MWDOC’s member agencies in this portion of its service area along with Anaheim, Fullerton, and Santa Ana pump groundwater from the Orange County Groundwater Basin in accordance with the Orange County Water District Act.
During wet years, when surplus water is available to the Metropolitan, MWDOC may purchase the surplus water offered by the Metropolitan on behalf of, and whenever requested by, OCWD for water banking purposes. In turn, OCWD is responsible for managing the banked water in the Orange County Groundwater Basin.
During dry years and periods of drought, the Metropolitan may declare a Water Supply Allocation that limits the amount of imported water available for purchase by its member agencies, including the City of Santa Ana. Water that has previously been purchased and stored in the Orange County Groundwater Basin and classified as “Extraordinary Supply” under the proposed SARCCUP agreement may be used to offset the reduction in imported water supply allocations.
Staff recommends the approval of the recommended action because the agreement will allow the various agencies to leverage their collective resources to improve water resiliency while reducing budgetary impacts.
ENVIRONMENTAL IMPACT
There is no environmental impact associated with the action.
FISCAL IMPACT
There is no fiscal impact associated with this action.
EXHIBIT(S)
1. Agreement with Various Agencies for the Assignment of Extraordinary Supply from SARCCUP
Submitted By: Nabil Saba, P.E., Executive Director – Public Works Agency Approved By: Alvaro Nuñez, Acting City Manager
City Council 25 – 2 8/6/2024
Agreement No. A0-5296 Among The Metropolitan Water District of Southern California, Municipal Water District of Orange County, Orange County Water District, City of Anaheim, City of Fullerton, and the City of Santa Ana
Regarding the Assignment of Extraordinary Supply from the Santa Ana River Conservation and Conjunctive Use Program
A0-5296 1
This Agreement among The Metropolitan Water District of Southern California (Metropolitan), Municipal Water District of Orange County (MWDOC), the Orange County Water District (OCWD), the City of Anaheim (Anaheim), the City of Fullerton (Fullerton), and the City of Santa Ana (Santa Ana) regarding the assignment of Extraordinary Supply from the Santa Ana River Conservation and Conjunctive Use Program (hereinafter “Agreement") is hereby entered into this ________ day of _____________ 2024. Metropolitan, MWDOC, OCWD, Anaheim, Fullerton, and Santa Ana are collectively referred to as "Parties" and individually as a "Party” herein.
RECITALS
A. Metropolitan is a metropolitan water district organized under the Metropolitan Water District Act, codified at section 109-1, et seq. of West’s Appendix to the California Water Code, and is engaged in developing, storing, and distributing water in the counties of Los Angeles, Orange, Riverside, San Bernardino, San Diego, and Ventura. Metropolitan has a longterm contract with the California Department of Water Resources (DWR) which sets forth the terms and conditions of Metropolitan’s participation in the State Water Project (SWP).
B. MWDOC is a municipal water district formed and existing under the California Municipal Water District Act of 1911, Sections 71000 et seq. of the California Water Code, for purposes that include providing its 28 member agencies in Orange County, with reliable, high quality supplies from Metropolitan and other sources to meet present and future needs, at an City Council 25 – 3 8/6/2024
A0-5296 2
equitable and economic cost, and to promote water use efficiency for all of Orange County.
MWDOC is a member agency of Metropolitan.
C. OCWD undertakes responsibilities associated with actively managing the Coastal Plain of Orange County Groundwater Basin (hereinafter “Orange County Groundwater Basin”).
OCWD was formed by an act of the California State Legislature in 1933 for the purpose of protecting and managing the Orange County Groundwater Basin. OCWD is a member agency of MWDOC, and purchases imported water for replenishment purposes from MWDOC.
D. Anaheim is a California municipal corporation and a member public agency of Metropolitan. The city is located in northern and northeastern Orange County with its jurisdictional area overlying the Orange County Groundwater Basin. Anaheim is a member agency of OCWD.
E. Fullerton is a California municipal corporation and a member public agency of Metropolitan. The city is located in northern and northeastern Orange County with its jurisdictional area overlying the Orange County Groundwater Basin. Fullerton is a member agency of OCWD.
F. Santa Ana is a California municipal corporation and a member public agency of Metropolitan. The city is located in northern Orange County with its jurisdictional area overlying the Orange County Groundwater Basin. Santa Ana is a member agency of OCWD.
G. The Santa Ana River Conservation and Conjunctive Use Program (SARCCUP) is a multi-agency, watershed-wide groundwater storage and recovery project involving multiple basins in the Santa Ana River Watershed. The goal is to store available water during wet years in local groundwater basins throughout the watershed and extract the stored water during dry years to reduce the impacts from single and multi-year droughts.
City Council 25 – 4 8/6/2024
A0-5296 3
H. The SARCCUP includes four water banking sites. Three of the sites are located within Metropolitan’s service area. More specifically, the three aforementioned sites are in the Metropolitan member agency service areas of Eastern Municipal Water District (EMWD), Western Municipal Water District (WMWD), and MWDOC. The water banking facilities within MWDOC’s service area are located within, owned, and operated, exclusively by OCWD. The fourth water banking site is within San Bernardino Valley Municipal Water District (Valley District)’s service area in the San Bernardino Basin Area (SBBA), which is located outside of Metropolitan’s service area. The SARCCUP includes water delivery interconnections between SBBA and SARCCUP facilities in the Metropolitan service area.
I. OCWD undertakes all responsibilities associated with actively managing the SARCCUP banking program in the Orange County Groundwater Basin. A portion of MWDOC’s service area overlies the Orange County Groundwater Basin and MWDOC’s member agencies in this portion of its service area along with Anaheim, Fullerton, and Santa Ana pump groundwater from the Orange County Groundwater Basin in accordance with the Orange County Water District Act.
J. On June 15, 2021, Valley District and Metropolitan entered into a Coordinated Operating and Surplus Water Agreement whereby Valley District may offer to sell to Metropolitan, and Metropolitan may purchase from Valley District, surplus SWP water.
K. On November 9, 2021, Metropolitan, EMWD, WMWD, MWDOC, Inland Empire Utilities Agency (IEUA), and OCWD entered into an agreement (hereinafter “November 2021 SARCCUP Agreement”) regarding SARCCUP. Under the November 2021 SARCCUP Agreement, Metropolitan agreed to “equally offer to WMWD, EMWD, and MWDOC for purchase an amount of water equivalent to 50% of the amount that Metropolitan purchases from City Council 25 – 5 8/6/2024
A0-5296 4
Valley District during a calendar year for delivery to the SARCCUP water banking facilities” (hereinafter, “SARCCUP Water”).
L. On December 9, 2021, EMWD, WMWD, MWDOC, OCWD and IEUA entered into an additional SARCCUP agreement (hereinafter “December 2021 SARCCUP Agreement”) governing MWDOC’s access to SARCCUP Water (which is referred to in the December 2021 SARCCUP Agreement as “Allocated Water”) for its own water supply purposes and prescribing the priority and process for the parties to the agreement to access SARCCUP Water and placing conditions on how, when, and where MWDOC may use SARCCUP Water.
M. Under Section 1.B of the November 2021 SARCCUP Agreement, MWDOC will purchase SARCCUP Water offered by Metropolitan on behalf of, and whenever requested by, OCWD for the SARCCUP water banking program. Also under Section 1.B of the November 2021 SARCCUP Agreement, as the owners and operators of the SARCCUP water banking facilities, WMWD, EMWD, and OCWD will determine the delivery amounts to the SARCCUP water banking sites and may designate deliveries to IEUA or MWDOC on their behalf. Under Section 4 of the November 2021 SARCCUP Agreement, if SARCCUP Water purchased and stored within the Santa Ana River Watershed during the same calendar year otherwise complies with Metropolitan’s Water Supply Allocation Plan last revised in December 2014 (or as any successor to such plan), then it will qualify as extraordinary local supply production (hereinafter:
“Extraordinary Supply”).
N. As a wholesale member agency of Metropolitan, MWDOC has developed and adopted its own Water Supply Allocation Plan (hereinafter “MWDOC WSAP”) for its retail member agencies, including OCWD. The plan largely reflects the implementation terms and conditions of Metropolitan’s Water Supply Allocation Plan but is tailored to the MWDOC City Council 25 – 6 8/6/2024
A0-5296 5
service area. Notably, MWDOC’s WSAP tracks individual retail agency supplies and demands but utilizes an aggregate approach whereby credits and adjustments are prorated to best match MWDOC’s allocation from Metropolitan. MWDOC’s current policy under the MWDOC WSAP is not to subject its member agencies to allocation surcharges if its member agencies’ combined imported water usage by the end of the Allocation Period is below the allocation established by Metropolitan for MWDOC’s service area.
O. MWDOC acknowledges that under the MWDOC WSAP, the SARCCUP Water MWDOC purchases on behalf of OCWD, that is stored and pumped from the Orange County Groundwater Basin, and approved by Metropolitan as certified Extraordinary Supply, shall be exclusively allocated to MWDOC’s member retail water agencies that produced the SARCCUP Water from the Orange County Groundwater Basin.
P. Under Section 5 of the November 2021 SARCCUP Agreement, Metropolitan agreed to assign any Extraordinary Supply benefit that would accrue to MWDOC as a result of actions taken by OCWD in accordance with a separate written agreement among Metropolitan, MWDOC, OCWD, Anaheim, Fullerton, and Santa Ana. Accordingly, the purpose of this Agreement is to provide the mechanism for MWDOC, on behalf of its member retail water agencies that pump water from the Orange County Groundwater Basin, and for Anaheim, Fullerton, and Santa Ana (which also overlie and pump water from the Orange County Groundwater Basin), to receive Extraordinary Supply credits from Metropolitan under Metropolitan’s adopted Water Supply Allocation Plan where SARCCUP Water is pumped and used as extraordinary local supply during a Metropolitan declared allocation.
City Council 25 – 7 8/6/2024
A0-5296 6
AGREEMENT
NOW, THEREFORE, in consideration of the foregoing recitals and the representations, warranties, covenants, and agreements contained in this Agreement and for other good and valuable consideration, the receipt and sufficiency of which the Parties hereby acknowledge, the Parties hereby agree to the following terms and conditions.
1. Declaration of a Metropolitan Allocation
Should Metropolitan’s Board of Directors take action to declare an allocation and set an allocation amount to be in effect (“Allocation Period”) under its Water Supply Allocation Plan, OCWD and MWDOC will confer with MWDOC’s member retail water agencies that pump water from the Orange County Groundwater Basin, and Anaheim, Fullerton, and Santa Ana (hereinafter the “Groundwater Producers”). The purpose of this consultation will be, among other things, for OCWD to discuss the amount of SARCCUP Water it has in storage and to obtain information regarding the Groundwater Producers’ need for Extraordinary Supply from the SARCCUP program to comply with Metropolitan’s imported water allocation.
2. Pumping of Stored SARCCUP Water
A. Based upon the consultation with the Groundwater Producers and MWDOC, and prior to the commencement of Metropolitan’s Allocation Period, OCWD may act to incrementally increase its groundwater Basin Production Percentage (hereinafter “BPP”) to incentivize the pumping of SARCCUP Water in storage by the Groundwater Producers. OCWD may also incentivize additional pumping of SARCCUP Water by the Groundwater Producers through other basin management tools authorized under the OCWD Act, including, but not limited to, the use of the Basin Equity Assessment, production limitations, and surcharges.
City Council 25 – 8 8/6/2024
A0-5296 7
Additional pumping of SARCCUP Water in storage undertaken by the Groundwater Producers would be above the planned local supply production baseline amount for the Metropolitan Allocation Period.
B. During Metropolitan’s Allocation Period, OCWD may consult with MWDOC and the Groundwater Producers regarding those agencies’ consumption of imported water relative to their Metropolitan allocation amount, and further adjust the BPP or take other actions as it deems necessary to modify the pumping of SARCCUP water in storage by those agencies.
3. Documentation of SARCCUP Water Produced
On a monthly basis, and upon completion of Metropolitan’s Allocation Period, OCWD will work with MWDOC, Anaheim, Fullerton, and Santa Ana, to provide any relevant documentation required. OCWD will provide to MWDOC the amount of SARCCUP Water that the Groundwater Producers each pump from storage from the Orange County Groundwater Basin, including :
A. The quantity of SARCCUP Water produced by the Groundwater Producers in excess of each Groundwater Producer’s originally planned local supply production amount.
B. An accounting of the change in storage and storage balance of SARCCUP Water in the Orange County Groundwater Basin during the Allocation Period.
C. Other documentation as needed by MWDOC, Anaheim, Fullerton, and Santa Ana to comply with the applicable requirements of Metropolitan’s Water Supply Allocation Plan and to certify the eligible Extraordinary Supply amounts.
City Council 25 – 9 8/6/2024
A0-5296 8
4. Extraordinary Supply Certification and Crediting
A. MWDOC, Anaheim, Fullerton, and Santa Ana shall review and incorporate the documentation provided by OCWD as specified in Section 3 into any submitted certifications of Extraordinary Supply and other submissions to Metropolitan for compliance with Metropolitan’s Water Supply Allocation Plan. If Metropolitan determines that certifications and other supporting documentation submitted by MWDOC, Anaheim, Fullerton, and Santa Ana are in accordance with the applicable requirements of Metropolitan’s Water Supply Allocation Plan for such certifications, Metropolitan will qualify the water as Extraordinary Supply and will assign the benefit accordingly to MWDOC, Anaheim, Fullerton, and Santa Ana.
B. Under MWDOC’s WSAP, SARCCUP Water that is pumped by MWDOC’s retail member agencies in the Orange County Groundwater Basin, and is certified by Metropolitan as Extraordinary Supply, shall be proportionally credited exclusively to those MWDOC retail member agencies that pumped the SARCCUP Water. MWDOC shall base such crediting upon documentation submitted by OCWD and MWDOC’s retail member agencies in the Orange County Groundwater Basin.
5. Records and Inspection
Metropolitan, MWDOC, OCWD, Anaheim, Fullerton, and Santa Ana will keep records of SARCCUP Water storage and production pursuant to this Agreement. The SARCCUP Water storage and production records of each agency will be open to inspection by the other agencies upon reasonable notice. The agencies will cooperate to develop coordinated administrative procedures for the tracking required under this Agreement.
City Council 25 – 10 8/6/2024
A0-5296 9
6. Changes to Metropolitan’s Wa ter Supply Allocation Plan Metropolitan, MWDOC, OCWD, Anaheim, Fullerton, and Santa Ana acknowledge that Metropolitan’s Water Supply Allocation Plan is established by Metropolitan’s Board of Directors and is subject to change. Should Metropolitan’s Board of Directors take actions to change the Water Supply Allocation Plan in a manner that materially affects the terms of the Agreement, the Parties will work together in good faith to develop procedures to fulfill the intent of this Agreement in a manner that is consistent with any changes to Metropolitan’s Water Supply Allocation Plan.
7. Severability
In the event that a court of competent jurisdiction determines that a provision included in this Agreement is legally invalid or unenforceable and such decision becomes final, the Parties to this Agreement shall use their best efforts to (i) within thirty (30) days of the date of such final decision, identify by mutual agreement the provisions of this Agreement which must be revised, and (ii) within three (3) months thereafter promptly agree on the appropriate revision(s). The time periods specified above may be extended by mutual agreement of the Parties. Pending the completion of the actions designated above, to the extent it is reasonably practical and can be done without violating any applicable provisions of law, the provisions of this Agreement, which were not found to be legally invalid or unenforceable in the final decision, shall continue in effect. If the Parties cannot agree on appropriate revisions, this Agreement shall be terminated.
8. Further Assurances
Each Party hereto, upon the request of the other, agrees to perform such further acts and to execute and deliver such other documents as are reasonably necessary to carry out the City Council 25 – 11 8/6/2024
A0-5296 10
provisions of this Agreement. The Parties agree to perform such further acts timely when performing all obligations under this Agreement.
9. Counterparts
This Agreement may be executed in two or more counterparts, each of which, when executed and delivered, shall be an original and all of which together shall constitute one instrument, with the same force and effect as though all signatures appeared on a single document.
10. Dispute Resolution
In the event of a dispute between the Parties regarding this Agreement, the Parties may attempt to resolve the dispute by using the services of a mutually acceptable mediator before a third-party neutral prior to initiating litigation in court. If the Parties decide to use a mediator, they will equally share the mediator’s fees and expenses.
11. Successors and Assigns
This Agreement shall bind and inure to the benefit of the successors and assigns of the Parties; provided, however, no Party shall assign any of its rights or obligations under this Agreement without the prior written consent of the other Parties. Nothing in this Agreement is intended to confer any right or remedy under this Agreement on any person other than the Parties to this Agreement and their respective successors and permitted assigns, or to relieve or discharge any obligation or liability of any person to any Party to this Agreement, or to give any person any right of subrogation or action over or against any Party to this Agreement.
12. Waiver/Cure of Defaults
The failure of any Party to enforce against another Party a provision of this Agreement shall not constitute a waiver of that Party’s right to enforce such a provision at a later time. No Party shall be deemed to be in default of any provision of this Agreement unless the other Party City Council 25 – 12 8/6/2024
A0-5296 11
has given written notice specifically stating the alleged default and the Party in default fails to cure the default within sixty (60) days of receipt of such written notice.
13. No Obligation to Third Parties
The approval, execution and performance of this Agreement does not confer any rights upon any person or entity other than the Parties to this Agreement.
14. Termination
This Agreement will terminate on December 31, 2085.
15. Late Arising Claims
If a claim arising under or with respect to one or more terms of this Agreement has not been resolved when such term terminates, or if such a claim is brought after this Agreement has terminated, but within the period of time for bringing such a claim under California law (Late Arising Claim), the provisions of this Agreement shall continue in full force and effect for such additional period of time as is necessary to resolve such claims and to satisfy the rights and obligations of the Parties hereto with respect thereto.
16. Entire Agreement
This Agreement constitutes the final, complete and exclusive statement of the terms of the agreement among the Parties pertaining to the matters provided herein during the term and supersedes all prior and contemporaneous understandings or agreements of the Parties related thereto. No Party has been induced to enter into this Agreement by, nor is any Party relying on, any representation or warranty outside those expressly set forth in this Agreement.
17. Notices
All notices, requests, and demands hereunder (Notices) shall be in writing, including electronic communications, and shall be deemed to have been duly given when delivered (or, if City Council 25 – 13 8/6/2024
A0-5296 12
mailed, postage prepaid, on the third business day after mailing, if that date is earlier than actual delivery). Notices shall be sent to a Party at the address of that Party set forth below or, if such Party has furnished notice of a change of that address as herein provided, to the address of that Party most recently so furnished.
Metropolitan Water District of Southern California
Attention: General Manager
P.O. Box 54153
Los Angeles, CA 90054-0153
Municipal Water District of Orange County
Attention: General Manager
P.O. Box 20895
Fountain Valley, CA 92708
Orange County Water District
Attention: General Manager
18700 Ward St
Fountain Valley, CA 92708
City of Anaheim
Public Utilities Department
201 S. Anaheim Blvd., Suite 1101
Anaheim, CA 92805
City of Fullerton
Attention: Public Works Director
303 W. Commonwealth Avenue
Fullerton, CA 92832
City of Santa Ana
Attention: Public Works Director
220 S. Daisy Avenue, M-85
Santa Ana, CA 92703
City Council 25 – 14 8/6/2024
A0-5296 13
18. Governing Law
The validity, construction, and enforceability of this Agreement shall be governed in all respects by the laws of the State of California.
19. Electronic Signatures
Any Party may execute this Agreement using an “electronic signature,” as that term is defined in California Civil Code Section 1633.2, or a “digital signature,” as defined by California Government Code Section 16.5. An electronic or digital signature will have full legal effect and enforceability.
[Signatures on Following Page]
City Council 25 – 15 8/6/2024
A0-5296 14
In WITNESS WHEREOF, the Parties have caused this Agreement to be executed by the following duly authorized representatives.
THE METROPOLITAN WATER DISTRICT OF SOUTHERN CALIFORNIA
Adel Hagekhalil
General Manager
By:_________________________________ ______________________________ Brad Coffey Dated
Manager, Water Resource Management
APPROVED AS TO FORM:
Marcia L. Scully
General Counsel
By:_________________________________
Michael W. Hughes
Senior Deputy General Counsel
MUNICIPAL WATER DISTRICT OF ORANGE COUNTY
By: ____________________________ ______________________________ Harvey De La Torre Dated
General Manager
APPROVED AS TO FORM:
Best, Best & Krieger
By: _________________________
Joseph Byrne
City Council 25 – 16 8/6/2024
A0-5296 15
ORANGE COUNTY WATER DISTRICT
By: ______________________________ ______________________________ John Kennedy Dated
General Manager
APPROVED AS TO FORM:
Rutan &Tucker LLP
By: ___________________________
Jeremy Jungreis
CITY OF ANAHEIM
By: ______________________________ ______________________________ Dukku Lee Dated
Public Utilities General Manager
APPROVED AS TO FORM:
Office of City Attorney
By: ___________________________
Andrew Lee
Deputy City Attorney
City Council 25 – 17 8/6/2024
A0-5296 16
CITY OF FULLERTON
By: ______________________________ ______________________________ Eric Levitt Dated
City Manager
APPROVED AS TO FORM:
Office of City Attorney
By: ___________________________
Richard D. Jones
City Attorney
CITY OF SANTA ANA
By: ______________________________ ______________________________ Alvaro Nuñez Dated
Acting City Manager
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By: ___________________________
Brandon Salvatierra
Deputy City Attorney
Attest:
By: ______________________________
Jennifer L. Hall
City Clerk
City Council 25 – 18 8/6/2024
Community Development Agency
www.santa-ana.org/community-development
Item # 26
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
August 6, 2024
TOPIC: Workforce Innovation and Opportunity Act Subgrant Agreements
AGENDA TITLE
Resolution Authorizing the City Manager or Designee to Execute Subgrant Agreements to Receive Workforce Innovation and Opportunity Act Funds for a Four-Year Period Expiring June 30, 2028 (Non-General Fund)
RECOMMENDED ACTION
Adopt a resolution authorizing the City Manager or designee to execute subgrant agreements (AA511027) and all necessary documents for Workforce Innovation and Opportunity Act funds from the State of California for a four-year period from July 1, 2024 to June 30, 2028.
RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL OF
THE CITY OF SANTA ANA AUTHORIZING THE CITY MANAGER OR DESIGNEE TO
EXECUTE A SUBGRANT AGREEMENT AND ALL NECESSARY DOCUMENTS TO
RECEIVE FUNDS FOR THE WORKFORCE INNOVATION AND OPPORTUNITY ACT
WITH THE STATE OF CALIFORNIA, WORKFORCE SERVICES DIVISION, FOR A PERIOD FROM JULY 30, 2024 TO JUNE 30, 2028
GOVERNMENT CODE §84308 APPLIES: Yes
DISCUSSION
The City of Santa Ana (City) was designated as a Local Workforce Development Area by the State, pursuant to the Workforce Innovation and Opportunity Act (WIOA). Under WIOA, Local Workforce Development Areas, such as the City, receive formula allocations on an annual basis to operate job-training programs for adults, economically disadvantaged youth, and dislocated workers, and address the workforce needs of area businesses.
A new subgrant is required at the beginning of each fiscal year. Submittal of the subgrant agreement will enable the City to receive WIOA Youth Formula Funds. As in previous years, the State has provided a subgrant agreement for Program Year 2024-
25. Upon approval of the resolution (Exhibit 1) and execution of the subgrant agreement, the City’s Youth formula allocation is $770,569 (see Exhibit 2). The State has notified staff that the City’s Adult allocation will be $743,809 (see Exhibit 3, Round 1 - $146,227 and Round 2 - $597,582 combined Adult allocation) and $546,957 for City Council 26 – 1 8/6/2024
Workforce Innovation and Opportunity Act Subgrant Agreements August 6, 2024
Dislocated Worker (see Exhibit 3, Round 1 - $117,906 and Round 2 - $429,051 combined Dislocated Worker allocation). Both allocations will be incorporated by a unilateral modification to the subgrant agreement at a later date.
FISCAL IMPACT
There is no fiscal impact associated with this action. However, the adopted FY 2024-25 budget includes $870,470 in WIOA Youth grant funding (12318XXX-6XXXX). The actual WIOA Youth grant award of $770,569 will require budget adjustments to Administrative Costs (WDB Admin Salaries Regular, 12318748-61000, One Stop Admin Salaries Regular, 12318752-61000) and Program Expenses (WIOA Youth, 12318763-various) by $(9,990.10) and $(89,910.90), respectively. A staff report will be presented to the City Council in December 2024 to reduce grant expenditures of all WIOA programs.
EXHIBIT(S)
1. Resolution
2. PY 24-25 Subgrant Agreement
3. Information Bulletin WSIN23-50 WIOA Title I Formula Allocations PY 24-25 Submitted By: Michael L. Garcia, Executive Director of Community Development Approved By: Alvaro Nuñez, Acting City Manager
City Council 26 – 2 8/6/2024
Resolution No. 2024-XXX
RESOLUTION NO. 2024-_______
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AUTHORIZING THE CITY MANAGER OR
DESIGNEE TO EXECUTE A SUBGRANT AGREEMENT
AND ALL NECESSARY DOCUMENTS TO RECEIVE FUNDS
FOR THE WORKFORCE INNOVATION AND
OPPORTUNITY ACT WITH THE STATE OF CALIFORNIA,
WORKFORCE SERVICES DIVISION, FOR A PERIOD
FROM JULY 30, 2024 TO JUNE 30, 2028
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows:
A. The Workforce Innovation and Opportunity Act (WIOA) of 2014 provides funds to Local Workforce Development Areas (LWDA) to operate job-training programs permissible under the Act for adults, dislocated workers and youth meeting specific criteria set forth in the Act.
B. The California Workforce Investment Board recommended approval that Santa Ana be designated as a local workforce development area under WIOA. The Governor and Secretary of the Labor and Workforce Development Agency concurred with the recommendation.
C. A new sub-grant is required at the beginning of each fiscal year in order to avoid the commingling of funds from the previous year. Submittal of this sub-grant is the first step in the process enabling the City of Santa Ana to receive WIOA funds as they are allocated by the State of California at the beginning of each new fiscal year.
D. Submittal of the sub-grant agreement will enable the City to receive WIOA Youth Formula Funds. The City will also receive Adult and Dislocated Worker Formula Funds through a unilateral modification from the State of California.
E. The sub-grant and other related documents from the State of California must be reviewed and executed by the City of Santa Ana in order to receive said funding.
Section 2. The City Council of the City of Santa Ana hereby authorizes the City Manager or his/her/their designee to perform any and all duties and to execute all necessary documents related to the sub-grant with the State of California, Workforce Services Division, until June 30, 2028 to correspond with the State’s current Unified EXHIBIT 1
City Council 26 – 3 8/6/2024
Resolution No. 2024-XXX
Strategic Workforce Development Plan, so long as the City remains designated as a local workforce development area under WIOA.
Section 3. This Resolution shall take effect immediately upon its adoption by the City Council, and the City Clerk shall attest to and certify the vote adopting this Resolution.
ADOPTED this _____day of __________, 2024.
_____________________
Valerie Amezcua
Mayor
APPROVED AS TO FORM:
Sonia Carvalho, City Attorney
By:_____________________
Andrea Garcia-Miller
Assistant City Attorney
AYES: Councilmembers: __________________________
NOES: Councilmembers: __________________________
ABSTAIN: Councilmembers: __________________________
NOT PRESENT: Councilmembers: __________________________
CERTIFICATION OF ATTESTATION AND ORIGINALITY
I, JENNIFER L. HALL, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-_____ to be the original resolution adopted by the City Council of the City of Santa Ana on ______________, 2024.
Date: ____________________ ________________________________ City Clerk
City of Santa Ana
EXHIBIT 1
City Council 26 – 4 8/6/2024
WIOA SUBGRANT AGREEMENT
City of Santa Ana
SUBGRANT NO:
MODIFICATION NO:
SUBRECIPIENT CODE:
UNIQUE ENTITY NO:
INDIRECT COST RATE:
AA511027
New
SAN
PASS-THROUGH ENTITY:
State of California
Employment Development Dept.
Central Office Workforce
Services Division
P.O.Box 826880, MIC 69
Sacramento, CA 94280-0001
SUBRECIPIENT:
GOVERNMENTAL
ENTITY:
City of Santa Ana
801 W. Civic Center Drive
SANTA ANA, CA 92701
Yes
This Subgrant Agreement is entered into by and between the State of California, Employment Development Department, hereinafter the Pass-through Entity, and the City of Santa Ana, hereinafter the Subrecipient. The Subrecipient agrees to operate a program in accordance with the provisions of this Subgrant and to have an approved Workforce Innovation and Opportunity Act (WIOA) Local Plan for the above named Pass-through Entity filed with the Pass-through Entity pursuant to the WIOA. This modification consists of this sheet and those of the following exhibits, which are attached hereto and by this reference made a part hereof:
Funding Detail Chart
General Provisions
Youth Formula Rd 1
ALLOCATION(s)
The Pass-through Entity agrees to reimburse the
Subrecipient not to exceed the amount listed
hereinafter 'TOTAL'
PRIOR AMOUNT
INCREASE/DECREASE:
TOTAL:
$0.00
$770,569.00
$770,569.00
TERM OF AGREEMENT
From:4/1/2024 To: 6/30/2026
Terms of Exhibits are as
designated on each exhibit
PURPOSE: The purpose of this action is to initiate Program Year (PY) 2024-25 WIOA Subgrant and incorporate WIOA Youth Formula funding under Grant Code 301. The term of these funds is from April 1, 2024, to June 30, 2026.
APPROVED FOR PASS-THROUGH ENTITY(EDD)
(By Signature)
APPROVED FOR SUBRECIPIENT (By Signature)
Name and Title
KIMBERLEE MEYER
CHIEF
CENTRAL OFFICE WORKFORCE SERVICES
DIVISION
Name and Title
I hereby certify that to my knowledge, the budgeted
funds are available for the period and purpose of
expenditures as stated herein
This agreement does not fall within the meaning of Section 10295 of Chapter 2 of Part 2 of Division 2 of the Public Contract Code of the State of California and pursuant to 58 OPS Cal. Atty. Gen 586, is exempt from review or approval of the Dept. of General Services and the Dept. of Finance
Signature of EDD Accounting Officer
Budget item: 7100 Fund: 0869 Budgetary Attachment: No
Chapter: Statute: 2024 FY: 24/25
EXHIBIT 2
City Council 26 – 5 8/6/2024
SUBGRANT AGREEMENT
FUNDING DETAIL SHEET
SUBGRANT NO:
MODIFICATION NO:
AA511027
New
City of Santa Ana I. Allocation
Funding Source Prior Amount Increase Decrease Adjusted
Allocation
WIA/WIOA Formula
96105 301 Youth Formula Rd 1
04/01/2024 to 06/30/2026 Prog/Element
61/90 Ref 101 Fed Catlg 17.259
$0.00 $770,569.00 $0.00 $770,569.00
Total WIA/WIOA Formula $0.00 $770,569.00 $0.00 $770,569.00 Grand Total: $0.00 $770,569.00 $0.00 $770,569.00
All references are to the Workforce Innovation and Opportunity Act of 2014, Title I, unless Page 2 of 14 otherwise noted. For modifications purposes only. All other terms and conditions of this exhibit not included herein remain unchanged.
