the applicant shall
submit the paleontologist's follow up report for approval by the
Manager, HBP/Coastal and Historical Facilities. The report
shall include the period of inspection, a catalogue and analysis
of the fossils found, and the present repository of the fossils.
Applicant shall prepare excavated material to the point of
identification. The applicant shall offer excavated finds for
curatorial purposes to the County of Orange, or its designee, on
a first refusal basis. These actions, as well as final mitigation
and disposition of the resources, shall be subject to approval by
the HBP/Coastal and Historical Facilities. Applicant shall pay
curaiorial fees if an applicable fee program has been adopted by
the Board of Supervisors, and such fee program is in effect at
the time of presentation of the materials to the County of
Orange or its designee, all in a manner meeting the approval of
the Manager, HBP/Coastal and Historical Facilities.
Responsible
Party
Manager of HBP/
Coastal and Historic
Facilities, County of
Orange
SllhKf.QllF.N"r f.NYIAONMENTAI. IMPACT If.PORT
Rtl.ICU1'WATr.a DF.VEl.OPMEHT PROJEC"r
Timing for
Mitigation Measure
Prior to the release of grading bond.
This SC corresponds to County of Orange Standard Condition
A07 (County of Orange, 2000). ---·-·· ······ ---·---·---·----------·-------··-·-------!-----------..---·--------------
10.13 RECREATION
10.13.1 Project Design Features
PDF 13-1 Planning Area JA-1 on the perimeter of the Brightwater
project is a 23 acre passive recreational area containing
open space, pedestrian trails and 30 public parking spaces.
Director of PDSD,
County of Orange
Prior to the issuance of building
permits.
·---·-··--·-·---·-·-··-··-. ···-----·-·-------~-·------_!_ __________ _. .. __ ----------·
P:\llSlllJO\LSA EIR\DEIR\Mit Mon.wpd ((4/24/02»
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l.~A A.SSl)(~IAT£,, INC,
Al"Rll.1001
Project Design Features, Project Conditions,
and Mitigation Measures
PDF 13-2 Development Area 7-1 (2.5 acres) will have a private
recreation center composed of swimming pools, and
community park built by the applicant and maintained by
the Homeowners Association.
--· ·----·--------·---
10.13.2 Standard Conditions
SC 13-1 A. Prior to the recordation of an applicable subdivision map
that creates building sites, the subdivider shall make an
irrevocable offer to dedicate an easement over Lot(s) AC,
AE, Z for private local park purposes to the County of
Orange in a form approved by the Manager, Real Property,
in consultation with the Manager, Current Planning
Services. TI1e subdivider shall not grant any other easement
over the private park easement that is inconsistent with the
local Jt.!rk uses, unless that easement is made subordinate to
said local park easement in a manner meeting the approval
of the Manager, Real Property in consultation with the
Manager, Current Planning Services.
B. Prior to recordation of an applicable final subdivision map,
the subdivider shall submit a preliminary concept plan of
the proposed private recreation facilities to the Manager,
Current Planning Services, for review and approval. -·---------·-------
SC 13-2 Prior to the issuance of a grading permit, the applicant shall
submit an irrevocable offer of dedication to the Manager
HB&P for land within the Harriet Wieder Regional Park.
P:ll ISlll 30\LSA EIR\DEIR\Mit Mon.wpd «4124102»
Responsible
Party
Director of PDSD,
County of Orange
Manager of Real
Property in
consultation with
Manager of Current
Planning Services,
County of Orange
----
Manager of PFRD,
HBP.
.. ·I . ---:...-
SURSf.Q.llF.N1" ENVIMONMF.NTAI. IM~ACT u:rORT
RRll:llTWA'rt'.I ll~Vf.l.OrMU<T PROJECT
Timing for
Mitigation Measure
Prior to the issuance of building
permits.
'
---·-·----···------a• -··--
Prior to the recordation of an
applicable subdivision map that
creates building sites.
