HomeMy WebLinkAbout85-15 - North Ford Tentative Tract Maps Final EIR•
RESOLUTION NO. 85 -15
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH
CERTIFYING AS COMPLETE AND ADEQUATE
THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE
NORTH FORD TENTATIVE TRACT MAPS
WHEREAS, the Draft Environmental Impact Report provided environmental
impact assessment for the zoning Amendment and Tentative Tract Maps relative to
the North Ford Planned Community; and
WHEREAS, the DEIR was prepared in accordance with the California
Environmental Quality Act (CEQA) , the State EIR Guidelines and City Council
Policy K -3; and
WHEREAS, the DEIR was circulated to the public for comment and review; and
WHEREAS, the DEIR was reviewed by the Citizens' Environmental Quality
Advisory Committee ( CEQAC); and
WHEREAS, written comments were received from the public and CEQAC during
and after the public review period; and
WHEREAS, the Planning Commission of the City of Newport Beach conducted
public hearings to receive all public testimony with respect to the DEIR; and
WHEREAS, such comments and testimony were responded to through Response to
Comments (Attachment No. 1 to the DEIR) and staff reports submitted to the
Planning Commission and City Council; and
WHEREAS, such comments and testimony were fully and adequately responded
to in the manner set forth in California Administrative Code Section 15146(b);
and
WHEREAS, the Planning Commission of the City of Newport Beach has reviewed
all environmental documentation comprising the EIR and has found that the EIR
considers all environmental impacts of the proposed North Ford Planned Com-
munity and Tentative Tract Maps and is complete and adequate and fully complies
• with all requirements of CEQA and the CEQA Guidelines; and
WHEREAS, the Planning Commission of the City of Newport Beach recommended
to the City Council that the EIR be certified as adequate and complete; and
WHEREAS, the City Council has reviewed all environmental documentation
prepared to evaluate the proposed project, including all elements of the Final
EIR and the recommendation of the Planning Commission;
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Newport
Beach that:
1. The City Council makes the Findings contained in the Statement of
Facts with respect to significant impacts identified in the Final EIR together
with the Finding that each fact in support of the Findings is true and is based
upon substantial evidence in the record, including the Final EIR. The
Statement of Facts is attached hereto as Exhibit 1 and incorporated herein by
this reference as if fully set forth.
. 2. The City Council finds that the Facts set forth in the Statement of
Overriding Considerations are true and are supported by substantial evidence in
the record, including the Final EIR. The Statement of Overriding Considera-
tions is attached hereto as Exhibit 2 and incorporated herein by this reference
as if fully set forth.
3. The City Council finds that the Final EIR has identified all
significant environmental effects of the project and that there are no known
potential environmental impacts not addressed in the Final EIR.
4. The City Council finds that all significant effects of the project
are set forth in the Statement of Facts.
5. The City Council finds that although the Final EIR identifies certain
significant environmental effects that will result if the project is approved,
all significant effects that can feasibly be avoided or mitigated have been
avoided or mitigated by the imposition of Conditions on the approved project
and the imposition of mitigation measures as set forth in the Statement of
Facts and the Final EIR.
6. The City Council finds that potential mitigation measures and project
alternatives not incorporated into the project were rejected as infeasible,
based upon specific economic, social and other considerations as set forth in
the Statement of Facts and the Final EIR.
7. The City Council finds that the unavoidable significant impacts of
the project, as identified in the Statement of Facts, that have not been
• reduced to a level of insignificance have been substantially reduced in their
impacts by the imposition of Conditions on the, approved project and the
imposition of mitigation measures. In making its decision on the project, the
City Council has given greater weight to the adverse environmental impacts.
The City Council finds that the remaining unavoidable significant impacts are
clearly outweighed by the economic, social and other benefits of the project,
as set forth in the Statement of Overriding Considerations.
- 2 -
8. The City Council finds that the Final EIR has described all reason-
able alternatives to the project that could feasibly obtain the basic
objectives of the project, even when those alternatives might impede the
attainment of project objectives and might be more costly. Further, the City
Council finds that a good faith effort was made to incorporate alternatives in
the preparation of the Draft EIR and all reasonable alternatives were consid-
ered in the review process of the Final EIR and ultimate decisions on the
project.
9. The City Council finds that the project should be approved and that
any alternative to this action should not be approved for the project based on
the information contained in the Final EIR, the data contained in the Statement
of Facts and for the reasons stated in the public record and those contained in
the Statement of Overriding Considerations.
10. The City Council finds that a good faith effort has been made to seek
out and incorporate all points of view in the preparation of the Draft and
Final EIR as indicated in the public record on the project, including the Final
EIR.
11. The City Council finds that during the public hearing process on the
North Ford Planned Community and the Tentative Tract Maps, the Planning
Commission and the environmental documents evaluated a range of alternatives
and the project, as approved by this Resolution, is included within that range
of alternatives. The City Council has considered the recommendation of the
Planning Commission in its decision on the project.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the City Council does hereby
certify the Final EIR for the North Ford Planned Community and Tentative Tract
Maps as complete and adequate in that it addresses all environmental effects of
the proposed project and fully complies with the requirements of the California
Environmental Quality Act and the CEQA Guidelines. Said Final EIR is composed
of the following elements:
16 a) Volume I - Draft EIR and Technical Appendices
b) Attachment 1, including comments, responses and additional
information
c) Planning Commission Staff Reports
d) Planning Commission Minutes
e) City Council Staff Reports
f) City Council Minutes
g) City Council Resolutions
h) Comments and responses received prior to final action and
not contained in a) through g) above.