EXHIBIT 2
City Council 26 – 6 8/6/2024
NARRATIVE
SUBGRANT NO:AA511027
MODIFICATION NO: 0
SUBRECIPIENT:City of Santa Ana
FAIN NO: 24A55AY000066
FEDERAL AWARD DATE: 6/21/2024
FUNDING SOURCE: Youth Formula Rd 1 - 301
TERM OF THESE FUNDS: 04/01/2024 - 06/30/2026
PROGRAM NARRATIVE
The purpose of this action is to initiate this Local Area's new Program Year (PY) 2024-25 Workforce Innovation and
Opportunity Act (WIOA) Title I subgrant agreement and to incorporate WIOA Youth formula funding into Grant Code (GC) 301. The amount in GC 301 represents this Local Area's entire Youth formula allocation for PY 2024-25. The term date for these funds is April 1, 2024 through June 30, 2026. FAIN
24A55AY000066. The Local Area will operate the WIOA program in accordance with the approved Workforce Innovation and Opportunity Plan on file in the Central Office Workforce Services Division of the Employment Development Department, P.O. Box 826880, MIC 50, Sacramento, CA 94280-0001. Note: By signing this subgrant you agree to all of the Terms and Conditions issued by the Department of Labor for all WIOA funding for Program Year (PY) 2024. The Term and Conditions are included in the transmission of this Master Subgrant.
Use of funds added by this modification is limited to this period and additionally limited by the recapture provisions applicable to this funding source. The state may at its discretion recapture funds obligated under this exhibit, if expenditure plans are not being met.
This exhibit adds to and does not replace the terms and conditions of any other exhibit included in this agreement which terms and conditions remain in full force and effect.
WIOA (2015)
EXHIBIT 2
City Council 26 – 7 8/6/2024
1. Compliance In performance of this subgrant agreement, Subrecipient will fully comply with: a. The provisions of the Workforce Innovation and Opportunity Act (WIOA), (29 U.S.C. §§ 3101- 3361 (2014), WIOA Final Regulations, and all legislation, regulations, directives, policies, procedures and amendments issued pursuant thereto. b. All State legislation and regulations to the extent permitted by federal law and all policies, directives and/or procedures, which implement WIOA. c. Title 2, Code of Federal Regulations (C.F.R.) part 200 (Office of Management and Budget Guidance) [OMB Guidance]. d. Title 2, C.F.R. Part 2900 (Uniform Administrative Requirements, Cost Principles, and Audit Requirements for Federal Awards) [Uniform Requirements]. e. The provisions of the Jobs for Veterans Act (Pub. L. No. 107-288) as the law applies to Department of Labor (DOL) job training programs. f. Subrecipient will ensure diligence in managing programs under this subgrant agreement, including performing appropriate monitoring activities and taking prompt corrective action against known violations of WIOA. 2. Certifications, Assurances, Standards Except as otherwise indicated, the Subrecipient agrees to comply with the certifications, assurances and standards set out in Exhibit A: Certifications and Assurances, Exhibit B: Intellectual Property Provisions and Exhibit C: Confidentiality Requirements. Failure to comply with all requirements of the certifications, assurances and standards may result in suspension of payment under this subgrant agreement or termination of this subgrant agreement or both, and the Subrecipient may be ineligible for award of future state subgrant agreements/contracts if the Pass-through Entity determines that any of the following has occurred: a. false information on the certifications, assurances and standards, or b. violation of the terms of the certifications, assurances and standards by failing to comply with the requirements noted in Exhibits A, B and C. 3. Funding It is mutually understood between the parties that this subgrant agreement may have been written before ascertaining the availability of congressional and legislative appropriation of funds, for the mutual benefit of both parties, in order to avoid program and fiscal delays which would occur if the subgrant agreement was executed after that determination was made. a. This subgrant agreement is valid and enforceable only if i. sufficient funds are made available by the State Budget Act of the appropriate state fiscal years covered by this subgrant agreement for the purposes of this program, and ii. sufficient funds are made available to the state by the United States Government for the fiscal years covered by this subgrant agreement for the purposes of this program. In addition, this subgrant agreement is subject to any additional restrictions, limitations, or conditions enacted by the Congress and Legislature or any statute enacted by the Congress and Legislature which may affect the provisions, terms, or funding of this subgrant agreement in any manner. b. At the expiration of the terms of this subgrant agreement or upon termination prior to the expiration of this subgrant agreement, funds not obligated for the purpose of this subgrant agreement will be immediately remitted to the Pass-through Entity, and no longer available to the Subrecipient. c. The Pass-through Entity retains the right to suspend financial assistance, in whole or in part, to protect the integrity of the funds or to ensure proper operation of the program, providing the Subrecipient is given prompt notice and the opportunity for an informal review of the Pass-through Entity's decision. The EDD Chief Deputy Director or his/her designee will perform this informal review and will issue the final administrative decision within 60 days of receiving the written request for review. Failure on the part of the Subrecipient or a Subcontractor of the Subrecipient to comply with the provisions of this subgrant agreement, or with WIOA or other applicable regulations, when such failure involves fraud or misappropriation of funds, may result in immediate withholding of funds. d. If applicable, the chief elected official (CEO) of a unit of general local government designated as a Local Workforce Development Area shall be liable to the Pass-through Entity for all funds not expended in accordance with WIOA, and shall return to the Pass-through Entity all of those funds. If there is more than one unit of general local government in a local area, the CEO(s) will be the individual(s) designated under an agreement executed by the CEO(s) of the local units of government. The CEO(s) designated under the agreement shall be liable to the Pass-through Entity for all funds not expended in accordance with WIOA, and shall return to the Pass-through Entity all of those funds. 4. Requirement to Provide Certain Information in Public Communications (Steven's Amendment) Pursuant to Public Law 116-260, Division H, Title V, Section 505, when issuing statements, press releases, requests for proposals, bid solicitations and other documents describing projects or programs funded in whole or in part with Federal money, all non-Federal entities receiving Federal funds shall clearly state: a. The percentage of the total costs of the program or project which will be financed with Federal money; b. The dollar amount of Federal funds for the project or program; and c. The percentage and dollar amount of the total costs of the project or program that will be financed by non-governmental sources. 5. Insurance a. Except for city and county governmental entities, Subrecipients must provide the Pass-through Entity evidence of the coverage specified in paragraphs (i), (ii), (iii) and (iv) below. The evidence of coverage shall include the registration number of the subgrant agreement for identification purposes. i. Subrecipient will obtain a fidelity bond in an amount of not less than ______________, prior to the receipt of funds under this subgrant agreement. If the bond is canceled or reduced, Subrecipient will immediately notify the Pass- through Entity. In the event the bond is canceled or revised, the Pass-through Entity will make no further disbursements until it is assured that adequate coverage has been obtained. ii. Subrecipient will provide general liability insurance with a combined limit of $1,000,000, or public liability and property damage coverage with a combined limit of not less than $1,000,000. iii. Subrecipient will provide
WIOA SUBGRANT AGREEMENT
Subgrant No:AA511027
Modification No: New
Subrecipient:City of Santa Ana
EXHIBIT 2
City Council 26 – 8 8/6/2024
broad form automobile liability coverage with limits as set forth in (ii) above, which applies to both owned/leased and non-owned automobiles used by the Subrecipient or its agents in performance of this subgrant agreement. Or, in the event that the Subrecipient will not utilize owned/leased automobiles but intends to require employees, trainees or other agents to utilize their own automobiles in performance of this subgrant agreement, Subrecipient will secure and maintain on file from all such employees, trainees or agents a self-certification of automobile insurance coverage. iv.
Subrecipient will provide workers' compensation insurance, which complies with provisions of the California Labor Code, covering all employees of the Subrecipient and all participants enrolled in work experience programs. Medical and Accident Insurance will be carried for those participants not qualifying as "employee" (§ 3350, et seq. of the California Labor Code) for workers' compensation. v. The Pass-through Entity will be named as "Certificate Holder" of policies secured in compliance with paragraphs (i), (ii), (iii) and (iv) above and will be provided certificates of insurance or insurance company "binders" prior to any disbursement of funds under this subgrant agreement, verifying the insurance requirements have been complied with. The coverage noted in paragraphs (iii) and (iv) above must contain the following clauses: 1. Insurance coverage will not be canceled or changed unless 30 days prior to the effective date of cancellation or change written notice is sent by the Subrecipient to: Employment Development Department, Central Office Workforce Services Division Financial Management Unit, P.O. Box 826880, MIC 69, Sacramento, CA 94280-0001. 2. State of California, its officers, agents, employees, and servants are included as additional insured, but only insofar as the operations under this subgrant agreement are concerned. 3. State of California is not responsible for payment of premiums or assessments on this policy. vi. Subrecipient agrees that the liability insurance herein provided for shall be in effect at all times during the term of this subgrant agreement. In the event said insurance coverage expires at any time or times during the time of this contract, the Subrecipient agrees to provide, at least 30 days before said expiration date, a new certificate of insurance evidencing insurance coverage as provided for herein for not less than the remainder of the term of the subgrant agreement or for a period of not less than one year. New certificates of insurance are subject to the approval of the Pass-through Entity, and the Subrecipient agrees that no work or services shall be performed prior to such approval. The Pass-through Entity may, in addition to any other remedies it may have, terminate this subgrant agreement should Subrecipient fail to comply with these provisions. 6. Resolution A county, city, district or other local public body must provide the state with a copy of a resolution, order, motion, or ordinance of the local governing body which by law has authority to enter into an agreement, authorizing execution of this subgrant agreement. Preferably resolutions should authorize a designated position rather than a named individual. 7. Procurement Standards The Subrecipient must use the methods of procurement in accordance with 2 C.F.R. § 200.320. 8. Grievances and Complaint System Subrecipient will establish and maintain a grievance and complaint procedure in compliance with the WIOA section 181, OMB Guidance, Uniform Requirements, federal regulations and state statutes, regulations and policy. 9. Remedies for Non-Compliance If the Subrecipient fails to comply with Federal statutes, regulations or the terms and conditions of a Federal award, the Pass-through Entity may impose additional conditions, as described in 2 C.F.R. § 200.207, Specific conditions. If the Pass-through Entity determines that noncompliance cannot be remedied by imposing additional conditions, the Pass-through Entity may take one or more of the following actions listed in 2 C.F.R. § 200.338. 10. Disallowed Costs Except to the extent that the state determines it will assume liability, the Subrecipient will be liable for and will repay to the Pass-through Entity, any amounts expended under this subgrant agreement found not to be in accordance with WIOA including, but not limited to, disallowed costs. Such repayment will be from funds (Non- Federal), other than those received under the WIOA. 11. Termination This subgrant agreement may be terminated in whole or in part for either of the two following circumstances: a. Termination for Convenience - Either the Pass-through Entity or the Subrecipient may request a termination, in whole or in part, for convenience. The Subrecipient will give a ninety (90) calendar-day advance notice in writing to the Pass-through Entity. The Passthrough Entity will give a ninety (90) calendar-day advance notice in writing to the Subrecipient. b. Termination for Cause - The Pass-through Entity may terminate this subgrant agreement in whole or in part when it has determined that the Subrecipient has substantially violated a specific provision of the WIOA, regulations, the Uniform Guidance or implementing state legislation and corrective action has not been taken. All notices of termination must be in writing and be delivered personally or by deposit in the U. S. Mail, postage prepaid, "Certified Mail-Return Receipt Requested", and will be deemed to have been given at the time of personal delivery or of the date of postmark by the U. S. Postal Service. Notices to the Subrecipient will be addressed to:
Deborah Sanchez
Director / Administrator
City of Santa Ana
801 W. Civic Center Drive
SANTA ANA, CA 92701
Notices to the Pass-through Entity will be addressed to: Employment Development Department Central Office Workforce Services Division Financial Management Unit P.O. Box 826880, MIC 69 Sacramento, CA 94280-0001 12.
Audit Requirements a. The Subrecipient will maintain and make available to auditors, at all levels, accounting and program records including supporting source documentation and cooperate with all auditors. All governmental and non-profit organizations must follow the audit requirements (single audit or program-specific audit requirement) of OMB Guidance, and Uniform Requirements. b. The Subrecipient and/or auditors performing monitoring or audits of the Subrecipient or its sub-contracting service providers will immediately report to the Pass-through Entity any
EXHIBIT 2
City Council 26 – 9 8/6/2024
incidents of fraud, abuse or other criminal activity in relation to this subgrant agreement, the WIOA, or its regulations.
13. Entire Agreement This subgrant agreement contains the entire agreement of the parties and supersedes all negotiations, verbal or otherwise and any other agreement between the parties hereto. This subgrant agreement is not intended to and will not be construed to create the relationship of agent, servant, employee, partnership, joint venture or association between the Pass-through Entity and the Subrecipient. Subrecipient represents and warrants it is free to enter into and fully perform this subgrant agreement. 14. Unenforceable Position In the event that any provision of this subgrant agreement is unenforceable or held to be unenforceable, then the parties agree that all other provisions of this subgrant agreement have force and effect and shall not be affected hereby. 15. Accounting and Cash Management a. Subrecipient will comply with controls, record keeping and fund accounting procedure requirements of WIOA, federal and state regulations, and directives to ensure the proper disbursal of, and accounting for, program funds paid to the Subrecipient and disbursed by the Subrecipient, under this subgrant agreement. b. Subrecipient will submit requests for cash to coincide with immediate cash needs and assure that no excess cash is on deposit in their accounts or the accounts of any sub-contracting service provider in accordance with procedures established by the Pass-through Entity. Failure to adhere to these provisions may result in suspending cash draw down privileges and providing funds through a reimbursement process. c. The Pass-through Entity retains the authority to adjust specific amounts of cash requested if the Pass-through Entity's records and subsequent verification with the Subrecipient indicate that the Subrecipient has an excessive amount of cash in its account. d. Income (including interest income) generated as a result of the receipt of WIOA activities, will be utilized in accordance with policy and procedures established by the Pass-through Entity. Subrecipient will account for any such generated income separately. e. Subrecipient shall not be required to maintain a separate bank account but shall separately account for WIOA funds on deposit. All funding under this subgrant agreement, will be made by check or wire transfer payable to the Subrecipient for deposit in Subrecipient's bank account or city and county governmental bank accounts. To provide for the necessary and proper internal controls, funds should be withdrawn and disbursed by no less than two representatives of the Subrecipient. The Pass- through Entity will have a lien upon any balance of WIOA funds in these accounts, which will take priority over all other liens or claims. 16.
Amendments This subgrant agreement may be unilaterally modified by the Pass-through Entity under the following circumstances: a. There is an increase or decrease in federal or state funding levels. b. A modification to the Subgrant is required in order to implement an adjustment to a Subrecipient's plan. c. Funds awarded to the Subrecipient have not been expended in accordance with the schedule included in the approved Subrecipient's plan.
After consultation with the Subrecipient, the Pass-through Entity has determined that funds will not be spent in a timely manner, and such funds are for that reason to the extent permitted by and in a manner consistent with state and federal law, regulations and policies, reverting to the Pass-through Entity. d. There is a change in state and federal law or regulation requiring a change in the provisions of this subgrant agreement. e. An amendment is required to change the Subrecipient's name as listed on this subgrant agreement. Upon receipt of legal documentation of the name change, the state will process the amendment. Payment of invoices presented with a new name cannot be paid prior to approval of said amendment. Except as provided above, this subgrant agreement may be amended only in writing by the mutual agreement of both parties. 17. Reporting Subrecipient will compile and submit reports of activities, expenditures, status of cash, and closeout information by the specified dates as prescribed by the Pass-through Entity. All expenditure reports must be submitted upon the accrual basis of accounting. Failure to adhere to the reporting requirements of this agreement will result in funds not being released.
18. Records a. If participants are served under this subgrant agreement, the Subrecipient will establish a participant data system as prescribed by the Pass-through Entity. b. Subrecipient will retain all records pertinent to this subgrant agreement for a period of three years from the date of final payment of this subgrant agreement. If, at the end of three years, there is litigation or an audit involving those records, the Subrecipient will retain the records until the resolution of such litigation or audit. Refer to OMB Guidance, Subpart D, Part 200.333-200.337. c. The Pass-through Entity and/or the DOL, or their designee (refer to OMB Guidance, section 200.336) will have access to and right to examine, monitor and audit all records, documents, conditions and activities related to programs funded by this subgrant agreement. For purposes of this section, "access to" means that the Subrecipient shall at all times maintain within the State of California a complete set of records and documents related to programs funded by this agreement. The Subrecipient shall comply with this requirement regardless of whether it ceases to operate or maintain a presence within the State of California before the expiration of the subgrant. Subrecipient's performance under the terms and conditions herein specified will be subject to an evaluation by the Pass-through Entity of the adequacy of the services performed, timeliness of response and a general impression of the competency of the firm and its staff. 19. Subcontracting a. Any of the work or services specified in this subgrant agreement which will be performed by other than by the Subrecipient will be evidenced by a written agreement specifying the terms and conditions of such performance. b. The Subrecipient will maintain and adhere to an appropriate system, consistent with federal, state and local law, for the award and monitoring of contracts which contain acceptable standards for ensuring accountability. c. The system for awarding contracts will contain safeguards to ensure that the Subrecipient does not contract with any entity whose officers have been convicted of fraud or misappropriation of funds within the last two years. 20. Consultants Fees paid to a consultant, who provides services under a program, shall be limited to $815 per day (representing an 8 hour work day). Any fees paid in excess of this amount cannot be paid without prior approval from the Grant Officer. 21. Conflicts a. Subrecipient will cooperate in the resolution of any conflict with the DOL that may occur from the activities funded under this agreement. b. In the event of a dispute between the PassPage 6 of 14 EXHIBIT 2
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Exhibit A
Certifications and Assurances
a. Corporate Registration: The Subrecipient, if it is a corporation, certifies it is registered with the Secretary of the State of California. b. Americans with Disabilities Act (ADA): Subrecipient assures that it complies with the ADA of 1990, which prohibits discrimination on the basis of disability, as well as all applicable regulations and guidelines issued pursuant to the ADA. (42 U.S.C. § 12101 et seq.)
c. Sectarian Activities: The Subrecipient certifies that this subgrant agreement does not provide for the advancement or aid to any religious sect, church or creed, or sectarian purpose nor does it help to support or sustain any school, college, university, hospital or other institution controlled by any religious creed, church, or sectarian denomination whatsoever, as specified by Article XVI, Section 5, of the Constitution, regarding separation of church and state. d. National Labor Relations Board certification Subrecipient certifies that no more than one (1) final unappealable finding of contempt of court by a Federal court has been issued against Subrecipient within the immediately preceding two-year period because of Subrecipient's failure to comply with an order of a Federal court, which orders Subrecipient to comply with an order of the National Labor Relations Board. (Pub.
Contract Code § 10296) (Not applicable to public entities.) e. Federal Funding Accountability and Transparency Act (FFATA): By signing this subgrant agreement, Subrecipient hereby assures and certifies to comply with the provisions of FFATA, which includes requirements on executive compensation, and requirements implementing FFATA at 2 C.F.R. part 25 and 2. C.F.R. part 170. f. Prior Findings: Subrecipient, by signing this subgrant agreement, certifies that it has not failed to satisfy any major condition in a current or previous subgrant agreement with the DOL or the State of California and has not failed to satisfy conditions relating to the resolution of a final finding and determination, including repayment of debts.
g. Drug Free Workplace requirement: Subrecipient will comply with the requirements of the Drug-Free Workplace Act of 1990 and will provide a drug-free workplace by taking the following actions:
1. Publish a statement notifying employees that unlawful manufacture, distribution, dispensation, possession or use of a controlled substance is prohibited and specifying actions to be taken against employees for violations.
2. Establish a Drug-Free Awareness Program to inform employees about:
i. the dangers of drug abuse in the workplace;
ii. the person's or organization's policy of maintaining a drug-free workplace;
iii. any available counseling, rehabilitation and employee assistance programs; and,
iv. penalties that may be imposed upon employees for drug abuse violations. through Entity and the Subrecipient over any part of this subgrant agreement, the dispute may be submitted to nonbinding arbitration upon the consent of both the Pass-through Entity and the Subrecipient. An election for arbitration pursuant to this provision will not preclude either party from pursuing any remedy for relief otherwise available. 22.
Indemnification a. The following provision applies only if the Subrecipient is a governmental entity: Pursuant to California Government Code § 895.4, each party agrees to indemnify and hold the other party harmless from all liability for damage to persons or property arising out of or resulting from acts or omissions of the indemnifying party. b. The following provision applies only if the Subrecipient is a non-governmental entity: The Subrecipient agrees to the extent permitted by law, to indemnify, defend and hold harmless the Pass-through Entity, its officers, agents and employees from any and all claims and losses accruing or resulting to any and all contractors, subcontractors, materials persons, laborers and any other persons, firms or corporations, furnishing or supplying work, services, materials, or supplies in connection with the performance of this agreement, and from any and all claims and losses accruing or resulting to any persons, firms or corporations which may be injured or damaged by the Subrecipient in the performance of this subgrant agreement. 23. Signatures This subgrant agreement is of no force and effect until signed by both of the parties hereto. Subrecipient will not commence performance prior to the beginning of this subgrant agreement. Contact information for the awarding official of the Pass-through Entity: Name: Kimberlee Meyer Title: Chief Address: P.O. Box 826880, MIC 50 Sacramento, CA 94280-0001
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3. Every employee who works on the proposed subgrant agreement will:
i. receive a copy of the company's drug-free workplace policy statement; and, ii. agree to abide by the terms of the company's statement as a condition of employment on the subgrant agreement.
4. Failure to comply with these requirements may result in suspension of payments under this subgrant agreement or termination of the subgrant agreement or both and Subrecipient may be ineligible for award of any future subgrant agreements if the Pass-through Entity determines that any of the following has occurred: the Subrecipient has made false certification; or violated the certification by failing to carry out the requirements as noted above. (Gov. Code § 8350 et seq.) h. Expatriate Corporations: Subrecipient hereby declares that it is not an expatriate corporation or subsidiary of an expatriate corporation within the meaning of Public Contract Code §§ 10286 and 10286.1, and is eligible to contract with the State of California.
i. Priority Hiring considerations: If this subgrant agreement includes services in excess of $200,000, the Subrecipient shall give priority consideration in filling vacancies in positions funded by the subgrant agreement to qualified recipients of aid under Welfare and Institutions Code § 11200 in accordance with Pub. Contract Code § 10353.
j. Sweatfree Code of Conduct:
1. All Subrecipients contracting for the procurement or laundering of apparel, garments or corresponding accessories, or the procurement of equipment, materials, or supplies, other than procurement related to a public works contract, declare under penalty of perjury that no apparel, garments or corresponding accessories, equipment, materials, or supplies furnished to the state pursuant to this subgrant agreement have been laundered or produced in whole or in part by sweatshop labor, forced labor, convict labor, indentured labor under penal sanction, abusive forms of child labor or exploitation of children in sweatshop labor, or with the benefit of sweatshop labor, forced labor, convict labor, indentured labor under penal sanction, abusive forms of child labor or exploitation of children in sweatshop labor. The Subrecipient further declares under penalty of perjury that they adhere to the Sweatfree Code of Conduct as set forth on the California Department of Industrial Relations website located at www.dir.ca.gov, and Public Contract Code § 6108.
2. The Subrecipient agrees to cooperate fully in providing reasonable access to the Subrecipient's records, documents, agents or employees, or premises if reasonably required by authorized officials of the contracting agency, the Department of Industrial Relations, or the Department of Justice to determine the contractor's compliance with the requirements under paragraph (1). k. Child Support Compliance: For any Agreement in excess of $100,000, the Subrecipient acknowledges in accordance with Public Contract Code § 7110, that:
1. The Subrecipient recognizes the importance of child and family support obligations and shall fully comply with all applicable state and federal laws relating to child and family support enforcement, including, but not limited to, disclosure of information and compliance with earnings assignment orders, as provided in Chapter 8 (commencing with § 5200) of Part 5 of Division 9 of the Family Code; and
2. The Subrecipient, to the best of its knowledge is fully complying with the earnings assignment orders of all employees and is providing the names of all new employees to the New Hire Registry maintained by the Pass-through Entity. l. Air/Water Pollution violation certification: Under the State laws, the Subrecipient shall not be:
1. in violation of any order or resolution not subject to review promulgated by the State Air Resources Board or an air pollution control district;
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2. subject to cease and desist order not subject to review issued pursuant to § 13301 of the Water Code for violation of waste discharge requirements or discharge prohibitions; or
3. finally determined to be in violation of provisions of federal law relating to air or water pollution.
m. Clean Air Act: Subrecipient agrees to comply with all applicable standards, orders or regulations issued pursuant to the Clean Air Act (42 U.S.C. §§ 7401-7671q) and the Federal Water Pollution Control Act as amended (33 U.S.C. §§ 1251-1387). n. Domestic Partners: For contracts over $100,000 executed or amended after January 1, 2007, the Subrecipient certifies that it is in compliance with Public Contract Code § 10295.3.
o. Debarment and Suspension Certification: By signing this subgrant agreement, the Subrecipient hereby certifies under penalty of perjury under the laws of the State of California that the Subrecipient will comply with regulations implementing Executive Orders 12549 and 12689, Debarment and Suspension and OMB Guidance 2 CFR Part 180, that the prospective participant (i.e., Subrecipient), to the best of its knowledge and belief, that it and its principals:
1. Are not presently debarred, suspended, proposed for debarment, declared ineligible, or voluntarily excluded from covered transactions by any federal department or agency.
2. Have not within a three-year period preceding this subgrant agreement been convicted of or had a civil judgment rendered against them for commission of fraud or a criminal offense in connection with obtaining, attempting to obtain, or performing a public (federal, state or local) transaction or contract under a public transaction, violation of federal or state antitrust statutes, or commission of embezzlement, theft, forgery, bribery, falsification, or destruction of records, making false statements, or receiving stolen property.
3. Are not presently indicted for or otherwise criminally or civilly charged by a government entity (federal, state or local) with commission of any of the offenses enumerated in Section 2 of this certification.
4. Have not within a three-year period preceding this subgrant agreement had one or more public transactions (federal, state or local) terminated for cause of default.
Where the Subrecipient is unable to certify to any of the statements in this certification, such prospective participant shall attach an explanation to this agreement.
p. Lobbying Restrictions: By signing this subgrant agreement, the Subrecipient hereby assures and certifies to the lobbying restrictions in 2 C.F.R. §200.450, 29 CFR Part 93 and in the Byrd Anti-Lobbying Amendment (31 U.S.C. §1352).
1. No federal appropriated funds have been paid, by or on behalf of the undersigned, to any person for influencing or attempting to influence an officer or employee of an agency, a Member of Congress, an officer or employee of Congress, or an employee of a Member of Congress, in connection with this federal contract, grant loan, or cooperative agreement, and the extension, continuation, renewal, amendment, or modification of any federal contract, grant, loan, or cooperative agreement.
2. If any funds other than federal appropriated funds have been paid or will be paid to any person for influencing or attempting to influence an officer or employee of any agency, a Member of Congress, and officer or employee of Congress, or an employee of a Member of Congress, in connection with this subgrant agreement, the undersigned shall complete and submit Standard Form-LLL, "Disclosure Form to Report Lobbying" in accordance with its instructions.
3. The undersigned shall require that the language of the lobbying restrictions be included in the award documents for subgrant agreement transactions over $100,000 (per OMB) at all tiers (including subgrant agreements, contracts and subcontracts, under grants, loan, or cooperative agreements), and that all subrecipients shall certify and disclose accordingly.
4. This certification is a material representation of fact upon which reliance is
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placed when this transaction is executed. Submission of the Lobbying Certification is a prerequisite for making or entering into this transaction imposed by Section 1352, Title 31, U.S. Code. Any person who fails to file the required certification shall be subject to a civil penalty of not less than $10,000 and not more than $100,000 for each failure.
q. Nondiscrimination Clause:
1. As a condition to the award of financial assistance from the Department of Labor under Title I of WIOA, the Subrecipient assures that it has the ability to comply with the nondiscrimination and equal opportunity provisions of the following laws and will remain in compliance for the duration of the award of federal financial assistance:
i. Section 188 of the Workforce Innovation and Opportunity Act (WIOA), which prohibits discrimination against all individuals in the United States on the basis of race, color, religion, sex (including pregnancy, childbirth, and related medical conditions, transgender status and gender identity), national origin (limited English proficiency), age, disability, political affiliation or belief, and against beneficiaries on the basis of either citizenship status or participation in any WIOA Title I-financially assisted program or activity;
ii. Title VI of the Civil Rights Act of 1964, as amended, which prohibits discrimination on the bases of race, color and national origin; iii. Section 504 of the Rehabilitation Act of 1973, as amended, which prohibits discrimination against qualified individuals with disabilities; iv. The Age Discrimination Act of 1975, as amended, which prohibits discrimination on the basis of age; and
v. Title IX of the Education Amendments of 1972, as amended, which prohibits discrimination on the basis of sex in educational programs.
The Subrecipient also assures that, as a recipient of WIOA Title I financial assistance, it will comply with 29 CFR part 38 and all other regulations implementing the laws listed above. This assurance applies to the Subrecipient's operation of the WIOA Title I-financially assisted program or activity, and to all agreements the Subrecipient makes to carry out the WIOA Title I-financially assisted program or activity. The Subrecipient understands that the United States has the right to seek judicial enforcement of this assurance.
r. Avoidance of Conflict of Economic Interest: An executive or employee of the Subrecipient, an elected official in the area or a member of the Local Board, will not solicit or accept money or any other consideration from a third person, for the performance of an act reimbursed in whole or part by the Subrecipient or Pass- through Entity. Supplies, materials, equipment or services purchased with subgrant agreement funds will be used solely for purposes allowed under this subgrant agreement. No member of the Local Board will cast a vote on the provision of services by that member (or any organization, which that member represents) or vote on any matter which would provide direct financial benefit to that member (or immediate family of the member) or any business or organization which the member directly represents.
