Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
SECTION 3 ENVIRONMENTAL SETTING AND PROJECT DESCRIPTION
3.1 PROJECT LOCATION
The Beach and Orangethorpe Mixed-Use Specific Plan (BOMUSP) project site is located in the City of Buena Park in Orange County, California. The project site is bordered by Melrose Street to the north, Beach Boulevard (State Route [SR]-39) the west, Orangethorpe Avenue to the south, and Brenner Avenue to the east. Regional access to the project site is provided by I-5 to the north and SR-91 to the south. The regional location and local vicinity of the project site are depicted on Exhibits 3.1-1 and 3.1-2, respectively.
3.2 ENVIRONMENTAL SETTING
3.2.1 REGIONAL PLANNING CONSIDERATIONS
Southern California Association of Governments
The Southern California Association of Governments (SCAG) is the Metropolitan Planning Organization (MPO) for six counties: Los Angeles, Orange, San Bernardino, Riverside, Ventura, and Imperial. The region has a population that exceeds 18 million persons in an area of more than 38,000 square miles. SCAG is mandated by the federal government to research and develop plans for transportation, growth management, hazardous waste management, and air quality. As the designated MPO, the federal government has also mandated SCAG to research and draw up plans for transportation, growth management, hazardous waste management, and air quality. SCAG undertakes the following activities:
• To maintain a continuous, comprehensive, and coordinated planning process resulting in a Regional Transportation Plan and a Regional Transportation Improvement Program; • To develop integrated land use, housing, employment and transportation programs, measures, and strategies for portions of the South Coast Air Quality Management Plan, as well as serving as co-lead agency for air quality planning for the Central Coast and Southeast Desert air basin districts; • To determine the conformity of projects, plans, and programs to the region’s Air Quality Management Plan, as mandated in the Federal Clean Air Act; • To function as the authorized regional agency for intergovernmental review of programs proposed for federal financial assistance and direct development activities; • To review environmental impact reports for projects that have regional significance for consistency with regional plans; • To function as the authorized areawide waste treatment management planning agency, pursuant to federal water pollution control statutes; • To prepare the Regional Housing Needs Assessment, as mandated under California law; and • To prepare, together with the San Diego Association of Governments and the Santa Barbara County/Cities Area Planning Council, the Southern California Hazardous Waste Management Plan, pursuant to the California Health and Safety Code.
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-1 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
SCAG has developed a number of plans to achieve the regional objectives. The most applicable to the proposed project are the Regional Comprehensive Plan and Guide (RCPG), the Regional Transportation Plan (RTP) and the Compass Growth Vision Report (CGV).
Regional Comprehensive Plan and Guide
The SCAG Regional Comprehensive Plan and Guide (RCPG) contains two types of policies: “core” policies that pertain to SCAG’s statutory mandates in the areas of transportation, air quality, housing, hazardous waste and water quality and “ancillary” policies that provide voluntary guidance on a broader range of topics, including open space, energy, and water supply. These policies are used to guide the patterns of growth and development within the SCAG region.
Regional Transportation Plan
Federal guidelines require that all new regionally significant transportation projects be included in the Regional Transportation Plan (RTP) before they can receive federal or State funds or approvals. The Orange County Transportation Authority (OCTA) is the public sector transportation planning body and transit service provider for Orange County. OCTA submits the program of Orange County projects for inclusion in the Regional Transportation Improvement Program (RTIP).
SCAG adopted the current RTP, Making the Connections, 2008 Regional Transportation Plan (2008 RTP), on May 8, 2008. The 2008 RTP contains a plan to provide adequate highway, transit, rail, aviation, and goods movement infrastructure to meet the region’s needs in 2035. The 2008 RTP is a $531.5 billion Plan that emphasizes the importance of system management, goods movement, and innovative transportation financing. It strives to provide a regional investment framework to address the region's transportation and related challenges, and looks to strategies that preserve and enhance the existing transportation system and integrate land use into transportation planning. The 2008 RTP is linked to Orange County’s and City of Buena Parks’ transportation plans and models in the form of shared growth and travel projections. The 2008 RTP includes goals and policies applicable to transportation and, in some cases, land use projects.
Compass Blueprint Growth Vision Report
The Compass Blueprint is a set of planning principles generated through a comprehensive “Growth Vision” process initiated by SCAG in 2000. The 2004 Compass Blueprint Growth Vision Report details the evolution of the draft vision from the study of emerging growth trends to the effects of different growth patterns on transportation systems, land consumption, and other factors. The Compass Blueprint 2% Strategy is a guideline for how and where SCAG can implement the Growth Vision for Southern California’s future. It calls for modest changes to current land use and transportation trends that make up approximately 2 percent of the land area of the region. The project site is located within a Compass 2% Strategy Area where development is intended to balance employment, housing, and services to reduce vehicle trips and emissions, enhance livability, expand prosperity, and increase sustainability.
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Regional Location Exhibit 3.1-1 Beach and Orangethorpe Mixed-Use Specific Plan
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Local Vicinity Exhibit 3.1-2 Beach and Orangethorpe Mixed-Use Specific Plan
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South Coast Air Quality Management District
The project site is located in the South Coast Air Basin (Basin) within the jurisdiction of South Coast Air Quality Management District (SCAQMD). The SCAQMD is responsible for controlling emissions, primarily from stationary sources, of air pollution, including those from both businesses and residences. Many consumer products are also considered stationary sources; these include house paint, furniture varnish, and thousands of products containing solvents that evaporate into the air. About 23 percent of this area’s ozone-forming air pollution comes from stationary sources, and the other 77 percent comes from mobile sources—mainly cars, trucks, buses, trains, and construction equipment.
Emission standards for mobile sources are established by state or federal agencies, such as the California Air Resources Board (CARB) and the U.S. Environmental Protection Agency (USEPA), rather than by local agencies such as the SCAQMD. The SCAQMD has jurisdiction over an area of approximately 10,743 square miles, which includes Orange County. The Basin is bound by the Pacific Ocean to the west and the San Gabriel, San Bernardino, and San Jacinto Mountains to the north and east. The Basin’s climate is generally mild and semi- arid, although the moist marine layer can add humidity and restrict visibility in the area. The Basin’s distinctive climate is determined by its terrain and geographic location. The Basin is a coastal plain with connecting broad valleys and low hills, bound by the Pacific Ocean to the southwest and high mountains around the rest of its perimeter. The usually mild climatological pattern is interrupted occasionally by periods of extremely hot weather, winter storms, or Santa Ana winds.
3.2.2 PROJECT SETTING AND CHARACTERISTICS
The project site is located in the City of Buena Park. The city is entirely surrounded by other urban municipalities, including the cities of Fullerton, Anaheim, La Palma, Cypress, Cerritos, and La Mirada. This region can be characterized as highly urbanized with a diverse mix of land uses. This portion of Orange County includes several of the region’s main attractions, including the Disneyland Resort, Angel Stadium of Anaheim and the Honda Center in Anaheim, and California State University, Fullerton. The City of Buena Park is also home to regional tourist attractions, including Knott’s Berry Farm Amusement Park, Knott’s Soak City USA, and Medieval Times Dinner and Tournament. Major freeways in the general project vicinity include I-5, SR-91, I-605, SR-22, and SR-57.
Air Quality
Concentrations of the following air pollutants are used by the SCAQMD as indicators of ambient air quality conditions: ozone (O3), carbon monoxide (CO), nitrogen dioxide (NO2), sulfur dioxide (SO2), particulate matter with an aerodynamic diameter of 10 micrometers or less (PM10), fine particulate matter with an aerodynamic diameter of 2.5 micrometers or less (PM2.5), and lead (Pb). These pollutants are commonly referred to as “criteria air pollutants” since they are the most prevalent air pollutants known to be deleterious to human health, and there is extensive documentation available on the health-effects criteria for these pollutants.
The Basin is currently classified as a federal and State non-attainment area for O3, PM10, and PM2.5 and a federal attainment/maintenance area for CO. The Basin is classified as a State attainment area for CO; the Basin currently meets the federal and State standards for NO2, SO2, and Pb and are classified as attainment areas for these pollutants.
Criteria air pollutant concentrations are measured at 35 monitoring stations in the Basin. The La Habra – W. Lambert monitoring station is the closest to the project site with recent data
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-7 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR for O3, CO and NO2. Air quality data for PM and SO2 is available from the Anaheim – Pampas Lane and Costa Mesa – Mesa Verde Drive monitoring stations, respectively. In general, the ambient air quality measurements from these stations are representative of the air quality in the project vicinity. Air quality is discussed in Section 4.2 of this EIR.
Biological Resources
On-site vegetation is limited to non-native, ornamental trees, grass, and shrubs that are typical of urban vegetation. The project site does not contain protected trees, riparian habitat, wetlands, or any other sensitive natural community or wildlife species. The project site is within a developed, urban area and does not support any wildlife movement corridors.