- 3 -
All of the above information has been and will be on file with the
Planning Department, City of Newport Beach, City Hall, 3300 Newport Boulevard,
Newport Beach, CA 92658 -8915, (714) 644 -3225.
ADOPTED THIS 25th day of March , 1985.
0
ATTEST:
'i'L4 4"'.
CITY CLERK l/
PLT /kk
3/11/85
CCU
`J
( Il
- 4 -
EXHIBIT 1
CEQA FINDINGS AND STATEMENT OF FACTS
MARCH 1, 1985
SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE
PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID
EFFECTS AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH
RESPECT TO THE PROPOSED APPROVAL OF AN AMENDMENT TO THE
• PLANNED COMMUNITY DISTRICT REGULATIONS, AND TENTATIVE TRACTS
12309, 12306 AND 12271 FOR THE NORTH FORD PLANNED COMMUNITY IN THE
CITY OF NEWPORT BEACH, CALIFORNIA.
BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA Guidelines
(Guidelines) promulgated pursuant thereto provide: "No public agency shall approve
or carry out a project for which an environmental impact report has been completed
and which identifies one or more significant effects of the project unless the public
agency makes one or more of the following written findings for each of the
significant effects, accompanied by a statement of facts supporting each finding.
The possible findings are:
1. Changes or alterations have been required in, or incorporated into, the project
which mitigate or avoid the significant environmental effects 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 and should be adopted by such
other agency.
3. Specific economic, social, or other considerations make infeasible the
mitigation measures or project alternatives identified in the Final EIR (Section
15091 of the Guidelines).
The City of Newport Beach proposes to approve an amendment to the Planned
Community Regulations to establish standards for the residential area (Area 5), and
Tentative Tracts 12309, 12306 and 12271 for the North Ford Planned Community.
Because the proposed actions constitute a project under CEQA and the Guidelines,
the City of Newport Beach has prepared an Environmental Impact.Report (EIR). This
EIR has identified certain significant effects which may occur as a result of the
project, or on a cumulative basis in conjunction with this project and ether past,
present, and reasonably foreseeable future projects. Further, the City Council
desires to approve this project and, after determining that the EIR is complete and
has been prepared in accordance with CEQA and the Guidelines, the findings set
forth herein are made:
FINDINGS AND FACTS IN SUPPORT OF FINDINGS FOR SIGNIFICANT
ENVIRONMENTAL EFFECTS OF THE PROJECT
EFFECTS DETERMINED TO BE MITIGABLE
TO A LEVEL OF INSIGNIFICANCE
I. Landform /Seismicity /Soils
A. Impacts. The existing landform will be modified to prepare building pads;
generally the southwestern portion of the site will be cut and the balance
of the site will receive fill. Dredge material from Upper Newport Bay is
proposed for the needed imported fill.
• A. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
99
b. Development of the site shall be subject to a grading permit to be
approved by the Building and Planning Departments. The
application for a grading permit is to be accompanied by the
grading plan and specifications, and supporting data consisting of
soil engineering and engineering geology reports or other reports
required by the building official.
c. Grading shall be conducted in accordance with plans prepared by
a civil engineer and based on recommendations of a soil engineer
and an engineering geologist subsequent to the completion of a
comprehensive soil and geologic investigation of the site.
Permanent reproducible copies of the "Approved as Built" grading
plans on standard size sheets shall be furnished to the Building
Department.
d. Any abandoned utility lines or other underground structures
should be removed, destroyed, or abandoned in compliance with
specifications of the building official and recommendations of the
soils engineer. Care should be taken during construction to
monitor flow lines that may be critical. The existing subdrains in
the northern part of the site should remain undisturbed. If
disturbed during grading, subdrains should be restored to the
satisfaction of the soils engineer.
e. The 12 -acre park dedication required in the development
agreement shall be graded so that the full 12 acres are fully
usable as an active park and to the satisfaction of the Public
Works and Parks, Beachs and Recreation Departments. The park
site and parking lot final grade shall be at elevation(s) providing
flood protection acceptable to the Public Works Department. If
fill over the MWD and MCWD water transmission facilities
cannot be placed to allow use as a park site, that the boundaries
of the surrounding tentative tracts are to be adjusted to provide
12 acres for the park.
B. Impacts. The fine - grained compressible sediments underlying the northern
portion and central area of the site are susceptible to consolidation due to
fill loads and potential liquefaction during an earthquake.
B. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. To reduce settlement loads of the weight and bearing proposed, it
is recommended that the northern portion of the site be provided
with an uncompacted surcharge fill placed above the final design
grade and later removed. Specifics for the surcharging program
are contained in the "North Ford Grading Study" (Moore and
Taber, 1984) contained in Appendix C of the Draft EIR.
c. Settlement readings for the areas subject to significant
consolidation and subject to the recommended surcharge fill
program should be monitored and recorded as specified in the
North Ford Grading Study. Additionally, similar monitoring of
the adjoining Jamboree roadbed should also be included.
d. Control of infiltration to the groundwater system for the project
shall be provided as part of the project design.
IL Hydrology
A. Impacts. An increase in erosion and sedimentation will result during the
construction phase.