EXHIBIT 2
City Council 26 – 14 8/6/2024
Exhibit B
Intellectual Property Provisions
Federal Funding
Pursuant to 2 CFR 200.315, in any subgrant funded in whole or in part by the federal government, Pass-through Entity acquires the title to intangible property, as defined in 2 CFR 200.59 as including Intellectual Property, which results directly or indirectly from the subgrant. The federal government shall have a royalty-free, non-exclusive and irrevocable right to reproduce, publish, or otherwise use the Intellectual Property for Federal purposes, and to authorize others to do so. Additionally, pursuant to 2 CFR 2900.13, Intellectual Property developed under this subgrant will be licensed under a Creative Commons Attribution license, which allows subsequent users to copy, distribute, transmit and adapt the copyrighted work and requires such users to attribute the work in the manner specified by the Pass-through Entity.
Exhibit C
Confidentiality Requirements
The State of California and the Subrecipient will exchange various kinds of information pursuant to this subgrant agreement. That information will include data, applications, program files, and databases. These data and information are confidential when they define an individual or an employing unit or when the disclosure is restricted or prohibited by any provision of law. Confidential information requires special precautions to protect it from unauthorized use, access, disclosure, modification, and destruction. The sources of information may include, but are not limited to, the EDD, the California Department of Social Services, the California Department of Education, the California Department of Corrections and Rehabilitation, the County Welfare Department(s), the County IV-D Directors Office of Child Support, the Office of the District Attorney, the California Department of Mental Health, the California Office of Community Colleges and the Department of Alcohol and Drug Programs.
The Pass-through Entity and Subrecipient agree that:
a. Each party shall keep all information that is exchanged between them in the strictest confidence and make such information available to their own employees only on a "need-to-know" basis.
b. Each party shall provide security sufficient to ensure protection of confidential information from improper use and disclosures, including sufficient administrative, physical, and technical safeguards to protect this information from reasonable unanticipated threats to the security or confidentiality of the information. c. The Subrecipient agrees that information obtained under this subgrant agreement will not be reproduced, published, sold or released in original or in any other form for any purpose other than those specifically identified in this agreement.
1. Aggregate Summaries: All reports and/or publications developed by the Subrecipient based on data obtained under this agreement shall contain confidential data in aggregated or statistical summary form only. "Aggregated" refers to a data output that does not allow identification of an individual or employer unit.
2. Publication: Prior to publication, Subrecipient shall carefully analyze aggregated data outputs to ensure the identity of individuals and/or employer units cannot be inferred pursuant to California Unemployment Insurance Code Section 1094(c). Personal identifiers must be removed. Geographic identifiers should be specified only in large areas and as needed, and variables should be recorded in order to protect confidentiality.
3. Minimum Data Cell Size: The minimum data cell size or derivation thereof shall be three participants for any data table released to outside parties or to the public.
EXHIBIT 2
City Council 26 – 15 8/6/2024
d. Each party agrees that no disaggregate data, identifying individuals or employers, shall be released to outside parties or the public.
e. The Subrecipient shall notify Pass-through Entity's Information Security Office of any actual or attempted information security incidents, within 24 hours of initial detection, by telephone at (916) 654-6231. Information security incidents include, but are not limited to, any event (intentional or unintentional), that causes the loss, damage, or destruction, or unauthorized access, use, modification, or disclosure of information assets.
The Subrecipient shall cooperate with the Pass-through Entity in any investigation of security incidents. The system or device affected by an information security incident and containing confidential data obtained in the administration of this program shall be immediately removed from operation upon confidential data exposure or a known security breach. It shall remain removed from operation until correction and mitigation measures are applied. If the Subrecipient learns of a breach in the security of the system which contains confidential data obtained under this Subgrant, then the Subrecipient must provide notification to individuals pursuant to California Civil Code Section 1798.82.
The Subrecipient shall be responsible for all costs incurred by the Pass-through Entity due to a security incident resulting from the Subrecipient's failure to perform or negligent acts of its personnel, and resulting in an unauthorized disclosure, release, access, review, or destruction; or loss, theft or misuse of an information asset. If the Subrecipient experiences a loss or breach of data, the Subrecipient shall immediately report report the loss or breach to the Pass- through Entity. If the Pass-through Entity determines that notice to the individuals whose data has been lost or breached is appropriate, the Subrecipient will bear any and all costs associated with the notice or any mitigation selected by the Pass-through Entity. These costs include, but are not limited to, staff time, material costs, postage, media announcements, and other identifiable costs associated with the breach or loss of data.
f. The Subrecipient shall provide for the management and control of physical access to information assets (including personal computer systems, computer terminals, mobile computing devices, and various electronic storage media) used in performance of this Subgrant. This shall include, but is not limited to, security measures to physically protect data, systems, and workstations from unauthorized access and malicious activity; the prevention, detection, and suppression of fires; and the prevention, detection, and minimization of water damage.
g. At no time will confidential data obtained pursuant to this agreement be placed on a mobile computing device, or on any form of removable electronic storage media of any kind unless the data are fully encrypted.
h. Each party shall provide its employees with access to confidential information with written instructions fully disclosing and explaining the penalties for unauthorized use or disclosure of confidential information found in Section 1798.55 of the California Civil Code, Section 502 of the California Penal Code, Section 2111 of the California Unemployment Insurance Code, Section 10850 of the California Welfare and Institutions Code and other applicable local, state and federal laws. i. Each party shall (where it is appropriate) store and process information in electronic format, in such a way that unauthorized persons cannot reasonably retrieve the information by means of a computer.
j. All Subrecipient staff and subcontractors that are provided access to any data systems of the Pass-through Entity, excluding CalJOBS, are required to complete and sign an Employee Confidentiality Statement (DE 7410). k. Each party shall promptly return to the other party confidential information when its use ends, or destroy the confidential information utilizing an approved method of destroying confidential information: shredding, burning, or certified or witnessed destruction. Magnetic media are to be degaussed or returned to the other party. l. If the Pass-through Entity or Subrecipient enters into an agreement with a third party to provide WIOA services, the Pass-through Entity or Subrecipient agrees to include these data and security and confidentiality requirements in the agreement with that third party. In no event shall said information be disclosed to any
EXHIBIT 2
City Council 26 – 16 8/6/2024
individual outside of that third party’s authorized staff, subcontractor(s), service providers, or employees.
m. The Subrecipient may, in its operation of the America's Job Center of California (AJCC), permit an AJCC Operator to enter into a subcontract to manage confidential information. This subcontract may allow an individual to register for resume distribution services at the same time the individual enrolls in CalJOBS.
Subrecipient shall ensure that all such subcontracts comply with the intellectual property requirements of this subgrant agreement, the confidentiality requirements of this subgrant agreement and any other terms of this subgrant agreement that may be applicable. In addition, the following requirements must be included in the subcontracts:
1. All client information submitted over the internet to the subcontractor's databases must be protected, at a minimum, by 128-bit Secure Socket Layer (SSL) encryption. Clients' social security numbers must be stored in a separate database within the subcontractor's network of servers, and protected by a firewall and a secondary database server firewall or AES data encryption. If a subcontractor receives client social security numbers or other confidential information in the course of business, for example a resume-distribution service that provides enrollment in CalJOBS, social security numbers must be destroyed within two days after the client registers for CalJOBS. If a subcontractor obtains confidential information as an agent of the Subrecipient, the subcontract must specifically state the purpose for the data collection and the term of records retention must be stated, and directly related, to the purpose and use of the information. Social security numbers and other client specific information shall not be retained for more than three years after a client completes services.
2. Client information (personal information that identifies a client such as name and social security number) and/or demographic information of a client (such as wage history, address, and previous employment) shall not be used as a basis for commercial solicitation during the time the client or agency is using the subcontractor's services. Client information and/or demographic information shall not be used for any purposes other than those specific program purposes set forth in the subcontract.
3. An AJCC client must still be given the option to use the AJCC's services, including CalJOBS, even if he or she chooses not to use any services of the subcontractor. This option shall be prominently, clearly and immediately communicated to the client upon registration within the AJCC or for CalJOBS, the subcontractor's resume-distribution services, or any other services subcontractor offers to the client or the AJCC Operator.
4. The subcontractor must clearly disclose all of its potential and intended uses of the client's personal and/or demographic information for the services the client seeks and for any other services the subcontractor offers. The subcontractor shall not use a client's personal and/or demographic information without the client's prior permission. A link to the subcontractor's Privacy Policy shall appear prominently on the registration screens that list the potential and intended uses of the client's personal and/or demographic information.
5. When the Pass-through Entity modifies State automated systems such as the State CalJOBS System, it shall provide reasonable notice of such changes to the Subrecipient. The Subrecipient shall be responsible to communicate such changes to the AJCC Operator(s) in the local area.
n. Each party shall designate an employee who shall be responsible for overall security and confidentiality of its data and information systems and each party shall notify the other of any changes in that designation. As of this date, the following are those individuals:
EXHIBIT 2
City Council 26 – 17 8/6/2024
FOR THE PASS-THROUGH ENTITY:
Name: Nicole Laktash
Title: Section Manager
Address: P.O. Box 826880, MIC 50
Sacramento, CA 94280-0001
Telephone: (916) 654-6804
Fax: (916) 654-9586
FOR THE SUBRECIPIENT:
Name:
Title:
Telephone:
Fax:
EXHIBIT 2
City Council 26 – 18 8/6/2024
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EXHIBIT 3
City Council 26 – 19 8/6/2024
Workforce Innovation and Opportunity Act
Youth, Adult, and Dislocated Worker Allocations
Program Year 2024 - 2025
Attachment 1
Round 1 Round 1 Round 1 Round 2 Round 2
Local Area Youth Adult
Dislocated
Worker Adult
Dislocated
Worker Grand Total
Alameda $1,653,816 $314,087 $457,846 $1,283,575 $1,666,068 $5,375,392 Anaheim City $763,071 $147,151 $148,427 $601,359 $540,115 $2,200,123 Contra Costa $1,756,410 $330,704 $428,013 $1,351,485 $1,557,508 $5,424,120 Foothill $616,392 $129,869 $112,099 $530,735 $407,919 $1,797,014 Fresno $6,683,749 $1,243,496 $888,505 $5,081,778 $3,233,205 $17,130,733 Golden Sierra $751,437 $149,262 $221,848 $609,988 $807,288 $2,539,823 Humboldt $442,639 $74,307 $59,752 $303,670 $217,432 $1,097,800 Imperial $3,170,383 $609,487 $411,834 $2,490,781 $1,498,632 $8,181,117 Kern, Inyo, and Mono $6,568,883 $1,269,296 $859,768 $5,187,214 $3,128,632 $17,013,793 Kings $937,392 $193,758 $128,678 $791,826 $468,249 $2,519,903 Los Angeles City $16,304,857 $3,154,569 $2,173,870 $12,891,731 $7,910,556 $42,435,583 Los Angeles County $13,512,534 $2,548,415 $1,818,465 $10,414,567 $6,617,263 $34,911,244 Madera $900,738 $177,166 $121,451 $724,023 $441,951 $2,365,329 Merced $2,219,139 $409,099 $285,150 $1,671,860 $1,037,639 $5,622,887 Monterey $2,514,971 $483,064 $446,319 $1,974,131 $1,624,121 $7,042,606 Mother Lode $346,402 $82,629 $70,229 $337,678 $255,559 $1,092,497 Workforce Alliance of
the North Bay $969,683 $200,585 $216,477 $819,730 $787,743 $2,994,218 NoRTEC $2,565,550 $495,452 $363,463 $2,024,758 $1,322,614 $6,771,837 North Central Counties
Consortium $1,439,197 $282,610 $214,835 $1,154,940 $781,769 $3,873,351 NOVA $1,267,075 $252,323 $422,336 $1,031,165 $1,536,849 $4,509,748 Oakland City $1,094,595 $224,708 $217,903 $918,313 $792,934 $3,248,453 Orange $3,611,787 $676,170 $934,562 $2,763,294 $3,400,804 $11,386,617 Pacific Gateway $1,860,786 $348,863 $253,197 $1,425,695 $921,364 $4,809,905 Richmond City $301,464 $61,757 $58,266 $252,382 $212,027 $885,896 Riverside $7,276,203 $1,371,692 $1,285,258 $5,605,676 $4,676,960 $20,215,789 Sacramento $3,975,970 $793,919 $754,548 $3,244,500 $2,745,743 $11,514,680 San Benito $272,379 $51,870 $49,507 $211,978 $180,151 $765,885 San Bernardino $6,524,862 $1,223,456 $1,090,816 $4,999,882 $3,969,400 $17,808,416 San Diego $6,733,915 $1,268,668 $1,367,001 $5,184,647 $4,974,416 $19,528,647 San Francisco $1,411,053 $291,493 $389,106 $1,191,242 $1,415,929 $4,698,823 San Joaquin $3,477,842 $673,186 $518,263 $2,751,099 $1,885,922 $9,306,312 San Jose - Silicon Valley $1,984,670 $379,271 $486,896 $1,549,963 $1,771,780 $6,172,580 San Luis Obispo $758,425 $101,973 $91,362 $416,732 $332,459 $1,700,951 Santa Ana City $770,569 $146,227 $117,906 $597,582 $429,051 $2,061,335 Santa Barbara $1,439,935 $194,079 $201,486 $793,138 $733,191 $3,361,829 Santa Cruz $1,341,490 $206,513 $195,840 $843,952 $712,646 $3,300,441 SELACO $1,543,929 $295,224 $241,730 $1,206,487 $879,636 $4,167,006 Solano $1,184,917 $242,947 $227,596 $992,850 $828,204 $3,476,514 Sonoma $754,653 $143,864 $186,576 $587,925 $678,937 $2,351,955 South Bay $1,920,170 $382,918 $333,865 $1,564,866 $1,214,910 $5,416,729 Stanislaus $2,597,872 $503,411 $386,872 $2,057,282 $1,407,798 $6,953,235 Tulare $4,457,011 $844,145 $556,731 $3,449,757 $2,025,903 $11,333,547 Ventura $1,618,756 $285,000 $400,158 $1,164,707 $1,456,147 $4,924,768 Verdugo $1,154,967 $240,985 $192,753 $984,830 $701,414 $3,274,949 Yolo $681,754 $88,384 $113,843 $361,196 $414,268 $1,659,445 Total $124,134,292 $23,588,052 $20,501,406 $96,396,969 $74,603,106 $339,223,825
EXHIBIT 3
City Council 26 – 20 8/6/2024
Planning and Building Agency
www.santa-ana.org/planning-and building
Item # 27
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
August 6, 2024
TOPIC: Abatement of Dangerous and Abandoned Buildings
AGENDA TITLE
Public Hearing - Recovery of Uncollected Costs Incurred by the City Related to the Abatement of Dangerous and Abandoned Buildings (Continued from the July 16, 2024 City Council meeting)
Legal notice published in OC Reporter on July 3, 2024 and property owner notification letters mailed on same date; Notice of Continuance posted on July 17, 2024.
RECOMMENDED ACTION
1. Adopt a resolution affirming the Fiscal Year 2023-2024 Dangerous and Abandoned Building Program Report and authorize the transmittal of uncollected charges incurred by the City related to the abatement of dangerous and abandoned buildings to the office of Auditor-Controller, County of Orange.
RESOLUTION NO. 2024-XXX entitled A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA ANA CONFIRMING THE COSTS OF SECURING
AND/OR DEMOLITION OF VARIOUS STRUCTURES DECLARED TO BE PUBLIC NUISANCES; MAKING, CONFIRMING AND LEVYING ASSESSMENTS FOR SUCH COSTS; AND ORDERING SUCH COSTS TO BE RECORDED WITH THE ORANGE COUNTY RECORDER’S OFFICE
2. Determine that the proposed action does not constitute a “project” under the California Environmental Quality Act (CEQA) in accordance with section 15378(a) and (b)(5) as the adoption of this resolution authorizes an administrative action and will not result in a direct or reasonable foreseeable indirect physical change in the environment and there is no possibility it will have a significant effect on the environment. Accordingly, it is exempt from further CEQA review pursuant to section 15061(b)(3) and (b)(5) of the CEQA guidelines as amended.
GOVERNMENT CODE §84308 APPLIES: No
City Council 27 – 1 8/6/2024
Dangerous and Abandoned Building Assessment
August 6, 2024
DISCUSSION
The City’s Dangerous and Abandoned Building Program has proven to be an effective tool to abate dangerous and abandoned structures that create an attractive nuisance for children and provide harborage for illegal and nuisance activities. The abatements are accomplished by board-ups, clean-ups, and/or demolition. Property owners are given 2 to 30 days to abate the conditions or the City, through its contractors, will perform the work. The property owners are then notified of the outstanding abatement costs every 30 days until the Planning and Building Agency is reimbursed for the expenditure.
For Fiscal Year 2023-24, Code Enforcement secured abandoned buildings and assisted the Santa Ana Police Department in the City’s continued effort to address illegal activities and establishments through public nuisance abatement actions. In addition to the issuance of the Notice and Orders advising property owners of the need to address concerns on the property, pursuant to the Santa Ana Municipal Code, the Finance Agency assists the City in the recovery of costs associated with the public nuisance abatement actions by sending monthly invoices for cost recovery. The amount invoiced includes City-approved contractual services providing board-up services, security, and recovery of City staff time.
Each year, the City finds it necessary to seek legal recourse in order to recover the uncollected costs expended for abatement of dangerous buildings and against reluctant property owners. This year the outstanding charge for work performed on three individual addresses is $38,665.41. Exhibit 1 provides parcel numbers and the total assessment amount. The property owner names are provided in Exhibit 2. The most effective method of collection is to submit these charges to the office of the County Auditor-Controller in order that they may be placed as a lien on the property tax rolls. Charges must be submitted to the County of Orange.
ENVIRONMENTAL IMPACT
The proposed action does not constitute a “project” under the California Environmental Quality Act (CEQA) in accordance with section 15378(a) and (b)(5). The adoption of this resolution authorizes an administrative action and will not result in a direct or reasonable foreseeable indirect physical change in the environment and there is no possibility it will have a significant effect on the environment, According it is exempt from further CEQA review pursuant to section 15061(b)(3) and (b)(5) of the CEQA guidelines as amended.
FISCAL IMPACT
The recovered charges will result in an estimated $38,665.41 deposited in the Special Repair and Demolition Fund (Account No.12116002-53507).
City Council 27 – 2 8/6/2024
Dangerous and Abandoned Building Assessment
August 6, 2024
EXHIBIT(S)
1. Parcel Assessment Amount
2. Property Owner Listing
3. DABS Resolution
Submitted By: Minh Thai, Executive Director of Planning and Building Agency Approved By: Alvaro Nuñez, Acting City Manager
City Council 27 – 3 8/6/2024
AC62L05A – Form B2 Jurisdiction 061 Santa Ana
Special Assessment Add Transactions Type of Tax C-2
Date __August 6, 2024________
PARCEL NUMBER
6-15
ASSESSMENT AMOUNT
16-23
108-58-407 $786.63
100-425-08 $19,994.05
405-282-11 $17, 884.73
TOTAL $38,665.41
EXHIBIT 1
City Council 27 – 4 8/6/2024
PROPERTY OWNER LISTING
FISCAL YEAR 2023-2024
ADDRESS PARCEL NO. OWNER/ADDRESS ASSESSMENT
5217 W. Wisteria Place AP# 108-58-407
Paul and Diana Nguyen
5217 W. Wisteria Place
Santa Ana, CA 92704
$786.63
4618 W. Maurie Ave. AP# 100-425-08
Joseph A. Gamez
312 Prairie Hill Dr.
Cheyenne, Wyoming 82009
$19,994.05
1001 N. Freeman AP#405-282-11
Michael and Mary Alcala
Mitchell
1001 N. Freeman
Santa Ana, CA 92706
$17, 884.73
EXHIBIT 2
City Council 27 – 5 8/6/2024
Resolution No. 2023-XX
RESOLUTION NO. 2024-xx
A RESOLUTON OF THE CITY COUNCIL OF THE
CITY OF SANTA ANA CONFIRMING THE COSTS
OF SECURING AND/OR DEMOLITION OF
VARIOUS STRUCTURES DECLARED TO BE
PUBLIC NUISANCES; MAKING, CONFIRMING
AND LEVYING ASSESSMENTS FOR SUCH
COSTS; AND ORDERING SUCH COSTS TO BE
RECORDED WITH THE ORANGE COUNTY
RECORDER’S OFFICE
BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SANTA ANA AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines and declares as follows:
A. The City’s Dangerous and Abandoned Buildings (DABS) Program has proven to be an effective tool to abate dangerous and abandoned structures that create an attractive nuisance for children and provide harborage for illegal activity. The abatements are accomplished by board-ups and/or demolition.
B. Pursuant to Section 17-40 of the Santa Ana Municipal Code, the Executive Director of the Planning and Building Agency has submitted an itemized report, a copy of which is on file with the Clerk of the Council, showing the costs of securing property and/or demolition of various structures carried out by the City of Santa Ana upon each individual lot or parcel of land where such work was done.
C. The Executive Director of the Planning and Building Agency has given notice of the public hearing as required by law, in which the 6th day of August, 2024, at the hour of 5:30 p.m. was fixed as the time, and 22 Civic Center Plaza, Santa Ana as the place, where any and all person interested in said report might be heard.
D. The City Council of the City of Santa Ana, at said time and place has received, heard, and considered said report and all objection by property owners liable to be assessed for the abatement, and directed such modification of said report as it has deemed necessary.
Section 2. Each and every objection to said work and the costs thereof is hereby overruled; said report, a copy of which is on file with the Clerk of the Council, is hereby confirmed; the cost of abatement work done in front of or upon each lot or parcel of real property, as shown on Exhibits 1 and 2, which are incorporated by this reference City Council 27 – 6 8/6/2024
Resolution No. 2023-XX
as though fully set forth herein, and the amounts therein on such assessments shall become due thirty (30) days after the adoption of this Resolution.
Section 3. This Resolution shall take effect immediately upon its adoption by the City Council and the Clerk of the Council shall attest to and certify the vote adopting this Resolution.
Section 4. The Executive Director of Planning and Building Agency is hereby directed to file a certified copy of said report and this Resolution with the County Recorder’s Office, the County Auditor, County Assessor, and County Tax Collector on or before August 9, 2024.
Section 5. The County Auditor is requested to enter the assessments on the county tax rolls.
Section 6. The County Tax Collector is requested to collect the assessment at the time and in the manner of ordinary municipal taxes.
Section 7. The City of Santa Ana hereby certifies that the special assessments, special taxes, parcel taxes, charges and/or fees which are to be placed on the fiscal year 2023-2024 property tax roll have been duly adopted in accordance with State law and are legally valid.
ADOPTED this ____ day of August, 2024
_______________________
Valerie Amezcua
Mayor
APPROVED AS TO FORM:
Sonia R. Carvalho, City Attorney
By:_________________________
Kyle Nellesen
Assistant City Attorney
AYES: Councilmembers ________________________________________ NOES: Councilmembers _______________________________________ ABSTAIN: Councilmembers _______________________________________ NOT PRESENT: Councilmembers _______________________________________ City Council 27 – 7 8/6/2024
Resolution No. 2023-XX
CERTIFICATE OF ATTESTATION AND ORIRGINALITY
I, Jennifer Hall, City Clerk, do hereby attest to and certify the attached Resolution No. 2024-______ to be the original resolution adopted by the City Council of the City of Santa Ana on August 6, 2024.
Date: ________________ ____________________________________ City Clerk, City of Santa Ana
City Council 27 – 8 8/6/2024
AC62L05A – Form B2 Jurisdiction 061 Santa Ana
Special Assessment Add Transactions Type of Tax C-2
Date __August 6, 2024________
PARCEL NUMBER
6-15
ASSESSMENT AMOUNT
16-23
108-58-407 $786.63
100-425-08 $19,994.05
405-282-11 $17, 884.73
TOTAL $38,665.41
EXHIBIT 1
City Council 27 – 9 8/6/2024
PROPERTY OWNER LISTING
FISCAL YEAR 2023-2024
ADDRESS PARCEL NO. OWNER/ADDRESS
ASSESSMENT
5217 W. Wisteria Place AP# 108-58-407
Paul and Diana Nguyen
5217 W. Wisteria Place
Santa Ana, CA 92704
$786.63
4618 W. Maurie Ave. AP# 100-425-08
Joseph A. Gamez
312 Prairie Hill Dr.
Cheyenne, Wyoming 82009
$19,994.05
1001 N. Freeman
AP#405-282-11 Michael and Mary Alcala
Mitchell
1001 N. Freeman
Santa Ana, CA 92706
$17, 884.73
EXHIBIT 2
City Council 27 – 10 8/6/2024
Planning and Building Agency
www.santa-ana.org/planning-division
Item # 28
City of Santa Ana
20 Civic Center Plaza, Santa Ana, CA 92701
Staff Report
August 6, 2024
TOPIC: Zoning Ordinance Amendment No. 2024-01 for South Coast Technology Center at 3100, 3110, 3120, 3130, and 3400 West Lake Center Drive (collectively referred to as 3100 W. Lake Center Drive)
AGENDA TITLE
Public Hearing - Zoning Ordinance Amendment No. 2024-01 for South Coast Technology Center at 3100, 3110, 3120, 3130, and 3400 West Lake Center Drive (collectively referred to as 3100 W. Lake Center Drive) Legal notice published in the OC Reporter on July 26, 2024 and notices mailed on same date.
RECOMMENDED ACTION
1. Approve first reading of an ordinance approving Zoning Ordinance Amendment (ZOA) No. 2024-01.
ORDINANCE NO. NS-XXXX entitled ZONING ORDINANCE AMENDMENT NO. 2024- 01 - AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO. 58 (SD-58) TO ESTABLISH PERMITTED
AND CONDITIONALLY PERMITTED LIGHT INDUSTRIAL LAND USES, ESTABLISH
DEVELOPMENT STANDARDS FOR THE NEW PROPOSED USES, AND TO
INCLUDE ADDITIONAL COMPREHENSIVE/ZONING TEXT EDITS AND UPDATES,
TO FACILITATE THE CONSTRUCTION OF A NEW INDUSTRIAL PARK
DEVELOPMENT NAMED THE SOUTH COAST TECHNOLOGY CENTER LOCATED AT 3100, 3110, 3120, 3130, AND 3400 WEST LAKE CENTER DRIVE (APNS: 414-272- 09, 414-272-10, AND 414-261-01)
2. Determine that, pursuant to the California Environmental Quality Act (CEQA), the project is exempt from CEQA pursuant to Section 15183 of the CEQA Guidelines (Projects Consistent with a Community Plan or Zoning). Environmental Review No. 2023-109 will be re-filed for this project.
EXECUTIVE SUMMARY
Jeffrey Reese, representing C.J. Segerstrom & Sons, is requesting approval of Zoning Ordinance Amendment (ZOA) No. 2024-01 modifying Specific Development No. 58 City Council 28 – 1 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
(SD-58) to establish permitted and conditionally permitted light industrial land uses, accompanying development standards, as well as additional zoning text updates, in order to facilitate the construction of three industrial buildings for a new industrial park development (“South Coast Technology Center”) at 3100, 3110, 3120, 3130, and 3400 West Lake Center Drive (collectively referred to as 3100 W. Lake Center Drive). Staff is recommending approval of the amendments as the proposed changes would be compatible with the general plan land use designation, surrounding area, and would result in various on-site and off-site improvements that would benefit the community experience. Moreover, staff is supporting the applicant’s request because the project complies with the General Plan goals and policies and with the applicable development standards, and because the project would preserve and improve the character and integrity of existing neighborhoods and promote the City’s economic prosperity.
Planning Commission Action & Background
On July 8, 2024, the Planning Commission held a public hearing for this project and voted unanimously (7:0) to recommend that the City Council adopt an ordinance approving the subject application. During the public hearing, eight members of the community spoke in support of the proposed project.
GOVERNMENT CODE §84308 APPLIES: Yes
Yes.
DISCUSSION
Project Description
The applicant is requesting approval of a zoning ordinance amendment application to make comprehensive amendments to Specific Development No-58 (SD-58), which provides zoning regulations for 33 acres of land, including seven separate parcels. The proposed amendments include establishing permitted and conditionally permitted light industrial land uses. Additionally, the amendments will modify various sections related to development phasing, signage, height standards, perimeter fencing, off-street parking, parking area trees, and operational standards, in order to provide development standards for the new limited light industrial uses. The proposed light industrial land uses and applicable standards would apply specifically to the properties located at 3100, 3110, 3120, 3130, and 3400 West Lake Center Drive (collectively referred to as 3100 W. Lake Center Drive), as shown in Exhibit 1. Additional, details related to the zoning text changes can be found under Table 2.
As part of the overall scope, the applicant is proposing to redevelop the project site with a new industrial park development, to be referred to as the South Coast Technology Center. To accommodate the new development, the applicant is proposing to demolish three, three-story office buildings approximately 60,462 square feet, 56,930 square feet, and 60,634 square feet in size. Currently, 3100 West Lake Center Drive was most recently occupied by OC 405 Partners Joint Ventures, vacated the site in June 2024; 3110 West Lake Center Drive is leased by United Health, which does not currently City Council 28 – 2 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
occupy the building but whose lease is expected to expire on April 30, 2025; and 3120 West Lake Center Drive, which is currently vacant. As part of the redevelopment, the applicant is processing a voluntary lot merger application, Lot Merger No. 2024-04, in order to merge assessor parcels nos. 414-272-10 and 414-272-09.
The new development would consist of three new modern, “Class A” industrial buildings, across three separate parcels, approximately 112,230 square feet, 121,645 square feet, and 79,369 square feet in size. Two of the three new buildings (Building 2 and 3) are proposed to replace Lake Center Business Park, and Building 1 would be constructed on a vacant parcel, approximately 5.58-acres in size, located at the southwest corner of Lake Center Drive and Susan Street (APN: 414-261-01). The gross floor area of the three buildings would total approximately 313,244 square feet, and would include truck docks, two-story office spaces, and second story balconies facing West Lake Center Drive. Moreover, the site would be improved with outdoor patios, landscaping, extensive onsite greenery to enhance the overall the site, ample surface parking, and EV charging stations. Additionally, a passive park is planned for the northwest corner of the site. This park will feature linear paving, light bollards, architecturally harmonious benches, modular seating, and flowering accent trees, shrubs, and soft foliage. It will serve as a focal point and offer recreational space for the community. Proposed off-site improvements include replacing asphalt along West Lake Center Drive, from Harbor Boulevard to Susan Street, and new grind and overlay of the West Lake Center Drive that would extend from Susan Street throughout the length of the site. Other off-street improvements include relocating the tree wells from the sidewalk to back of sidewalk, to ensure ADA compliance of existing sidewalks.