Geology
The topography of Buena Park is relatively flat with shallow slopes and no areas with steep terrain. The city is located along the northeasterly margin of the Downey Plain (plain), a broad lowland area that comprises a large portion of the Central Block of the Los Angeles Basin. This plain is bound by the Santa Monica Mountains to the north, the Puente Hills and Santa Ana Mountains to the northeast and east, and a northwest-trending alignment of hills and mesas to the west and southwest. In the project area, the soils that form this extensive plain are composed primarily of alluvial materials deposited as a result of sedimentation along the Santa Ana and San Gabriel Rivers. The project site is flat with no distinguishing topographic features; site elevation ranges between 70 to 79 feet above mean sea level (msl), generally sloping towards the northwestern corner of the site. Geology and soils are discussed in Section 4.4 of this EIR.
Hazards/Hazardous Materials
Soil and groundwater contamination has been identified beneath the Valero Service Station and Buena Park Car Wash properties that are both located in the southwestern portion of the project site. The apparent long-term use of small to moderate quantities of hazardous materials on both the Buena Park Car Wash and Valero Service Station since at least the 1960s, along with the presence of subsurface structures including underground storage tanks (USTs), clarifiers and floor drains, has the potential to have resulted in subsurface hazardous materials impacts on the site. A Phase I and Phase II Environmental Site Assessment (ESA) of the project site investigated possible contamination associated with soil, soil vapor, and groundwater testing focused on petroleum hydrocarbons, volatile organic compounds (VOCs), semi-volatile organic compounds (SVOCs), metals, pesticides, and herbicides. In addition, a separate Phase II ESA was performed at the Buena Park Car Wash property.
Up to four USTs—including two waste oil and two gasoline USTs—may have been previously been located at the Valero Service Station property. In addition, the Valero site contained two existing gasoline USTs and one existing waste oil UST. Field observations and soils sampling conducted during the UST removals in 1985 indicated that the soils beneath the USTs were impacted by gasoline. Additionally, the long-term operation of the Buena Park Car Wash property has potentially resulted in heavy metals and petroleum hydrocarbon impacts beneath the drive-through area.
The off-site Chevron Service Station has three USTs, four fuel dispenser islands, and a 1,000-gallon waste oil UST. This site is the location of several unauthorized releases, including a diesel product line failure in 1990 and a six-gallon surficial gasoline spill in 1991. Groundwater was sampled and detected total petroleum hydrocarbons (TPH), methyl tertiary butyl
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-8 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR ether (MTBE) and tertiary butyl alcohol (TBA), and petroleum-impacted soils were found to extend to groundwater.
The off-site G&M Oil Company facility is the location of a gasoline release that was discovered in 1987 upon the removal of four gasoline USTs and a waste oil UST. Several phases of soil and groundwater investigation, remediation, and monitoring have been conducted from 1987 through the present. Groundwater contaminants reported in the July 2007 report included TPH-g, benzene, toluene, ethylbenzene, and xylene. A review of previous groundwater monitoring data indicates that in 2003, a petroleum product was detected floating on the surface of the water in a groundwater monitoring well. Hazards and Hazardous Materials are discussed in Section 4.5 of this EIR.
Hydrology and Water Quality
Hydrology
The project site is located within the Santa Ana River watershed. The river originates in the San Bernardino Mountains and travels in a southwesterly direction where it drains into the Pacific Ocean near the boundary of Huntington Beach and Newport Beach. The Santa Ana Watershed is in the arid South Coast Air Basin; therefore, little natural perennial surface water occurs in the watershed. Storm water runoff from the project site drains via existing storm drains beneath Beach Boulevard and Brenner Avenue into Fullerton Creek located approximately 0.08 mile to the north of the project site. Fullerton Creek flows in a westerly direction until it joins Coyote Creek near the intersection of SR-91 and Marquardt Avenue in the city of La Palma. Fullerton Creek is fully channelized from its location just north of the project site to Coyote Creek. Coyote Creek flows southwesterly until its confluence with the San Gabriel River near the intersection of I-605 and I-405 in the city of Long Beach, ultimately emptying into the Pacific Ocean.
According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map, a portion of the project site is within the 100-year floodplain, and the Fullerton Creek Channel is subject to flooding due to its inability to convey its designed 100-year design capacity. As a result, roadways adjacent to the project site are prone to flooding in large storm events. Hydrology and water quality are discussed in Section 4.6 of this EIR.
Water Quality
Water bodies that do not meet water quality standards are deemed “impaired” and, under Clean Water Act Section 303(d), are placed on a list of impaired waters for which a Total Maximum Daily Load (TMDL) must be developed for the impairing pollutant(s). A TMDL is an estimate of the total load of pollutants from point, non-point, and natural sources that a water body may receive without exceeding applicable water quality standards. Fullerton Creek is located within the jurisdiction of the Santa Ana Regional Water Quality Control Board (Santa Ana RWQCB) and is not listed as an impaired water body. Coyote Creek and the San Gabriel River are within the jurisdiction of the Los Angeles RWQCB and are listed as impaired water bodies for various pollutants. TMDL criteria pollutants for these receiving waters are identified in Section 4.6, Hydrology and Water Quality.
Groundwater within the Orange County Basin is primarily sodium-calcium bicarbonate and impairments to water quality generally include sea water intrusion near the coast, colored water from natural organic materials in the lower aquifer system, increasing salinity, high nitrates and MTBE contamination (DWR 2004). The project site is known to have contaminated groundwater beneath the existing Valero Service Station and the Buena Park Car Wash. During the removal
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-9 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR of underground storage tanks at the Valero Service Station in 1985, soils were found to be impacted by gasoline. The Buena Park Car Wash is located adjacent to the Valero Service Station and had three gasoline USTs removed in 1990 and subsequent investigations indicated groundwater may have been impacted leaking USTs. As such, groundwater under the project site is known to have been contaminated with detectable levels of gasoline-range petroleum hydrocarbons (TPH-g), MTBE, and non-fuel volatile organic compounds (VOCs), including 1,1,1-TCA, 1,1-DCA, 1,2-DCA, 1,1-DCE, and tetrachloroethylene (PCE).
Land Use
The project site is composed of multiple parcels that encompass approximately 12.75 acres. An aerial photograph of the project site is provided in Exhibit 3.2-1. The center and southeastern portions of the project site (approximately 6.7 acres) are currently vacant and undeveloped. Developed land uses on the remainder of the site include a total of 16 single-family residences: one single-family residence along Orangethorpe Avenue near the southeastern corner and 15 single-family residences along Brenner Avenue and Melrose Street; the following commercial and restaurant land uses within the northwestern and southwestern corners of the site:
• Valero Service Station (no convenience store) on the corner of Beach Boulevard and Orangethorpe Avenue. • Buena Park Car Wash on Beach Boulevard. • Karuta Japanese Restaurant on Beach Boulevard. • Pizza Hut on Beach Boulevard. • Donut Express on Beach Boulevard.
Pursuant to Section 15125(a) of the State CEQA Guidelines, the setting at the time the Notice of Preparation (NOP) is issued defines the environmental baseline for an EIR analysis. However, since the issuance of the NOP on November 26, 2007, the Franklin Motel, a small (nine-unit) office building, and two residences (along Melrose Street) have been demolished. These structures were vacant and had developed into nuisance land uses (i.e., they were supporting illegal and/or unauthorized activity by the public that the City considered a nuisance and/or dangerous). Therefore, the City approved demolition of these structures and issued demolition permits. It should be noted that the demolition of these structures is not included in the determination of impacts attributed to the proposed project. Therefore, the existing conditions on the site are limited to the land uses identified above.
As shown in the aerial photograph (Exhibit 3.2-1), the project site is surrounded by urban development, consisting of single-family residences immediately to the north and east, and commercial/retail land uses to the south and west. The adjacent single-family residential land uses are largely surrounded by commercial land uses. Hampton Inn & Suites is located across the street from the project site on Orangethorpe Avenue. Nearby schools include the Saint Pius V Catholic Church and School located west of the project site across Beach Boulevard and the Pendleton Elementary School located south of the project site across Orangethrope Avenue.
The City of Buena Park has identified Beach Boulevard generally between Melrose Street and La Palma Avenue as the Buena Park Entertainment Corridor to encourage developments focused on entertainment and tourism along Beach Boulevard. To better guide and stimulate the future success of the Entertainment Corridor, the Entertainment Corridor Specific Plan (ECSP) was created in 1986 and was last amended in 2000. The ECSP is also known as the “Beach Boulevard Entertainment Corridor.” The Land Use Element of the City of Buena Park General Plan also provides for a number of overlay designations that have a development focus
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Aerial View of Project Site Exhibit 3.2-1 Beach and Orangethorpe Mixed-Use Specific Plan
500250 0 500 Feet ² R:\PAS\Projects\BuenaPa\J002\Graphics\EIR\Ex3.2-1_aerial_072908.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-12 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR beyond the underlying land use designation. The project site is within two overlay areas: Civic Center Overlay and Beach Boulevard ECSP Overlay. The City of Buena Park General Plan identifies the existing land use designations for the project as Tourist Entertainment, Low Density Residential, and Commercial. Current zoning for the project site is ECSP, One Family Residential (RS-6), and Commercial General (CG). Land use is discussed further in Section 3.3.1 below and in Section 4.7 of this EIR.