. ---------·
Prior to the issuance of a grading
permit.
·------------------~--·
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t.SA A!l!COGIA.Tf,$, INC.
APll 1 l. tODJ
Project Design Features, Project Conditions,
and Mitigation Measures
10.14 HAZARDS AND HAZARDOUS SUBSTANCES
10.14.1 Project Design Features
PDF 14-1 A Grading Mitigation Plan will be developed by the
applicant for each area prior to initiation of grading
activities. The Grading Mitigation Plan will include the
locations of all on-site abandoned oil wells and pipelines.
The Grading Mitigation Plan will include a plan for
remediation if contaminated soil is encountered during the
grading or site development activities. The Grading
Mitigation Plan will also provide details of the steps to be
taken if unexpected conditions are encountered during
grading or site development, such as additional pipelines or
abandoned wells.
Responsible
Party
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
SllftlF.QllF.N"I" f.NVIRONMf.HTl\I. IMPACT REfORT
1\11,r.llTWA"l"t:R l>P.Yf.l.OPMEN1' PROJECT
Timing for
Mitigation Measure
Prior to initiation of grading
activities for each area.
----------......-.-------------------+--------··--t----------------11
10.14.2 Standard Conditions
SC 14-1 Consultation with local and/or State regulatory agencies
will be conducted if oil facilities or contaminated soils are
encountered during project grading activities (refer to PDF
14-1 ).
Manager of PDSD,
Subdivision and
Grading Services,
County of Orange
-·-·· ------··----------··---·-----·------------·-----
SC 14-2 A fuel modification plan will be developed in accordance
with the Orange County Fire Authority (OCF A)
Orange County Fire
Authority
If oil facilities or contaminated soils
are encountered during project
grading activities.
-----------·---·-·------
Prior to the approval of grading
permits.
requirements.
-HO•O ··--• o•o•• -··--------------------·~·---------·-···------·----·---------··•-• ·----·-·-----·•-··-------·------
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l.~A A$5(1C:IATf.!C, INC:.
ArRtl. 'IGD1
SC 14-3
Project Design Features, Project Conditions,
and Mitigation Measures
The two abandoned oil wells located within the residential
development (Figure 4.14.1) will be reabandoned in
accordance with established State Division of Oil, Gas, and
Geothennal Resources (DOGGR), and OCFA standards.
Any wells located beneath a dwelling or within ten feet of a
dwelling will be vented in accordance with DOGGR and
OCF A standards.
Responsible
Party
I •
9Ull,~QUF.NT F.NVlllONM•:NTAL ttotf"AC"I" REPOR'r
l\MICH'l'WATt:.8 l>F.VELOrMENT PROJEC1'
Timing for
Mitigation Measure
State Division of Oil, Prior to approval of grading permits.
Gas, and Geothermal
Resources and Orange;:
County Fire Authority
---------·--------·----------·-------l---------·4--·· -----------------·-
10.15 PUBLIC SERVICES AND UTILITIES
10.15.1 Project Design Features
PDF 15-l Application of Title 24 of the California Code of
Regulations will ensure the use of design standards that will
maximize conservation of energy and water resources.
Manager of PDSD,
Building Permits
Services, County of
Orange
Prior to the issuance of building
permits.
------·---------·----·------------·~----------~----------------"
PDF 15-2 Fire sprinklers will be installed in each habitable structure
within the proposed project.
Manager of PDSD,
Building Permits
Services, County of
Orange
Prior to the issuance of occupancy
permits.