The proposed development would be designed to provide for a campus like environment that can be utilized by up to five tenants. However, at this time the applicant has not identified any prospective business/tenants or pre-lease commitments. Instead, the overall development will be developed as a “shell construction” or “base build,” which consists of only the building core and exterior elements (the shell). The interior build-out work is anticipated to be completed by any future tenants, to carry out before occupancy of the building. Shell construction is a very common building model/approach, especially for industrial buildings, that creates a blank slate on which prospective tenants can create a working space that is an exact fit for their own needs.
In keeping with the campus feel, the buildings and site improvements are of a cohesive design with modern features and color scheme comprised of white, black, various shades of grey, and an accent color. The building materials consist of concrete tilt up walls with grooves and score lines for added texture, vertical and horizontal aluminum accents at the entryway, adjacent to glass storefronts. The outdoor patios would feature metal panel canopies with “groove picnic tables,” “shear,” and “Orion” benches, which are comprised of concrete and clean lines, in keeping with the modern aesthetic of the center. Landscaping would also be planted in compatible, neutral above-ground City Council 28 – 3 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
planters, as well as in planter beds throughout the site, featuring a variety of colorful flowering shrubs, soft foliage, accent shrubs, and evergreen shrubs. Additionally, various shade trees and flowering accent trees would be planted at entryways, site perimeter, and the parking lot. The entryway trees would be further accentuated with high quality and durable up-lighting. Although the site is anticipated to be enclosed by eight-foot wrought iron fencing, a minimum of ten feet of landscaping would be provided along the property frontages for buffering and screening.
Access to Building 1 would be provided from Susan Street and Lake Center Dive, while Building 2 and 3 would have two entries from Lake Center Drive and one entry from Susan Street. The driveways would feature decorative paving to enhance the entryways and gates that would remain open during business hours and locked after hours. The site plan has been designed in a manner that would allow fire apparatus navigation through the site, designed to meet all fire lane requirements, and to meet the minimum fire separation requirements and setbacks.
Table 1: Project and Location Information
Project Background
On October 15, 1990, the City Council adopted Ordinance No. NS-2089, approving General Plan Amendment No. 90-08, Amendment Application (Zone Change) No. 1043, Development Agreement No. 1990-03, and certification of an Environmental Impact Report. These approvals allowed for the increase in floor area ratio from 0.4 to 0.72 within the specific development area and rezoning of certain properties from Light Industrial (M-1) to SD-58, which would provide for precise zoning regulations specific to Item Information
Project Address and Council Ward
3100, 3110, 3120, 3130, and 3400 West Lake Center Drive West Lake Center Drive (APNs: 414-272-10, 414-272-09,
414-261-01) – Ward 1
Nearest Intersection Lake Center Drive and Susan Street General Plan Designation Industrial (IND)
Zoning Designation Specific Development No. 58 (SD-58)
North Calvary Chapel
East Lake Center A Professional Office
Park/parking structure
South Santa Ana Processing and Distribution
Center
Surrounding Land Uses
West Lake Center Business Park
Property Size 15.94 acres (694,297 square feet)
Existing Site Development
Three, three-story office buildings approximately 60,462 square feet, 56,930 square feet, and 60,634 square feet in size.
Use Permissions Zoning Ordinance Amendment ( SAMC Section 41-593) Uses SAMC Section 41-593 and SD58 Sections 1-8 Zoning Code Sections Affected Operational Standards SAMC Section 41-593 and SD58 Section 8 City Council 28 – 4 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
development of an office/industrial park (“Lake Center Business Park”). Lake Center Business Park consisted of 33 acres of land with an allowable build out of 970,120 square feet.
On July 18, 2005, the City of Santa Ana City Council adopted Ordinance No. NS-2684, approving Zoning Ordinance Amendment (ZOA-2005-01), which amended SD-58 and modified the standards to conditionally permit private recreational fields and trade schools within the boundaries of the Lake Center Business Park. At the same public hearing, the City Council adopted Resolution No. 2005-046 approving various entitlements to facilitate a trade school use and to allow a private recreational field at 3100 W. MacArthur Boulevard.
The Lake Center Business Park was constructed in the mid- to late-1980s, in compliance with the original development plans approved by Ordinance No. NS-2089 consisting of three, three-story office buildings that have been occupied by office uses since. The business park did include a vacant parcel, approximately 5.58-acres in size, located at the southwest corner of Lake Center Drive and Susan Street (APN: 414-261- 01), originally entitled for 320,000 square feet of additional office construction, but which was never constructed. As a result of the changing market trends in the wake of the COVID-19 pandemic, demand to lease the offices has declined leading the ownership to seek redevelopment opportunities of the office park. On September 11, 2023, the applicant submitted for Development Application (DP) No. 2023-03. The applicant worked with City staff to address various complex site plan concerns, such access for fire apparatus.
Project Analysis
Zoning Ordinance Amendment
Pursuant to SAMC Section 41-593.1, the purpose and intent of a specific development (SD) designation is to provide a tailored and flexible zoning approach to address specific and exceptional circumstances associated with certain parcels, while protecting and promoting the public health, safety, and general welfare of the City and its residents. These circumstances may include unique characteristics, historical significance, or specific community needs that deviate from the standard zoning regulations. Moreover, SD designations protect and enhance the value of properties by encouraging the use of good design principles and concepts; encouraging, securing, and maintaining the orderly and harmonious appearance, attractiveness. and aesthetic development; providing a method whereby specific development plans are based on the general plan; and by recognizing the interdependence of land values and aesthetics and providing a method to implement interdependence.
For this specific proposal, the applicant is proposing to amend the SD-58 to allow limited industrial uses, as well as establishing development standards specific to those limited light industrial uses as detailed in Table 2.
City Council 28 – 5 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
Table 2: SD-58 Current and Proposed Text Regulations
Topic Existing Zoning Code
Regulations
Amendments Proposed
by Applicant
Staff Recommendation
Uses
Permitted
Uses Permitted “by-right”:
1. Professional and
Business Offices
2. Commercial/Retail
uses
Keep existing uses and
include the following
uses permitted “byright”:
1. Limited Light
Industrial Uses; and
Introduce uses subject to
a conditional use permit:
2. Conditionally
Permissible Uses:
a. Trade and
professional
schools.
b. Private
recreational
fields.
c. Conditionally
permissible uses
in the M1 zoning
district.
Staff recommends this
amendment, as introducing
limited light industrial uses
allows for additional land
uses to be established
within the zoning district,
consistent with the General
Plan land use designation,
which will also address the
decline in demand for office
uses and increased demand
for flexible, clean
manufacturing uses.
Phasing Incremental phasing from
1990-1995
Eliminate phasing from the
document.
Staff recommends this
amendment, as it is no
longer applicable to the
development of the SD-58
area.
Signage On-site signs shall conform
to Article XI, subsections
41-850 through 41-1099
and with an approved
planned sign program.
1. On-sign for
professional
business, and
commercial/retail
land uses shall
remain
consistent with
the approved
sign program
and SAMC.
2. Signage in the
SD-58 area is
subject to the
SAMC and
Planned Sign
Program on file
with the City.
Modifications to
Staff recommends this
amendment to and allow for
administrative review of
deviations that do not
exceed twenty percent
(20%) to allow more
flexibility in signage and
encourage creative unique
designs in keeping with the
theme of the proposed
improvements and new
development. Major
deviations would be subject
to a variance.
City Council 28 – 6 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
Topic Existing Zoning Code
Regulations
Amendments Proposed
by Applicant
Staff Recommendation
sign
development
standards may
be made
administratively
provided they do
not exceed a
twenty percent
(20%) deviation.
Height Limited to 200 feet above
ground level.
Limited Light Industrial
Parcels would be subject
to a height of 55 feet
above ground level,
exclusive of any roofmounted equipment.
Staff recommends this
amendment to establish
height limitations for limited
light industrial buildings
consistent with industry
standard to ensure the site
may remain competitive in
the industry and secure
tenants for the foreseeable
future of the new
development.
Perimeter
Fencing
Subject to SAMC. 1. All perimeter
fencing abutting a
public street shall
be decorative, “see
through”, 10 feet
setback from the
public right-of-way,
and may be less
than 10 feet to
accommodate a
code required
accessible exist but
shall not exceed a
length of 20 feet.
2. No perimeter
fencing shall exceed
7 feet in height
without City
approval.
Staff recommends this
amendment to allow
prospective tenants to
provide added security and
ensure that proposed
operations can be with an
additional layer of security
and that such security
fencing be installed in a
manner that complies with
the SAMC and the ADA
requirements.
Off-street
parking
Parking standard provided
for Medical and Dental,
Professional and Business
Offices, Restaurants, and
Commercial uses.
Update the section to
include a parking
standards for Trade and
Professional Schools at a
rate of one space for each
333 square feet of office
floor area and Limited
Light Industrial Uses a
rate of 1.25 spaces for
each 1,000 square feet of
floor area.
Staff recommends this
amendment to establish
parking requirements for the
proposed land uses
consistent with City’s
parking rate for colleges,
trade schools, and other
adult education facilities and
industrial developments
Citywide. While industrial
land uses pursuant to the
SAMC may typically be
City Council 28 – 7 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
Topic Existing Zoning Code
Regulations
Amendments Proposed
by Applicant
Staff Recommendation
parked at a rate of one (1)
space per 1,000 square feet
of floor area or two spaces
per 1,000 square feet of
floor area, the proposed
rate of 1.25 allows for
flexibility of combined mix
onsite land uses as the site
becomes occupied.
Parking Area
Trees
A planter not less than 5
feet by 5 feet shall be
required at a ratio of one
planter for each 4 parking
spaces.
Amend to provide further
clarification related to
parking lot design:
planters are to be
required for head-tohead parking spaces but
shall not be required
where parking spaces
terminate at a curb.
Additionally, for every 10
spaces that terminate at
a curb, a landscape
finger at least 5 feet wide
shall be required.
Staff recommends this
amendment to ensure
parking lot landscaping be
improved with high quality
landscaping and to provide
for additional clarification for
planter placement and
sizing.
Operational
Standards
1. Each future structure
would be required to
submit for site plan
review.
2. Prior to issuance of a
Building Permit,
dedicate curb returns
and ultimate street
right-of-ways on Lake
Center Drive and
Susan Street.
1. Each future structure
shall be required to
demonstrate
conformity with the
applicable provisions
of SD-58 and any
mitigation measures
based on the existing
Environmental Impact
Report, or prepared
CEQA Exemption
15183 Environmental
Documentation
2. Delete language
referencing curb
returns.
3. Amend to provide
operational standards
for Limited Light
Industrial Uses
Staff recommends this
amendment to establish
operational standards and
ensure that new
development, as well as any
future developments
proposed, conform to the
regulations outlined in SD58, as well as any
previously established
environmental
requirements.
The proposed amendments evaluated in the preceding table support the redevelopment of the site in a manner that is compatible with the surrounding community by reducing the mass and scale of the on-site developments. Furthermore, the improvements are expected to rejuvenate business activity in the area, addressing the current low demand for office space due changes in market trends, the site’s proximity to the freeway, and lack of amenities in the area necessary to support office uses. As outlined in the City’s City Council 28 – 8 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
general plan, industrial districts are significant sources of employment and municipal revenue, and they contribute to the economic health of the city and the region.
Lastly, pursuant to the environmental analysis prepared for the project (Exhibit 6), the proposed project is not anticipated to create impacts related to light pollution, traffic, noise, or any other environmental impacts to the surrounding properties. Moreover, the project would be consistent with the City’s General Plan Update and the Santa Ana General Plan Update Final Recirculated Program Environmental Impact Report (GPU PEIR), adopted by the City Council on April 19, 2022. The nearest sensitive land use is located approximately 300 feet from the project site. However, the proposed land uses are not anticipated to result in negative impact as they would be light industrial land uses, consistent with the General Plan update.
General Plan Consistency
On April 19, 2022, the City Council adopted the General Plan Update, which provided long-term policy direction to guide the physical development, quality of life, economic health, and sustainability of the City through 2045. The proposed project aligns with various goals and policies identified in this General Plan. Specifically, it adheres to the Land Use (LU) Element, Goal LU-1, which aims to provide land use plans that improve the quality of life and respect the existing community. Consistent with this, the proposed request to amend the specific development to include limited light industrial use is supported by the General Plan and would result in a floor area ratio (FAR) within the permissible range of 0.72, as outlined in Table LU-3 of the Land Use Element, which provides a specific exception for the Lake Center Development, defined by Specific Development Plan Number 58 (SD-58). The proposed project, following the amendment of the specific development document, would also feature reduced mass and scale, aligning with Policy LU-3.4. Additionally, it would result in long-term off-site improvements that enhance the existing community and provide amenities for public enjoyment. The proposed project is consistent with Goal LU-2, which seeks to provide a balance of land uses that meets Santa Ana’s diverse needs, as the current allowable uses are not meeting the community's needs. Office space demand has declined and with this request, the ownership proposes to diversify and adapt to these needs by establishing additional land uses within the specific development area.
The request is also consistent with Goal LU-3, which aims to preserve and improve the character and integrity of neighborhoods and districts. The goal for the site is to develop high-quality industrial buildings that would revitalize the area and make off-site improvements to enhance the character of the surrounding neighborhood, which would also be consistent with Policy UD-1.1 and Urban Design (UD) Element. Policy UD-1.1 ensures that all developments feature high quality design, materials, finishes, and construction. Furthermore, the proposed project aligns with Goal LU-4 and Policy LU4.2, which support sustainable improvements to the built environment, maintain, and improve public spaces through quality architecture, street trees, landscaping, and other pedestrian-friendly amenities. As described, the ownership of the properties would City Council 28 – 9 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
redevelop the site, providing high-quality development and extensive landscaping along West Lake Center Drive, culminating in a passive park for the community and visitors to the nearby field or church, which would also be consistent with Policy UD-1.5. Policy UD-1.5 encourages community interaction through the development and enhancement of plazas, open space, people places, and pedestrian connections with the public realm.
The proposed project would also be consistent with several goals and policies of the Economic Prosperity Element (EP). Specifically, the project supports Goal EP-1, which seeks to foster a dynamic local economy that creates employment opportunities for all residents in the city. The request would allow the ownership to transition from a land use that is not attracting businesses or jobs to one that would, thereby benefiting the city's economic prosperity. Additionally, the proposed redevelopment of Lake Center Business Park aligns with Policy EP-1.2, which aims to strengthen and expand citywide business attraction, supporting the achievement of the city’s full employment potential. It also aligns with Policy EP-1.1, which seeks to protect industrial uses that provide quality job opportunities. Consistent with this policy, the request would reintroduce industrial land uses to a site previously rezoned to accommodate only office or commercial uses.
Public Notification and Community Outreach
Project notifications were posted, published, and mailed in accordance with City and State regulations for both the Planning Commission and the City Council. The site is not located within a neighborhood association boundary or near an established neighborhood association. At the time this report was printed, no issues of concern were raised regarding the proposed development.
In addition to the required public noticing, the project was subject to the City’s Sunshine Ordinance (Ordinance No. NS-3040) requiring two community meetings to facilitate early public participation. The first community meeting was held on September 27, 2023. Three members of the community were in attendance and posed questions related to the ownership of the project site, leasing, concerns of transient activity in the area, and the land use. The second meeting was held on January 10, 2024, during which six members of the community were in attendance and inquired about the phasing of the project. Materials from the two required community meetings are included with this report as Exhibit 9, and all materials were published to the project’s webpage on the City’s website.
ENVIRONMENTAL IMPACT
Pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines. The environmental review contained in Exhibit 6 has been prepared and peer reviewed by a qualified CEQA consultant hired by the City, to assess the potential for the proposed project to result in environmental effects and whether the proposed project qualifies for an exemption under Section 15183 of the CEQA Guidelines. Moreover, the analysis City Council 28 – 10 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
evaluated whether the potential environmental impacts are addressed in the City of Santa Ana General Plan Update Final Recirculated Program Environmental Impact Report (GPU EIR). Specifically, the analysis evaluates demolition of the three existing office buildings, a parking structure, and parking lots to construct three new Class A industrial buildings for office, manufacturing, and/or warehouse use, ancillary improvements including landscaping, parking, freestanding signage, site lighting, and fencing as well as proposed off-site improvements including replacing asphalt, new grind and overlay, relocating the tree wells from the sidewalk to back of sidewalk, and modifications to sidewalks as needed to ensure ADA compliance.
CEQA Guidelines Section 15183 allows a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an environmental impact report (EIR) was certified and does not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Moreover, projects that are consistent with the densities and use characteristics considered by the GPU EIR may qualify for the CEQA Guidelines Section 15183 Exemption process. Specifically, as set forth in CEQA Guidelines Section 15183(d), the15183 exemption applies to projects which meet the following conditions:
1. The project is consistent with:
A. A community plan adopted as part of a general plan,
B. A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or C. A general plan of a local agency, and
2. An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.
The GPU was adopted, and the GPU EIR certified, in April 2022 (State Clearinghouse Number 2020029087); the GPU went into effect on May 26, 2022. Any decision by the City affecting land use and development must be consistent with the GPU. The GPU EIR evaluates the potential environmental effects associated with implementation of the GPU and addresses appropriate and feasible mitigation measures that would minimize or eliminate these impacts. Pursuant to Section 15183(i)(2) of the CEQA Guidelines, a project is consistent with the GPU if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the certified GPU EIR and complies with the associated standards applicable to that development density. Development density standards can include the number of dwelling units per acre, the number of people in a given area, floor area ratio (FAR), and other measures of building intensity, building height, size limitations, and use restrictions.
City Council 28 – 11 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
The prepared environmental review provides a limited examination of environmental effects for the proposed project, evaluating whether there are impacts that are peculiar to the project or the project site, impacts not analyzed as significant effects in the GPU EIR, potentially significant off-site or cumulative impacts not evaluated in the GPU EIR, or previously identified significant effects that are determined to have a more severe adverse impact than discussed in the GPU EIR. Moreover, the review analyzed impacts to aesthetics, agricultural and forestry resources, air quality, biological resources, cultural resources, energy consumption, site geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire risk. Additionally, the review outlines implementation of applicable regulatory requirements and mitigation measures detailed in GPU EIR, related to the above-listed topics analyzed in the environmental review.
The environmental review concluded that the proposed project is consistent with buildout of the General Plan Update. Upon implementation of regulatory requirements and mitigation measures related to air quality, cultural resources, geology and soils, and noise the proposed project would not have any specific effects, which are peculiar to the project or the project site. Moreover, there are no project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to aesthetics, agricultural and forestry resources, air quality, biological resources, cultural resources, energy consumption, site geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire risk, than anticipated by the GPU PEIR. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-109 will be filed for this project.
ECONOMIC AND FISCAL IMPACTS
The proposed development associated with the amendment request is anticipated to generate a total of 687 permanent jobs (425 on-site and 262 off-site) and 555 one-time jobs associated with its construction. Additionally, the project would deliver a substantial positive impact to the City’s economy with the production of goods and services increasing by $256.1 million annually. This growth in jobs and economic output would have a positive impact on the City, as it would expand its economic base, thereby providing a strong foundation for the City’s continued economic growth and fiscal health.
Additionally, the associated redevelopment with the amendment request is anticipated to generate a sizable annual recurring incremental fiscal surplus at build-out of $257,736 based on the generation of $460,412 in annual recurring revenues including property taxes, sales tax, licenses and permit, service fees, and other applicable local City Council 28 – 12 8/6/2024
ZOA No. 2024-01 for South Coast Technology Center at 3100 West Lake Center Drive August 6, 2024
taxes (Page 18 of Exhibit 7) and $202,676 in recurring annual costs that include Police, Fire, Public Works, Parks and Recreation, Community Development Department services, Library, Museum, and general government services (Page 19 of Exhibit 7).
The annual revenues generated are projected to equal 2.27 times the associated City General Fund costs thus generating a positive net fiscal impact.
EXHIBIT(S)
1. Zoning Ordinance Amendment Ordinance
2. Vicinity Zoning and Aerial Map
3. Site Photo
4. Full Project Plans
5. Renderings
6. Environmental Analysis and Exemption
7. Fiscal Impact Analysis Report
8. Economic Impact Study
9. Community Meetings Documents
10.Planning Commission Agenda Packet with Public Comments Submitted By: Minh Thai, Executive Director, Planning and Building Agency Approved By: Alvaro Nuñez, Acting City Manager
City Council 28 – 13 8/6/2024
Ordinance No. NS-XXXX
ORDINANCE NO. NS-XXXX
ZONING ORDINANCE AMENDMENT NO. 2024-01 – AN
ORDINANCE OF THE CITY COUNCIL OF THE CITY OF
SANTA ANA AMENDING SPECIFIC DEVELOPMENT NO.
58 (SD-58) TO ESTABLISH PERMITTED AND
CONDITIONALLY PERMITTED LIGHT INDUSTRIAL LAND
USES, ESTABLISH DEVELOPMENT STANDARDS FOR
THE NEW PROPOSED USES, AND TO INCLUDE
ADDITIONAL COMPREHENSIVE/ZONING TEXT EDITS
AND UPDATES, TO FACILITATE THE CONSTRUCTION OF
A NEW INDUSTRIAL PARK DEVELOPMENT NAMED THE
SOUTH COAST TECHNOLOGY CENTER LOCATED AT
3100, 3110, 3120, 3130, AND 3400 WEST LAKE CENTER
DRIVE (APNS: 414-272-09, 414-272-10, AND 414-261-01)
THE CITY COUNCIL OF THE CITY OF SANTA ANA HEREBY ORDAINS AS FOLLOWS:
Section 1. The City Council of the City of Santa Ana hereby finds, determines, and declares as follows:
A. C.J. Segerstrom and Sons (“Applicant” and “Property Owner”), is requesting approval of Zoning Ordinance Amendment (“ZOA”) No. 2024-01 amending Specific Development No. 58 (“SD-58”) in order to facilitate the construction of a new industrial park development named the South Coast Technology Center located at 3100, 3110, 3120, 3130, and 3400 West Lake Center Drive (collectively referred to as 3100 W. Lake Center Drive). The proposed amendments to SD-58 would establish permitted and conditionally permitted light industrial land uses, and would include text amendments to various sections of SD-58, including development standards for signage, height, perimeter fencing, off-street parking, and landscaping, as well as project phasing, operational standards and development standards for the new light industrial uses proposed.
B. On October 15, 1990, the City of Santa Ana City Council adopted Ordinance No. NS-2089, approving General Plan Amendment No. 90-08, Amendment Application No. 1043, and Development Agreement No. 1990-03, and certifying an Environmental Impact Report. These approvals rezoned certain properties from the Light Industrial (M-1) zoning district to Specific Development (SD), established the SD-58 zoning district, and permitted the development of an office/industrial park (“Lake Center Business Park”).
C. On July 18, 2005, the City of Santa Ana City Council adopted Ordinance No. NS-2684, approving ZOA No. 2005-01), which amended SD-58 and modified the standards to conditionally permit private recreational fields and trade schools, within the boundaries of the Lake Center Business Park. At the same public hearing, the City Council adopted Resolution No. 2005-046 City Council 28 – 14 8/6/2024
Ordinance No. NS-XXXX
approving various entitlements to facilitate a trade school use and to allow a private recreational field at 3100 W. MacArthur Boulevard.
D. The Lake Center Business Park was constructed in the mid- to late-1980s, generally in compliance with the original development plans approved by Ordinance No. NS-2089. However, the business park includes a vacant parcel, approximately 5.58-acres in size, located at the southwest corner of Lake Center Drive and Susan Street (APN: 414-261-01), originally entitled for 320,000 square feet of additional office construction, but which was never constructed.
E. Due to the surrounding area not materially upgrading to the original vision of SD-58, the surrounding area remains largely industrial in nature, which has made it challenging for the Property Owners to attract office tenants.
Moreover, following the COVID-19 (coronavirus disease 2019) pandemic, shifting market trends have resulted in a decline in demand to lease traditional office spaces. Therefore, the property owner seeks the redevelopment of 3100 W. Lake Center Drive, which may include a variety of uses, such as corporate offices, Research and Development (R&D), light manufacturing, and warehousing, among other industrial uses.
F. The proposed amendments to the SD-58 support and are consistent with multiple General Plan goals and policies relating to the elements of Land Use, Urban Design, and Economic Prosperity. Attachment 1 to this Ordinance contains a full list of all applicable General Plan goals and policies that support the project.
G. Pursuant to Santa Ana Municipal Code (“SAMC”) Section 2-153, the applicant has demonstrated compliance with all requirements of the Sunshine Ordinance, including public notification and hosting of required community meetings. Materials resulting from the meetings were subsequently posted to the City's webpage for the project.
H. On July 8, 2024, the Planning Commission held a duly-noticed public hearing and voted to recommend that the City Council adopt an ordinance approving Zoning Ordinance Amendment No. 2024-01.
I. On, August 6, 2024 the City Council held a duly-noticed public hearing to consider this Ordinance, where all interested persons were given an opportunity to be heard.
J. For the reasons contained herein, and each of them, Zoning Ordinance Amendment No. 2024-01 is hereby found and determined to be consistent with the intent and purpose of Chapter 41 of the SAMC; thus, changing the zoning district is found to be consistent with the General Plan of the City of Santa Ana and otherwise justified by the public necessity, convenience, and general welfare.
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Section 2. The recitals above are each incorporated by reference and adopted as findings by the City Council.
Section 3. The City Council finds and determines that pursuant to the California Environmental Quality Act (CEQA) and the CEQA Guidelines, the project is exempt from further review per Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of the CEQA Guidelines. The environmental review that has been prepared and peer reviewed by a qualified CEQA consultant hired by the City included in the Planning Commission Staff Report for July 8, 2024, assesses the potential for the proposed project to result in environmental effects and whether the proposed project qualifies for an exemption under Section 15183 of the CEQA Guidelines. Moreover, the analysis evaluated whether the potential environmental impacts are addressed in the City of Santa Ana General Plan Update Final Recirculated Program Environmental Impact Report (“GPU EIR”). Specifically, the analysis evaluates demolition of the three existing office buildings, a parking structure, and parking lots to construct three new Class A industrial buildings for office, manufacturing, and/or warehouse use, ancillary improvements including landscaping, parking, freestanding signage, site lighting, and fencing as well as proposed off-site improvements including replacing asphalt, new grind and overlay, relocating the tree wells from the sidewalk to back of sidewalk, and modifications to sidewalks as needed to ensure ADA compliance.
CEQA Guidelines Section 15183 allows a streamlined environmental review process for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an environmental impact report (EIR) was certified and does not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. Moreover, projects that are consistent with the densities and use characteristics considered by the GPU EIR may qualify for the CEQA Guidelines Section 15183 Exemption process. Specifically, as set forth in CEQA Guidelines Section 15183(d), the 15183 exemption applies to projects which meet the following conditions:
1. The project is consistent with:
A. A community plan adopted as part of a general plan,
B. A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or
C. A general plan of a local agency, and
2. An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.
The GPU was adopted, and the GPU EIR certified, in April 2022 (State Clearinghouse Number 2020029087); the GPU went into effect on May 26, 2022. Any decision by the City affecting land use and development must be consistent with the GPU.
The GPU EIR evaluates the potential environmental effects associated with implementation of the GPU and addresses appropriate and feasible mitigation measures City Council 28 – 16 8/6/2024
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that would minimize or eliminate these impacts. Pursuant to Section 15183(i)(2) of the CEQA Guidelines, a project is consistent with the GPU if the development density does not exceed what was contemplated and analyzed for the parcel(s) in the certified GPU EIR and complies with the associated standards applicable to that development density.
Development density standards can include the number of dwelling units per acre, the number of people in a given area, floor area ratio (FAR), and other measures of building intensity, building height, size limitations, and use restrictions.
The prepared environmental review provides a limited examination of environmental effects for the proposed project, evaluating whether there are impacts that are peculiar to the project or the project site, impacts not analyzed as significant effects in the GPU EIR, potentially significant off-site or cumulative impacts not evaluated in the GPU EIR, or previously identified significant effects that are determined to have a more severe adverse impact than discussed in the GPU EIR. Moreover, the review analyzed impacts to aesthetics, agricultural and forestry resources, air quality, biological resources, cultural resources, energy consumption, site geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire risk.
Additionally, the review outlines implementation of applicable regulatory requirements and mitigation measures detailed in GPU EIR, related to the above-listed topics analyzed in the environmental review.
The environmental review concluded that the proposed project is consistent with buildout of the General Plan Update. Upon implementation of regulatory requirements and mitigation measures contained in the GPU related to air quality, cultural resources, geology and soils, and noise the proposed project would not have any specific effects, which are peculiar to the project or the project site. Moreover, there are no project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to aesthetics, agricultural and forestry resources, air quality, biological resources, cultural resources, energy consumption, site geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use and planning, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities and service systems, and wildfire risk, than anticipated by the GPU PEIR. Based on this analysis, a Notice of Exemption, Environmental Review No. 2023-109 will be filed for this project.
Section 4. The Specific Development No. 58 (SD-58) is hereby amended to read as follows:
SPECIFIC DEVELOPMENT PLAN NO. 58
Section 1 - Applicability of Ordinance
The specific development zoning district for the subject property, as authorized by Chapter 41, Division 26 Section 41593 et seq., of the Santa Ana Municipal Code (SAMC), is specifically subject to the standards and regulations contained in this plan for the express purpose of establishing land use City Council 28 – 17 8/6/2024
Ordinance No. NS-XXXX
regulations and standards. All other applicable chapters, articles, and sections of the SAMC Santa Ana Municipal Code are in full effect shall apply unless expressly waived or superseded by this ordinance regulations contained within this specific development.
Section 2 – Purpose
The Specific Development Plan Number 58 (SD-58) consisting of standards and regulations, is hereby established for the express purpose of protecting the health, safety, and general welfare of the people of the City by promoting and enhancing the value of properties and encouraging orderly development.
Lake Center Specific Development Plan SD-58 sets forth the development and design criteria for a development consisting of approximately 33 acres. The purpose of this Specific Development Plan is to permit flexibility in site planning and design in response to market conditions while assuring high quality development
Specific Development Plan Number SD-58 specifically establishes for the property the following:
• The permitted uses;
• Maximum authorized development densities;
• Anticipated phasing of onsite development
• Signage provisions; and
• Development standards for authorized uses, including building height limits, required setbacks, parking requirements, landscaping provisions and enforcement policies.
The EIR sets forth certain required mitigation measures specified on Exhibit I attached which are hereby incorporated as part of this Specific Development Plan No 58.