Noise
The project site is located centrally between I-5 to the north and SR-91 to the south and the major thoroughfares of Beach Boulevard and Orangethorpe Avenue, which are developed with commercial land uses, to the west and south. Single-family residential homes are located on both sides of Melrose Street and Brenner Avenue. Noise sources in the project area include traffic noise from state highways, arterials and local streets, as well as aircraft noise from Fullerton Municipal Airport, which is located approximately one mile northeast of the project site. Noise is discussed further in Section 4.8 of this EIR.
Population, Housing and Employment
The project area’s demographics are best examined in the context of existing and projected population for the Orange County region and the City of Buena Park. A detailed discussion of population projections is provided in Section 4.9, Population, Employment and Housing. Located within Regional Statistical Area J-35, Buena Park follows a similar positive growth pattern as Orange County. Between 1980 and 1990, the City’s population increased by 4,619 people. Between 1990 and 2000, the population increased by 9,498 persons; between 2000 and 2008, the population increased by 4,486 persons. OCP-2006 projections indicate that Buena Park’s population will experience an increase of 3,897 persons total between 2010 and 2030. There are currently an estimated 24,280 housing units in the City. In 2000, the City’s housing stock represented 2.5 percent of Orange County’s total dwelling units, and by 2035, the City’s share of housing units is forecasted at 2.2 percent of the Orange County total. OCP-2006 indicates that the City will have modest job growth between 2010 and 2035 (an increase of 2,125 jobs). Both the County of Orange and the City of Buena Park are “jobs-rich.”
Public Services and Utilities
Public services and utilities are currently provided to the project site by various providers, as listed below. The agency responsible for these services is given in parenthesis.
• Police Protection (City of Buena Park) • Fire Protection (Orange County Fire Authority) • Storm drain facilities (City of Buena Park) • Water facilities (City of Buena Park) • Wastewater facilities (City of Buena Park and Orange County Sanitation District) • Electricity (South California Edison) • Natural Gas (Southern California Gas Company) • Communication systems (AT&T [telephone] and Time Warner [cable])
The area surrounding the project site does not contain many regional parks or natural open space areas. Regional parks of note in the area include the Ralph B. Clark Regional Park near
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-13 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR the Los Coyotes Country Club in the City of Buena Park, and the El Dorado Regional Park and Nature Center in the City of Long Beach. The project site is within the jurisdiction of the Buena Park School District (BPSD) and the Fullerton Joint Union High School District (FJUHSD). The BPSD schools that would serve the project site include James A. Whitaker School (K–6 grade) and Buena Park Junior High School (7–8 grade). The FJUHSD serves a 50-square-mile area and operates 6 high schools, a continuation high school, and an alternative high school. The FJUHSD offers an open enrollment policy to the residents within the school district where a student can attend any school within the district. Public Services are discussed in Section 4.10 and Utilities are discussed in Section 4.12 of this EIR.
Transportation/Traffic
As previously noted, the project site is bordered by Melrose Street to the north, Beach Boulevard (SR-39) the west, Orangethorpe Avenue to the south, and Brenner Avenue to the east. Regional access to the project site is provided by the Beach Boulevard exit from both I-5 to the north and SR-91 to the south. The California Department of Transportation (Caltrans) District 12 has jurisdiction over I-5, SR-91, and Beach Boulevard/SR-39. Caltrans District 12 encompasses all of Orange County, a metropolitan area of 34 cities; Orange County had a population of over 3.0 million people in 2006. Caltrans District 12 has over 300 route miles of highway under its jurisdiction with 234 miles of high occupancy vehicle (HOV or carpool) lanes, which is one of the largest numbers of full-time HOV miles in California.
Beach Boulevard and Orangethorpe Avenue are the primary north-south and east-west arterials, respectively, in the project area. All arterials in the project area currently operate at an acceptable level of service (LOS) with the exception of the following locations:
• Beach Boulevard just north of Commonwealth Avenue. • Beach Boulevard (Auto Center Drive to Commonwealth Avenue). • Beach Boulevard (I-5 Southbound Ramps to Auto Center Drive). • Beach Boulevard (Orangethorpe Avenue to SR-91 Westbound Ramps).
The OCTA is a regional transportation agency for Orange County. The OCTA oversees the countywide bus and paratransit1 services; Metrolink commuter-rail service; the 91 Express Lanes toll facility; freeway, street, and road improvement projects; motorist aid services; and taxi operations. There are eight local OCTA bus routes that primarily travel along the following streets in Buena Park: Valley View Street, Orangethorpe Avenue, La Palma Avenue, Lincoln Avenue, Ball Road, Knott Avenue, Beach Boulevard, and Magnolia Avenue. The OCTA also supports a carpool matching service called Ridematch where it is one of five public agencies that connect commuters with similar routes and schedules through a database accessible by telephone and internet.
At a regional level, an inter-county bus transports passengers from the Fullerton Park-and-Ride lot in the northern portion of Buena Park (along SR-91) into Los Angeles County. Park-and-Ride lots allow residents to park their cars in a central location and join a carpool or vanpool. The Fullerton Park-and-Ride is located on Orangethorpe Avenue, where Magnolia Avenue, the I-5, and the SR-91 intersect. In addition, the Buena Park Metrolink Station opened on September 4, 2007, and is located at 8400 Lakeknoll Drive. Metrolink is a light rail train system that has the following lines to provide service throughout Southern California: Antelope Valley Line, Ventura
1 public or group transportation, as by automobile, van, or minibus, organized to relieve the congestion of mass transportation (www.dictionary.com).
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County Line, Riverside Line, Orange County Line, Inland Empire-Orange County Line, and the SR-91 Line (servicing Buena Park). Metrolink services run Monday through Friday, with Saturday service on the San Bernardino, Antelope Valley, Orange County and Inland Empire– Orange County Lines and Sunday service on the San Bernardino, Orange County and Inland Empire–Orange County Lines. Transportation and traffic issues are discussed in Section 4.11 of this EIR.
3.3 PROJECT DESCRIPTION
3.3.1 GENERAL PLAN AMENDMENT AND ZONE CHANGE
As previously discussed, the City of Buena Park General Plan identifies the land use designations for the project site as Tourist Entertainment, Low-Density Residential, and Commercial. As part of the proposed project, the Project Applicant has requested a General Plan Amendment (GPA) to change land use designation for the property under its ownership and property owned or controlled by the City of Buena Park Community Redevelopment Agency (Redevelopment Agency) to “Beach and Orangethorpe Mixed-Use Specific Plan” (BOMUSP). On June 10, 2008, the City of Buena Park initiated a GPA for the remaining property within the Specific Plan area pursuant to Buena Park Municipal Code Section 19.124.030.B. It should be noted that as part of the Redevelopment Plan for Amendment 2005, adopted by the City Council and Community Redevelopment Agency of the City of Buena Park on July 12, 2005 (Ordinance No. 14711), the Redevelopment Agency has the ability to purchase property at an adjudicated value through the use of eminent domain proceedings; however, this does not apply to single family residences along Brenner Avenue and Melrose Street, or the three parcels with commercial uses in the northwest corner of the BOMUSP area.
In 1986, the City established the ECSP to encourage developments focused on entertainment and tourism along Beach Boulevard, specifically between the project site and Knott’s Berry Farm, which is located less than one mile south of the project site. The ECSP identifies most of the project site as Sub-District A1, which would be deleted from the ECSP and replaced with the BOMUSP. Current zoning for the project site is ECSP, One Family Residential (RS-6), and Commercial General (CG). As part of the proposed project, the Project Applicant has requested that the zoning for the property under its ownership and property owned or controlled by the Redevelopment Agency be changed to “Beach and Orangethorpe Mixed-Use Specific Plan (BOMUSP).” Similar to the GPA discussed above, the City of Buena Park initiated a zone change for the remaining property. With adoption of the proposed Specific Plan (discussed below), the development standards and zoning of the BOMUSP would become the zoning for the site.
Exhibit 3.3-1 shows the proposed General Plan designation and zoning designation for the project site. As detailed in the proposed BOMUSP and further described in Section 3.3.2 below, all retained single-family residences may remain as legal conforming uses and enjoy all the rights, privileges, and requirements of the Buena Park Zoning Code RS-6 (Single-Family Residential) criteria.
3.3.2 DEVELOPMENT AGREEMENT
Pursuant to Government Code Section 65864 et seq. a development agreement is proposed between the Project Applicant and the City of Buena Park. The development agreement would provide a maximum of five years for the Project Applicant to begin construction and includes “outside” performance dates for completion of the various components of the BOMUSP. If approved, and if the Project Applicant remains in compliance with the development agreement performance requirements, the BOMUSP rules and development regulations would remain in
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-15 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR place and could not be significantly modified during the 20-year term of the agreement unless both parties agree.
3.3.3 BEACH AND ORANGETHORPE MIXED USE SPECIFIC PLAN (BOMUSP)
A specific plan is a customized regulatory document established in order to provide a flexible means of implementing the General Plan. It provides more focused guidance and regulations, and details the permitted uses of specific areas. In addition to describing the project’s purpose, vision and features, a specific plan presents the project description, design guidelines, development standards, and zoning.