M-
A. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
• b. Prior to issuance of the grading permit, the design engineer shall
review and state that the discharge of surface runoff from the
project will be performed in a manner to assure that increased
peak flows from the project will not increase erosion immediately
downstream of the system. This report shall be reviewed and
approved by the Planning and Building Departments.
c. To reduce sedimentation in the Upper Newport Bay, the following
construction BMPs are recommended for occasional- to-frequent
use within the San Diego Creek watershed (Cities of Irvine and
Newport Beach and SCAG, 1983):
1. Temporary gravel construction entrance.
2. Sandbag, gravel bag, or straw bale barriers.
3. Silt fences.
4. Filter berms.
5. Filter inlets.
6. Interceptor ditches.
7. Diversion dikes.
8. Active fill diversions.
9. Permanent diversions.
10. Perimeter berms or swales.
11. Right -of -way diversions.
12. Stormwater channels.
13. Slope drains.
14. Outlet protection.
15. Level spreader.
16. Riprap.
17. Streambank stabilization.
18. Grade control structures.
19. Vegetation protection.
20. Vegetation establishments.
21. Mulches. ,
22. Temporary sediment traps.
23. Temporary sediment basins.
24. Permanent debris basins,
25. Topsoiling.
26. Dust control.
27. Stockpile stabilization.
d. The grading permit shall include, a description of haul routes,
access points to the site, watering, and a sweeping program
designed to minimize impact of haul operations.
e. The velocity of concentrated runoff from the project shall be
evaluated and erosive velocities controlled as part of the project
design.
B. Impacts. Runoff volumes will increase and drainage patterns alter.
B. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. Street, drainage and utility improvements shall be shown on
standard improvement plans prepared by a licensed civil engineer.
c. The existing storm drain system on the easterly side of
Camelback Street shall be upgraded to handle runoff from a 25-
year storm. The design of this system shall be approved by the
Public Works Department.
d. The hydrology and hydraulic study shall include an analysis of
Bonita Creek and that a sufficient opening be provided at San
Diego Creek to allow the storm flows to pass without affecting
the bicycle bridge.
• e. The landscape plan shall place emphasis on the use of drought -
resistant native vegetation and be irrigated via a system designed
to avoid surface runoff and overwatering.
III. Cultural Resources
A. Impacts. Grading activities could disrupt subsurface architectural
resources or paleontological resources.
A. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. A qualified archaeologist shall be present during pregrade
meetings to inform the developer and grading contractor of the
results of any archaeological surveys and studies completed. In
addition, an archaeologist shall be present during grading
activities to inspect the underlying soil for cultural resources. If
significant cultural resources are uncovered, the archaeologist
shall have the authority to stop or temporarily divert
construction activities for a period of 48 hours to assess the
significance of the finds.
c. In the event that significant archaeological remains are
uncovered during excavation and /or grading, all work shall stop in
that area of; the subject property until an appropriate data
recovery program can be developed and implemented. i The cost
of such a program shall be the responsibility of the landowner
and /or developer.
d. A paleontological monitor shall be retained by the landowner
and/or developer to attend pregrade meetings and perform
inspections during development. The paleontologist shall be
allowed to divert, direct, or halt grading in a specific area to
allow for salvage of exposed fossil materials.
e. Prior to issuance of any grading permits, the applicant shall
waive the provisions of AB 952 related to City of Newport Beach
responsibilities for the mitigation of archaeological impacts, in a
manner acceptable to the city attorney.
IV. Traffic /Circulation
• A. Impacts. Improvements to Camelback Street will be required to
accommodate site access and to maintain access to other businesses west
of Camelback Street.
A. Findings.
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
4
b. Access locations, lanes, transitions, and overall street design for
Camelback shall be designed and approved by the Public Works
Department.
c. The North Ford developer shall pay for the on -site and off -site
improvements to reverse the traffic flow through the Camelback
Post Office parking lot and mail drop-off area. These
modifications shall be completed in conjunction with the
• Camelback Street improvements required of the subject
development.
B. Impacts. Street "A" is inadequate to serve the projected internal traffic.
B. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. "A" Street at University Drive shall be widened to a minimum 70-
foot right -of -way width to provide for one vehicular lane in each
direction with bike lanes on each side and left -turn pockets at
University Drive and "C" Street.
V. Air Quality
A. Impacts. Short -term increases in dust and exhaust emissions will occur in
the vicinity of the site during construction.
A. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. Dust shall be controlled by watering and /or dust palliative.
VI. Noise
A. IImct. Onsite living areas will be within the unmitigated 65 CNEL
contours created.by traffc on Jambore Road and the future San Joaquin
Hills Transportation Corridor.
A Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
• b. Units shall be designed based on final noise studies utilizing
ultimate traffic volumes so that noise levels will not exceed 65
CNEL and 45 CNEL in the outdoor and indoor living areas,
respectively.
c. Prior to occupancy of any unit, a qualified acoustical engineer
shall be retained by the city at the applicant's expense to
demonstrate to the satisfaction of the Planning Director that
noise impacts do not exceed 65 CNEL for outside living areas and
active recreation areas and 45 CNEL for interior living areas.
5
0
d. Any rooftop or other mechanical equipment shall be sound
attenuated in such a manner as to achieve a maximum sound level
of 55 dBA at the property line.
e. Any mechanical equipment and emergency power generators shall
be sound - attenuated so as not to exceed 55 dBA at the property
line.
f. The project applicant shall construct the noise barriers required
• to meet the city standards for indoor and private outdoor
residential areas. Noise barriers constructed along Jamboree
Road and University Drive South shall be set back from the
property a minimum of four (4) feet, to allow for a landscape
area between the noise barrier and the right -of -way line.