Objectives
The objectives of the Lake Center Specific Development Plan Specific Development Plan SD-58 include the provision of the following:
1. Landscaping that is appropriate to the level of development and sensitive to the surrounding community;
2. A visually harmonious development as viewed both internally and externally;
3. A circulation system that is responsive to the needs of both vehicular and pedestrian travel, particularly pedestrian safety across major arterials serving the subject site;
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Ordinance No. NS-XXXX
4. Development that is exclusive of heavy industrial or noxious fumes toxic or hazardous materials, except as permitted by the SAMC;
5. Flexibility in development in response to market conditions while achieving overall City and community goals;
6. Creation of new employment opportunities;
7. An integrated sign program that visually enhance the development and is harmonious with the adjacent environs.
7. Permitting certain uses consistent with the underlying General Plan Industrial land use designation within portions of the development;
8. Develop the site to enhance its economic viability, creating a range of employment opportunities and increasing municipal revenue, which contributes to the economic health of the City and the region;
9. Signage that visually enhances the development and is harmonious with the adjacent environs.
Section 3 – Uses Permitted
Professional and Business Offices
1. General offices providing personal and professional services including, without limit, employment agencies, medical insurance, real estate, travel, trade contractors, architects, engineers, finance, research and development, wherein high technology office use is coupled with minor assembly, research and/or warehousing and shipping, and other similar uses.
Commercial/Retail Uses
1. Commercial/retail uses including, but not limited to: service commercial uses such as banks and other financial institutions, delicatessens, food stores, newsstands, automobile support facilities providing services only within the parking structures such as auto detailing, health and exercise centers and other similar uses, day care centers, office and computer equipment, copy centers, postal centers, and other similar uses.
2. Restaurants, retail commercial, travel services, and other commercial uses incidental/accessing to office uses.
Uses permitted subject to conditional use permit.
1. Trade and professional schools.
2. Private recreational fields.
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Ordinance No. NS-XXXX
3. On the parcels illustrated on Figure 1, any use permitted in the M1 district either by right or subject to a conditional use permit, as listed in the SAMC, that is not listed in the Limited Light Industrial Uses section, above.
4. Any use subject to Section 41-199.4 of the SAMC.
5. Eating establishments exceeding 2,500 square feet in gross floor area.
Limited Light Industrial Uses
1. On the parcels illustrated on Figure 1 (the “Limited Light Industrial Parcels”), in addition to Professional and Business Offices and Commercial/Retail uses, the following Limited Light Industrial uses are permitted:
a. The compounding, processing, or treatment of raw or previously treated materials into a finished or semi-finished product, excluding those uses specified in sections 41-199.4 and 41-489.5 of the SAMC. b. The manufacture of products from raw or previously treated materials, excluding those uses specified in sections 41-199.4 and 41-489.5 of the SAMC.
c. The assembly of products from raw or previously treated materials, excluding those uses specified in section 41-489.5 of the SAMC. d. The packaging or distribution of previously prepared products or materials, excluding those uses specified in section 41-489.5 of the SAMC.
e. Wholesale establishments where the primary trade is business to business sale of products, supplies, and equipment.
f. Storage of previously prepared goods, products or materials for eventual distribution or sales where the goods, products or materials are the property of the owner or operator of the building or structure. g. Machine shop or other metal working shops.
h. Warehousing.
i. Research laboratories.
j. Movie, photography, musical or video production studios. k. Bulk products sales (twenty-five (25) cubic feet or greater) when such products are the primary sales activity.
l. Public utility structures.
m. Blueprinting, photoengraving, screen printing and other reproduction processes.
n. Eating establishments up to 2,500 square feet in gross floor area.
2. On the Limited Light Industrial Parcels, the following uses are permitted when ancillary to and physically integrated with any limited light industrial City Council 28 – 20 8/6/2024
Ordinance No. NS-XXXX
uses permitted in Section 1, above, or to any use permitted subject to a conditional use permit:
a. Cafes and eating establishments limited to use by employees of the uses specific in Section 1.
b. Administrative office use occupying up to thirty (30) per cent of the gross floor area.
c. Product sales or service uses occupying up to five (5) per cent of the gross floor area.
d. Daycare centers occupying up to thirty (30) per cent of the gross floor area; provided, however, that no combination of uses permitted by this section shall exceed thirty (30) per cent of the gross floor area. e. The outside storage of Class I and Class II liquids (as defined in the fire code of the City of Santa Ana) in above-ground fixed storage tanks when properly screened pursuant to section 41-622 of the SAMC, as it may be amended from time to time. As used herein, "tank" means a vessel containing more than sixty (60) gallons.
f. Enclosed storage where the goods, materials or supplies stored are the property of the owner or operator of the building or structure occupying up to thirty (30) per cent.
g. Caretakers quarters consistent with the requirements in section 41-479 of the SAMC.
Section 4 – Maximum Permitted Building Density/Intensity The maximum authorized building densities/intensities for the Specific Development Plan SD-58 Lake Center are as follows:
1. 400,890 square feet of existing and approved office and support commercial uses consistent with the site Master Plan.
2. 569,230 square feet of additional floor area, including a maximum of 325,044 square feet of limited Light Industrial uses on the Light Industrial Parcels. Parking structures and appurtenant uses are not included in the calculation of floor area. Figure 1 illustrates the locations of existing and proposed Master Plan of buildings.
3. Parking structures and appurtenant uses are not included in the calculation of floor area.
4. The precise timing of development, building sizes, and configuration are predicated on market conditions at the time of construction and are subject to change as market conditions change or as tenants become available.
Section 5 – Phasing
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Ordinance No. NS-XXXX
Phase Gross Floor Area (SQ. FT.) Year
1 Building #1 49,040 1990
2 Building #12 56,000 1990-1991
3 Building #11 104,190 1992
4 Building #17 40,000 1993
5 Building #10 160,000 1993
6 Building #9 160,000 1994-1995
Year of development, building size and configuration are predicted on market conditions at the time of construction and are subject to change as market conditions change or as tenants become available.
Section 5 6 - Signage
1. Except as set forth here in, aAll future on-site signs shall conform to Article XI, Subsections 41-850 through 41-1099 of the SAMC Santa Ana Municipal Code, in effect at the time of adoption of this ordinance.
2. On-site signs for the Professional and Business office uses and Commercial/Retail shall also be consistent with an approved sign program to be on file with the Santa Ana Planning Division.
3. Signage in the SD-58 area is subject to the SAMC and Planned Sign Program on file with the City. Modifications to sign development standards may be made administratively provided they do not exceed a twenty percent deviation for proposed freestanding and wall signs of dimensions for location, height, length, and sign face area. In considering a request for such administrative modification, health and safety and design compatibility of the proposed signage shall be taken into consideration.
Section 6 7 – Development Standards
Professional and Business Offices Commercial
1. Building Heights. All future on-site uses with the exception of limited light industrial uses on parcels illustrated on Figure 1 will be subject to a height limitation of 200 feet above ground level which is defined as a measurement from the elevation of the top slab of the first floor on-grade to the top of the structure. Limited light industrial uses on the parcels illustrated on Figure 1 will be subject to a height limitation of 55 feet above ground level, exclusive of any roof-mounted equipment.
2. Setbacks. A minimum of 15 feet setback shall be provided between proposed onsite uses and right of way boundaries for the following streets Lake Center Drive Susan Street Sunflower Avenue and MacArthur. A minimum ten foot setback will be provided for uses adjacent to internal roadways but such tenfoot setback shall not apply to drive aisles in parking lots.
3. Building Separation. Minimum building separation shall be governed by Uniform Building Code requirements except for parking structures which are City Council 28 – 22 8/6/2024
Ordinance No. NS-XXXX
not required to be separated from structures on separate parcels, and except for walkway covers connecting pedestrian access and atrium connections between buildings.
4. Site Coverage. All building setbacks as described in Section 6.2 above (Setbacks) above. Building setbacks shall be maintained for site coverage Site coverage for individual parcels or tracts shall be consistent with the approved precise plan provided that the setbacks described above are maintained.
5. Parking. Parking within the Lake Center Specific Development Plan SD-58 will be design to take advantage of the urban setting and balance of uses provided to attract companies contemplated by the Permitted Uses described in Section 3 above (Uses Permitted). This is represented by the mix of similar land uses located within close proximity to transportation facilities the properties governed by the SD-58 zoning. It is the intent of the applicant to provide parking facilities in the form of surface parking, parking structures above and, possibly, below grade or any combination thereof. The parking structures’ design shall be compatible with the surrounding land uses.
The site currently has 508 surface parking spaces and 861 spaces in parking structures. Future on-site buildings may be served by a mix of surface and structure parking (approximately 1,684 parking spaces in parking structures and 289 surface spaces). Future spaces will be provided on a phase-by-phase basis consistent with projected demand coinciding with the construction of the proposed buildings. At build out, projected total parking is anticipated to be 3,342 spaces in a combination of surface and structure parking. a. Location of Parking. Required off-street parking shall be provided. When parking is provided on a site of different ownership a recorded document shall be approved and filed with the City of Santa Ana Planning Division and signed by the owners of the parking site stipulating to the reservation of use of the site for said parking.
b. Joint Use of Parking. Two or more office or commercial uses may jointly develop and utilize required parking facilities if approved by the Planning Division. Parking requirements for each individual use may be reduced through City of Santa Ana (i.e. no compact stalls) as of the date of adoption with regard to surfacing, marking, grading, lighting, walls circulation, parking dimensions, and layout. Landscaping requirements will be in accordance with this Specific Development Plan. c. Off-Street Parking Plan/Site Plan. A parking plan will be submitted for all projects requiring more than ten parking spaces, unless off street parking facilities are already provided.
The required number of off street spaces may be reduced commensurate with the specific type of use and demonstrated hourly parking demand upon approval by the Zoning Administrator. For offCity Council 28 – 23 8/6/2024 Ordinance No. NS-XXXX
street parking plan areas which contain 500 or more parking spaces a twenty (20) percent reduction may be permitted for required off street parking subject to approval by the Zoning Administrator. This percentage is based upon representative factors for land use as provided by the Urban Land institute’s (ULI) shared parking study.
The required number of off-street spaces provided may be further modified contingent upon implementation of a transportation demand management plan for Lake Center and based upon the results of a verified transportation study, subject to approval by the Planning Division.
d. Number of Required Off-Street Spaces. The minimum number of offstreet parking spaces to be provided within the project area are as follows:
Medical and Dental. Six spaces for each doctor or one space for each 200 square feet of gross floor area, whichever is greater.
Professional and Business Offices. One space for each 333 1/3 square feet of gross floor area.
Restaurant. Restaurant parking shall be in accordance with the following:
Restaurants shall provide one parking space per 100 gross square feet of floor area.
Outdoor dining areas may be reduced to provide one space per 200 square feet of gross floor area.
Parking requirements may be waived for restaurants which primarily serve an onsite building or can be demonstrated to serve on-site users who will not drive to the site.
Commercial. One (1) space for each 200 square feet of gross floor area for any freestanding commercial space larger than 3,000 square feet. Parking requirements shall be waived for commercial and service uses which primarily serve an on-site building, or can be demonstrated to serve onsite users who will not drive to the site Trade and professional schools. One space for each 40 square feet of classroom area, plus one space for each 333 square feet of office floor area. A passenger loading and unloading zone shall be provided for each building used for instructional purposes.
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Ordinance No. NS-XXXX
Limited Light Industrial. One and one-quarter (1.25) spaces for each one thousand square feet of gross floor area.
6. Landscaping Standards. All areas not used for buildings parking or storage shall be landscaped using the following guidelines. All landscaped areas shall be irrigated using an automatic irrigation system. The project shall provide landscaping consistent with the existing landscape theme and existing improvements onsite. Plazas and courtyards shall provide a minimum of 30% of the area dedicated to such amenity in landscaping.
The design guidelines outlined herein form an integral element in achieving distinctive development character for the project area. As phases are implemented, landscape plans shall be approved which are consistent with and implement these concepts, and are consistent with existing improvements established by a Master Plan on file with the City Planning Division. Detailed landscaping plans shall be submitted to and be approved by the City of Santa Ana Planning Division prior to issuance of a building permit and installed prior to issuance of a certificate of Use and Occupancy.
a. Setback Areas. To create a unifying element surrounding the project area, a landscaped edge will be maintained adjacent to Lake Center Drive, Susan Street, Sunflower Avenue, MacArthur Boulevard and interior streets. This edge will contain formal tree plants with turf ground cover or shrubs below.
b. Side and Rear Yard Setback Area. All building setback areas shall be landscaped utilizing ground cover lawn and or shrub and tree materials consistent with existing improvements.
c. Parking Areas. In all areas where there is surface parking the following standards shall apply:
Setback - The width of the landscaped edge adjacent to parking areas shall be a minimum of ten feet from the interior rear and interior side yard property lines.
Trees - A landscape planter, not less than For parking areas that feature head-to-head parking spaces there shall be a minimum five feet by five feet raised planter, including the thickness of the raised curb installed between the head-to-head parking spaces shall be required consistent with existing improvements at a ratio of one (1) planter for each (4) four parking spaces on each side of the head-to-head row (see Figure 2 for a depiction of such planters). For purposes of clarification, for parking spaces that terminate at a curb (i.e. not head-to-head), no such planter shall be required. For every ten parking spaces that terminate in a curb, there shall be a landscape finger at least five feet (5’) wide, including the thickness of the raised curbs enclosing such planter, and each planter will require one 15 gallon size tree, 8 five gallon size shrubs and ground City Council 28 – 25 8/6/2024
Ordinance No. NS-XXXX
cover to serve as filler materials. Other organic or inorganic materials are not accepted for substitution for ground cover or turf.
7. Enforcement. The penal provisions and permit requirements set forth in Article VIII of the (SAMC) Santa Ana Municipal Code (effective as of the date of adoption of this Specific Development Plan) shall apply to all development within the Lake Center Specific Development Plan SD-58.
8. Perimeter Fencing. All perimeter fencing abutting a public street or private street shall be of decorative, “see-through” material, such as wrought-iron, but in no event shall such fencing be a chain-link material. Such fencing shall be setback at least ten feet (10’) from the public right-of-way (the “Public Setback”) with landscaping, as approved by the City per Section 6.6 (Landscape Standards) above, between the fencing and the public right-of-way. Provided, however, the Public Setback may be less than ten feet (10’) from the public right-of-way to accommodate code-required, accessible exits through such fencing. The portion of the perimeter fencing that is less than ten feet (10’) to accommodate such code-required, accessible exit shall not exceed a length of twenty feet (20’) as measured parallel to the right-of-way. Perimeter fencing along interior property lines, if any, shall comply with Section 11.8.1 of the City’s Industrial Design Guidelines. No perimeter fencing shall exceed seven (7) feet in height as measured from the adjacent grade without the prior authorization by the City.
Section 7 8 - Operational Standards
1. Conditions Covenants and Restrictions (CC & R’s) shall be provided which requires future tenants and property owners to participate in the required Transportation Demand Management Program and other mitigation measures as specified in the Environmental Impact Report, or prepared CEQA Exemption 15183 Environmental Documentation.
2. Each future structure(s) shall be required to demonstrate conformity with the applicable provisions of this Specific Development Plan SD-58 submit for Site Plan Review to ensure conformity with the Master Plan and certified Environmental Impact Report, or prepared CEQA Exemption 15183 Environmental Documentation, to provide the opportunity to apply conditions to ensure compliance.
3. Prior to issuance of a Building Permit dedicate curb returns and ultimate street right of ways on Lake Center Drive and Susan Street per the approved site plan.
3. Prior to issuance of a Utility Release complete the following:
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a) Comply with all mitigation measures applicable to the approved Site Plan and as set forth in the Draft EIR and as modified in the response to comments portion of the EIR.
b) Comply with the requirements of the Development Agreement, as applicable.
4. Any amendments and/or modifications to the project or site plan review approval per Development Project (DP) DP No. 2023-37, including modifications to approved materials, finishes, architecture, site plan, landscaping, and square footages must be submitted to the Planning Division for review. At that time, staff will determine if administrative relief is available, per the following:
a. Modifications up to ten-percent (10%) deviations shall be reviewed and approved by the City of Santa Ana’s Planning Manager.
b. Modifications up to twenty-percent (20%) deviations shall require a discretionary review and approval of a minor exception application by the City of Santa Ana’s Zoning Administrator, at a duly noticed public hearing, pursuant to all applicable requirements outlined in the SAMC. c. Modifications exceeding twenty-percent (20%) deviations shall require a discretionary review and approval by the City of Santa Ana’s Planning Commission, at a duly noticed public hearing, pursuant to all applicable requirements outlined in the SAMC.
5. Prior to the issuance of building permits for any building within the parcels illustrated on Figure 1 (the “Limited Light Industrial Parcels”), a detailed and comprehensive Landscape Plan shall be submitted to the Planning and Building Agency Executive Director or his/her designee for review and approval prior to the issuance of building permits.
a. The plan shall comply with the City's Water Efficient Landscape Ordinance (WELO) Chapter 41, Article XVI of the SAMC. The plan shall include an irrigation system layout with the location of controllers and points of connection with data on valve sizes and gallons per minute ( G.P.M.), the size and location of sleeves and all spray heads, including the location of conventional systems and drip systems; an irrigation legend with complete specifications; irrigation notes and construction details of all assemblies and components; a recommended irrigation schedule, preferably on an annual basis; and a summary block on the initial page of submitted plans that will present the above information clearly and accurately.
b. The plan shall include a Plant Legend containing: plant symbol, scientific name of plant material, common name of plant material, plant container size, and plant spacing. Very low, low and medium water usage plant materials are encouraged.
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c. The plan shall include details of site furnishings. Site furnishing should be compatible in style with the buildings and selected to bring comfort, scale and design expression to the streetscape. These must also be highly durable and easy to maintain. Planters and pots should be used to complement the project architecture and other site amenities; avoiding obstructions to pedestrian traffic flow with planters and pots. All elements of the furniture palette should be uniform.
d. Landscaping for the project shall be completed in phases by building and shall be installed and inspected prior to occupancy of units within that building. The Owner and/or maintenance association established by any relevant Conditions Covenants and Restrictions (CC & R’s) shall be responsible for maintaining all common area landscaping within the development.
6. Prior to issuance of a building permit for any buildings within any of the parcels illustrated on Figure 1 (the “Limited Light Industrial Parcels”), the property owner shall satisfy all site improvement requirements identified by the City’s Development Review Committee (DRC) as part of Development Project (DP) DP No. 2023-37, including but not limited to the following:
a. Implementing water and sewer requirements, if any, determined necessary as part of the Water Hydraulic Model Evaluation Study conducted by the City of Santa Ana.
7. Prior to issuance of a building permit for any buildings within any of the parcels illustrated on Figure 1 (the “Limited Light Industrial Parcels”), the property owner shall execute and record a Lot Merger Application to consolidate the lots at 3100 W. Lake Center Drive.
8. Prior to final occupancy of a business established within any of the parcels illustrated on Figure 1 (the “Limited Light Industrial Parcels”), a Property Maintenance Agreement must be executed between the City of Santa Ana and the Property Owner in a form reasonably satisfactory to the City Attorney. The Property Maintenance Agreement shall ensure that the Property and all improvements located thereupon are properly maintained. The maintenance agreement shall contain covenants, conditions and restrictions relating to the following:
a. Compliance with operational conditions applicable during any period(s) of construction or major repair (e.g., proper screening and securing of the construction site; implementation of proper erosion control, dust control and noise mitigation measure; adherence to approved project phasing etc.); b. Compliance with ongoing operational conditions, requirements and restrictions, as applicable (including but not limited to hours of operation, security requirements, the proper storage and disposal of trash and debris, enforcement of the parking management plan, and/or restrictions on certain uses); City Council 28 – 28 8/6/2024
Ordinance No. NS-XXXX
c. Ongoing compliance with approved design and construction parameters, signage parameters and restrictions as well as landscape designs, as applicable;
d. Ongoing maintenance, repair and upkeep of the property and all improvements located thereupon (including but not limited to controls on the proliferation of trash and debris about the property; the proper and timely removal of graffiti; the timely maintenance, repair and upkeep of damaged, vandalized and/or weathered buildings, structures and/or improvements; the timely maintenance, repair and upkeep of exterior paint, parking striping, lighting and irrigation fixtures, walls and fencing, publicly accessible bathrooms and bathroom fixtures, landscaping and related landscape improvements and the like, as applicable);
e. If Applicant and the owner of the property are different (e.g., if the Applicant is a tenant or licensee of the property or any portion thereof), both the Applicant and the owner of the property shall be signatories to the maintenance agreement and both shall be jointly and severally liable for compliance with its terms;
f. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in the property or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement; g. The maintenance agreement shall contain provisions relating to the enforcement of its conditions by the City and shall also contain provisions authorizing the City to recover costs and expenses which the City may incur arising out of any enforcement and/or remediation efforts which the City may undertake in order to cure any deficiency in maintenance, repair or upkeep or to enforce any restrictions or conditions upon the use of the property. The maintenance agreement shall further provide that any unreimbursed costs and/or expenses incurred by the City to cure a deficiency in maintenance or to enforce use restrictions shall become a lien upon the property in an amount equivalent to the actual costs and/or expense incurred by the City; and h. The execution of the maintenance agreement shall be a condition precedent to the Certificate of occupancy.
i. The maintenance agreement shall further provide that any party responsible for complying with its terms shall not assign its ownership interest in any real property illustrated on Figure 1 (the “Limited Light Industrial Parcels”), within the boundaries of Specific Development No. 58, or any interest in any lease, sublease, license or sublicense, unless the prospective assignee agrees in writing to assume all of the duties and obligations and responsibilities set forth under the maintenance agreement.
City Council 28 – 29 8/6/2024
Ordinance No. NS-XXXX
City Council 28 – 30 8/6/2024
Ordinance No. NS-XXXX
City Council 28 – 31 8/6/2024
Ordinance No. NS-XXXX
Section 5. If any section, subsection, sentence, clause, phrase or portion of this ordinance is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this ordinance. The City Council of the City of Santa Ana hereby declares that it would have adopted this ordinance and each section, subsection, sentence, clause, phrase or portion thereof irrespective of the fact that any one or more sections, subsections, sentences, clauses, phrases, or portions be declared invalid or unconstitutional.
Section 6. This Ordinance shall become effective thirty (30) days after its adoption.
Section 7. The Clerk of the Council shall certify the adoption of this ordinance and shall cause the same to be published as required by law.
ADOPTED this _______ day of ___________, 2024.
________________________________
Valerie Amezcua
Mayor
APPROVED AS TO FORM
Sonia R. Carvalho, City Attorney
By: _________________________
Jose Montoya
Assistant City Attorney
AYES: Councilmembers: __________________________________ NOES: Councilmembers: __________________________________ ABSTAIN: Councilmembers: _________________________________ NOT PRESENT: Councilmembers: _________________________________ City Council 28 – 32 8/6/2024
Ordinance No. NS-XXXX
CERTIFICATE OF ATTESTATION AND ORIGINALITY
I, ____________________, City Clerk, do hereby attest to and certify that the attached Ordinance No. NS-_______ to be the original ordinance adopted by the City Council of the City of Santa Ana on ___________________, 2024 and that said ordinance was published in accordance with the Charter of the City of Santa Ana.
Date: ______________________ ________________________________ Jennifer L. Hall
City Clerk
City of Santa Ana
City Council 28 – 33 8/6/2024
Ordinance No. NS-XXXX
Attachment 1
Consistent and Supportive General Plan Goals and Policies Land Use (LU) Element
Goal LU-2: Land Use Needs. Provide a balance of land uses that meet Santa Ana’s diverse needs.
The project is consistent with this General Plan Land Use Element goal, as the current allowable uses are not meeting the community's needs. Office space demand has declined and with this request, the ownership proposes to diversify and adapt to these needs by establishing additional land uses within the specific development area.
Goal LU-3: Compatibility of Uses. Preserve and improve the character and integrity of existing neighborhoods and districts.
Policy LU-3.4: Compatible Development. Ensure that the scale and massing of new development is compatible and harmonious with the surrounding built environment.
The project is consistent with these General Plan Land Use Element goals and policies, as the goal for the site is to develop high-quality industrial buildings that would revitalize the area and make off-site improvements to enhance the character of the surrounding neighborhood. Additionally, the proposed improvements would also feature reduced mass and scale, which would be more compatible with the surrounding area.
Goal LU-4: Complete Communities. Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration.
Policy LU-4.2: Public Realm: Maintain and improve the public realm through quality architecture, street trees, landscaping, and other pedestrian-friendly amenities.
The project is consistent with these General Plan Land Use Element goals and policies, which support sustainable improvements to the built environment, maintain, and improve public spaces through quality architecture, street trees, landscaping, and other pedestrian-friendly amenities. As the ownership of the properties would redevelop the site by providing high-quality development and extensive landscaping along West Lake Center Drive, culminating in a passive park for the community and visitors to the nearby field or church. These improvements would improve the public realm, include pedestrian friendly amenities and support the built out environment.
Urban Design (UD) Element
Goal UD-1: Physical Character. Improve the physical character and livability of the City to promote a sense of place, positive community image, and quality environment.
City Council 28 – 34 8/6/2024
Ordinance No. NS-XXXX
Policy UD-1.1: Design Quality: Ensure all developments feature high quality design, materials, finishes, and construction.
Policy UD-1.5: Attractive Public Spaces. Encourage community interaction through the development and enhancement of plazas, open space, people places, and pedestrian connections with the public realm.
The project is consistent with these General Plan Urban Design Element goals and policies as the goal for the site would be to develop with high-quality industrial buildings that would feature high-quality materials and finishes that would improve the physical character of the area. Additionally, the proposed passive park would create a space for community interaction and encourage community interaction and pedestrian connection to the public realm.
Economic Prosperity (EP) Element
Goal EP-1: Job Creation and Retention: Foster a dynamic local economy that provides and creates employment opportunities for all residents in the city.
Policy EP-1.1: Protect Industrial: Protect industrial uses that provide quality job opportunities, including middle-income jobs; provide for secondary employment and supporting uses; and maintain areas where smaller emerging industrial uses can locate in a multitenant setting.
Policy EP-1.2: Attract Business: Promote new and retain existing job-producing businesses that provide living-wage employment opportunities.
The project is consistent with these General Plan Economic Prosperity Element goals and policies, as the request would allow the ownership to transition from a land use that is not attracting businesses or jobs to one that would, thereby benefiting the city's economic prosperity. Furthermore, the request would reintroduce industrial land uses to a site previously rezoned to accommodate only office or commercial uses, which would support industrial land uses Citywide that would provide for employment opportunity.
City Council 28 – 35 8/6/2024
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WXXYZSNN[YYZVZY[X\[]ZX^_[`Vab`N][cde\Z\bcNY^bdfaX\bcNgf^^_cXhf\]dNiX`]NY^\cXY^_e\_jVWX`] ONO City Council 28 – 36 8/6/2024
ZOA-2024-01 for South Coast Technology Center
3100, 3110, 3120, 3130, and 3400 West Lake Center Drive Exhibit 3 – Site Photo
City Council 28 – 37 8/6/2024
ZOA-2024-01 for South Coast Technology Center
3100, 3110, 3120, 3130, and 3400 West Lake Center Drive
Exhibit 3 – Site photo
City Council 28 – 38 8/6/2024
130' 35' 333'-8"
135'
35'
361'-1" 40'
356'-8" 63'-4" 30'
10' 10'
10'
10'-5" 10'-4" 1-Grade Door 91'-1" FH FH FH FH FH FH FH FH FH FHFH 1-Grade Door 9-Dock High Doors CL
CL 1-Grade Door 1-Grade Door 1-Grade Door 11-Dock High Doors 7-Dock High Doors
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOW ABOVE 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL
WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL Building 1A Building 1B POTENTIAL DEMISE WALL Potential Mezzanie Area
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE OUTDOOR TRELLIS AREA Building 1 Building 2A
POTENTIAL DEMISE WALL Building 2B Potential Mezzanie Area Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW WINDOWS ABOVE
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE WINDOWS ABOVE
WINDOWS ABOVE Building 2
300'
114'-8" 76'-5" 72'-4"
157'-2"
54'
60'-3" 73'-11"
179'-8" 2-STORY STICK-FRAME / PLASTER SLOPED AND FLAT ROOF 1-SGTORY STICK-FRAME /
PLASTER
SLOPED AND FLAT ROOF 2-STORY CONCRETE TILT BUILDING FLAT ROOF 1-STORY
CONCRETE TILT BUILDING
FLAT ROOF
TEM PORARY TRAILER BUILDING 6-STORY STEEL FRAME BUILDING 2-STORY STICK-FRAME / PLASTER SLOPED AND FLAT ROOF 2-STORY CONCRETE TILT BUILDING FLAT ROOF 2-STORY CONCRETE TILT BUILDING FLAT ROOF 1-STORY
CONCRETE TILT BUILDING
FLAT ROOF
1-STORY
CONCRETE TILT BUILDING
FLAT ROOF
1-STORY
CONCRETE TILT BUILDING
FLAT ROOF
1-SGTORY STICK-FRAME /
PLASTER
SLOPED AND FLAT ROOF 1-SGTORY STICK-FRAME / PLASTER SLOPED AND FLAT ROOF 99'-4" 62'-7" 56'-1"
67'-4"
114'-9" 67'-1" 60' 66'-3" 367'-8" 241'-6" 60'
96' 336'-10"
84'-1" 135'
79'-6" 34'-8" LAKE CENTER DRIVE (Private)
SUSAN STREET LAKE CENTER DRIVE 40'-1" 25'-5"
142'-4" 208'-1"
108'-8" 104'-11"
109'-4"
15'-4"
136'-2"
29'-2" 10'-10" 21'-8"
29'-2" 40' 40'-2" 28'-1"
REFERENCE NORTH
TRUE NORTH SCALE: 1"=50' 0 26 50 100 200 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DA
R
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E
CATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 OVERALL FIRE ACCESS & ACCESSIBLE PATH OF TRAVEL SITE PLAN A-1.2 OVERALL FIRE ACCESS & ACCESSIBLE PATH OF TRAVEL SITE PLAN FH - FIRE HYDRANT (EXISTING) FIRE ACCESS ROAD · 20' WIDE· 20' INSIDE RADIUS· 42' OUTSIDE RADIUS ACCESSIBLE PATH OF TRAVEL
GATE 'N' GATE 'E' GATE 'G' GATE 'C' GATE 'D' GATE 'O'
GATE 'R'
GATE 'S' VEHICULAR GATE REQUIRES FIRE KNOX BOX @ LOCATIONS NOTED AS 'GATE' BLUE FONT.