The proposed BOMUSP identifies the maximum allowable development within the boundaries of the specific plan area. Should the BOMUSP be approved, future development proposals (e.g., tentative tract maps, precise plans) would be developed and reviewed by the City for compliance with provisions of the BOMUSP. It is typical for the actual unit counts and amount of development to be refined during subsequent entitlement processes. It should be noted that this EIR is intended to serve as the environmental document for future project actions, although future environmental analyses pursuant to the CEQA are anticipated (refer to Section 4.7, Land Use and Planning).
The BOMUSP involves the creation of an urban mixed-use development on the 12.75-acre project site. The BOMUSP would be developed in at least two phases. Table 3.3-1 shows the proposed mix of land uses, phasing for development, and the maximum development density for the proposed project, which includes the following: 1,000 residential units, 355,000 square feet (sf) of retail development, a 300-room/277,000-sf hotel, and up to 3 levels of subterranean parking. The project includes a total of 4,560 parking stalls in subterranean and above-grade parking structures. TABLE 3.3-1 BEACH AND ORANGETHORPE MIXED USE SPECIFIC PLAN MAXIMUM ALLOWED DEVELOPMENT
Phase 1 Phase 2 Total Multi-family Residential 681 multi-family unitsa 319 multi-family units 1,000 unitsb 300 rooms/ 300 rooms/ Hotel 0 270,000 sf 270,000 sf Retail 355,000 sf 0 355,000 sf Parkingc 2,920 stalls 1,640 stalls 4,560 stalls a As an option, one of the residential buildings in Phase 1 could be developed with office uses, which would decrease the Phase 1 units by 177 units (504 multi-family units) and add 195,000 sf of office space. b If office space is included in Phase 1, the total number of multi-family units would be 823. c The final parking requirements would be set through a comprehensive parking demand study.
The size and location of individual structures would be determined during tentative tract map and precise plan submittals, but would be developed in compliance with the requirements set forth in the BOMUSP. In no case would project buildout exceed the maximum allowed development under the BOMUSP, as shown in Table 3.3-1.
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Proposed General Plan Land Use Designation
D:\Projects\BuenaPa\J002\Graphics\Ex_zoning_exist_prop_072808.ai Source: BOMUSP, 2008 Existing and Proposed General Plan Land Use and Zoning Designations Exhibit 3.3-1 Beach and Orangethorpe Mixed-Use Specific Plan
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The BOMUSP would allow one of the residential buildings proposed in Phase 1 to be alternatively developed with office uses. This would represent a reduction of approximately 177 residential units in Phase 1 and the addition of approximately 195,000 sf of office space. If office space is developed in lieu of residential units, the maximum number of residential units allowed under the BOMUSP would be reduced to 823 units. It is anticipated that the proposed hotel would be developed in Phase 1 and would have a maximum of 300 rooms/270,000 sf. The hotel would include banquet/conference facilities and a possible timeshare component. Ingress/egress to the hotel would be provided from Orangethorpe Avenue. The BOMUSP would allow for a maximum 355,000 sf of retail uses that could be developed in Phase 1 or Phase 2.
The BOMUSP does not provide a specific land use concept or site plan; rather, it identifies a number of land use concepts that demonstrate how development allowed under the BOMUSP could be implemented on the site. The ultimate building layout and site planning would occur during subsequent development approvals, including the tentative tract map and precise planning processes described in Chapter 11 of the BOMUSP, Implementation Program. For informational purposes, Exhibits 3.3-2a and 3.3-2b depict various land use concepts for the BOMUSP. Section 9 of the BOMUSP (included in Appendix B) includes development objectives and standards which establish the design and development intent of the proposed development. Development standards are mandatory and where they serve to mitigate potential environmental effects they have been identified as project design features (PDFs) for respective technical issues addressed in Section 4. Objectives state the development or design intent that may be met through various measures. Development standards and objectives are provided for the following: site design; building design; open space; structures and uses, appurtenances, and signage; circulation and sustainability (specifically addressed in Chapter 10 of the BOMUSP).
For each technical issue addressed in Section 4 of this EIR, an explanation of the project assumptions for analysis is provided. The analyses address the project conditions that result in the greatest impact for each topic to ensure a “worst-case scenario” evaluation of environmental impacts. For instance, since the project site is in the Fullerton Municipal Airport’s flight path, the maximum allowed building height according to Federal Aviation Administration (FAA) requirements are assumed for the aesthetics and shade and shadow analyses, although buildings may not necessarily be developed to that maximum height. Additionally, the most trip- intensive land uses were assumed for the traffic analysis (i.e., 195,000 sf of office space rather than 177 residential units), although the project may not be developed to the BOMUSP-allowed maximum.
Project Phasing
The BOMUSP is proposed by the Project Applicant to be implemented in at least two phases, but may require more depending upon economic market conditions. Exhibit 3.3-3, Phasing Plan, shows the proposed phasing for the project. Implementation of Phase 1 would involve the demolition of existing structures on the project, including:
• One single-family home on Orangethorpe Avenue; • Five single-family homes on Brenner Avenue; • The Valero Service Station on the corner of Beach Boulevard and Orangethorpe Avenue; and • The Buena Park Car Wash on Beach Boulevard.
The City of Buena Park’s Redevelopment Agency has established the Consolidated Redevelopment Project Area to encourage the conversion of blighted areas of the city into
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-19 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR areas of economic stability. Blighted areas are generally defined as sections of a city in which the majority of the structures are dilapidated or do not meet building codes and/or have become an economic liability to a community. The Consolidated Redevelopment Project Area includes the project site. Commercial properties within the project site are potentially subject to eminent domain; however, residential land uses are exempt from this authority. Therefore, the current development rights of single-family residences on Melrose Street and Brenner Avenue will be fully retained with development standards included as part of the BOMUSP, stated in Standard (ST) 1. The existing single-family residences will be legal conforming uses with all associated entitlements and privileges of the RS-6 (One-Family Residential) zone, including the current right to rebuild and expand as well as maintain buffering, separation, and distance requirements from commercial development. However, the single residential property located on Orangethorpe Avenue is subject to eminent domain2 because it is located in the CG zone, not the residential RS-6 zone, and is therefore a non-conforming use.
The Redevelopment Agency is currently in the process of negotiating the purchase of the Valero Service Station and the Buena Park Car Wash properties. The Project Applicant is in the process of negotiating purchase of property with the remaining commercial property owners on the project site (i.e., Karuta Japanese Restaurant, Pizza Hut, and Donut Express) as well as each homeowner on the project site. Implementation of Phase 2 would involve the demolition of existing structures on the project site, including:
• Eight single-family homes along Melrose Street; • Two single-family homes along Brenner Avenue; • Pizza Hut on Beach Boulevard; • Karuta Japanese Restaurant on Beach Boulevard; and • Donut Express on Beach Boulevard.
As such, if the Project Applicant does not acquire the residential homes and commercial businesses located within Phase 2, then the development of the BOMUSP will be limited to the property generally contained within Phase 1 and any additional properties purchased by the Project Applicant. As shown on Exhibit 3.3-3, a portion of the property within Phase 1 contains a hatching demarcation on the exhibit, which denotes an area that may be redeveloped during Phase 2. If only Phase 1 is constructed, then this hatched area would likely serve as an entrance roadway into the site and a setback area from the residential homes. If Phase 2 is implemented, this hatched area would likely be redeveloped to accommodate buildings.
2 the power of the state to take private property for public use with payment of compensation to the owner (www.dictionary.com).
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9 9 7 Fig. 7 Illustrative Plan 6 9 Promenade 8 Brenner Ave The illustrative plan and Beach Blvd 4 descriptions contain information to indicate the expected level of details required for future submittals and precise development plans. 3 9 Features 1. Framed Views, Striking Gateway 2. Entry Plaza 1 3. Urban Lounge 4. Promenade 5. Strata 9 6. Beach Blvd Parkway 2 7. Park Lane 1 8. Neighborhood Edge 9. Rooftop Experience, Observation Deck
See Chapter 5 for character images of each place. Orangethorpe Ave 0 15075 300 ft
Alternative Designs
Melrose Street Alternative Design #1 - Arena-hybrid Scheme
A blend of pedestrian and traditional street organization provides the basis for the Arena scheme with a pedestrian focused retail plaza and a conventional street and block periphery. The centrally located retail plaza provides an activity area encompassed by retail and dining opportunities and formal and informal entertainment venues. Beyond the retail plaza mid-rise residential and hotel blocks rise from the street to frame the project. Eac residential/hotel block contains garden terraces and roofs
List of associated graphics: • Site plan • Four (4) land use plans by floor/level • Land use axon • Six (6) perspectives Brenner Avenue Beach Boulevard
Orangethorpe Avenue
Fig. 22a Arena Plan
Source: BOMUSP, 2008 PAS D:/Projects/BuenaPa/J002/Graphics/Ex_plan_illust_arena_072808.ai PAS Illustrative Plan & Arena Plan Exhibit 3.3-2a Beach and Orangethorpe Mixed-Use Specific Plan
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Alternative Design #2 - Strata-street Scheme
Strata uses sedimentary layers to transform from a traditional retail base to residential uses with precisely placed towers above. Two main streets bisect the scheme to provide “traditional” grid-based access and circulation to and from the site. Strata welcomes users with a park plaza, set on the corner of Beach Boulevard and Orangethorpe Avenue, which reveals glimpses of the activity and life within and provides the organizing element of the project. The sedimentary layers of residential shift and move providing variety of product and a mix of semi-private and private gardens. Situated high above the retail base are the residential towers that peer down on the green layer that blankets the site.