•
//0
g. Prior to approval of final site plans or building permits, a more
detailed noise barrier analysis based on the final freeway
alignment (if known) and final pad and roadway elevations will be
conducted by the applicant and noise barrier locations and wall
heights. Due to the fact that the final alignment and traffic
volumes for the San Joaquin Hills Corridor are not known at this
time, it is recommended that further analysis of the onsite noise
impacts from traffic on this freeway be evaluated at such time as
this information is known.
h. That a formal notification program be developed and
implemented to inform lessees and purchasers (both first time
and future) of the future construction of the San Joaquin Hills
Transportation Corridor (SJHTC). The program is to be approved
by the Planning and Public Works Departments and should inform
people of the location and design of the SJHTC, and that noise
levels will increase when the corridor is constructed.
VHI. Public Services and Utilities
A. Impacts. There will be an increased demand for fire protection, police,
school, public transit, power, natural gas, telephone, water and wastewater
utilities.
A. Findings
1. Changes or alterations have been required in, or incorporated into, the
project which mitigate or avoid the significant environmental effects
as identified in the Final EIR.
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. Prior to issuance of building permits, the Fire Department shall
review the proposed plans for non - residential uses and may
require automatic fire sprinkler protection.
c. Fire Department access shall be approved by the Fire
Department.
d. Non - residential portions of the proposed project shall incorporate
an internal security system (security guards, alarms, access limits
after hours) that shall be reviewed by the Police and Fire
Departments and approved by the Planning Department.
e. All access to the buildings shall be approved by the Fire
Department.
f. All onsite fire protection (hydrants and Fire Department
connectors) shall be approved by the Fire Department and Public
Works Department.
g. Fire vehicle access, including the proposed planter islands, shall
be approved by the Fire Department.
h. The landscape plan shall place heavy emphasis on fire retardant
vegetation.
i. If it is desired to have a control gate at the entrance, to provide
street or drives, a turn - around shall be provided prior to the
gate. The design of the controlled entrance shall be reviewed and
approved by the Public Works Department and Fire Department.
j. The California Vehicle Code shall be enforced on the private
• streets and that delineation acceptable to the Police Department
and Public Works Department be provided along the sidelines of
the private streets.
k. A letter of service regarding school services shall be executed
prior to final tract map approval and shall be subject to approval
by the Planning Department.
1. School bus access should be considered in the design of the local
(private) streets and should incorporate bus turn -outs where
needed.
m. The city should ensure that all arterial roadway improvements in
the project area be designed to accommodate transit operations
and bus stops. In addition, bus shelters and passenger waiting
areas should be provided concurrent with development.
n. Bus stops shall be installed on Jamboree Road northerly of
University Drive and on University Drive at the park site and Lot
10 with the locations to be determined by the Public Works
Department and Orange County Transit District.
o. That any cul -de -sac, building address, and street name shall
comply with City Standards and shall be approved by the Fire
Department.
p. The turning radius at all corners shall be approved by the Fire
Department.
q. Final design of the project shall provide for the incorporation of
water - saving devices for project_ lavatories and other water -using
facilities.
r. Letters of service regarding water shall be executed prior to
approval of a final tract map.
s. Letters of service regarding sewer shall be executed prior to
approval of a final tract map. .
t. Each dwelling unit shall be served with an individual water
service and sewer lateral connection to the public water and
sewer systems unless approved by the Public Works Department.
u. The following measures will be incorporated as required bylaw:
(1) Low -flush toilets (see Section 17921.3 of the Health and
Safety Code),
(2) Low -flow showers and faucets (California Code, Title 24,
Part 6, Article 1, T20- 1406F), and
• (3) Insulation of hot water lines in water recirculating systems
(California Energy Commission regualtions).
v. The project shall be designed to conform to Title 24, Paragraph 6,
Division T -20, Chapter 2, Subchapter 4, of the California
Administrative Code dealing with energy requirements.
w. The project should investigate the use of alternative energy
sources (i.e., solar) and, to the maximum extent economically
feasible, incorporate the use of said in project designs.
7
SIGNIFICANT ENVIRONMENTAL EFFECTS
WHICH CANNOT BE AVOIDED IF THE
PROJECT IS IMPLEMENTED
I. Hydrology
A. Impacts. The-project will result in the discharge of urban water pollutants
which add cumulatively to those discharged from other projects in the
• watershed.
A. Findings
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b.' The landscape plan shall include a maintenance program which
controls the use of fertilizers and pesticides.
c. Where possible, drainage systems should be designed to divert
runoff around areas where significant amounts of urban pollutants
accumulate (e.g., parking lots).
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virture of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based_ on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when' balanced
against the facts set forth in the Statement of Overriding
Considerations, giving greater weight to the remaining, unavoidable
significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
II. Biology
A. Impacts. Construction of University Drive extension will require the
removal of vegetation within and adjacent to a portion of Bonita Creek.
Wildlife in the vicinity would be disturbed or displaced. Species displaced
may be vulnerable to mortality. No rare or endangered species are found
in the creek, however, the value of Bonita -Creek as a wildlife corridor will
be diminished.
• A. Findings
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
1,2
b. Consideration shall be given to the construction of an overpass
style creek crossing in order to minimize impact on the value of
the creek as a wildlife corridor.
c. As much existing vegetation as possible should be left in place
during construction of the University Drive Extension.
d. Earth - moving equipment should be confined to the narrowest
possible corridor during construction. Care should be taken to
avoid depositing waste dirt or rubble in the creekbed or on the
creek banks.
e. Revegetation of the road banks should be accomplished with
drought - tolerant native plant species which are compatible with
riparian habitats, such as coyote bush (Baccharis pilularis).
f. Per Section 1603 of the Fish and Game Code, the applicant must
notify the Department of Fish and Game of changes affecting
Bonita Creek. This notification (with fee) and the subsequent
agreement must be completed prior to the initiation of any
changes and preferrably before completion of project design
features.
g. The commercial and park sites should be designed to minimize
light and glare spillage on adjacent properties.