GATE 'B' 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal A
A
GATE 'F' GATE 'L' GATE 'H'
GATE 'I' GATE 'P' GATE 'T'
GATE 'J'
GATE 'K' GATE 'M' GATE 'A' E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:26 PM, AutoCAD PDF (General Documentation).pc3
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOW ABOVE 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL Building 1A Building 1B POTENTIAL DEMISE WALL Potential Mezzanie Area
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE OUTDOOR TRELLIS AREA Building 1 Building 2A
POTENTIAL DEMISE WALL Building 2B Potential Mezzanie Area Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW WINDOWS ABOVE
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE WINDOWS ABOVE
WINDOWS ABOVE Building 2 LAKE CENTER DRIVE (Private)
SUSAN STREET LAKE CENTER DRIVE 11'-6" 16'
40' 16'40'
16' 40'
16' 40'
16' 40' 40'
16'
12'
typ. 15' typ. STAGING AREA STAGING AREA STAGING AREA STAGING AREA
STAGING
AREA
STAGING
AREA R42' R42' R42' 11'-6" 11'-6" 11'-6"
11'-6" R42'
R42' R42' R42'
11'-6"
11'-6"
11'-6"
REFERENCE NORTH
TRUE NORTH SCALE: 1"=50' 0 26 50 100 200 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 OVERALL TRASH COLLECTION SITE PLAN A-1.3 OVERALL TRASH COLLECTION SITE PLAN TRASH VEHICULAR CIRCLATION PATH TYPICAL TRASH ENCLOSURE 1-BIN FOR TRASH 1-BIN FOR RECYCLING 1-BIN FOR FOOD WASTE TYPICAL TRASH ENCLOSURE 1-BIN FOR TRASH 1-BIN FOR RECYCLING 1-BIN FOR FOOD WASTE TYPICAL TRASH ENCLOSURE 1-BIN FOR TRASH 1-BIN FOR RECYCLING 1-BIN FOR FOOD WASTE · Depict and note the exact location(s) of the trash, recycling, and food waste receptacles. · The project shall comply with all requirements specified in SAMC Sec. 16-34. · Minimum 40' x 16' wide staging area shall be available on service days from 6 a.m. to 6 p.m. · Minimum vertical clearance of 25' at the staging area for bin service clearance. · Minimum 13' vertical clearance for scout truck. · Per CALGreen, all commercial establishments must have adequate space in trash enclosures for three waste streams - trash, recycling, and food waste. Food waste service is offered in 2-yard bins. · All staging areas are to be onsite. No street staging is permitted. · 42' on a 90-degree turn radius · All driveway and staging areas must be able to sustain a minimum gross weight of 60,000 lbs. per vehicle. · Maximum size of bin shall be 4 cubic yards. · Depict the trash trucks' turning radius at all proposed internal corners. · Provide complete circulation for trash trucks, backing up into the streets is not allowed for safety reasons. NOTES CITY TRASH COLLECTION INFORMATION: E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:32 PM, AutoCAD PDF (General Documentation).pc3 2EVC 10
9 2H 1H 1HEV 1HVEV
2 10 37
9 9 10 10 1HV 1HVEV 5H 1HEV
3 9EV 22 10 12
8 10
6 10
7 8
6 85' 5'-2" 9'-4" 51'
9 23'-11" 374'
100'-7" 7'-11"
84'-1" 76'-6" 5' 18' 35'
96' 10' 367'-8"
336'-10" 66'-3" 60' 30' 12'-4" 241'-6" 10'-1" 18'
11'-2"
10' 18' 18'
56'-10" 30'-8" 9' 27'-10" 9' 8' 9' 9' 5' 76'-6" 9'
85' 5' 51' 29'-11" 17'
40'-1" 27'-8" 48' 5'
85' 5' 76'-6" 85' 27'
5' 59'-6"
5'
9'-11" 76'-6" 22'-11" 10'-3"
23'
10'-10"
8'-3" 6'-8" 18' 10'-2"
9'-11" 269'-4"
10' 5' 68'
10' 10'-5" 10'
18' 18' 12'-8"
18' 29'-1"
18' 18' 23' 23'
5'
34'-5"
59'-6"
35'
26'-1" 7'-3" 5' 85' 102' 5' 85'
45'-1"
79'-6"
102' 18'-2" 5' 5' 8' 9' 9'
35'
9' 9'
130'
361'-1" 15'-1" 23'
9'-11"
18' 18'
23' 18' 15'-2" FH FH FH
R25'
R25'
R25'
R25'
R25'
R25' 61' 8' 9' 9' 5' 9'
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOW ABOVE 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL
WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL Building 2A POTENTIAL DEMISE WALL Building 2B Potential Mezzanie Area Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW WINDOWS ABOVE
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
WINDOWS ABOVE
WINDOWS ABOVE Building 2 1HV 2H 8' 27'-10" 9'
18' 42'-6"
9' 5' 9' 9' 5' 9' LAKE CENTER DRIVE (Private)
SUSAN STREET
19'-10" 35'-8" 40'-1"
7 7
5 5 59'-6" 5' 42'-5" 5' 59'-6" 5' 68' 5EV 9' 9'
2'
2'
2' 2' 2'
2' 2'
10'
12' 16'
18' 2'
135' 10'
16' 8' 8'
8'
32'
24' 22' 30' 30' 22' 95'-1" 25'
25'
15' 15'
25'
8'-6"
typ.
u.n.o.
33' 40'-1" 63'-5" 8' 12'
5'
5'
710
8 9 7 35'
85' 85' 76'-6" 59'-6" 24'-6" 43'
5' 40' 68' 59'-6" 20'-3"
5'-8"
11'-6"
7 6'-3" 231'-8"
154'-5" 172' 1HV 1H 5EV 9'-5"
3 91'-1"
10'
3'-6"
8'-4"
9' 8' 9' 25'-6" 1HV 1H 10'-6"
30' 8' 13'-3" 2'23' 18' 15'-3"
12'-9" 10'-4" 13'-1" 2'
11'-8"
44'-3"
40'-8"
61'-4"
60'-1"
68'-9"
40'-3"
REFERENCE NORTH
TRUE NORTH NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DA
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E
CATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 SCALE: 1"=30' 0 15 30 60 120 BUILDINGS 2 & 3 ENLARGED SITE PLAN A-1.5 BUILDINGS 2 & 3 ENLARGED SITE PLAN NEW ROLL'G WROUGHT IRON GATES W/ GATE CONTROLLER NEW BIKE RACKS SEE TABULATIONS FOR QUANTITIES NEW WROUGHT IRON FENCE, 8'-0" HIGH, SEE NEW MONUMENT SIGN NEW CONCRETE TILT UP SCREEN WALL, 8'-0" HIGH, SEE NEW WROUGHT IRON MAN GATE TRUCK DRIVE ENTRY WROUGHT IRON GATES TO REMAIN OPEN DURING BUSNESS HOURS VISITOR DRIVE ENTRY NEW ROLL'G WROUGHT IRON (CURVED SPIKE) GATES W/ GATE CONTROLLER NEW LANDSCAPE AREA WITHIN PROPERTY NEW CONCRETE TRUCK RAMP W/ CONCRETE TILT-UP, HANDRAILS NEW STAIRS W/ CONCRETE TILT-UP HANDRAILS NEW ACCESSIBLE RAMP W/ CONCRETE TILT-UP HANDRAILS KEYNOTES - NEW SITE CONDITIONS NEW PROPERTY LINE NEW CURB NEW CONCRETE WALKWAY NEW ACCESSIBLE PATH OF TRAVEL RAMP NEW DRIVE ENTRY APPROACH NEW ACCESSIBLE PATH OF TRAVEL PAINTED STRIPING 16N 7N1N2N3N4N5N6N NEW PARKING AISLE AND PARKING SPACE PAVING NEW CONCRETE SLAB AREA NEW SITE LIGHTING FIXTURE, WITH GLARE SHIELDS TO AVOID LIGHT INTRUSION ONTO OTHER PROPERTIES NEW 8'-0' HIGH TRASH ENCLOSURE CONCRETE TILT-UP WALL; SWINGING GATES & ROOF, SEE - NEW TRANSFORMER NEW CONCRETE WHEEL STOP NEW CONCRETE OUTDOOR PATIO AREA -BLDG. 1 = 1,210 SF -BLDG. 2 = 707 SF -BLDG. 3 = 895 SF 15N 12N 11N 14N 8N9N10N 17N 18N 19N 20N 21N 23N 24N 13N 25N 26N 27N 28N NEW 15'x15' SIGHT TRIANGLE AT VEHICULAR ACCESS DRIVES. NEW 25' X25' DEDICATION FOR PUBLIC STREET PURPOSES AT STREET CORNERS NEW PARKING LOT LIGHT POLES TO BE CONTEMPORARY AND COMPATIBLE WITH ARCHITECTURE OF THE BUILDING NEW FIRE HYDRANT 30N 29N 31N 32N EXIST. CENTER LINE OF EXISTING STREET EXIST. PUBLIC CURB EXIST. PUBLIC SIDEWALK TO REMAIN EXIST. PROPERTY LINE EXIST. FIRE HYDRANT EXIST. PROPERTY LINE TO BE RELOCATED EXIST. STREET LIGHTING EXIST. DRIVE ENTRY EXIST. RAIL ROAD TRACK 1E2E3E4E5E6E -BLDG. 3 = 895 SF KEYNOTES - EXIST. SITE CONDITIONS 8E 7E 9E PARKING LEGEND: STANDARD PARKING SPACE NUMBER ACCESSIBLE PARKING SPACE NUMBER VAN ACCESSIBLE PARKING SPACE NUMBER EV CHARGING STATION SPACE NUMBER - WIRED ACCESSIBLE-EV CHARGING STATION SPACE NUMBER - WIRED VAN ACCESSIBLE-EV CHARGING STATION SPACE NUMBER -WIRED 11H1HV 1EV 1HEV 1HVEV NEW ROLL'G WROUGHT IRON GATES W/ GATE CONTROLLER NEW BIKE RACKS SEE TABULATIONS FOR QUANTITIES NEW WROUGHT IRON FENCE, 8'-0" HIGH, SEE NEW MONUMENT SIGN NEW CONCRETE TILT UP SCREEN WALL, 8'-0" HIGH, SEE NEW WROUGHT IRON MAN GATE TRUCK DRIVE ENTRY WROUGHT IRON GATES TO REMAIN OPEN DURING BUSNESS HOURS VISITOR DRIVE ENTRY NEW ROLL'G WROUGHT IRON (CURVED SPIKE) GATES W/ GATE CONTROLLER NEW LANDSCAPE AREA WITHIN PROPERTY NEW CONCRETE TRUCK RAMP W/ CONCRETE TILT-UP, HANDRAILS NEW STAIRS W/ CONCRETE TILT-UP HANDRAILS NEW ACCESSIBLE RAMP W/ CONCRETE TILT-UP HANDRAILS KEYNOTES - NEW SITE CONDITIONS NEW PROPERTY LINE NEW CURB NEW CONCRETE WALKWAY NEW ACCESSIBLE PATH OF TRAVEL RAMP NEW DRIVE ENTRY APPROACH NEW ACCESSIBLE PATH OF TRAVEL PAINTED STRIPING 16N 7N1N2N3N4N5N6N NEW PARKING AISLE AND PARKING SPACE PAVING NEW CONCRETE SLAB AREA NEW SITE LIGHTING FIXTURE, WITH GLARE SHIELDS TO AVOID LIGHT INTRUSION ONTO OTHER PROPERTIES NEW 8'-0' HIGH TRASH ENCLOSURE CONCRETE TILT-UP WALL; SWINGING GATES & ROOF, SEE - NEW TRANSFORMER NEW CONCRETE WHEEL STOP NEW CONCRETE OUTDOOR PATIO AREA -BLDG. 1 = 1,210 SF -BLDG. 2 = 707 SF -BLDG. 3 = 895 SF 15N 12N 11N 14N 8N9N10N 17N 18N 19N 20N 21N 23N 24N 13N 25N 26N 27N 28N NEW 15'x15' SIGHT TRIANGLE AT VEHICULAR ACCESS DRIVES. NEW 25' X25' DEDICATION FOR PUBLIC STREET PURPOSES AT STREET CORNERS NEW PARKING LOT LIGHT POLES TO BE CONTEMPORARY AND COMPATIBLE WITH ARCHITECTURE OF THE BUILDING NEW FIRE HYDRANT 30N 29N 31N 32N EXIST. CENTER LINE OF EXISTING STREET EXIST. PUBLIC CURB EXIST. PUBLIC SIDEWALK TO REMAIN EXIST. PROPERTY LINE EXIST. FIRE HYDRANT EXIST. PROPERTY LINE TO BE RELOCATED EXIST. STREET LIGHTING EXIST. DRIVE ENTRY EXIST. RAIL ROAD TRACK 1E2E3E4E5E6E -BLDG. 3 = 895 SF KEYNOTES - EXIST. SITE CONDITIONS 8E 7E 9E NEW ROLL'G WROUGHT IRON GATES W/ GATE CONTROLLER NEW BIKE RACKS SEE TABULATIONS FOR QUANTITIES NEW WROUGHT IRON FENCE, 8'-0" HIGH, SEE NEW MONUMENT SIGN NEW CONCRETE TILT UP SCREEN WALL, 8'-0" HIGH, SEE NEW WROUGHT IRON MAN GATE TRUCK DRIVE ENTRY WROUGHT IRON GATES TO REMAIN OPEN DURING BUSNESS HOURS VISITOR DRIVE ENTRY NEW ROLL'G WROUGHT IRON (CURVED SPIKE) GATES W/ GATE CONTROLLER NEW LANDSCAPE AREA WITHIN PROPERTY NEW CONCRETE TRUCK RAMP W/ CONCRETE TILT-UP, HANDRAILS NEW STAIRS W/ CONCRETE TILT-UP HANDRAILS NEW ACCESSIBLE RAMP W/ CONCRETE TILT-UP HANDRAILS KEYNOTES - NEW SITE CONDITIONS NEW PROPERTY LINE NEW CURB NEW CONCRETE WALKWAY NEW ACCESSIBLE PATH OF TRAVEL RAMP NEW DRIVE ENTRY APPROACH NEW ACCESSIBLE PATH OF TRAVEL PAINTED STRIPING 16N 7N1N2N3N4N5N6N NEW PARKING AISLE AND PARKING SPACE PAVING NEW CONCRETE SLAB AREA NEW SITE LIGHTING FIXTURE, WITH GLARE SHIELDS TO AVOID LIGHT INTRUSION ONTO OTHER PROPERTIES NEW 8'-0' HIGH TRASH ENCLOSURE CONCRETE TILT-UP WALL; SWINGING GATES & ROOF, SEE - NEW TRANSFORMER NEW CONCRETE WHEEL STOP NEW CONCRETE OUTDOOR PATIO AREA -BLDG. 1 = 1,210 SF -BLDG. 2 = 707 SF -BLDG. 3 = 895 SF 15N 12N 11N 14N 8N9N10N 17N 18N 19N 20N 21N 23N 24N 13N 25N 26N 27N 28N NEW 15'x15' SIGHT TRIANGLE AT VEHICULAR ACCESS DRIVES. NEW 25' X25' DEDICATION FOR PUBLIC STREET PURPOSES AT STREET CORNERS NEW PARKING LOT LIGHT POLES TO BE CONTEMPORARY AND COMPATIBLE WITH ARCHITECTURE OF THE BUILDING NEW FIRE HYDRANT 30N 29N 31N 32N EXIST. CENTER LINE OF EXISTING STREET EXIST. PUBLIC CURB EXIST. PUBLIC SIDEWALK TO REMAIN EXIST. PROPERTY LINE EXIST. FIRE HYDRANT EXIST. PROPERTY LINE TO BE RELOCATED EXIST. STREET LIGHTING EXIST. DRIVE ENTRY EXIST. RAIL ROAD TRACK 1E2E3E4E5E6E -BLDG. 3 = 895 SF KEYNOTES - EXIST. SITE CONDITIONS 8E 7E 9E E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:39 PM, AutoCAD PDF (General Documentation).pc3 FH
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE
RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE
RATED WALL
3-HOUR FIRE RATED WALL WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL 40' R40' R40' R40' R60' R40' R60' R60' R60' R60' 60'-5"R60' R60' R60'
REFERENCE NORTH
TRUE NORTH NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 SCALE: 1/16"=1'-0" 0 8 16 32 64 BUILDING 2 SITE PLAN - 60' & 40' YARDS A-1.5A BUILDING 3 SITE PLAN - - 60' & 40' YARDS E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:47 PM, AutoCAD PDF (General Documentation).pc3
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOW ABOVE 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL Building 1A Building 1B POTENTIAL DEMISE WALL Potential Mezzanie Area
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE OUTDOOR TRELLIS AREA Building 1 WAREHOUSE AREA - 107,230 s.f. OCCUP. TYPE - S1 OCCUP. LOAD - 215 MAX. TRAVEL DIST. - 250'-0" (500 s.f.) 2 EXIT REQ. Building 2A POTENTIAL DEMISE WALL Building 2B Potential Mezzanie Area Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW WINDOWS ABOVE
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
WINDOWS ABOVE
WINDOWS ABOVE Building 2 LAKE CENTER DRIVE (Private)
SUSAN STREET LAKE CENTER DRIVE
REFERENCE NORTH
TRUE NORTH SCALE: 1"=50' 0 26 50 100 200 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 A-1.6 OVERALL WB-67 TRUCK ACCESS- IN SITE PLAN OVERALL WB-67 TRUCK ACCESS-IN SITE PLAN NOTE: MOST DIFFICULT/ WORSE CASE SCENARIO SHOWN FOR TRUCK PATH IN. FOR ALL OTHER DOCK POSITIONS, THE TRUCK PATH IN, ONLY BECOMES EASIER E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:50 PM, AutoCAD PDF (General Documentation).pc3
WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE
WINDOW ABOVE WINDOW ABOVE Building 3 Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOW ABOVE 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL 3-HOUR FIRE RATED WALL NOT LESS THAN 3-HOUR PROTECTED OPENINGS
WINDOW ABOVE
3-HOUR FIRE RATED WALL
3-HOUR FIRE RATED WALL WINDOW ABOVE FAUX WINDOW AT MEZZ. LEVEL WALL WILL STILL BE 3-HOUR FIRE RATED WALL Building 1A Building 1B POTENTIAL DEMISE WALL Potential Mezzanie Area
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW
WINDOW ABOVE
KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE KNOCK-OUT PANEL BELOW WINDOW ABOVE WINDOW ABOVE OUTDOOR TRELLIS AREA Building 1 Building 2A
POTENTIAL DEMISE WALL Building 2B Potential Mezzanie Area Potential Mezzanie Area WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW WINDOWS ABOVE KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW WINDOWS ABOVE
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
KNOCK-OUT PANELS BELOW
WINDOWS ABOVE
WINDOWS ABOVE
WINDOWS ABOVE Building 2 LAKE CENTER DRIVE (Private)
SUSAN STREET LAKE CENTER DRIVE
REFERENCE NORTH
TRUE NORTH SCALE: 1"=50' 0 26 50 100 200 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 OVERALL WB-67 TRUCK ACCESS-OUT SITE PLAN A-1.7 OVERALL WB-67 TRUCK ACCESS- OUT SITE PLAN NOTE: MOST DIFFICULT/ WORSE CASE SCENARIO SHOWN FOR TRUCK PATH OUT. FOR ALL OTHER DOCK POSITIONS, THE TRUCK PATH OUT, ONLY BECOMES EASIER E:\Projects-DRA\22000\22020\Autocad-Design\Site\22020_site_55.dwg, 4/22/2024 3:08:55 PM, AutoCAD PDF (General Documentation).pc3
RESERVED
LOADING ZONE ONLY
RESERVED
OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY
OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKINGONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY
CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY OC 405 PARKING
ONLY
OC 405 PARKING
ONLY NO PARKING NO PARKING
NO PARKING
NO PARKING ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~ ~POND~ ~POND~ ~POND~ ~POND~ UNITED HEALTH GROUP BUILDING 3110 W LAKE CENTER DR SANTA ANA, CA 92704 OC 405 PARTNERS JOIN VENTURE BUILDING
3100 W LAKE CENTER DR, SANTA ANA, CA 92704 ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~SW~
~SW~
~SW~
~SW~
43 43 43 43
43 43
43 43 4241 40
39 38
43 38 37
37 38
39 40
41 42
43 43
37 36
36 36
37 37
37 37
37 37
38 38
38 38
38 37
37 37
38 37 PARKING STRUCTURE PARKING STRUCTURE ~9.5' HIGH~ PARKING STRUCTURE ~9.5 HIGH POND WITH FOUNTAIN FEATURES CARPOOL CARPOOL 37 37 EL BOX HEAVILY SHRUBBED ENTINTY W FABRIC FENCING CMU WALL ENCLOSURE ~6' TALL CMU WALL ENCLOSURE ~9' TALL CONC WALL ENCLOSURE ~5.75' TALL 37.11 RIM SSMH 37.18 RIM SDMH 36.96 RIM WV (2) 37.10 RIM WV 37.22 RIM CATCHBASIN 36.95 FL CATCHBASIN 36.53 FL SDMH 37.32 RIM SDMH 37.48 RIM WV 36.93 RIM WV 36.77 RIM SSMH 37.02 RIM SDMH 36.33 RIM WV 36.59 RIM WV 36.35 RIM WV 36.29 RIMWV 36.44 RIM SDMH 36.73 RIMTELE MH 35.52 RIM SDMH 35.98 RIM WV 37.07 RIMWV 36.21 RIM SDMH 36.41 RIM CATCHBASIN 36.12 FL TRANSFORMER AND PULLBOX TRANSFORMER AND PULLBOX FH LP LP FH LP SIGN CONC WALL ~3' TALL UT RISER OPENINGSIGN EL SF EV CHARG STA (TYP 3) LPLP FH FH LPLP EL SF W SF BFP FHWM BIKE RACK SIGN LP SIGN UT VLT UKNWM LP UT VLT UKN WM LP METAL GRATE EL VLT SIGN UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND EL PB FDC PIV EL PB LIGHT TYP (2) EL SFW/IRR VALVE SYS SIGN W/IRR VALVE SYS W/IRR VALVE SYS TRENCH DRAIN SIGN TYP (5) EL PB COMM PB ICV SIGN ICVICVICV SIGN ICV SIGN PIV UT OUTLET FDC TELEPHONE FEATURE UT VLT UKN SIGN TYP (4) ICV ICV (2) FH SIGN ICV CONC PED 10"Ø LP LP SIGN LP CONC PED 10"Ø FIRE EXTINGUISHER BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) FIRE HOSE BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) LP LP FIRE EXTINGUISHER BOL TYP (2) HOSE SF BOL TYP (4) EL OUTLET EL BOX IRR BOX EL SF W RISER VALVE EL SF CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø TYP (3) CONC PED 10"Ø LP LP LP WHEELSTOP CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (2) ICV CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (8) DRAIN TO POND (2) DRAIN TO POND (2) DRAIN TO POND(2) DRAIN TO POND DRAIN TO POND DRAIN TO PONDDRAIN TO POND (2) POND WATER FEATURE TYP (3) SDMH 37.12 RIM SDMH 35.75 RIM CATCHBASIN LP 35.20 FL CATCHBASIN 36.59 FL EL PB CONC SCAB-ON CURB RAMP SCAB-ON CURB RAMP SCAB-ON CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP 39.00 TC 38.45 EG 37.92 FL 37.74 TC 37.19 EG 37.07 FL 37.26 TC 37.19 EG 37.40 TC 36.98 FS 37.37 TC 37.37 EG 37.27 FL 37.69 TC 37.36 FS 37.67 EC 37.83 EC 38.03 EC 38.02 EC 37.67 EC 38.22 TC 37.95 FS 37.10 TC 36.78 FS 36.78 TC 36.52 FS 37.19 TC 36.81 FS 38.29 TC 37.86 FS 37.17 TC 36.76 EG 36.68 FL 37.11 TC 36.58 FS 36.94 TC 36.78 FS 37.11 TC 36.87 FS 37.30 TC 36.84 EG 36.78 FL 37.43 TC 36.98 EG/FL 37.90 EC 37.84 EC 37.60 EC 37.47 EC 37.04 EC LP GUTTER DRAIN ~33.4 RIM ~32.77 FL ~27.13 INV IN NW ~26.5 INV OUT E TRENCH DRAIN CONC PED 10"Ø CONC PED 10"Ø FIRE EXTINGUISHER BOL (2) RECORD SD MH ~37.3 RIM ~28.2 INV IN N ~27.88 INV IN W ~27.61 INV IN S ~27.1 INV OUT E 64' 32' 8' 24' 5.7' WIDE SIDEWALK 5.4' WIDE SIDEWALK (38.39) FS (37.80) FS (37.57) FS (37.99) FS(37.77) FS (37.57) FS (37.34) FS (36.91) EG (37.93) FS (36.65) FS 35.68 FS 36.50 TC 36.00 FS (38.12) FS BUILDING 3 39.00± FF
LAKE CENTER DR
(PRIVATE) 39.00 FF39.00 FF 39.00 FF 39.00 FS 39.00 FS 39.00FF39.00FF 39.00FF 39.00FF 39.00FF 39.00FF 39.00 FF 35.00 FS 39.00 FF 35.00 FS 36.20 FS 37.00 FS 35.30 TC 34.80 FS 2% 4.0% 38.80 TC 38.30 FS (37.63) FS
1.5% 38.80 TC 38.30 FS 38.80 TC 38.30 FS
1.5% 38.03 FS 38.30 FS/TC 38.30 FS/TC 38.03 FS 1.5% 3.6%39.50 TC 39.00 FS 2% 36.00 TC 35.50 FS 37.40 FS 34.00 TC 33.50 FS 34.50 TC 34.00 FS 38.15 TC 37.65 FS 38.80 TC 38.30 FS 38.80 TC 38.30 FS
0.5%
0.5% 36.55 FS
R
R
R
R
R
1.8%
1.8%
2% 2% 2
2 2
2 4
4 2
2 2
2 2
2 2
4 4
4 2
2 2
2 9
9 1
7 11
6 6
6 6
6 6 6
6 6 6 6
6 6 6
6 6
7 5
5 5
9 9 9 9 9
9 9
9 5
5 5 5
5 5
5 5
5 5
5 9
3 3
3 3
3 3 3
3 3
3 3
3 3
3 3
3 3.0%
3.0% 36.50 TC 36.00 FS 10 10 1.5%1.5% 37.65 TC/FS 39.00FF 4% 38.80 TC 38.30 FS (36.26) FS(37.30)FS 2.1%
0.5% 1010
7 7 10 ~(35.00)FG
~(33.00)FG (34.88)FS (35.32)FS
1 INSTALL CONCRETE DRIVEWAY. 2 INSTALL AC PAVEMENT. 3 INSTALL PEDESTRIAN PCC PAVEMENT. 4 INSTALL VEHICULAR PCC PAVEMENT. 5 INSTALL 6" CURB. 6 INSTALL BIORETENTION WITH UNDERDRAIN BMP (BIO-1) OR EQUIVALENTLY SIZED FLOW BASED PROPRIETY BIOTREATMENT DEVICE. 7 INSTALL ADA COMPLIANT CURB RAMP WITH TRUNCATED DOMES. 8 INSTALL ADA RAMP WITH HAND RAILS. 9 INSTALL CURB AND GUTTER. INCLUDE CURB CUTS WHERE NECESSARY FOR BMP CONNECTION. 10 INSTALL CONCRETE RIBBON GUTTER. 11 INSTALL STAIR WITH 6" RISER AND RAILING. CONSTRUCTION NOTES 1. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT). 2. PRIOR TO THE ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY, THE APPLICANT IS TO 1) SUBMIT AND HAVE APPROVED DESIGN PLAN FOR THE CONSTRUCTION/RELOCATION OF ANY PUBLIC UTILITIES (I.E. WATER, FIRE, SEWER, STORM, ETC.), 2) OBTAIN A STREET WORK
PERMIT, 3) CONSTRUCT ALL
AFOREMENTIONED IMPROVEMENTS, AND 4) HAVE THE IMPROVEMENTS ACCEPTED BY THE CITY ENGINEER AND /OR HIS REPRESENTATIVE PRIOR TO THE ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY, UNLESS RELEASE IS APPROVED BY CITY OF SANTA ANA VIA OTHER MEANS. 3. PENDING FINAL DESIGN, CROSS-LOT DRAINAGE WILL REQUIRE THE RECORDING OF A COVENANT AND/OR CROSS-LOT RECIPROCAL DRAINAGE EASEMENT, REVIEWED AND APPROVED BY THE CITY OF SANTA ANA. 4. ALL TRAFFIC IMPROVEMENTS WILL BE COMPLETED PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCPANCY. GENERAL NOTES NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 MI CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 JB2024-04-23 DA
R
CRHIT
E
CATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal 2024-04-23 Slip Sheet Changes for Bldg. 3 MATCHLINE - SEE SHEET C-3.2 1" = 20' 20 10 0 20 MAP LEGEND:BMP AREA FLOW DIRECTION RIDGE LINE JOIN LINE GRADING PLAN C-3.3 R
04/22/2024
COMPACT COMPACT COMPACT ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~SW~ ~SW~ ~SW~ ~SW~ ~SW~ ~SW~ ~SW~ ~POND~ ~POND~ ~POND~ 35 35 36 37 38 38
36 37
37 37
38 38
37 37
37 34 CMU WALL 4.2' TALL WV 34.43 RIM WV 34.41 RIM CATCHBASIN 33.80 FL SDMH 34.54 RIM CATCHBASIN 34.13 FL SDMH 34.66 RIM TELE MH 34.77 RIM SSMH 37.13 RIM WV 37.08 RIM WV 37.17 RIM WV 37.95 RIM WV 37.11 RIM WV (2) 37.21 RIM SDMH 37.40 RIM SSMH 37.47 RIM CATCHBASIN 36.95 FL CATCHBASIN 36.53 FL SDMH 37.32 RIM SDMH 37.48 RIM SDMH 37.37 RIM FH UT CAN LP TELE MH 37.78 RIM TELE MH LP FH 37.84 RIM SIGN SIGN LP SIGN EL PB UT VLT EL PB LP TELE PB SIGN LP LP EL VLT LIGHT FEAT (TYP 2) SIGN SIGN ICV LP EL VLT SIGN CONC PED 10"Ø TYP(12) UT LINE OBSCURED BY POND (2) UT FEATURE OBSCURED BY POND EL PB PIPE W/IRR VALVE SYS TRENCH DRAIN DRAIN TO POND (2) DRAIN TO POND (2) DRAIN TO POND(2) DRAIN TO POND PARALLEL CURB RAMP PARALLEL CURB RAMP PERPENDICULAR CURB RAMP PARALLEL CURB RAMP 37.15 FL 37.99 TC 37.71 FS 37.96 TC 37.67 FS 34.72 TC 34.31 EG 34.14 FL 34.50 TC 33.94 EG 34.65 TC 34.25 EG 34.16 FL 34.59 TC 34.18 EG 35.24 TC 34.69 EG 34.59 FL 36.58 TC 36.21 EG 36.05 FL 37.09 TC 36.62 EG 36.53 FL 37.80 TC 37.30 EG/FL 37.89 TC 37.50 EG 37.31 FL 38.35 TC 37.89 EG 37.74 FL 39.00 TC 38.45 EG 37.92 FL 37.74 TC 37.19 EG 37.07 FL 37.26 TC 37.19 EG 37.70 TC 37.19 EG 37.07 FL 38.05 TC 37.78 FS 37.37 TC 37.37 EG 37.27 FL 35.13 EC 36.83 EC 37.97 EC 38.59 EC 37.67 EC 37.83 EC 38.03 EC 38.65 EC 35.67 EC ICV ICV 30' 64' 32'8' 64' 32' 8' 64' 32' 8' 24' 24' 24' 5.5' WIDE SIDEWALK 5.7' WIDE SIDEWALK 5.6' WIDE SIDEWALK 5.7' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.3' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.4' WIDE SIDEWALK LAKE CENTER DR PRIVATE LAKE CENTER DR