-~---·-· -··-·---·--·-..... ----------.. -··-------------------··---------------··--· .. --·-·---··-·-·--·--.. ---
PDF 15-3 A fuel modification plan shall be implemented for that Orange County Fire
portion of the project adjacent to natural open spaces which Authority
present a wildland fire risk. Such plan shall be developed
by the developer and submitted for review and approval by
the Orange County Fire Authority prior to issuance of
building permits. The plan shall be implemented prior to
Prior to the issuance of occupancy
permits.
issuance of occupancy permits. __ '-----·-----~-.. --. ______ --··-··· .. ·--· __ .... ------~·
-·-·· --·---· -··-···---···· --------------···-··--------------------------·-
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l.!A A!U:nCIATF.:I. tHC,
Al"ll 11. 1001
Project Design Features, Project Conditions,
and Mitigation Measures
10.15.2 Standard Conditions
SC 15-1 Fire Hydrants (note: This SC corresponds to County of
Orange Standard Condition FPOl [County of Orange,
2000)).
Prior to the issuance of any grading permit, the applicant
shall submit a fire hydrant location plan for review and
approval of the Fire Chief.
Prior to the issuance of a building permit, the applicant shall
submit to the Fire Chief evidence of the on~site fire hydrant
system and shall indicate whether it is public or private. If
the system is private, the system shall be reviewed and
approved by the Fire Chief prior to issuance of the building
permit~ Provisions shall be made by the applicant for the
repair and maintenance of the system, in a manner meeting
the approval of the Fire Chief.
Prior to the issuance of any certificate of use and
occupancy, all fire hydrants shall have .a blue reflective
pavement marker indicating the fire hydrant location on the
street or drive per the Orange County Fire Authority
Standard, as approved by the Fire Chief. These markers are
Responsible
Party
Fire Chief, Orange
County Fire Authority
Fire Chief, Orange
County Fire Authority
Fire Chief, Orange
County Fire Authority
to be maintained in good condition by the property owne~·-_
----·---·
SC 15-2 Water Availability (note: TI1is SC corresponds to the
County of Orange Standard Condition FP02 [County of
Orange, 2000)).
P:\l ISlll JO\LSA f:IR\OEIR\Mil Mon.wpd «4124/02» . .
sunSP.QUF.N,. HNYll.ONMF.N"rAL IMPACT a£P01t.T
Plllr\llTWATF.R Df.VEl.OPMf.tjT PROJECT
Timing for
Mitigation Measure·
Prior to the issuance of building
pem1its. .
Prior to the issuance of bui I ding
permits.
Prior to the issuance of any
certificate of use and occupancy.
·--
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t.SA AS~nc:111.TF.~. INC.
Al'llll. 1001
• ti -.• •
I .... .-.·~
Project Design Features, Project Conditions,
and Mitigation Measures
Prior to the issuance 'Of a building pennit, the applicant shall
provide evidence of adequate fire (low. The Orange County
Fire Authority Water Availability for Fire Protection form
shall be signed by the applicable water district and
submitted for approval to the Orange County Fire
Authority. If sufficient water to meet fire flow
requirements is not available, an automatic fire
extinguishing system may be required in each structure
affected by the insufficient fire now.
Responsible
Party
Orange County Fire
Authority
' ... ..:.
~Un5f.Q.Uf.N"f f.NYI ROtfMl-:H'rAI. IMPACT 1£,0RT
llRllHITWATf.N llY.Yf.l.orwr.HT ··•OJF.C1"
Timing for
Mitigation Measure
Prior to the issuance of a building
permit.
--.. .. -· .• .. ,.
11---·---·-· --------------------------------·-· ··----··----------·-----
SC 15-3 Fire Access Roads (note: This SC corresponds to County of
Orange Standard Condition FP04 [County of Orange, 2000]).
Prior to recordation of a subdivision map, the applicant shall
obtain approval of the Fire Chief for all fire protection access
easements tmd shall dedicate them to the County.
Prior to issuance of any grading permits, the applicant shall
submit and obtain approval of plans for all roads, streets and
courts, public or private, from the Fire Chief in consultation
with the Manager, Subdivision and Grading Services. The plans
shall include the plan view and sectional view, and shall
indicate the grade and width of the street or court measured
flow line to flow line. All proposed fire apparatus turnarounds
shall be clearly marked when a dead-end street exceeds I SO feet
or when otherwise required. Applicable CC&Rs, or other
approved documents, shall contain provisions that prohibit
obstructions such as speed bumps/humps, control gates, or other
modifications within said easement without prior approval of
the Fire Chief.