2. All significant environmental effects that can feasibly be - avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, un6oidable
significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
III. Aesthetics
A. Impacts. The site will be altered from open space to low -lying urban
development. Grading activities will require removal of all onsite
vegetation.
A. Findings
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled. -
b. The landscape plan shall be subject to review by the Parks,
Beaches and Recreation Department, Planning Department, and
Public Works Department.
c. The commercial and park sites should be designed to minimize
light and glare spillage on adjacent properties.
9
d. Street trees shall be provided along public streets outside the
public right -of -way as required by the Public Works Department
and the Parks, Beaches, and Recreation Department.
e. Landscaping shall be regularly maintained free of weeds and
debris. All vegetation shall be regularly trimmed and kept in a
healthy condition.
f. Signage and exterior lighting shall be approved by the Planning
• Department.
g. All mechanical equipment, vents, and other service equipment in
the commercial area should be shielded or screened from view by
architectural features.
h. That the top or toe of all slopes adjacent to "A", "B ", and "C"
Streets be a minimum of 2 feet outside the street right -of -way
line.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
IV. Air Quality
A. Impacts. Long -term cumulative increases in mobile and stationary source
emissions will occur on a regional level due to the increase in motor
vehicle and energy usage from this and other projects in the area.
A. Findings.
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. Bike trails, pedestrian sidewalks and public transit facilities shall
• be incorporated into the project design as required by the Public
Works Department.
c. The project will be designed to conform to Title 24, Paragraph 6,
Division T -20, Chapter 2, Subchapter 4, of the California
Administrative Code dealing with energy requirements.
d. The applicant should investigate the use of alternative energy
sources (i.e., solar) and, to the maximum extent economically
feasible, incorporate the use of said in project designs (e.g., solar
pool heaters).
10
f�
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
• the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no- project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
V. Energy and Natural Resources
A. Impacts. Energy and natural resources consumption related to
construction and long -term use of the proposed development will add to
the cumulative demand for these resources.
A. Findings
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b.
The following measures will be incorporated as required by law:
(1) Low -flush toilets,
(2) Low -flow showers and faucets, and
(3) Insulation of hot water lines in water recirculating systems.
c.
Final design of the project shall provide for the incorporation of
water- saving devices for project lavatories and other water -using
facilities.
d.
Bike trails, pedestrian sidewalks and public transit facilities shall
be incorporated into the project design as required by the Public
Works Department.
e.
The project shall be designed to conform to Title 24, Paragraph 6,
Division T -20, Chapter 2, Subchapter 4 of the California
Administrative Code dealing with energy requirements.
f.
The project should investigate the use of alternative energy
sources (i.e., solar) and, to the extent economically feasible,
incorporate the use of said in project designs (e.g., solar pool
heaters).
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
11
/_15�
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
. significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
VI. Safety /School Access
A. Impacts. Depending on the degree to which access and safety issues are
addressed, the safety of school access from the site could still be
considered a significant impact.
A. Findings.
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, asset forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled.
b. A letter of service regarding school services shall be executed
prior to final tract map approval and shall be subject to review by
the Planning Department.
c. School bus access should be considered in the design of the local
(private) streets and should incorporate bus turn -outs where
needed.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of (mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect.
• VII. Traffic /Circulation
A. Impacts. Development of the proposed project will increase cumulative
traffic levels and will contribute to traffic congestion in the area.
A. Findings.
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
12
l�
a. All conditions of the North Ford Development Agreement shall be
fulfilled, including the implementation of a number of roadway
improvements and "fair- share" contributions to other roadway
improvements which will reduce traffic congestion related to this
and other projects in the area.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
• the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect, and in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
B. Impacts. During construction, increased truck traffic and construction of
project - related road improvements will result in increased traffic
congestion in the vicinity of the project site.
B. Findings.
1. Changes or other measures have been made in, or incorporated into,
the project, or are otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible# as set forth
below:
a. All conditions of the North Ford Development Agreement shall be
fulfilled. i i
b. Haul routes to and from the site shall be approved by the city
traffic engineer and hauling procedures shall be in accordance
with the transportation of materials section of the city Grading
Code.
c. Adequate traffic control should be maintained during
construction.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
• the "no-project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect.
13
VIII. Noise
A. Impacts. Implementation of the project will incrementally contribute to
the noise along roadways generated from long -term, traffic - related
sources on a cumulative basis in conjunction with other projects occurring
on a local and regional scale.
A. Findings
• a. All conditions of the North Ford Development Agreement shall be
fulfilled, including the requirement for the applicant to contribute to
funds for the construction of noise walls within the city.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no- project" alternative, will create an environmental effect
similar to that of the project. The "no-project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect, in view of the following fact:
a. Impacts identified are considered significant only on a cumulative
basis resulting from the proposed project in association with
other projects occurring on a local and regional scale.
B. Impacts. Short -term increases in noise in the vicinity of the site will
occur during the construction phase„
B. Findin
1. Changes or other ,measures have been made in, or incorporated into,
the project, or ar9 otherwise being implemented which will partially
mitigate this environmental impact to the extent feasible, as set forth
below:
a. All construction activities; will be limited to the hours of 7:00
a.m. and 7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00
p.m. on Saturday and Sunday.