SUSAN STE
C-3.5 EXISTING PUBLIC LIGHT POLE TO BE PROTECTED IN PLACE AND FIXTURES UPDATED TO LED NEW PUBLIC LIGHT POLE NEW PUBLIC LIGHT POLE NEW PUBLIC LIGHT POLE NEW PUBLIC LIGHT POLE NEW CONC DRIVEWAY - STD APPROACH CASE 2 (MODIFIED AS SHOWN) NEW TYPE I CURB RAMP PER CITY OF SANTA ANA STANDARD PLAN NO. 1122 NEW PUBLIC RIGHT-OF-WAY LINE 64' 32'8' 64' 32' 8' 64' 32' 8' EXISTING CURB, GUTTER, AND SIDEWALK TO REMAIN EXISTING CURB, GUTTER, AND SIDEWALK TO REMAIN 35' RELOCATE EXISTING 77' LIGHT POLE. REPLACE EXISTING FIXTURE WITH LED FIXTURE EXISTING PUBLIC RIGHT-OF-WAY LINE NEW TYPE I CURB RAMP PER CITY OF SANTA ANA STANDARD PLAN NO. 1122 25' x 25' CORNER CUT-OFF DEDICATED FOR CITY OF SANTA ANA PUBLIC STREET PURPOSES NEW PUBLIC LIGHT POLE NEW CONC DRIVEWAY - STD APPROACH CASE 2 (MODIFIED AS SHOWN) 8' 35' 85' NEW 8" CURB AND GUTTER EXISTING CURB, GUTTER, AND SIDEWALK TO REMAIN EXISTING PAVEMENT TO REMAIN IN LAKE CENTER (PRIVATE) EXISTING PAVEMENT TO REMAIN IN LAKE CENTER (PRIVATE) EXISTING PAVEMENT TO REMAIN IN LAKE CENTER (PRIVATE) EXISTING PAVEMENT TO REMAIN IN LAKE CENTER (PRIVATE) EXCEPTION 19 EXCEPTION 17 EXCEPTION 17 31323334 SCALE: VERTICAL: 1" = 1' E HORIZONTAL: 1" = 10' - 303536 LAKE CENTER DRIVE (PRIVATE) 3738252624 252624313233343035363738 64' SO CAL EDISON LINE 2' 32' TYP 24' TYP 5.5' EXISTING CONCRETE SIDEWALK TYP 2' TELECOM LINE 2" SO CAL GAS LINE 3' 5.64' EXISTING CONCRETE CURB AND GUTTER TYP EXISTING LANDSCAPE 10" ACP WATER LINE 17' 24" RCP STORM LINE 14' 8" VCP SEWER LINE 5' LANDSCAPE OR BMP SEE SHEET C-6.1 8' EXISTING ASPHALT ROADWAY TO REMAIN NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 MI CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 JB2024-04-23 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal 2024-04-23 Slip Sheet Changes for Bldg. 3 OFFSITE IMPROVEMENT PLAN MATCHLINE - SEE SHEET C-3.6 1" = 20' 20 10 0 20 MATCHLINE - SEE SHEET C-3.4 UTILITIES UNDERGROUND UTILITIES ARE SHOWN FOR REFERENCE ONLY. LACKING EXCAVATION AND SOURCE INFORMATION, THE EXACT LOCATION AND DEPTHS OF UNDERGROUND FEATURES CANNOT BE ACCURATELY, COMPLETELY, AND RELIABLY DEPICTED. UTILITIES ARE DRAWN PER RECORD DOCUMENTATION PROVIDED BY THE CITY OF SANTA ANA. GENERAL NOTES 1. THIS SITE WILL BE DESIGNED AND CONSTRUCTED IN ACCORDANCE WITH THE CALIFORNIA REGIONAL WATER QUALITY CONTROL BOARD SANTA ANA REGION ORDER NO. R8-2009-0030 DISCHARGE REQUIREMENTS (MS4 PERMIT). 2. PRIOR TO THE ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY, THE APPLICANT IS TO 1) SUBMIT AND HAVE APPROVED DESIGN PLAN FOR THE CONSTRUCTION/RELOCATION OF ANY PUBLIC UTILITIES (I.E. WATER, FIRE, SEWER, STORM, ETC.), 2)OBTAIN A STREET WORK PERMIT, 3) CONSTRUCT ALL AFOREMENTIONED IMPROVEMENTS, AND 4) HAVE THE IMPROVEMENTS ACCEPTED BY THE CITY ENGINEER AND /OR HIS REPRESENTATIVE PRIOR TO THE ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY, UNLESS RELEASE IS APPROVED BY THE CITY OF SANTA ANA VIA OTHER MEANS. 3. PENDING FINAL DESIGN, CROSS-LOT DRAINAGE WILL REQUIRE THE RECORDING OF A COVENANT AND/OR CROSS-LOT RECIPROCAL DRAINAGE EASEMENT, REVIEWED AND APPROVED BY THE CITY OF SANTA ANA. 4. ALL TRAFFIC IMPROVEMENTS WILL BE COMPLETED PRIOR TO ISSUANCE OF FINAL CERTIFICATE OF OCCUPANCY. 5. STRIPING TO BE REPLACED IN KIND. LEGEND EXISTING PROPERTY LINE EXISTING CENTER LINE HARDSCAPE LANDSCAPE 2" GRIND AND OVERLAY ASPHALT REPLACEMENT ASPHALT REPLACEMENT PER PAVEMENT CONSULTANT RECOMMENDATIONS C-3.5 04/22/2024
RESERVED
LOADING ZONE ONLY
RESERVED
OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY
OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKINGONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY
CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY OC 405 PARKING
ONLY
OC 405 PARKING
ONLY NO PARKING NO PARKING
NO PARKING
NO PARKING ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~ ~POND~ ~POND~ ~POND~ ~POND~ UNITED HEALTH GROUP BUILDING 3110 W LAKE CENTER DR SANTA ANA, CA 92704 OC 405 PARTNERS JOIN VENTURE BUILDING
3100 W LAKE CENTER DR, SANTA ANA, CA 92704 ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~SW~
~SW~
~SW~
~SW~
43 43 43 43
43 43
43 43 4241 40
39 38
43 38 37
37 38
39 40
41 42
43 43
37 36
36 36
37 37
37 37
37 37
38 38
38 38
38 37
37 37
38 37PARKING STRUCTURE PARKING STRUCTURE ~9.5' HIGH~ PARKING STRUCTURE ~9.5 HIGH POND WITH FOUNTAIN FEATURES CARPOOL CARPOOL 37 37 EL BOX HEAVILY SHRUBBED ENTINTY W FABRIC FENCING CMU WALL ENCLOSURE ~6' TALL CMU WALL ENCLOSURE ~9' TALL CONC WALL ENCLOSURE ~5.75' TALL 37.11 RIM SSMH 37.18 RIM SDMH 36.96 RIM WV (2) 37.10 RIM WV 37.22 RIM CATCHBASIN 36.95 FL CATCHBASIN 36.53 FL SDMH 37.32 RIM SDMH 37.48 RIM WV 36.93 RIM WV 36.77 RIM SSMH 37.02 RIM SDMH 36.33 RIM WV 36.59 RIM WV 36.35 RIM WV 36.29 RIMWV 36.44 RIM SDMH 36.73 RIMTELE MH 35.52 RIM SDMH 35.98 RIM WV 37.07 RIMWV 36.21 RIM SDMH 36.41 RIM CATCHBASIN 36.12 FL TRANSFORMER AND PULLBOX TRANSFORMER AND PULLBOX FH LP LP FH LP SIGN CONC WALL ~3' TALL UT RISER OPENINGSIGN EL SF EV CHARG STA (TYP 3) LPLP FH FH LPLP EL SF W SF BFP FHWM BIKE RACK SIGN LP SIGN UT VLT UKNWM LP UT VLT UKN WM LP METAL GRATE EL VLT SIGN UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND EL PB FDC PIV EL PB LIGHT TYP (2) EL SFW/IRR VALVE SYS SIGN W/IRR VALVE SYS W/IRR VALVE SYS TRENCH DRAIN SIGN TYP (5) EL PB COMM PB ICV SIGN ICVICVICV SIGN ICV SIGN PIV UT OUTLET FDC TELEPHONE FEATURE UT VLT UKN SIGN TYP (4) ICV ICV (2) FH SIGN ICV CONC PED 10"Ø LP LP SIGN LP CONC PED 10"Ø FIRE EXTINGUISHER BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) FIRE HOSE BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) LP LP FIRE EXTINGUISHER BOL TYP (2) HOSE SF BOL TYP (4) EL OUTLET EL BOX IRR BOX EL SF W RISER VALVE EL SF CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø TYP (3) CONC PED 10"Ø LP LP LP WHEELSTOP CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (2) ICV CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (8) DRAIN TO POND (2) DRAIN TO POND (2) DRAIN TO POND(2) DRAIN TO POND DRAIN TO POND DRAIN TO PONDDRAIN TO POND (2) POND WATER FEATURE TYP (3) SDMH 37.12 RIM SDMH 35.75 RIM CATCHBASIN LP 35.20 FL CATCHBASIN 36.59 FL EL PB CONC SCAB-ON CURB RAMP SCAB-ON CURB RAMP SCAB-ON CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP 39.00 TC 38.45 EG 37.92 FL 37.74 TC 37.19 EG 37.07 FL 37.26 TC 37.19 EG 37.40 TC 36.98 FS 37.37 TC 37.37 EG 37.27 FL 37.69 TC 37.36 FS 37.67 EC 37.83 EC 38.03 EC 38.02 EC 37.67 EC 38.22 TC 37.95 FS 37.10 TC 36.78 FS 36.78 TC 36.52 FS 37.19 TC 36.81 FS 38.29 TC 37.86 FS 37.17 TC 36.76 EG 36.68 FL 37.11 TC 36.58 FS 36.94 TC 36.78 FS 37.11 TC 36.87 FS 37.30 TC 36.84 EG 36.78 FL 37.43 TC 36.98 EG/FL 37.90 EC 37.84 EC 37.60 EC 37.47 EC 37.04 EC LP GUTTER DRAIN ~33.4 RIM ~32.77 FL ~27.13 INV IN NW ~26.5 INV OUT E TRENCH DRAIN CONC PED 10"Ø CONC PED 10"Ø FIRE EXTINGUISHER BOL (2) RECORD SD MH ~37.3 RIM ~28.2 INV IN N ~27.88 INV IN W ~27.61 INV IN S ~27.1 INV OUT E 64' 32' 8' 24' 5.7' WIDE SIDEWALK 5.4' WIDE SIDEWALK (39'' RCP SD) (39'' RCP SD) (39'' RCP SD) (39'' RCP SD) (27'' RCP SD) (27'' RCP SD) (24'' RCP SD) (24'' RCP SD) (24'' RCP SD) (24'' RCP SD)
(24'' RCP SD)
(24'' RCP SD)
(27'' RCP SD)
(24'' RCP SD) (24'' RCP SD) (24'' RCP SD) (24'' RCP SD) (8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS)
(8'' VCP SS) (8'' VCP SS)
(8'' VCP SS)
(18'' RCP SD)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W) (10'' ACP W)
(10'' ACP W)
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
GAS
(18'' RCP SD)
(8'' VCP SS) (8'' VCP SS)
(10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W)
(10'' ACP W) (10'' ACP W)
(6'' VCP SS)
E
E
E
E
E
E
TEL
TEL
TEL
TEL
GAS
GAS
GAS
GAS
GAS
GAS
GAS
E GAS GAS GAS GAS GAS GAS GAS GAS
TEL TEL TEL TEL TEL
TEL
TEL
TEL
TEL TEL TEL TEL
TEL
TEL TEL
GAS
TEL
TEL
TEL
TEL
E
E
(12'' ACP W)
TEL
TEL
TEL
TEL
E
E
E
E
E
E
E
E
E
E
E
E
E
E 6" SS VCP 8" SD PVC 8" SD PVC 18" SD RCP 8" SD PVC 8" SD PVC
LAKE CENTER DR
FW FW FW FW
SD SD SD SD SD SD SD FW FW FW FW FW FW FW FW
/ / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ / / / / / /
/
/ / / / / / / / /
/ / / / /
/ / /
/ / / /
/
/
/ /
/ / / / /
/ / /
/ / / / / / / / / / / / / / /
/
/
/
/
/
/
/
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / /
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/
/ /
/
/
/
/
/
/
/
/ /
/
/ /
/
/
/
/ /
/ / SD SD SD SD SD SD SD SD
SD SD8 (27.10) INV SD2 SD2 SD2SD2 SD3 SD3 SD3 SD
SD SD SD SD
/ SD6 SD6 SD6 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD4 SD16 SD16 SD16 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD5 SD7 SD7 SD16 SD16 SD9 SD11 SD10 S=0.3% S=0.3% S=0.3% S=0.3%
S=0.3% S=0.3% S=0.3% SD SD SD SD SD SD SD SD16 SD16 SD16 SD16 SD16 FW SS1 SS4 35.00 INVSS2 S=13.8% DW2 FW4 FW1
SS
SS SS3 (25.99) INV FW2 FW1 FW6 FW2 FW6 FW1 INTERFERING PORTIONS OF EXISTING PUBLIC UTILITIES, INCLUDING WATER SEWER AND STORM DRAIN WILL NEED TO BE REMOVED AND EASEMENTS VACATED. PUBLIC WATER AND STORM DRAIN TO BE REROUTED AND EASEMENTS RE-ESTABLISHED. SEWER LATERALS SERVING PROPOSED DEVELOPMENT TO CONNECT TO OFFSITE PUBLIC MAINS OR UNAFFECTED MAINS ONSITE. (TYP) POSSIBLE STORM CONNECTION HERE PENDING FINAL DESIGN EXITING SEWER LATERAL CONNECTION TO BE DEMOLISHED IF INTERFERING WITH PROPOSED WORK. SEWER TO BE ABANDONED IN PLACE PAST THE INTERFERENCE(S) / / / / / / / /
/
/
/
/
/ FW12 FW12 FW12 FW6 IRR4 IRR5 IRR3 IRR2 FW5 FW10 DW3 DW4 DW
IRR DW5 DW1 FW11 STORM DRAIN NOTES SD1 INSTALL 18" N-12 STORM DRAIN PIPE. SD2 INSTALL 24" RCP STORM DRAIN PIPE. SD3 INSTALL 27" RCP STORM DRAIN PIPE. SD4 INSTALL 12" N-12 STORM DRAIN PIPE. SD5 CONNECT TO BMP CATCH BASIN OR UNDERDRAIN. SD6 INSTALL MANHOLE PER SPPWC STANDARD PLAN 321-2. SD7 CONNECT TO EXISTING STORM DRAIN LINE. SD8 CONNECT TO EXISTING STORM DRAIN MANHOLE. SD9 INSTALL SUMP PUMP AND CONNECT TO TRUCK DOCK TRENCH DRAIN W/ 8" N-12 STORM DRAIN PIPE AT MIN 2.0%. SD10 INSTALL 3" PVC PIPE SCHEDULE 80. SD11 PENETRATE 3" PVC PIPE INTO CURB FACE. SD12 INSTALL LIFT STATION. SD13 INSTALL MANHOLE AT POINT OF CONNECTION TO EXISTING PIPE. SD14 INSTALL 21" N-12 STORM DRAIN PIPE. SD15 24" WIDE UNDER SIDEWALK CULVERT. FINAL LOCATIONS AND QUANTITY TO BE CONFIRMED IN FINAL DESIGN. SD16 INSTALL 15" N-12 STORM DRAIN PIPE. FIRE WATER NOTES FW1 INSTALL 6" C900 CLASS 305 PVC FIRE WATER PIPE. INSTALL DUCTILE IRON FITTINGS AND THRUST BLOCKS. ALL FERROUS METAL FITTINGS SHALL BE WRAPPED WITH 10MM VISQUEEN MINIMUM. FW2 INSTALL FIRE HYDRANT PER DETAIL 4, SHEET C5.4. FW3 CONNECT FIRE WATER LINE TO EXISTING WATER MAIN WITH REDUCING TEE OR HOT TAP. FW4 POINT OF CONNECTION. SEE FIRE SPRINKLER PLANS FOR CONTINUATION. FIRE SPRINKLER SIZE TO BE CONFIRMED BY FIRE SPRINKLER DESIGNER. FW5 INSTALL FDC AND CHECK VALVE. FW6 INSTALL RUBBER-SEATED GATE VALVE BOX. FW7 INSTALL LEAD FREE 10" FEBCO DOUBLE DETECTOR CHECK ASSEMBLY. FW8 INSTALL BOLLARD TO PROTECT FIRE HYDRANT. FW9 RELOCATE EXISTING HYDRANT. FW10 INSTALL PIV. FW11 INSTALL 10" C900 CLASS 305 PVC WATER PIPE. INSTALL DUCTILE IRON FITTINGS AND THRUST BLOCKS. ALL FERROUS METAL FITTINGS SHALL BE WRAPPED WITH 10MM VISQUEEN MINIMUM. FW12 INSTALL 8" C900 CLASS 305 PVC WATER PIPE. INSTALL DUCTILE IRON FITTINGS AND THRUST BLOCKS. ALL FERROUS METAL FITTINGS SHALL BE WRAPPED WITH 10MM VISQUEEN MINIMUM. DOMESTIC WATER NOTES DW1 INSTALL 2" SCHEDULE 80 PVC DOMESTIC WATER PIPE. DW2 POINT OF CONNECTION TO BUILDING. SEE PLUMBING PLANS FOR CONTINUATION. DW3 CONNECT DOMESTIC WATER LINE TO EXISTING WATER MAIN WITH REDUCING TEE OR HOT TAP. DW4 INSTALL 2" WATER METER PER CITY OF SANTA ANA STANDARD DETAILS. DW5 INSTALL LEAD FREE 2" ZURN BACKFLOW PREVENTOR. SANITARY SEWER NOTES SS1 INSTALL 6" SDR 35 PVC SANITARY SEWER PIPE PER TYPICAL TRENCH DETAIL 1, SHEET C4.3. SS2 INSTALL SANITARY SEWER CLEANOUT. SS3 INSTALL MANHOLE AT POINT OF CONNECTION TO EXISTING SEWER LINE. SS4 POINT OF CONNECTION TO BUILDING. SEE PLUMBING PLANS FOR CONTINUATION. SS5 POINT OF CONNECTION TO EXISTING 8" VCP SEWER LINE. REMOVE CAP OF EXISTING LINE. GENERAL NOTES 1. A 20' WIDE EASEMENT IS TO BE GRANTED TO THE CITY OF SANTA ANA FOR THE PURPOSE OF PERFORMING STORM DRAIN REROUTES AND MAINTAINING REROUTED INFRASTRUCTURE. 2. ELECTRICAL, GAS, TELECOMMUNICATION, AND COMMUNICATION PER OTHERS. 3. ONSITE IRRIGATION DESIGN PER OTHERS. 4. ABOVE GROUND WATER SYSTEM APPURTENANCES SUCH AS FIRE HYDRANTS, BACKFLOW PREVENTION DEVICES, FIRE CONNECTION STANDPIPES AND ABOVE GROUND METERS SHALL BE PAINTED AS FOLLOWS: A. PUBLIC FIRE HYDRANTS - WHITE B. PRIVATE FIRE APPURTENANCE - RED C. IRRIGATION APPURTENANCES - GREEN D. DOMESTIC APPURTENANCES - BLUE 5. APPROPRIATE PRIVATE BACKFLOW PREVENTION DEVICES ARE REQUIRED FOR ALL FIRE SERVICE, DOMESTIC AND LANDSCAPE WATER METER PER THE GRADING AND STREET IMPROVEMENT PLANS. 6. AVAILABILITY OF RECLAIMED WATER TO BE EVALUATED IN FINAL DESIGN. 7. ALL UTILITY SIZES TO BE CONFIRMED IN FINAL DESIGN. IRRIGATION NOTES IRR1 INSTALL 1 1 2 " IRRIGATION SERVICE LINE. IRR2 CONNECT IRRIGATION SERVICE TO EXISTING WATER MAIN WITH REDUCING TEE OR HOT TAP. IRR3 INSTALL 1 12 " WATER METER. IRR4 SEE LANDSCAPE PLANS FOR CONTINUATION. IRR5 INSTALL LEAD FREE 1 1 2" ZURN BACKFLOW PREVENTOR. NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 MI CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 JB2024-04-23 DA
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CATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal 2024-04-23 Slip Sheet Changes for Bldg. 3 MATCHLINE - SEE SHEET C-3.2 1" = 20' 20 10 0 20 LINETYPE LEGEND EXISTING ELECTRICAL LINE EXISTING GAS LINE EXISTING SANITARY SEWER LINE EXISTING STORM DRAIN LINE EXISTING TELECOMMUNICATION LINE EXISTING WATER LINE EXISTING RECLAIMED TRANSMISSION LINE PROPOSED SANITARY SEWER LINE PROPOSED STORM DRAIN LINE PROPOSED DOMESTIC WATER LINE PROPOSED FIRE WATER LINE PROPOSED IRRIGATION LINE EGAS (X"VCP SS)
(X"RCP SD) TEL (X"ACP W) SSSDDWFW UTILITY PLAN C-4.3 IRR RW 04/22/2024
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT
COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT COMPACT RESERVED
LOADING ZONE ONLY
RESERVED
OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 GUEST PARKING ONLY CARPOOL OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY OC 405 PARKINGONLY
OC 405 PARKING
ONLY OC 405 PARKINGONLY OC 405 PARKINGONLY OC 405 PARKING ONLY OC 405 PARKING
ONLY OC 405 PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY
CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY CAL TRANS
PARKING
ONLY OC 405 PARKINGONLY
OC 405 PARKING
ONLY NO PARKING NO PARKING
NO PARKING
NO PARKING
NO PARKING
NO PARKING
NO PARKING
CARPOOL
CARPOOL
CARPOOL
CARPOOL ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~DIRT/VEGETATION~ ~DIRT~ ~DIRT~ ~DIRT~ ~DIRT~ ~DIRT~ ~DIRT~ ~DIRT~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~~AC~ ~AC~~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~AC~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~FG~ ~SW~ ~CULVERT~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~
~SW~
~SW~ ~SW~ ~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~
~SW~
~SW~
~SW~
~SW~
~SW~
~SW~ ~SW~ ~POND~ ~POND~ ~POND~ ~POND~ ~POND~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~CONC~
~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~CONC~ ~AC~ ~AC~ ~AC~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~NG~ ~SW~ ~SW~
~SW~
~SW~
~SW~
40 40
40 40
39 3837 36
39 39
39 38
38 38
37 36
37 37
36 35 35
35 34
34 35
34 36
35 34
33 34
35 35
34 34
35 34
36 43 43 43 43
43 43
43 43
43 43 4241 40
39 38
43 35
35 35
35 35
35 35
36 37
38 38 37
37 38
39 40
41 42
43 43
37 36
36 36
37 37
36 37
36 36
36 36
36 36
37 37 38
35 36
37 38
37 37
37 35
35 38
37 36
36 36
37 37
37 37
37 38
38 38
38 38
37 37 37
37 37
38 38
38 34
34 34
34 37
37 COMPACT CARPOOL CARPOOL
37 37
34 33
~DIRT/VEGETATION~
~DIRT/VEGETATION~~DIRT/VEGETATION~ ~DIRT/VEGETATION~
38 38
~SW~ METAL FENCE 5' TALL SHADE STRUCTURE SHADED STORAGE SPACE AND CMU ENCLOSURE 7.2' TO 9.5' TALL CHAIN-LINK FENCE W/ GREEN PRIVACY SCREEN ~6' TALL CHAIN-LINK FENCE W/ GREEN PRIVACY SCREEN ~6' TALL CHAIN-LINK FENCE W/ GREEN PRIVACY SCREEN ~6' TALL CHAIN-LINK FENCE W/ GREEN PRIVACY SCREEN ~6' TALL CHAIN-LINK FENCE W/ OVERGROWN SHRUBS ~6' TALL CMU WALL 5.5' TALL CMU WALL 7.5' TALL CMU WALL 7.5' TALL 5.5' TALL FW RISER SYSTEM BOTTOM LEVEL OF PKG STRUCTURE EL BOX CMU WALL 4.2' TALL HEAVILY SHRUBBED ENTINTY W FABRIC FENCING CMU WALL ENCLOSURE ~6' TALL CMU WALL ENCLOSURE ~9' TALL CONC WALL ENCLOSURE ~5.75' TALL HEAVILY SHRUBBED POND UTILITY/EQUIPMENT ENTITIES AND CONC SSMH 34.37 RIM 24.31 INV WV 34.43 RIM WV 34.41 RIM WV 34.23 RIM WV WV 34.44 RIM 34.64 RIM WV WV (2) 35.00 RIM 34.96 RIM SSMH 35.62 RIM SSMH 35.17 RIM SSMH 33.79 RIM SSMH 33.47 RIM 22.13 INV WV 33.38 RIM WV 32.99 RIM WV 33.10 RIM WV 33.18 RIM IRR WV 33.40 RIM IRR WV 33.35 RIM CULVERT 33.90 TC 33.35 FL WV 33.53 RIMTELE MH 34.32 RIM ELMH 34.34 RIM CATCHBASIN 33.80 FL SDMH 34.54 RIM CATCHBASIN 34.13 FL SDMH 34.66 RIM TELE MH 34.77 RIM SSMH 34.81 RIM SDMH 35.39 RIM ~29.50 INV IN E ~29.48 INV OUT W WV 35.75 RIM SSMH 37.13 RIM WV 37.08 RIM WV 37.17 RIM WV 37.95 RIM WV 37.11 RIM WV (2) 37.21 RIM SDMH 37.40 RIM SSMH 37.47 RIM SSMH 37.18 RIM SDMH 36.96 RIM WV (2) 37.10 RIM WV 37.22 RIM CATCHBASIN 36.95 FL CATCHBASIN 36.53 FL SDMH 37.32 RIM SDMH 37.48 RIM SDMH 37.37 RIMWV (2) 37.48 RIM WV 37.31 RIMSSMH 37.72 RIM SSMH 36.93 RIM SDMH 37.09 RIM SDMH 36.46 RIM WV 36.93 RIM WV 36.77 RIM SSMH 37.02 RIM SDMH 36.33 RIM WV 36.59 RIM WV 36.35 RIM WV 36.29 RIMWV 36.44 RIM SDMH 36.73 RIMTELE MH 35.52 RIM SDMH 35.98 RIM WV 37.07 RIMWV 36.21 RIM SDMH 36.41 RIM CATCHBASIN 36.12 FL SDMH 36.77 RIM CATCHBASIN 36.48 FL TRANSFORMER AND PULLBOX TRANSFORMER AND PULLBOX TRANSFORMER AND PULLBOX CULVERT 34.81 TC 34.63 FL WM WM WMWM WM (2) WM (2) WM (2) WM (2) BOL (2) FH TELE MH 37.15 RIM UT CAN LP TELE MH 37.78 RIM TELE MH LP FH 37.84 RIM LP EL PB FH LP FH TRAIN X-ING FEAT EL PB AREA DRAIN 42.67 RIM AREA DRAIN 42.58 RIM AREA DRAIN 42.78 RIM BOL (4) HOSE SF SIGN CURB DRAIN (3) SIGN SIGN SIGN LP SIGN EL PB UT VLT EL RISER EL RISER SIGN SIGN SIGN SIGN EL PB LP TELE PB SIGN LP LP FH LP SIGN CONC WALL ~3' TALL UT RISER OPENINGSIGN EL SF EV CHARG STA (TYP 3) LPLP FH FH LPLP EL SF W SF BFP FHWM BIKE RACK SIGN LP SIGN UT VLT UKNWM LP UT VLT UKN WM LP LP EL VLT LP EL RISER SIGN (3) EL VLT LP FH SIGNFDC PIV DCDA SIGN CONC WALL ~3' TALL MAX LPEL GATE EL SF LP SIGN (3) EL PB BOL TELE VLTLP FHEL RISER LP LIGHT FEAT (TYP 2) SIGN SIGN METAL GRATE METAL ICV (4) GRATE SIGN SIGN ICV (2) SIGN ICV LP SIGN LP EL VLT SIGN CONC PED 10"Ø TYP(12) UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND (2) UT LINE OBSCURED BY POND UT FEATURE OBSCURED BY POND EL PB STEP (TYP 3) FHLP FDC PIV UT VLT UKN SIGN SIGN SIGN LP SIGN WM PIV FDC SIGN EL BOX EL SF FDC PIV EL PB LIGHT TYP (2) EL SFW/IRR VALVE SYS SIGN W/IRR VALVE SYS W/IRR VALVE SYS PIPE AC UNIT TYP (3) SIGN TYP (4) ICV ICV WM ICV W/IRR VALVE SYS TRENCH DRAIN LP SIGN TYP (5) EL PB COMM PB ICV SIGN ICVICV ICV SIGN ICV SIGN PIV UT OUTLET FDC TELEPHONE FEATURE UT VLT UKN SIGN TYP (4) ICV ICV (2) FH SIGN ICV CONC PED 10"Ø CONC PED 10"Ø LP LP LP SIGN LP CONC PED 10"Ø CONC 3'X3' TYP (2) LP LP LP LP LP LP BOL (4) HOSE SF BOL (4) HOSE SF FIRE EXTIGUISHER FIRE EXTINGUISHER BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) FIRE HOSE BOL TYP (2) FIRE EXTINGUISHER BOL TYP (2) LP LP FIRE EXTINGUISHER BOL TYP (2) HOSE SF BOL TYP (4) EL OUTLET RISER PIPE OULET EL OUTLET EL BOX W/IRR VALVE SYS EL SF UT VLT UKN IRR BOX EL SF W RISER VALVE EL SF CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø CONC PED 10"Ø TYP (3) CONC PED 10"Ø BOL (2) LP BOL (2) FH LP LP LP LP WHEELSTOP CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (2) ICV CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (8) CURB DRAIN TYP (2) CURB DRAIN CURB DRAIN TYP (2) CURB DRAIN DRAIN TO POND (2) DRAIN TO POND (2) DRAIN TO POND(2) DRAIN TO POND DRAIN TO POND DRAIN TO PONDDRAIN TO POND (2) DRAIN TO POND(2) DRAIN TO POND DRAIN TO POND POND WATER FEATURE TYP (3) SDMH 37.12 RIM SDMH 35.75 RIM CATCHBASIN LP 35.20 FL CATCHBASIN 36.59 FL EL PB CONC SDMH 33.71 RIM CATCHBASIN 33.21 FL PARALLEL CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP CURB RAMP CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP PERPENDICULAR CURB RAMP SCAB-ON CURB RAMP SCAB-ON CURB RAMP SCAB-ON CURB RAMP PARALLEL CURB RAMP PARALLEL CURB RAMP FH 34.93 TC 34.97 EG 34.83 FL 35.62 TC 35.48 EG 35.37FL 35.36 TC 35.03 EG 34.92 FL 35.23 TC 34.83 EG 34.73 FL 35.27 TC 34.87 EG 34.70 FL 34.96 TC 34.52 EG 34.30 FL 34.75 TC 34.41 EG 34.22 FL 34.01 FL 33.75 FL 32.22 FL 32.98 FL 35.30 TC 34.78 FL 37.21 TC 36.85 FL 37.15 FL 37.99 TC 37.71 FS37.27 TC 36.91 FS 36.73 TC 36.26 FS 37.96 TC 37.67 FS 34.77 TC 34.23 FS 34.72 TC 34.31 EG 34.14 FL 34.50 TC 33.94 EG 34.65 TC 34.25 EG 34.10 TC 34.16 FL 33.85 FL 33.89 EG 34.35 TC 33.93 EG 33.83 FL 33.99 TC 33.55 EG 33.45 FL 33.94 TC 33.53 EG 33.43 FL 33.68 TC 33.36 EG 33.26 FL 33.85 TC 33.37 EG 33.27 FL 33.57 TC 33.20 EG 33.07 FL 33.53 TC 32.98 EG 32.90 FL 33.30 TC 33.03 EG 32.83 FL 33.50 TC 33.17 TC/FS 35.86 TC 35.59 FS 34.50 TB 34.00 FS 36.50 TC/TB 36.00 FS 35.59 EC 35.47 EC 35.23 EC 34.36 EC 34.11 EC 33.89 EC 34.32 EC 34.63 EC 34.03 EC 33.89 EC34.59 TC 34.18 EG 35.24 TC 34.69 EG 34.59 FL 36.58 TC 36.21 EG 36.05 FL 37.09 TC 36.62 EG 36.53 FL 37.80 TC 37.30 EG/FL 37.89 TC 37.50 EG 37.31 FL 38.35 TC 37.89 EG 37.74 FL 39.00 TC 38.45 EG 37.92 FL 37.74 TC 37.19 EG 37.07 FL 37.26 TC 37.19 EG 37.70 TC 37.19 EG 37.07 FL 38.05 TC 37.78 FS 37.40 TC 36.98 FS 37.37 TC 37.37 EG 37.27 FL 37.69 TC 37.36 FS 37.93 TC 37.65 EG 37.50 FL 38.19 TC 37.83 FS 37.46 TC 37.00 FS 35.13 EC 36.83 EC 37.97 EC 38.59 EC 37.67 EC 37.83 EC 38.03 EC 38.65 EC 37.86 EC 35.67 EC ICV ICV 38.02 EC 37.67 EC 38.06 TC 37.80 FS 37.67 TC 37.23 FS 38.22 TC 37.95 FS 37.10 TC 36.78 FS 36.78 TC 36.52 FS 37.19 TC 36.81 FS 38.29 TC 37.86 FS 38.06 TC 36.78 EG 36.71 FL 36.94 TC 36.48 EG 36.40 FL 37.17 TC 36.76 EG 36.68 FL 37.11 TC 36.58 FS 36.94 TC 36.78 FS 37.11 TC 36.87 FS 37.30 TC 36.84 EG 36.78 FL 37.43 TC 36.98 EG/FL 37.90 EC 37.84 EC 37.60 EC 37.47 EC 37.04 EC 37.00 EC 37.57 EC 37.23 EC FH LP LP SIGN BOL LP CURB DRAIN LP SIGN GUTTER DRAIN ~33.4 RIM ~32.77 FL ~27.13 INV IN NW ~26.5 INV OUT E TRENCH DRAIN TRENCH DRAIN CONC PED 10"Ø CONC PED 10"Ø FIRE EXTIGUISHER FIRE EXTIGUISHER FIRE EXTIGUISHER FIRE EXTINGUISHER BOL (2) 33.76 TC 33.34 EG 33.16 FL RECORD SD MH ~37.3 RIM ~28.2 INV IN N ~27.88 INV IN W ~27.61 INV IN S ~27.1 INV OUT E ~AC~ 60' 30' 8' 60' 30' 8' 60' 30' 8' 60' 30' 8' 60' 30' 8' 64' 32'8' 64' 32' 8' 64' 32' 8' 24' 22' 23' 24' 24' 22' 22' 22' 5.5' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.6' WIDE SIDEWALK 5.3' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.5' WIDE SIDEWALK 5.3' WIDE SIDEWALK 7.1' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.6' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.3' WIDE SIDEWALK 5.5' WIDE SIDEWALK 5.7' WIDE SIDEWALK 5.6' WIDE SIDEWALK 5.7' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.3' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.4' WIDE SIDEWALK 5.4' WIDE SIDEWALK SITE FIRE WATER DEMAND: 3500 GPM SITE FIRE WATER DEMAND: 3750 GPM SITE FIRE WATER DEMAND: 3125 GPM 3415 W LAKE CENTER DR