P:\HSHl30\LSi\ EIR\Of:.IR\Mit Mon.wpd <<4124/02»
Fire Chief, Orange
County Fire Authority
Fire Chief, Orange
County Fire Authority
in consultation with
Manager, PDSD,
Subdivision and
Grading Services,
County of Orange
Prior to recordation of a subdivision
map.
Prior to the issuance of any grading
permit.
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l.!IA ASSOCIA'l'F.S, l"C.
Al1 I I I. 10•1
Project Design Features, Project Conditions,
and Mitigation Measures
A .note shall be placed on the fire· protection access easement
plan indicating that all street/road signs shall be designed and
maintained to be either internally or externally illuminated in a
manner meeting the approval of the Fire Chief. ---·--
SC15-4 Street Markings (note: This SC corresponds to County of
Orange Standard Condition FP05 [County of Orange, 2000]).
Prior to the -issuance of a building permit, the applicant shall
submit plans and obtain approval from the Fire Chief for fire
lanes on required fire access roads less than 36 feet in width.
The plans shall indicate the locations of red curbing and
signage. A drawing of the proposed signage with the height,
stroke, and color of lettering and the contrasting background
color shall be submitted to and approved by the Fire Chief. .
Prior to issuance of any certificate of use and occupancy, the
fire lanes shall be installed in accordance with the approved fire
lane plan in a manner meeting the approval of the Fire Chief.
The CC&Rs, or other approved documt:;nts, shall contain a fire
lane map and provisions that prohibit parking in the fire lanes.
The method of enforcement shall be documented.
---..... ------·----·
SC 15·5 Traffic Signal Preemption Devices (note: This SC corresponds
to County of Orange Standard Condition FP06 [County of
Orange, 2000]).
l':\llS11130\LSA EIR\DE.IR\Mil Mon.'vpd <<4114/02» . . .
Responsible
Party
Fire Chief, Orange
County Fire Authority
Fire Chief, Orange
County Fire Authority
-
SllftHQUf.Nl" F.NYIRONMl:Nl"l\I, IMPACT RIP.PORT
BRIClll"WATF.R DF.YU.OPMENT PROJf.C"T
Timing for
Mitigation Measure
·--
Prior to thejssuance of a building
permit.
Prior to the issuance of any
certificate of use and occupancy.
--
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t.IA A!l!lltU!lld t:I. INC.
1tira It. 1•91
• O ·• , • . I
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l'rnjcct Di:sign Features, rrojcct Conditions,
nntl Mltigathm McRsurcs
Prior lo the rccordntion of the applicable subdivision map, as
determined by the Fire Chief in consultation.with the Manager,
Subdivision and Grading Services, the subdivider shall enter
into nn agreement with the County for the installation of traffic
signal preemption equipment for the surrounding controlled
intersections. Said agreement shall be accompanied by financial
security.
---------· -.---·--.. --....
l':lllSlll JOit.Si\ Elll\DEtmMil l'-1011 \\'p1I <WH/ll2»
Responsible
Party
Fire Chier, Orange
County Fire Authority
in consultation with
the Manager of
PDSD, Subdivision
and Grading Services,
County ofOrnnae
... ! I
"
JllUV.QllF.H'I' f.HYIRUHMf.H1'Al. IMPAC'I' If.POil'
.. .... :u·rwA,'1'11.R IJF.YF.1.Ul'MF.NT PllQJP:CT
Timing for
Mitigation Measure
rrior to the recordation ofU1e
applicable subdivision map, as
determined by the Fire Chief in
consultation \vith the Manager of
PDSD, Subdivision and Grading
Services.
59