2. All significant environmental effects that can feasibly be avoided
have been eliminated or substantially lessened by virtue of mitigation
measures identified in the Final EIR or otherwise incorporated into
the project as set forth above.
3. Specific economic, social, or other considerations make infeasible
mitigation measures or project alternatives not selected in that:
a. Implementation of all project alternatives, with the exception of
the "no-project" alternative, will create an environmental effect
• similar to that of the projiect. The "no- project" alternative has
been rejected based on information contained in the Statement of
Facts and the Final EIR.
4. The remaining environmental effect is acceptable when balanced
against the facts set forth in the Statement of Overriding
Considerations giving greater weight to the remaining, unavoidable
significant effect.
14
/K
EXHIBIT 2
STATEMENT OF OVERRIDING CONSIDERATIONS
The California Environmental Quality Act requires a public agency to balance the
benefits of a proposed project against its unavoidable environmental risks in deter-
mining whether to approve the project. The City of Newport Beach has determined
that the unavoidable environmental risks of this project are acceptable when bal-
anced against the benefits of this project, giving greater weight to the unavoidable
environmental risks. In making this determination, the following factors and public
• benefits were considered or decisions made:
1. The proposed project is consistent with the city's General Plan and zoning
designations for the site.
2. The proposed project is consistent with other existing and proposed uses in
the vicinity of the project and community in general.
3. The proposed project will contribute to a fair share of roadway improve-
in ents.
4. The proposed project represents a new development located in an urban
area where adequate facilities and services are available.
5. All impacts identified as significant which are associated with this project
are regional in nature, and the project's cumulative contribution to those
impacts is considered nominal and acceptable from a regional perspective.
6. The proposed project will implement established policies of the General
Plan Housing Element to increase the production of housing and to provide
affordable housing opportunities in the city.
7. The proposed project supports the city's reponsibility to designate suffi-
cient vacant land for residential use with appropriate standards to produce
housing at the lowest possible cost consistent with Section 65913 of the
Government Code.
8. The proposed project supports the city's goal to provide a balanced
community, with a variety of housing types and designs and housing oppor-
tunities for all economic segments of the community, and to increase
affordable housing for low and moderate income households.
9. The proposed project supports the city's policy to eliminate constraints to
housing production, increase allowed density, and provide incentives to the
building industry to facilitate the provision of housing for low and moder-
ate income households.
10. The city of Newport Beach recognizes the unique opportunity to provide
affordable housing on the North Ford site: consequently, the proposed
project's residential uses will achieve a balance between residential and
commercial activities and between employment and housing.
11. The community park proposed as part of the project will create a unique
active recreational area that cannot be provided elsewhere within the city,
and which will serve the recreational needs of all segments of the com-
munity.
12. The community park been incorporated into the design process of the
proposed project at an early stage to ensure that there are no conflicts
between the residential and park uses.
13. The commercial site designated as part of the proposed project will pro-
vide alternate shopping opportunities in a convenient location for devel-
opment in the surrounding area.
14. The commercial site designated as part of the proposed project represents
a new positive revenue source to the city.
15. The amendment to the planned community district regulations and
Tentative Tract Map Nos. 12309, 12306, and 12271 implement the
provisions of the Development Agreement #2, in which the city of
Newport Beach and The Irvine Company agreed to specific provisions
relative to traffic and circulation system improvements, project phasing,
and the provision of affordable housing.
•
•
16. The completion of the University Drive south extension will improve
traffic circulation in the vicinity of the project site.
1 R
MEASURES
1. All conditions of the North Ford Development Agreement shall be
fulfilled.
2. Development of the site shall be subject to a grading permit to be
approved by the Building and Planning Departments. The application for a
grading permit is to be accompanied by the grading plan and
specifications, and supporting data consisting of soil engineering and
• engineering geology reports or other reports required by the building
official.
3. Grading shall be conducted in accordance with plans prepared by a civil
engineer and based on recommendations of a soil engineer and an
engineering geologist subsequent to the completion of a comprehensive soil
and geologic investigation of the site. Permanent reproducible copies of
the "Approved as Built" grading plans on standard size sheets shall be
furnished to the Building Department.
4. Any abandoned utility lines or other underground structures should be
removed, destroyed, or abandoned in compliance with specifications of the
building official and recommendations of the soils engineer. Care should
be taken during construction to monitor flow lines that may be critical.
The existing subdrains in the northern part of the site should remain
undisturbed. If disturbed during grading, subdrains should be restored to
the satisfaction of the soils engineer.
5. The 12 -acre park dedication required in the development agreement shall
be graded so that the full 12 acres are fully usable as an active park and to
the satisfaction of the Public Works and Parks, Beachs and Recreation
Departments. The park site and parking lot final grade shall be at
elevation(s) providing flood protection acceptable to the Public Works
Department. If fill over the MWD and MCWD water transmission facilities
cannot be placed to allow use as a park site, that the boundaries of the
surrounding tentative tracts are to be adjusted to provide 12 acres for the
park.
6. To reduce settlement loads of the weight and bearing proposed, it is
recommended that the northern portion of the site be provided with an
uncompacted surcharge fill placed above the final design grade and later
removed. Specifics for the surcharging program are contained in the
"North Ford Grading (Study" (Moore and Taber, 1984) contained in
Appendix C of the DrafVEIR. h
Settlement readings for the areas subject to significant consolidation and
subject to the recommended surcharge fill program should be monitored
and recorded as specified in the North Ford Grading Study. Additionally,
similar monitoring of the adjoining Jamboree roadbed should also be
included.
8. Control of infiltration to the groundwater system for the project shall be
provided as part of the project design.