List of associated graphics: Brenner Avenue
• Site Plan Beach Boulevard • Four (4) Lease Plans • Land Use Axon • Six (6) perspectives
Orangethorpe Avenue
Fig. 23a Strata Plan Credit: Gensler
Melrose Street
Alternative Design #3 - Wedge- pedestrian Scheme
The Wedge, inspired by Italian Hill towns, engages the pedestrian from the street level at Beach Blvd, through the retail center, up to the residential gardens and towers beyond, allowing visibility from the street. Meandering paths that converge at active public spaces, organized within a main-street spine, crisscross the retail center. Encompassing the retail center is a semi circle of mid-rise residential and hotel uses. Set beyond, are the residential towers, each set within a unique landscape. From the stree to the towers, the entire project is overlapped with a lushly planted landscape.
List of associated graphics: Brenner Avenue
Beach Boulevard • Site Plan • Four (4) Lease Plans • Land Use Axon • Six (6) perspectives
Orangethorpe Avenue
Fig. 24a Wedge Plan
Source: BOMUSP, 2008 PAS D:/Projects/BuenaPa/J002/Graphics/Ex_plan_strata_wedge_072808.ai PAS Strata Plan & Wedge Plan Exhibit 3.3-2b Beach and Orangethorpe Mixed-Use Specific Plan
PS R:/Projects/BuenaPa/J002/Graphics/EIR/Ex3.3-2B_plan_strata_wedge_072808.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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Project Phases* Phase1 Project Area Phase 2 Project Area *This map is for illustrative purposes only and is not intended for site specific use. D:\Projects\BuenaPa\J002\Ex_phasing_072508.mxd
Phasing Plan Exhibit 3.3-3 Beach and Orangethorpe Mixed-Use Specific Plan
200 100 0 200 Feet ² R:\PAS\Projects\BuenaPa\J002\Graphics\EIR\Ex3.3-3_phasing_072508.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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Height and Setback Restrictions
Due to the site’s proximity to the Fullerton Municipal Airport, the BOMUSP requires all buildings to comply with Federal Aviation Administration (FAA) height restrictions (refer to ST-4 of the BOMUSP) associated with operation of the Fullerton Municipal Airport. Applicable height restrictions are depicted on Exhibit 3.3-4. As shown, the maximum height levels range from 169 feet above grade level (AGL) in the northeastern corner of the project site to 204 feet AGL in the southwestern corner. Assuming an existing site elevation of 80 feet above msl, the structures cannot exceed 246 feet above msl in the northeastern corner and 280 feet above msl in the southwestern corner.
The BOMUSP requires the site design for the development of high-rise buildings to accommodate existing residential dwelling units on the site. The following setback and height restrictions apply to structures that would be placed adjacent to existing residential homes, whether within the project site boundary or across Melrose Street or Brenner Avenue (refer to ST-2 of the BOMUSP):
• Buildings located within 50 feet of single-family residential property shall be limited to a 15-foot maximum height.
• Buildings located at a distance greater than 50 feet from single-family residential property shall be limited to a 50-foot height plus 1 additional vertical foot for every 1 horizontal foot of separation from the single-family residential property (1:1 slope).
The setback requirements, as set forth in the BOMUSP, are illustrated in Exhibit 3.3-5, Height and Setback Restrictions. As such, if there are residential properties within the project site that are not incorporated into the developable specific plan project design, but rather remain on site as a conforming land use, the subsequent precise plans and tract maps would be required to reflect the minimum setback and height restrictions.
Parking and Circulation
The BOMUSP anticipates the need for a maximum of 4,560 parking stalls (in surface and subterranean parking structures) to accommodate the various proposed land uses. The maximum buildout of the site could include up to three levels of subterranean parking and/or up to four levels of above-grade parking to satisfy the City’s parking requirements. Separate entrances to retail, office, and residential uses would be provided where possible. Parking studies would be completed during each phase of development to ensure that parking needs of the mixed use development are met and shared use opportunities are maximized.
Specific access design would be identified when tentative tract maps and precise plans are developed, but for the purpose of this EIR analysis, access to the project site would be available from the four adjacent roadways: Beach Boulevard, Orangethorpe Avenue, Melrose Street, and Brenner Avenue. For Phase 1, it is expected that project access would be provided via right- in/right-out driveways on Beach Boulevard and Orangethorpe Avenue. One driveway on Melrose Street (on property currently owned by the Property Owner/Developer, as opposed to existing privately-owned residential properties) would provide access to the project site. A two- lane temporary street to connect existing Melrose Street to new interior streets within the development would be constructed. A service entrance, which would have limited traffic, and an entrance to the parking structure would be provided from Brenner Avenue, but no public access to the retail or hotel land uses would be available from Brenner Avenue. Two-way private roads would be provided internal to the site.
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For Phase 2, the driveways on Beach Boulevard and Orangethorpe Avenue would be retained. It is expected that the driveway/access points on Melrose Street and Brenner Street could be relocated based on precise plans or tract maps and new main retail streets within the development would connect to these existing residential streets. New driveways to subterranean parking would be provided. In addition to the service entrance on Brenner Avenue (Phase 1), additional service entrances may be provided on Brenner Avenue and/or on Melrose Street.
The BOMUSP includes the provision of pedestrian-only streets (typically 40 feet wide). These streets could be partially covered to allow outdoor dining and food vendors, and could also be used for pedestrian only activities such as farmers markets, festivals and performances.
Public transportation to the project site is available via an OCTA bus stop located on Beach Boulevard adjacent to the project site. The need for additional stops and the location of future bus turnouts would be determined in consultation with OCTA during the development of the tentative tract maps and precise plans. Drop-off lanes near plazas would be provided along Beach Boulevard and Orangethorpe Avenue.
Site and Building Design
As previously noted, Section 9 of the BOMUSP (included in Appendix B) includes development objectives and standards which establish the design and development intent of the proposed development. Development standards are mandatory and where they serve to mitigate potential environmental effects they have been identified as project design features (PDFs) for respective technical issues addressed in Sections 4.1 through 4.13.
It is the Project Applicant’s objective that implementation of the BOMUSP would create a world- class urban experience for residents and visitors through a mix of upscale residential, retail, restaurant, entertainment, hotel and possible office land uses. The BOMUSP incorporates urban design and architecture objectives and standards intended to create the feel of a walkable downtown community, providing the conveniences and attractions of a city, interspersed with pedestrian paths and open spaces. The architecture, together with open spaces and amenities would be unified. The site design would include continuous retail facades (with zero setback and storefronts of 25 to 30 feet width to create a dense shopping environment) and narrow storefronts, rooftop gardens (private or public), outdoor eating, observation decks, water elements, interactive outdoor fountains or artwork at public plazas, and a variety of other enhancements and entertainment-oriented activities.
A hierarchy of lighting (from site-specific overhead to ambient lighting from pedestrians and vehicles) would be provided throughout the site based on a comprehensive lighting plan which addresses various functions within the site (e.g., primary areas; along Beach Boulevard and Orangethorpe Avenue; entry plazas; outdoor events, eating areas and gardens). Larger on-site buildings are proposed to incorporate outdoor advertising liquid-crystal display (LCD) billboards on one or more of the outer building facades to provide information-sharing opportunities for retailers and vendors. Lighting would be required to prevent spillover to adjacent residential areas.
In order to design a project that generates an iconic presence with an identity that is connected to the surrounding city, the BOMUSP proposes a hierarchy of massing and architecture to emphasize main pedestrian entrances and enhanced gateway entries, with signage along Beach Boulevard to announce entry into the Entertainment Corridor and to frame views into the retail and pedestrian areas. These concepts are depicted in the photographs provided in the BOMUSP provided in Appendix B.
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-28 Environmental Setting and Project Description Melrose Street 1691169’6969’ 170’
169’1669’9 hheighteiiighht limlimitmmit 180’
169’1 9’’
190’ Brenner Avenue 180’ 169’ lil t i 170’ eighei g ng h d upwardldingld sloping height plane limit bubbuiildi
Beach Boulevard 190’ 200’
2200’
2204’ 180’ 200’ 190’
Orangethorpe Avenue
Figure 17 shows building height limits of Federal Aviation Administration’s Regulation Part 77 Subpart C requirements. This regulation ensures safe air traffic by limiting the building height, material, and land uses that may interfere with air travel.
Source: , 2008
D:\Projects\BuenaPa\J002\Graphics\Ex_zFAA_restrict_072808.ai BOMUSP FAA Height Restrictions Exhibit 3.3-4 Beach and Orangethorpe Mixed-Use Specific Plan
PAS R:/Projects\BuenaPa/J002/Graphics/EIR/Ex3.3-4_FAA_restrict_072808.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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Residential
Towers Beyond 1:1 slope
50’-0” Brenner Ave Promenade 15’-0” Retail 0’-0” STREET Subterranean Parking
Fig. 19b Height Limit RS-6 50’-0” single family zone setback P.L. P.L.
development site
Residential Towers Beyond 136’-0” T.O.R.
1:1 slope
80’-0” T.O.R.
Melrose St 50’-0” Park Lane Residential 15’-0” Parking Retail 0’-0” STREET Subterranean Parking
RS-6 50’-0” Fig. 19a Height Limit single family setback zone P. L. dl
Source: BOMUSP, 2008 PAS D:/Projects/BuenaPa/J002/Graphics/Ex_max_height_072508.ai PAS Height and Setback Restrictions Exhibit 3.3-5 Beach and Orangethorpe Mixed-Use Specific Plan
R:\PAS\Projects\BuenaPa\J002\Graphics\EIR\Ex3.3-5_max_height_072508.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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The project design is intended to include street-front building setbacks with building elevations and massing that consider the view as seen from the roof gardens within the project site, adjacent roadways, and pedestrians. The landmark/iconic towers would have enhanced design for all public views, including views from the I-5 and SR-91 freeways, Beach Boulevard, and Orangethorpe Avenue. Development under the proposed BOMUSP would be designed to vary building facade design through the use of diverse textures and materials while achieving coherence through complementary building setbacks, storefront width, and transparent storefront design.
The mix of land uses proposed by the Applicant is intended to encourage daytime and nighttime activities through open space areas that accommodate outdoor gathering and eating areas; to promote social interaction; to ensure wide sidewalks to allow adequate area for street furniture; and to provide pedestrian bridges to connect second-level outdoor spaces among on site buildings to enhance circulation. The buildings would include overlook opportunities at second- level public areas to observe activities at ground-level and landscaping to provide shade and aesthetics. The proposed BOMUSP requires 50 sf of residential private open space per dwelling unit, and 350 sf of residential open air amenities per dwelling unit. If the BOMUSP is not fully built out and no residential uses developed, a total of 350,000 sf of open area amenities (passive and active) would be provided. The BOMUSP proposes active play areas such as playgrounds or interactive water spaces appropriate for children.
The project proposes to maintain a visual continuity through the consistent application of high- quality building, landscape, and hardscape design and materials. Only non-reflective building materials would be used where the location, direction, and/or massing of the material could cause glare that would affect pedestrians, residents, and/or motorists. Transparent building materials at storefronts would allow visibility into/through buildings. The development would incorporate a wide range of plants, ornamental trees (typically 25 feet between trees), street trees (minimum 40 feet between trees) with frequent secondary tree clusters, and differentiating hardscape materials at entry plazas and interior plazas. Decorative benches, kiosks, and trash receptacles would be incorporated throughout the project site.
Proposed improvements along Beach Boulevard would include street trees (with a minimum of 40 feet between trees) according to Caltrans standards, and decorative bus shelters on Beach Boulevard and Orangethorpe Avenue, subject to Caltrans/OCTA approval. The Beach Boulevard building facade design is proposed to accommodate future streetscape improvements, which would be in accordance with Caltrans requirements.
Utilities
Development allowed under the BOMUSP would require the implementation of infrastructure/utilities, as needed, to support the proposed development. Infrastructure improvements include storm drains, wastewater, water, and dry utilities that would connect to existing facilities within or adjacent to the project site. As noted below, the infrastructure improvements required for the project would also involve the installation of off-site utility lines within existing public streets. All utilities would be placed underground. The proposed infrastructure described below is conceptual and subject to refinements during precise plans and tract maps; however, it would be constructed by the Project Owner/Developer to specifications required by the governing jurisdiction (e.g., City of Buena Park, Caltrans, Orange County Flood Control District). Proposed infrastructure improvements are depicted on Exhibit 3.3-6 and include the following:
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• Water. The water system would be designed to accommodate maximum day demand plus fire flow and peak hour demand. On-site water lines for fire flow would be 12 inches in diameter. The existing 6-inch water lines in Brenner Avenue and Melrose Street would be upsized to 12 inches. The existing 12- and 16-inch waterlines in Beach Boulevard and Orangethorpe Avenue, respectively, have adequate capacity and would not be upsized as part of the proposed project.
• Sewer. The BOMUSP would include 8- and 10-inch sewer lines on site to convey wastewater from the project site to the existing Orangethorpe Relief Trunk Sewer located beneath Orangethorpe Avenue. Wastewater would discharge into the Orangethorpe Relief Trunk Sewer on the northern side, where an existing 6-inch lateral sewer line with a cleanout3 currently connects to the 72-inch manhole. This lateral line would be upsized to 12-inches as a part of the project. Since the BOMUSP would not involve discharges to existing lines in Brenner Avenue, Beach Boulevard or Melrose Street, modification to these existing lines is not part of the project.
• Storm Drains. The proposed storm drain system would receive runoff from the streets, landscape areas, and the roof areas of the proposed development. The proposed drainage facilities would replace existing undersized drainage facilities under Beach Boulevard, Melrose Street, and Brenner Avenue, which are currently subject to flooding during large storm events. Drainage facilities would be designed according to City standards and to meet the requirements of the Orange County Flood Control District and Caltrans for facilities within Beach Boulevard.
As part of the project, the existing 18- to 27-inch reinforced concrete pipe (RCP) storm drain facilities in Beach Boulevard would be reconstructed with RCPs that range in size from 27 to 54 inches. Curb opening catch basins would be installed to replace the existing grate inlets. The existing 18-inch corrugated metal pipe (CMP) storm drain located at the corner of Melrose Street and Brenner Avenue (extending north to the Fullerton Creek Channel) would be replaced with a 24-inch RCP.
On-site improvements to detain and treat stormwater runoff from the project site could include a subterranean detention/retention basin to treat the “first flush” of storm water runoff from the project site. The retained storm water flows would either be released into the storm drain system for discharge into Fullerton Creek Channel, or would be treated for use on site as recycled water for landscape irrigation or for use in water features/fountains.
Buildings would be designed and constructed a minimum of one foot above the theoretical 100-year flood water surface elevation to ensure that structures would not be impacted during flooding associated with large storm events.
In summary, the proposed BOMUSP requires the following wet utilities to be upsized: (1) the existing 6-inch water lines in Brenner Avenue and Melrose Avenue to 12-inches, (2) the existing 6-inch lateral sewer line to the manhole in Orangethorpe Avenue to 12-inches, and (3) the existing 18-inch CMP storm drain extending from the corner of Melrose Street/Brenner Avenue to Fullerton Creek Channel to a 24-inch RCP.
3 A cleanout is an access point with a removable cap to gain entry to the sewer line.
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-34 Environmental Setting and Project Description (P) storm drain 48” RCP Melrose Street
(P) storm drain (E) 6” water line (E) storm drain (P) storm drain 45” RCP (P) 12” water line
(E) Overhead electricity, TV, telephone line
(P) storm drain 18”-24”
(P) 8” VCP sewer line Fig. 29 Illustrative Utilities Plan
Strataa Dry Utilities (P) 8” VCP sewer line Existing Electricity Existing Telephone
a Existing TV Park Lane (P) storm drain 36” RCP Existing Overhead TV, Telephone, and Electrical Lines (P) 10” VCP sewer line Proposed Gas Line Existing Gas Line
Beach Boulevard BhBl Brenner Avenue Proposed Electrical Line (E) 12” water line (P) 12” water line Existing Electrical Line
menade Pro (E) 6” water line Wet Utilities Proposed Storm Water Line (P) storm drain 36” RCP Existing Storm Water Line (P) Gas line Proposed Sewer Line (P) 12” VCP sewer line Existing Sewer Line Proposed Water Line (P) Electricity, TV, and telephone line Existing Water Line (P) storm drain 18” (E) 16” water line (P) 12” water line (E) = Existing (P) = Proposed (P) storm drain 27” RCP (E) 24” VCP sewer line
OrangethorpeOhAr o Avenue N
(E) 39”VCP T k li
Source: BOMUSP, 2008 PAS D:/Projects/BuenaPa/J002/Graphics/Ex_utilities_072808.ai PAS Utilities Plan Exhibit 3.3-6 Beach and Orangethorpe Mixed-Use Specific Plan
PS R:/Projects/BuenaPa/J002/Graphics/EIR/Ex3.3-6_utilities_072808.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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• Dry Utilities. There is existing dry utility infrastructure (electrical, natural gas, telephone, and cable) serving the project site located underground and/or overhead within the four streets bordering the project site or behind the property lines of the on-site residences. The overhead electrical, cable, and telephone lines located on site along the rear property boundaries of the existing residences on Melrose Street and Brenner Avenue would require relocation that would move them underground. However, there is a telephone and cable overhead connection between the pole lines on the northern and southern sides of Melrose Avenue that would be maintained. The existing gas mains located along the western side of Brenner Avenue and the southern side of Melrose Street would be protected in place and likely utilized for the proposed project. Southern California Edison has determined that the proposed project would be served by a 12 kilovolt (kV), 3 phase system. The determination of other specific relocations, conversions, and/or abandonments of existing utility lines and installation of new utilities would be finalized later in the project planning process (e.g., tentative tract maps) through coordination with each utility as well as the City of Buena Park.