9. Prior to issuance of the grading permit, the design engineer shall review
and state that the discharge of surface runoff from the project will be
performed in a manner to assure that increased peak flows from the
project will not increase erosion immediately downstream of the system.
This report shall be reviewed and approved by the Planning and Building
Departments.
. 10. To reduce sedimentation in the Upper Newport Bay, the following
construction BMPs are recommended for occasional- to-frequent use within
the San Diego Creek watershed (Cities of Irvine and Newport Beach and
SCAG, 1983):
1. Temporary gravel construction entrance.
2. Sandbag, gravel bag, or straw bale barriers.
3. Silt fences.
4. Filter berms.
5. Filter inlets.
6. Interceptor ditches.
7. Diversion dikes.
8.
Active fill diversions.
9.
Permanent diversions.
10.
Perimeter berms or swales.
11.
Right-of -way diversions.
12.
Stormwater channels.
13.
Slope drains.
14.
Outlet protection.
15.
Level spreader.
16.
Riprap.
17.
Streambank stabilization. = �,
• 18.
Grade control structures..,,
19.
Vegetation protection.
21.
Mulches.
22.
Temporary sediment traps.
23.
Temporary sediment basins.
24.
Permanent debris basins,
25.
Topsoiling.
26.
Dust control.
27.
Stockpile stabilization.
11. The
grading permit shall include, a description of haul routes, access
points to the site, watering, and a sweeping program designed to minimize
impact of haul operations.
12. The
velocity of concentrated runoff from the project shall be evaluated
and
erosive velocities controlled as part of the project design.
13. Street, drainage and utility improvements shall be shown on standard
improvement plans prepared by a licensed civil engineer.
14. The existing storm drain system on the easterly side of Camelback Street
shall be upgraded to handle runoff from a 25 -year storm. The design of
this system shall be approved by the Public Works Department.
15. The hydrology and hydraulic study shall include an analysis of Bonita Creek
and that a sufficient opening be provided at San Diego Creek to allow the
storm flows to pass without affecting the bicycle bridge.
16. The landscape plan shall place emphasis on the use of drought- resistant
native vegetation and be irrigated via a system designed to avoid surface
runoff and overwatering.
17. A qualified archaeologist shall be present during pregrade teetings to
inform the developer and grading contractor of the results of any
archaeological surveys and studies completed. In addition, an
archaeologist shall be present during grading activities to inspect the
underlying soil for cultural resources. If significant cultural resources are
uncovered, the archaeologist shall have the authority to stop or
temporarily divert construction activities for a period of 48 hours to assess
the significance of the finds.
i8. In the event that significant archaeological remains are uncovered during
excavation and/or grading, all work shall stop in that area of the subject
property until an appropriate data recovery program can be developed and
implemented. The cost of such a program shall be the responsibility of the
landowner and /or developer.
19. A paleontological monitor shall be retained by the landowner and /or
developer to attend pregrade meetings and perform inspections during
development. The paleontologist shall be allowed to divert, direct, or halt
. grading in a specific area to allow for salvage of exposed fossil materials.
20. Prior to issuance of any grading permits, the applicant shall waive the
provisions of AB 952 related to City of Newport Beach responsibilities for
the mitigation of archaeological impacts, in a manner acceptable to the
city attorney.
21. Access locations, lanes, transitions, and overall street design for
Camelback shall be designed and approved by the Public Works
Department.
, ..2.
22. The North Ford developer shall pay for the on -site and off -site
improvements to reverse the traffic flow through the Camelback Post
Office parking lot and mail drop-off area. These modifications shall be
completed in conjunction with the Camelback Street improvements
required of the subject development.
23. "A" Street at University Drive shall be widened to a minimum 70 -foot
right -of -way width to provide for one vehicular lane in each direction with
bike lanes on each side and left -turn pockets at University Drive and "C"
• Street.
24. Dust shall be controlled by watering and /or dust palliative.
25. Units shall be designed based on final noise studies utilizing ultimate
traffic volumes so that noise levels will not exceed 65 CNEL and 45 CNEL
in the outdoor and indoor living areas, respectively.
26. Prior to occupancy of any unit, a qualified acoustical engineer shall be
retained by the city at the applicant's expense to demonstrate to the
satisfaction of the Planning Director that noise impacts do not exceed
65 CNEL for outside living areas and active recreation areas and 45 CNEL
for interior living areas.
27. Any rooftop or other mechanical equipment shall be sound attenuated in
such a manner as to achieve a maximum sound level of 55 dBA at the
property line.
28. Any mechanical equipment and emergency power generators shall be
sound - attenuated so as not to exceed 55 dBA at the property line.
29. The project applicant shall construct the noise barriers required to meet
the city standards for indoor and private outdoor residential areas. Noise
barriers constructed along Jamboree Road and University Drive South shall
be set back from the property a minimum of four (4) feet, to allow for a
landscape area between the noise barrier and the right -of -way line.
30. Prior to approval of final site plans or building permits, a more detailed
noise barrier analysis . based on the final freeway alignment (if, known) and
final pad and roadway elevations will be conducted by the applicant and
noise barrier locations and wall heights. Due to the fact that the final
alignment and traffic volumes for the San Joaquin Hills Corridor are not
known at this time, it is recommended that further analysis of the onsite
noise impacts from traffic on this freeway be evaluated at such time as
this information is known.
31. That a formal notification program be developed and implemented to
inform lessees and purchasers (both first time and future) of the future
construction of the San Joaquin Hills Transportation Corridor (SJHTC).