Greenhouse Gas Emissions and Sustainability Features
The BOMUSP contains numerous specific measures and standards to promote sustainability and minimize the project’s contributions to greenhouse gas (GHG) emissions. The BOMUSP was drafted with consideration of the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) criteria, California Green Building Standards Code and California Office of Planning and Research’s Technical Advisory for CEQA and Climate Change, and has included standards as applicable to the project. The standards for the implementation of the BOMUSP that would promote sustainability and minimize the project’s contributions to GHG emissions are located in Chapter 10 of the BOMUSP and are incorporated as project design features in Section 4.13, Climate Change, in this EIR.
These standards include the mixed-use, high-density land uses that are intended to reduce vehicle trips because diverse land uses would be available on site (e.g. residential, retail, restaurants), thereby reducing the need for off-site travel. The BOMUSP is intended to be a “destination” that incorporates pedestrian friendly designs to encourage walking rather than predominately vehicular use.
The BOMUSP would require the incorporation of water-saving indoor fixtures, irrigation controls, and would incorporate the use of recycled water, if feasible, in landscaping, fountains, and water features. Rooftop gardens, trees, and landscaping would reduce the urban heat island4 effect and provide shade for pedestrians. Recycling would be available on the project site and separate bins, including paper, corrugated cardboard, glass, plastics, and metals, would be provided to the various land uses for recyclables and green waste.
The BOMUSP would require the implementation of an Indoor Air Quality Management Plan for pre-occupancy of the site and various interior building materials, including carpets, wood and agrifiber products, and adhesives and sealants must comply with stringent regulations for limiting VOC emissions. Additionally, where feasible, building materials or products should have recycled content and/or have been extracted, harvested, or recovered locally.
A Trip Reduction Program would be required to reduce single occupant vehicle trips by 10 percent. There are a number of transit-oriented strategies that could be implemented by the BOMUSP to encourage non-auto mode travel, including informational strategies, incentives, and services. Information will be available to residents and visitors of the site to enhance access to
4 An urban heat island (UHI) is a metropolitan area which is significantly warmer than its surrounding rural areas.
R:\PAS\Projects\BuenaPa\J002\Draft EIR_Aug08\3.0_ProjDescrip-080708.doc 3-37 Environmental Setting and Project Description Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR public transit services, such as; providing transit packages for hotel guests, information kiosk in the hotel or retail center, hotel guest assistance (concierge or front desk), homeowner information (online access to services, potential rideshare opportunities, etc.), and ensuring the office coordinator provides information for rideshare opportunities.
Examples of incentives to promote non-auto travel include: free bus/train passes for hotel guests and office workers, preferred parking for office carpools, and parking management such as paid parking, but with validation from retail stores and reduced or no-cost for office carpools. The actual provision of some form of transit service would make up the service category, including: hotel limo/shuttle service to airport, entertainment areas, etc., Metrolink shuttle, and on-demand shuttle services for hotel guests, office workers, and homeowners.
Construction Activities
Grading and Excavation
Construction activities associated with the proposed BOMUSP and analyzed in this EIR include demolition of existing structures, grading of the project site (including excavation for subterranean parking and building substructure), and construction of buildings and infrastructure. The site would be developed in at least two phases. It is expected that construction activities for Phase 1 would be complete prior to initiation of construction activities for Phase 2. Each phase would involve similar construction stages (i.e., demolition, site preparation, utility installation, building construction, and paving), which are expected to occur sequentially. The first construction stage for each phase would be the demolition of the existing structures. The second construction stage for each phase would involve the grading and excavation of the site with simultaneous installation of utilities. The building construction and paving stage would be last. The actual timing for each stage of construction would vary based on the ultimate phasing for the project; however, for the purpose of the EIR analysis, the BOMUSP is anticipated to be fully built out by 2012.
Construction activities associated with buildout of the BOMUSP (Grading and excavation) would require approximately 300,000 cubic yards (cy) of earthwork (total for Phases 1 and 2). Approximately 210,000 cy of earth would be exported from the site. Assuming the use of 20-cy trucks, approximately 10,500 truck trips would be required for export of soil for Phase 1 and Phase 2 combined. A maximum of 100 truck trips would occur on a daily basis during construction activities. There would not be a need for trucks accessing the site to use roadways that are not designated truck routes by the City of Buena Park. Construction staging areas would be located on site, and construction traffic would access the site from Beach Boulevard and Orangethorpe Avenue. No construction traffic would be allowed on Brenner Avenue or Melrose Street.
Dewatering
Dewatering activities are required for the development of the BOMUSP. The site would require excavations up to 35 feet below ground surface to accommodate up to three levels of subterranean parking. Approximately 20 to 25 feet of groundwater would need to be dewatered across the project site for construction activities and would ultimately depend on the engineering specifications for the project. Dewatering would be required for both short-term construction activities and long-term operation of the project site.
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3.4 PROJECT FEATURES WITHIN CALTRANS RIGHT-OF-WAY
The following previously discussed project features would encroach into Caltrans right-of-way or otherwise require approval from Caltrans. An encroachment permit would be required for these project features.
• Access Location at Beach Boulevard. The proposed BOMUSP includes a right- in/right-out driveway along Beach Boulevard. Caltrans’ approval of the street improvement plans and an encroachment permit are required.
• Beach Boulevard/Melrose Street Intersection. This intersection would be reconfigured to be a full access intersection with signals. Caltrans’ approval of the street improvement plans and an encroachment permit are required.
• Upgraded Storm Drains within Beach Boulevard. On-site storm drain facilities would connect and discharge to storm drain facilities in Beach Boulevard. Existing 18- to 27-inch RCP facilities would be upsized with storm drains ranging in size from 27 to 54 inches. Curb opening catch basins would be installed to replace the existing grate inlets.
• Water Line Connections. The proposed project would require installation of water lines that would connect to the existing 12-inch line in Beach Boulevard. No upgrades to this water line are required as part of the project.
It is intended that Caltrans could use this EIR for issuance of an encroachment permits and approval of street improvement plans associated with project features along Beach Boulevard.
3.5 PROJECT OBJECTIVES
Section 15124 of the CEQA Guidelines requires an EIR to include a statement of objectives sought by the proposed project. This disclosure assists in developing the range of project alternatives to be investigated in the EIR, as well as providing a rationale for the adoption of a Statement of Overriding Considerations, if one is in fact adopted. Identified below are goals and objectives related to the proposed project, as set forth by the City of Buena Park and the objectives previously attributed to Project Applicant.
Objective 1: To design a project that generates an iconic presence with a unique urban identity and sense of place that serves as a landmark for the City.
Objective 2: To create a world-class urban experience for residents and visitors through the cohesive development of a well-balanced mix of upscale residential, retail, restaurant, entertainment, hotel, and office land uses.
Objective 3: To create the experience of a walkable downtown community that provides for safe and convenient pedestrian movement, public spaces available for special events, and opportunities for residents, employees, and visitors to interact, socialize, and recreate.
Objective 4: To strive to provide a diverse housing stock that meets the needs of those who desire to reside in Buena Park, including accommodating the existing single-family residential land uses located within and/or adjacent to the project site.
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Objective 5: To design an aesthetically pleasing project with visual continuity through the careful and consistent application of high-quality building, landscape, and hardscape design and materials.
Objective 6: To expand and enhance premier commercial, hotel, and office space opportunities along the Entertainment Corridor to create new jobs, economic growth and stability for the City through the creation of a quality employment center.
Objective 7: To minimize the impact to the environment through the development of a mixed-use community that encourages residents to work and shop in close proximity to their homes, minimizing their need for automobile trips.
Objective 8: To preserve the valuable resource of larger commercial properties by not allowing subdivisions into smaller parcels unless accompanied by a Master Plan for ultimate development with integration of circulation, access, architectural design, and landscaping regardless of individual ownership.
Objective 9: To implement the goals and policies of the City of Buena Park General Plan to ensure that development of the site is accomplished consistent with these applicable goals and objectives.
3.6 INTENDED USE OF THE EIR
The City of Buena Park, as the Lead Agency, and the following responsible and trustee agencies are expected to use the information contained in this EIR for consideration of approvals related to and involved in the implementation of this project.
3.6.1 CITY OF BUENA PARK
Discretionary Actions
Following are the primary discretionary actions that will initially be considered for the BOMUSP:
• Certification of the Beach and Orangethorpe Mixed-Use Specific Plan Program Final Environmental Impact Report.
• General Plan Amendment. The existing land use designations for the project site are Tourist Entertainment, Low-Density Residential, and Commercial. As part of the proposed project, the Project Applicant has requested a General Plan Amendment to change the land use designation for the property under the Applicant’s ownership and property or controlled by the City of Buena Park Redevelopment Agency (Redevelopment Agency) to “Beach and Orangethorpe Mixed-Use Specific Plan” (BOMUSP).
• Zone Change. Current zoning for the project site is ECSP, One Family Residential (RS- 6), and Commercial General (CG). As part of the proposed BOMUSP, the Project Applicant has requested that the zoning for the property under its ownership and property or controlled by the Redevelopment Agency be changed to “Beach and Orangethorpe Mixed-Use Specific Plan (BOMUSP).”
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• Adoption of the Beach and Orangethorpe Mixed Use Specific Plan The proposed BOMUSP identifies the maximum allowable development within the boundaries of the specific plan area. Should the BOMUSP be approved, future development proposals (e.g., tract maps, precise plans) would be developed and reviewed by the City for compliance with provisions of the BOMUSP. The BOMUSP involves the creation of an urban mixed-use development on the 12.75-acre project site. The BOMUSP would be developed in at least two phases, which include the development of the following: 1,000 residential units, 355,000 square feet (sf) of retail development, a 300-room/277,000-sf hotel, and up to 3 levels of subterranean parking.
• Amendment to the Entertainment Corridor Specific Plan. The existing ECSP identifies most of the project site as Sub-District A1. The property would be deleted from the ECSP.
• Development Agreement. A development agreement is being entered into between the Project Applicant and the City of Buena Park that provides a maximum of five years for the applicant to begin construction of the BOMUSP and includes performance requirements, rules, and development regulations.
Subsequent Discretionary and Ministerial Actions
In addition to the discretionary actions listed above, project implementation would require subsequent approvals by the City of Buena Park, including, but not limited to:
• Tentative Tract or Parcel Maps; • Precise Plans; • Disposition and Development Agreement; • Grading/Demolition/Building Permits; • Owners Participation Agreement; and • Community Facilities District.
3.6.2 RESPONSIBLE AND TRUSTEE AGENCIES
The EIR also provides environmental information to responsible and trustee agencies and other public agencies which may be required to grant approvals or coordinate with the City of Buena Park as a part of project implementation. These agencies include, but are not limited to, the agencies listed below.
• California Department of Transportation (Caltrans). Activities located within Caltrans right-of-way would require Street Improvement Plans, an encroachment permit, and a Caltrans Statewide National Pollutant Discharge Elimination System (NPDES) Permit from Caltrans. This EIR is intended to serve as the environmental document for all Caltrans-related project actions.
• Orange County Airport Land Use Commission (ALUC). The ALUC must review the project and determine whether it is consistent with the Airport Environs Land Use Plan for the Fullerton Municipal Airport.
• Federal Aviation Administration (FAA). The FAA must review and make a determination that the project does or does not present an aviation hazard. The FAA may require certain lighting or marking requirements.
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3.7 BASIS FOR CUMULATIVE IMPACT ANALYSIS
Section 15355 of the CEQA Guidelines defines cumulative impacts as “two or more individual effects which when considered together are considerable or which compound or increase other environmental impacts.”
Section 15355 further describes potential cumulative impacts as follows:
(a) The individual effects may be changes resulting from a single project or a number of separate projects.
(b) The cumulative impacts from several projects are the change in the environment which results from the incremental impact of the project when added to other closely related past, present, and reasonably foreseeable probable future projects. Cumulative impacts can result from individually minor but collectively significant projects taking place over a period of time.
Section 15130 of the CEQA Guidelines states that cumulative impacts shall be discussed where they are significant. It further states that this discussion shall reflect the level and severity of the impact and the likelihood of occurrence, but not in as great a level of detail as that necessary for the project alone. Cumulative impacts represent the change caused by the incremental impact of a project when added to other proposed or committed projects in the vicinity.
The CEQA Guidelines (Section 15130[b][1]) states that the information utilized in an analysis of cumulative impacts should come from one of two sources, either:
1. A list of past, present, and probable future projects producing related cumulative impacts, including if necessary, those projects outside the control of the agency or
2. A summary of projections contained in an adopted general plan or related planning document designed to evaluate regional or areawide conditions.
The cumulative impacts analyses contained in this EIR use both methods. As appropriate, the cumulative impact analyses provided in this EIR use the City of Buena Park General Plan study area. These cumulative impact analyses take into consideration the demographic projections and land use buildout assumptions outlined in the General Plan Update and Final EIR that were approved by the City of Buena Park in 1994. The City of Buena Park is largely “built out,” meaning there are very limited areas within the city that are available for new development. As such, the majority of development within the city would be redevelopment of existing properties. The land uses that have not been constructed as anticipated in the General Plan forecasts are industrial and commercial land uses.
In addition to the City of Buena Park General Plan study area, the cumulative analysis for individual topical issues may consider specific cumulative study areas designated by respective agencies for regional or areawide conditions. Topic-specific cumulative study areas have been developed for traffic and air quality (e.g., South Coast Air Basin). Also, this EIR considers regional programs directed at mitigating cumulative impacts of development such as those instituted for urban runoff. A description of the basis for the cumulative impact analysis for individual topical issues is provided within each cumulative analysis discussion in Section 4 of this EIR. The cumulative projects considered as current/future development within the City of Buena Park are identified on Exhibit 3.7-1, Cumulative Projects, and are listed in Table 3.7-1.
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#3 - I-5 Connector #1 - Big-T
! Improvements Development !#
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#2 - Nabisco Reuse Project
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Project Location
#4 - Movieland Wax Museum ! !# Site Reuse
#5 - Stanton/Crecent Townhome Project
! !# #6 - Lincoln & Holder Residential Project
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Project Boundary
! !# Related Projects D:\Projects\BuenaPa\J002\Ex_existing_projects_070308.mxd
Related Projects for Cumulative Analysis Exhibit 3.7-1 Beach and Orangethorpe Mixed-Use Specific Plan
0.50.25 0 0.5 Miles ² PAS R:/Projects/BuenaPa/J002/Graphics/EIR/Ex3.7-1_existing_projects_080108.pdf Beach and Orangethorpe Mixed-Use Specific Plan Draft Program EIR
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TABLE 3.7-1 RELATED PROJECTS CONSIDERED IN THE CUMULATIVE IMPACT ANALYSES
Significant Impacts No. Project Name Project Description after Mitigation 154 single-family residential units 1 Big-T Development Air Quality 28,000 sf commercial/retail uses Air Quality and 2 Nabisco Reuse Project 24-acre commercial site Traffic/Circulation Land Use and Planning, Noise, Population and Add 2 lanes in each direction for 9 3 I-5 Corridor Improvements Housing, Transportation/ miles. Traffic, and Mandatory Findings of Significance Movieland Wax Museum 4 79,600 sf of commercial retail uses None Site Reuse Stanton/Crescent 63 condominium units and 23,330 5 None Townhome Project sf of associated open space Lincoln & Holder Residential 6 131 residential units None Project Source: City of Buena Park, 2008
Big-T Development
The Big-T Development is located on La Mirada Boulevard at Beach Boulevard. Single-family residences (154 units) and commercial/retail uses (28,000 sf) have been developed on the 26.5- acre project site. For this project, the City determined that no environmental factors had direct significant impacts after mitigation. Cumulatively, air quality was found to have a significant impact after mitigation. The Notice of Determination (NOD) for this project was filed on March 15, 2004.
Nabisco Reuse Project (Buena Park Gateway)
The Nabisco Reuse Project is located at the northwestern corner of Artesia Boulevard at Rosarita Avenue (7301 Artesia Boulevard). The preceding facility (i.e., the Nabisco Foods Processing Plant) has been demolished and 453,000 sf of commercial/retail developments will be constructed on approximately 23.95 acres of land. Air quality and transportation/traffic were found to be individually and/or cumulatively significant after mitigation. The NOD for this project was filed on July 14, 2006.
Interstate 5 Corridor Improvement Project from SR-91 to I-605
The I-5 Corridor crosses through the northeastern portion of the city. The I-5 Corridor Improvement Project encompasses the I-5 Corridor from SR-91 in Orange County (in the south) through the I-5/I-605 interchange in Los Angeles, a distance of approximately 9 miles. The freeway mainline improvements would occur within the cities of Norwalk, Buena Park, La Mirada, Santa Fe Springs, and Downey. The Improvement Project would widen the existing freeway by adding at least one high occupancy vehicle (HOV) Lane and one mixed-flow lane in each direction. The Interstate 5 Corridor Improvement Project Final EIR/Environmental Impact Statement (EIS) was approved on August 29, 2007, and the NOD was filed in June 2008.
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Movieland Wax Museum Site Reuse
The Movieland Wax Museum Site Reuse is located at the previous Movieland Wax Museum site. The preceding 80,315-sf facility was approved to be demolished and developed for retail/entertainment uses. Approved retail/entertainment developments included a 45,000-sf Best Buy Electronics store, 34,600 sf of restaurant uses, and additional retail uses on 8.54 acres. No impacts were identified as individually and/or cumulatively significant after mitigation. The Initial Study (IS)/Mitigated Negative Declaration (MND) was submitted in October 2006. The NOD for this project was filed on December 12, 2006.
Stanton/Crescent Townhome Project
The Stanton/Crescent Townhome Project site is located at the southeastern corner of Crescent Avenue and Stanton Avenue. On 5.43 acres, the project will construct 63 condominium units and 23,330 sf of associated open space. All environmental factors were mitigated to levels considered less than significant and no statement of overriding considerations was required. The Draft EIR for this project was submitted on August 30, 2006. The NOD for this project was filed on October 29, 2007.
Lincoln and Holder Residential Project
Located at the northeastern corner of Lincoln Avenue and Holder Street (8922 and 8932 Holder Street), the project will construct 131 residential units (60 single-family attached, 71 single- family duplex) and 2.3 acres of open space on approximately 18 acres of land. All environmental factors were mitigated to levels considered less than significant and a statement of overriding consideration was not required. The NOD for this project was filed on April 28, 2006.
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