The program is to be approved by the Planning and Public Works
Departments and should inform people of the location and design of the
SJHTC, and that noise levels will increase when the corridor is
constructed.
32. Prior to issuance of building permits, the Fire Department shall review the
proposed plans for non - residential uses and may require automatic fire
sprinkler protection.
33. Fire Department access shall be approved by the Fire Department.
34. Non - residential portions of the proposed project shall incorporate an
• internal security system (security guards, alarms, access limits after
hours) that shall be reviewed by the Police and Fire Departments and
approved by the Planning Department.
35. All access to the buildings shall be approved by the Fire Department.
36. All onsite fire protection (hydrants and Fire Department connectors) shall
be approved by the Fire Department and Public Works Department.
37. Fire vehicle access, including the proposed planter islands, shall be
approved by the Fire Department.
�3
�Z3
38. The landscape plan shall place heavy emphasis on fire retardant
vegetation.
39. If it is desired to have a control gate at the entrance, to provide street or
drives, a turn - around shall be provided prior to the gate. The design of the
controlled entrance shall be reviewed and approved by the Public Works
Department and Fire Department.
40. The California Vehicle Code shall be enforced on the private streets and
that delineation acceptable to the Police Department and Public Works
Department be provided along the sidelines of the private streets.
41. A letter of service regarding school services shall be executed prior to
final tract map approval and shall be subject to approval by the Planning
Department.
42. School bus access should be considered in the design of the local (private)
streets and should incorporate bus turn -outs where needed.
43. The city should ensure that all arterial roadway improvements in the
project area be designed to accommodate transit operations and bus
stops. In addition, bus shelters and passenger waiting areas should be
provided concurrent with development.
44. Bus stops shall be installed on Jamboree Road northerly of University
Drive and on University Drive at the park site and Lot 10 with the
locations to be determined by the Public Works Department and Orange
County Transit District.
45. That any cul -de -sac, building address, and street name shall comply with
City Standards and shall be approved by the Fire Department.
46. The turning radius at all corners shall be approved by the Fire Department.
47. Final design of the project shall provide for the incorporation of water -
saving devices for project lavatories and other water -using facilities.
48. Letters of service regarding water shall be executed prior to approval of a
final tract map.
49. Letters of service regarding sewer shall be executed prior to approval of a
final tract map.
f
50. Each dwelling unit shall be served with an individual water service and
sewer lateral connection to the public water and sewer systems unless
approved by the Public Works Department.
51. The following measures will be incorporated as required by law:
(a) Low -flush toilets (see Section 17921.3 of the Health and Safety Code),
(b) Low -flow showers and faucets (California Code, Title 24, Part 6,
Article 1, T20- 1406F), and
(c) Insulation of hot water lines in water recirculating systems (California
Energy Commission regualtions).
52. The project shall be designed to conform to Title 24, Paragraph 6, Division
T -20, Chapter 2, Subchapter 4, of the California Administrative Code
dealing with energy requirements.
. 53. The applicant should investigate the use of alternative energy sources (i.e.,
solar) and, to the maximum extent economically feasible, incorporate the
use of said in project designs (e.g., solar pool heaters).
54. The landscape plan shall include a maintenance program which controls the
use of fertilizers and pesticides.
55. Where .possible, drainage systems should be designed to divert runoff
around areas where significant amounts of urban pollutants accumulate
(e.g., parking lots).
4
ay
56. Consideration shall be given to the construction of an overpass style creek
crossing in order to minimize impact on the value of the creek as a
wildlife corridor.
57. As much existing vegetation as possible should be left in place during
construction of the University Drive Extension.
58. Earth- moving equipment should be confined to the narrowest possible
corridor during construction. Care should be taken to avoid depositing
• waste dirt or rubble in the creekbed or on the creek banks.
59. Revegetation of the road banks should be accomplished with drought -
tolerant native plant species which are compatible with riparian habitats,
such as coyote bush (Baccharis pilul iris).
60. Per Section 1603 of the Fish and Game Code, the applicant must notify the
Department of Fish and Game of changes affecting Bonita Creek. This
notification (with fee) and the subsequent agreement must be completed
prior to the initiation of any changes and preferrably before completion of
project design features.
61. The commercial and park sites should be designed to minimize light and
glare spillage on adjacent properties.
62. The landscape plan shall be subject to review by the Parks, Beaches and
Recreation Department, Planning Department, and Public Works
Department.
63. Street trees shall be provided along public streets outside the public right -
of-way as required by the Public Works Department and the Parks,
Beaches, and Recreation Department.
64. Landscaping shall be regularly maintained free of weeds and debris. All
vegetation shall be regularly trimmed and kept in a healthy condition.
65. Signage and exterior lighting shall be approved by the Planning
Department.
66. All mechanical equipment, vents, and other service equipment in the
commercial area should be shielded or screened from view by architectural.
features.
i
67. That the top or toe of X11 slopes adjacent to "A ", 'B ", and "C" Stieets be a
minimum of 2 feet outside the street: right -of -way line.
68. Bike trails, pedestrian sidewalks and public transit facilities shall be
incorporated into the project design as required by the Public Works
Department.
69. Haul routes to and from the site shall be approved by the city traffic
engineer and hauling procedures shall be in accordance with the
transportation of materials section of the city Grading Code.
70. Adequate traffic control should be maintained during construction.
71. All construction activities will be limited to the hours of 7:00 a.m. and
7:00 p.m. Monday through Friday, and 8:00 a.m. to 5:00 p.m. on Saturday
and Sunday.
•
5
,2S