SANTA ANA, CA 92704 3411 W LAKE CENTER DR SANTA ANA, CA 92704 3401 W LAKE CENTER DR SANTA ANA, CA 92704 3510 S SUSAN ST SANTA ANA, CA 92704 3500 W LAKE CENTER DR SANTA ANA, CA 92704 3512 W LAKE CENTER DR SANTA ANA, CA 92704 3524 W LAKE CENTER DR SANTA ANA, CA 92704 3700 S SUSAN ST SANTA ANA, CA 92704 3101 W SUNFLOWER AVE
SANTA ANA, CA 92704
3101 W SUNFLOWER AVE
SANTA ANA, CA 92704 3000 W MACARTHUR BLVD SANTA ANA, CA 92704 3710 S SUSAN ST SANTA ANA, CA 92704 FW
FW
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
FW
FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW FW
FW FW FW FW
FW FW FW FW FW FW
FW FW FW FW FW FW FW FW FW FW
(8'' ACP W)
(8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (8'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(12'' ACP W)
(12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (12'' ACP W) (10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W) (10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W)
(10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W)
(10'' ACP W)
(10'' ACP W) (10'' ACP W) (10'' ACP W)
(10'' ACP W)
(10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W) (10'' ACP W)
(12'' ACP W) (12'' ACP W)
(10'' ACP W)
(10'' ACP W)
(12'' ACP W)
(12'' ACP W)
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/ / NEW FH WITH BOLLARD PROTECTION 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 20' 20.00' 20' 20' 20' 20' 20' 20' 20' 20' NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE EXISTING FH EXISTING FH EXISTING FH EXISTING FH EXISTING FH 156' EXISTING FH EXISTING FH EXISTING FH TO BE RELOCATED TO BOLD LOCATION SHOWN EXISTING FH EXISTING FH NEWFH NEW FH NEW FH NEWFH NEW FH 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 20' WIDE FIRE ACCESS ROAD 188.01' 314.34' 68.99' 270.00' 46.54' 329.33' 120.23' 116.10' 282.20' 276.91' 41.59' 179.29' 187.60' 19.06' NEW 10" WATER LINE NEW 10" WATER LINE NEW 10" WATER LINE NEW 10" WATER LINE NEW 10" WATER LINE NEW 8" WATER LINE NEW 10" WATER LINE LAKE CENTER DR LAKE CENTER DR
SUSAN ST
LAKE CENTER DR
SUSAN ST EXISTING 8" WATER LINE EXISTING 8" WATER LINE EXISTING 10" WATER LINE EXISTING 10" WATER LINE EXISTING 10" WATER LINE EXISTING 10" WATER LINE EXISTING 12" WATER LINE EXISTING 12" WATER LINE EXISTING 10" WATER LINE NEW DDC EXISTING 10" WATER LINE TO BE REMOVED EXISTING 10" WATER LINE TO BE REMOVED EXISTING 10" WATER LINE TO BE REMOVED EXISTING 10" WATER LINE TO BE REMOVED EXISTING 12" WATER LINE TO BE REMOVED EXISTING 12" WATER LINE TO BE REMOVED EXISTING 12" WATER LINE 98.42' 131.67' 294.53' NEW GATE 113.85' 305.12' 387.01' 152.01' 58.74' 124.18' 55.63' 243.52' 27.36' 63.36' 65.99' NEW 6" CONNECTION TO NEW BUILDING NEW FDC AND DDC NEW FDC AND DDC NEW 6" CONNECTION TO NEW BUILDING 41.82' NEW 6" CONNECTION TO NEW BUILDING NEW FDC AND DDC NEWFH NEW FH NEW FH NEW GATE NEW DDC NEW DDC NEW DDC NEW GATE 20' NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NEW GATE NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 MI CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 JB2024-04-23 DA
R
CRHIT
E
CATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal 2024-04-23 Slip Sheet Changes for Bldg. 3 FIRE ACCESS AND HYDRANT PLAN 1" = 50' 50 25 0 50 OCFA FIRE HYDRANT PARAMETERS FLOW REQUIREMENT MINIMUM NUMBER OF HYDRANTS PER BUILDING MAXIMUM DISTANCE TO A HYDRANT (THRU ROAD) MAXIMUM DISTANCE BETWEEN HYDRANTS (THRU ROAD) AVERAGE DISTANCE BETWEEN HYDRANTS (THRU ROAD) 3001-4000 GPM 4 210 FEET 420 FEET 350 FEET GENERAL NOTE: EASEMENT TO BE PREPARED FOR DESIGNATED FIRE LANES, AND SHALL ACCOUNT FOR RECIPROCAL AND EMERGENCY ACCESS TO THE BENEFIT OF THE CITY OF SANTA ANA C-5.1 04/22/2024
/ / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / / 3 1 2 2 2 2 22 5 5 5 4 333 3 3 3 3 3 333 3 3 3 3 3 3 3 333 3 3 3 3 3 3 3 3 3 3 3 3333 3 3 3 3 3 3 3 3 3 3 3 3 3 33 3 3 3 DRAINAGE OUTLET LOCATION STORM DRAIN TO CHANNEL DRAINAGE OUTLET LOCATION STORM DRAIN TO EXISTING 18" LINEDMA W1 DMA SE DMA E INTERFERING PORTIONS OF EXISTING PUBLIC UTILITIES, INCLUDING WATER SEWER AND STORM DRAIN WILL NEED TO BE REMOVED AND EASEMENTS VACATED. PUBLIC WATER AND STORM DRAIN TO BE REROUTED AND EASEMENTS RE-ESTABLISHED. SEWER LATERALS SERVING PROPOSED DEVELOPMENT TO CONNECT TO OFFSITE PUBLIC MAINS OR UNAFFECTED MAINS ONSITE. (TYP) POTENTIAL DRAINAGE OUTLET LOCATION STORM DRAIN TO CHANNEL PENDING FINAL DESIGN 3 3 3 C-6.1 BMP EXHIBIT WQMP NUMBER: TBD PERMIT NUMBERS: TBD PROJECT INFORMATION: SITE ADDRESS: 3100 LAKE CENTER DRIVE, SANTA ANA, CA 92704 TRACT / LOT NUMBERS: TR11420 / 1 ; TR11420 / 1,2,3,4,5,10,34,A SITE CONSTRAINTS: GROUNDWATER DEPTH (~5-10') SEE GEOTECH REPORT LAND USE: SPECIAL DEVELOPMENT - INDUSTRIAL LAND COVER: ASPHALT, CONCRETE, LANDSCAPING (TREES, GRASS, BUSHES, ETC.) MAP LEGEND: DRAINAGE MANAGEMENT/ SITE BOUNDARY STORM DRAIN CONVEANCE FLOW PATH WITH DIRECTION BMP AREA DEMO/ABANDONED STORM DRAIN LINE DRAINAGE AREA AND BMP STATISTICS DMA A (ac) IMP% DCV (CF) BMP V (CF) LAT., LONG. W1 5.81 86 3260 3775 SE 6.46 88 3689 3693 E 4.48 83 2446 2540 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 MI CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 JB2024-04-23 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-02-08 Misc. Corrections to 2nd Entitlement Submittal 2024-04-23 Slip Sheet Changes for Bldg. 3 1 STORM DRAIN SYSTEM STENCILING AND SIGNAGE. (S1 - SD13) 2 TRASH/WASTE STORAGE AREAS DESIGNED TO REDUCE POLLUTION PRODUCTION. (S3 - SD32) 3 EFFICIENT IRRIGATION SYSTYEM AND LANDSCAPING. (S4 - SD12) 4 PROTECT IN PLACE SLOPES AND CHANNELS WITH ENERGY DISSIPATION. (S5) 5 DOCK AREAS PREPARED WITH SUMP PUMPS. (S6 - SD31) WQMP NOTES 33.698912, -117.911446 33.698483, -117.912719 33.698529, -117.914488 18"
UNLESS
OTHERWISE
NOTED
24" CATCH BASIN PER PLAN GRAVEL LAYER ENGINEERED SOIL MEDIA WITH 30% POROSITY 6" PONDING LANDSCAPE PER LANDSCAPE PLAN 6" HDPE STORM DRAIN W/ PERFORATIONS SIDEWALK SECTION PER PLAN SLOPED SIDE SIDEWALK SIDE 30 MILS THICK GEOMEMBRANE LINER 30 MILS THICK GEOMEMBRANE LINER EXISTING CURB AND GUTTER NOTE: COMPACTED SOIL PER GEOTECHNICAL REPORT 3:1 SLOPE 8" EMBEDMENT AT BMP TYPICAL BMP DETAILS* *PENDING FINAL DESIGN, EQUIVALENTLY SIZED FLOW BASED PROPRIETY BIOTREATMENT DEVICE MAY BE REQUIRED. 4"
MULCH LAYER
6" VARIES 12" 12" MIN 2:1 SLOPE 30 MILS THICK GEOMEMBRANE LINER 3:1 SLOPE 12" PROPOSED CURB/ CURB AND GUTTER CULVERT RELIEF FOR EXCESS DISCHARGE GRAVEL LAYER 6" HDPE STORM DRAIN W/ PERFORATIONS PLANTER WALL INSTEAD OF CURB, AS NECESSARY, TO INCREASES BIOFILTRATION AREAALL BMPS COMPONENTS EXTENDED TO EDGE OF PLANTER WALL IN PLANTER WALL CONDITION 1 THE BMPS SHOWN ON THE APPROVED SITE PLAN ARE ONLY PRELIMINARY AND WILL BE REVISED OR MODIFIED AS NECESSARY UPON COMPLETION OF THE WQMP. PRIOR TO THE ISSUANCE OF THE GRADING PERMIT, THE APPROVED GRADING/UTILITY PLAN SHALL INCORPORATE ALL REQUIRED STRUCTURAL BMPS. ADDITIONAL NOTES 04/22/2024
NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 A-3.4 RENDERINGS BUILDINGS 2 & 3 BUILDING 3- WEST ELEVATION (BEYOND) - LAKE CENTER DRIVE BUILDING 2 NORTH ELEVATION -LAKE CENTER DRIVE BUILDING 3 NORTH-WEST CORNER - LAKE CENTER DRIVE E:\Projects-DRA\22000\22020\Autocad-Design\Elevations\22020_Renderings_04.dwg, 4/19/2024 3:02:51 PM, AutoCAD PDF (General Documentation).pc3 NO: DATE: DESCRIPTION: JOB NO: DATE ISSUED: DRAWN BY: CHECK BY: SHEET NO: SHEET NAME PROJECT TITLE THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS. OWNER/ APPLICANT: 22020 CMH CONSULTANT: PROFESSIONAL SEAL: 32 Executive, Suite 100 Irvine, CA 92614 T 949.833.3800 - F 949.833.3806 CMH 2023-08-21 DARCRHITECATS a California general partnership 3315 Fairview Road Costa Mesa, California 92626 3100 Lake Center Drive Santa Ana, California APN: 414-261-01 APN(S): 414-272-09; 414-272-10 South Coast Technology Center C.J. Segerstrom & Sons 2023-08-21 1st Submittal Site Plan Review 2024-01-22 2nd Submittal Site Plan Review 2024-03-08 Mtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area 2024-04-08 3rd Submittal Site Plan Review 2024-04-23 Slip Sheet Changes for Bldg. 3 A-3.5 RENDERINGS PARK BUILDING 3- AERIAL OVERALL PARK NIGHT VIEW BUILDING 3 - PARK CLOSE UP NIGHT VIEW BUILDING 3 - PARK CLOSE UP DAY TIME E:\Projects-DRA\22000\22020\Autocad-Design\Elevations\22020_Renderings_04.dwg, 4/19/2024 3:02:53 PM, AutoCAD PDF (General Documentation).pc3 3/4"
2nd floor line
BUILDING 3
BUILDING 3
BUILDING 3
FIELD PAINT - A
WHITE
ACCENT PAINT - C
MEDIUM GRAY
ACCENT PAINT - F
BLUE-GREEN
ACCENT PAINT - B
LIGHT GRAY
ACCENT PAINT - D
DARK GRAY
ACCENT PAINT - E
BLACK
WEST ELEVATION
SCALE: 1/16" = 1'-0"
NORTH ELEVATION
SCALE: 1/16" = 1'-0"
2 8
4 MATERIAL LEGEND:
1 5
7 3
SOUTH ELEVATION
SCALE: 1/16" = 1'-0"
6 9
KEYNOTES:
1 DUAL GLAZED, SOLARBAN 90 (2)
CLEAR + CLEAR INSULATING GLASS
UNIT, CLEAR ANODIZED ALUMINUM
STOREFRONT SYSTEM
3 METAL PANEL CANOPY
4 EXTERIOR BALCONY WITH GLASS
GUARDRAIL
5 7
2 CONCRETE TILT-UP WALL
CONCRETE "V" GROOVES
GLASS ENTRY DOORS
8 OUT DOOR PATIO WITH WITH TRELLIS
ABOVE
9 CONCRETE PANEL JOINT PAINTED
6 HORIZONTAL AND VERTICAL ALUMINUM
ACCENTS
METAL PANELS
CONCRETE FORM LINER
EXTERIOR WALL LIGHT FOR PARKING
LOT LIGHTING
10 10
CONCRETE FORM LINER PROFILE
4.5" HORIZONTAL PLANKS WITH 1" WIDE
X .5" DEEP REVEALS
44'-5"
42'-0"
33'-9"
BEYOND
15'
25'
10'
A-4.5
BUILDING 3
EXTERIOR
ELEVATIONS
2024-04-23 Slip Sheet Changes for Bldg. 3
3/4"
2nd floor line 2nd floor line
BUILDING 3
BUILDING 3
FIELD PAINT - A
WHITE
ACCENT PAINT - C
MEDIUM GRAY
ACCENT PAINT - B
LIGHT GRAY
ACCENT PAINT - D
DARK GRAY
ACCENT PAINT - E
BLACK
KEYNOTES:
1 DUAL GLAZED, SOLARBAN 90 (2)
CLEAR + CLEAR INSULATING GLASS
UNIT, CLEAR ANODIZED ALUMINUM
STOREFRONT SYSTEM
3 METAL PANEL CANOPY
4 EXTERIOR BALCONY WITH GLASS
GUARDRAIL
5 7
2 CONCRETE TILT-UP WALL
CONCRETE "V" GROOVES
GLASS ENTRY DOORS
8 OUT DOOR PATIO WITH WITH TRELLIS
ABOVE
9 CONCRETE PANEL JOINT PAINTED
EAST ELEVATION
SCALE: 1/16" = 1'-0"
2 6 HORIZONTAL AND VERTICAL ALUMINUM
ACCENTS
4 MATERIAL LEGEND:
3 1
BUILDING NORTH SOUTH CROSS SECTION
SCALE: 1/16" = 1'-0"
6 7 8
ACCENT PAINT - F
BLUE-GREEN
METAL PANELS
CONCRETE FORM LINER
EXTERIOR WALL LIGHT FOR PARKING
LOT LIGHTING
10 10
CONCRETE FORM LINER PROFILE
4.5" HORIZONTAL PLANKS WITH 1" WIDE
X .5" DEEP REVEALS
42'-0"
44'-5"
42'-0"
10'-0"
15'-0"
10'-0"
15'-0"
A-4.6
BUILDING 3
EXTERIOR
ELEVATION &
SECTION
WAREHOUSE
MEZZANINE OFFICE
FIRST FLR. OFFICE
TRUCK DOCK
ROOF TOP MECH. UNITS
SCREENED 100%
32 Executive, Suite 100
Irvine, CA 92614 T 949.833.3800 - F 949.833.3806
THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
CONSUL TANT:
PROFESSIO NAL SEAL:
PROJECT TITLE South Coast Technolog
y Center
3100 Lake Center Drive Santa Ana, California APN: 414- 261-01 APN(S): 414-272- 09; 414-272-10 OWNER/ APPLICANT:
C.J. Segerstrom & Sons
a California general partnership 3315 Fairview Road Costa Mesa, California BUILDING 3- WEST ELEVATION 92626 (BEYOND) - LAKE CENTER DRIVE
SHEET NAME RENDER
INGS
BUILDIN GS 2 & 3
NO
:
DAT E: DESCRI PTION:
2023-08-21 1st Submittal Site Plan Review
2024-01-22 2nd Submittal Site Plan ReviewMtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area
2024- 03-08
2024-04-08 3rd Submittal Site Plan Review
2024-04-23 Slip Sheet Changes for Bldg. 3
220
20 JOB NO: 2023- 08-21
CMH
DATE
ISSUED:
DRAWN BY:
CHECK BY:
CMH
SHEET NO:
A- 3. 4
BUILDING 2 NORTH ELEVATION -LAKE CENTER DRIVEBUILDING 3 NORTH-WEST CORNER - LAKE CENTER DRIVE E:\Projects-DRA\22000\22020\Autocad- Design\Elevations\22020_Renderings_04.dwg, 4/19/2024 3:02:51 PM, AutoCAD PDF (General Documentation).pc3 City Council 28 – 62 8/6/2024
32 Executive, Suite 100
Irvine, CA 92614 T 949.833.3800 - F 949.833.3806
THESE DRAWINGS AND/OR THE ACCOMPANYING SPECIFICATIONS AS INSTRUMENTS OF SERVICE ARE THE EXCLUSIVE PROPERTY OF THE ARCHITECT AND THEIR USE AND PUBLICATION SHALL BE RESTRICTED TO THE ORIGINAL SITE FOR WHICH THEY WERE PREPARED. RE-USE, REPRODUCTION OR PUBLICATION BY ANY METHOD, IN WHOLE OR IN IS PROHIBITED EXCEPT BY WRITTEN PERMISSION FROM THE ARCHITECT. TITLE TO THESE PLANS AND/OR SPECIFICATIONS SHALL REMAIN WITH THE ARCHITECT WITHOUT PREJUDICE. AND VISUAL CONTACT WITH THEM SHALL CONSTITUTE PRIMA FACIA EVIDENCE OF ACCEPTANCE OF THESE RESTRICTIONS.
CONSUL TANT:
PROFESSIO NAL SEAL:
PROJECT TITLE South Coast Technolog
y Center
3100 Lake Center Drive Santa Ana, California APN: 414- 261-01 APN(S): 414-272- 09; 414-272-10 OWNER/ APPLICANT:
C.J. Segerstrom & Sons
a California general partnership 3315 Fairview Road Costa Mesa, California 92626 BUILDING 3- AERIAL OVERALL PARK NIGHT VIEW
SHEET NAME RENDE RINGS
PARK
NO
:
DAT E: DESCRI PTION:
2023-08-21 1st Submittal Site Plan Review
2024-01-22 2nd Submittal Site Plan ReviewMtg. City - Bldg. 1 Fire Access & Bldgs 2 & 3 Unlimited Area
2024- 03-08
2024-04-08 3rd Submittal Site Plan Review
2024-04-23 Slip Sheet Changes for Bldg. 3
220
20 JOB NO: 2023- 08-21
CMH
DATE
ISSUED:
DRAWN BY:
CHECK BY:
CMH
SHEET NO:
A- 3. 5
BUILDING 3 - PARK CLOSE UP NIGHT VIEW
BUILDING 3 - PARK CLOSE UP DAY TIME E:\Projects-DRA\22000\22020\Autocad- Design\Elevations\22020_Renderings_04.dwg, 4/19/2024 3:02:53 PM, AutoCAD PDF (General Documentation).pc3 City Council 28 – 63 8/6/2024
CEQA Exemption 15183 – Environmental Documentation
Date: July 3, 2024
Project: South Coast Technology Center Project
To: Heidi Jacinto, City of Santa Ana, Planning and Building Agency CC: Jeffrey Reese, C.J. Segerstrom & Sons
From: Pei-Ming Chou, Michael Baker International
Vicky Rosen, Michael Baker International
John Bellas, Michael Baker International
The City of Santa Ana (City) has received a project application for the proposed South Coast Technology Center Project (Project), located at 3100, 3110, and 3120 Lake Center Drive, Santa Ana, Orange County, California (Assessor’s Parcel Numbers [APN] 414-261-01, 414-272-09, 414-272-10). As documented herein, the proposed Project qualifies for a statutory exemption pursuant to California Environmental Quality Act (CEQA) Guidelines Section 15183 (California Public Resources Code 21083.3).
1. Project Background
On April 19, 2022, the Santa Ana City Council adopted the Golden City Beyond (General Plan Update) and certified the Santa Ana General Plan Update Final Recirculated Program Environmental Impact Report (GPU PEIR), dated October 2021. The General Plan Update provides long-term policy direction to guide the physical development, quality of life, economic health, and sustainability of the City through 2045. The General Plan Update consists of the following 12 elements: Community, Economic Prosperity, Mobility, Public Services, Conservation, Noise, Open Space, Safety, Land Use, Historic Preservation, Housing, and Urban Design.
According to the GPU PEIR, the full buildout of the General Plan Update (year 2045) would result in a net increase of 96,855 persons, 36,261 housing units, 5,849,220 square footage of nonresidential building space, and 11,436 jobs as compared to existing conditions in 2019.
The GPU PEIR is a program EIR pursuant to Section 15168 of the CEQA Guidelines, providing a level of analysis consistent with the high-level nature of the General Plan Update. The programmatic environmental document may be used to eliminate or reduce the scope of future environmental review for individual projects that are consistent with the General Plan Update pursuant to CEQA Guidelines Section 21083.3 and other streamlining provisions authorized by CEQA. Later projects implemented after the General Plan Update are examined with consideration of the GPU PEIR to determine whether subsequent environmental analysis or documentation must be prepared. In addition, the CEQA Guidelines currently provide for streamlining through Section 15183, Projects Consistent with a Community Plan or Zoning.
CEQA Guidelines Section 15183 provides an exemption for projects that are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified. Specifically, as set forth in CEQA Guidelines Section 15183(d), the 15183 exemption applies to projects which meet the following conditions:
City Council 28 – 64 8/6/2024
South Coast Technology Center Project
CEQA Exemption 15183
July 2024 Page 2
(1) The project is consistent with:
(A) A community plan adopted as part of a general plan, (B) A zoning action which zoned or designated the parcel on which the project would be located to accommodate a particular density of development, or (C) A general plan of a local agency, and
(2) An EIR was certified by the lead agency for the zoning action, the community plan, or the general plan.
Further, as set forth in CEQA Guidelines Section 15183(e), the 15183 exemption applies when all feasible mitigation measures identified in the applicable certified EIR are implemented by the public agency with jurisdiction to require such mitigation measures.
CEQA Guidelines Sections 15183(a) through 15183(c) describe the limitations on environmental review and the examination of environmental effects for projects that qualify for an exemption pursuant to CEQA Guidelines Section 15183. These sections state:
(a) CEQA mandates that projects which are consistent with the development density established by existing zoning, community plan, or general plan policies for which an EIR was certified shall not require additional environmental review, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site. This streamlines the review of such projects and reduces the need to prepare repetitive environmental studies.
(b) In approving a project meeting the requirements of this section, a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:
(1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or
(4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR. (c) If an impact is not peculiar to the parcel or to the project, has been addressed as a significant effect in the prior EIR, or can be substantially mitigated by the imposition of uniformly applied development policies or standards, as contemplated by subdivision (e) below, then an additional EIR need not be prepared for the project solely on the basis of that impact.
As demonstrated throughout this memorandum, the Project would qualify for an exemption from CEQA as a project consistent with a community plan or zoning under CEQA Guidelines Section 15183. In this case, the general plan is the City’s General Plan Update for which the corresponding GPU PEIR was certified. This memorandum provides the limited examination of environmental effects for the Project pursuant to CEQA Guidelines Section 15183(b), evaluating whether there are impacts that are peculiar to the Project or the Project Site, impacts not analyzed as significant effects in the GPU PEIR, potentially significant off-site or cumulative impacts not City Council 28 – 65 8/6/2024
South Coast Technology Center Project
CEQA Exemption 15183
July 2024 Page 3
evaluated in the GPU PEIR, or previously identified significant effects that are determined to have a more severe adverse impact than discussed in the GPU PEIR.
2. Project Description
2.1 Project Location
The City of Santa Ana is located in central Orange County, generally north of the San Diego Freeway (Interstate 405 [I-405]), south of the Garden Grove Freeway (State Route 22 [SR-22]), and west of the Costa Mesa Freeway (SR-55) and Interstate 5 (I-5). The City is approximately 30 miles southeast of downtown Los Angeles; refer to Figure 1, Regional Vicinity. Santa Ana is surrounded by the cities of Orange and Garden Grove to the north, Tustin to the east, Costa Mesa and Irvine to the south, and Fountain Valley and Westminster to the west. The generally northsouth trending Santa Ana River traverses the western portion of the City.
The Project is located at 3100, 3110, and 3120 Lake Center Drive within the southwestern portion of Santa Ana on three land parcels (Assessor’s Parcel Numbers [APN] 414-261-01, 414-272-09, and 414-272-10) that comprise approximately 15.8 net acres (Project Site) on the south side of Lake Center Drive in both the southeast and southwest corners of the intersection with Susan Street; refer to Figure 2, Site Vicinity. Regional access to the Project Site is provided via I-405.
Local access to the Project Site is provided via MacArthur Boulevard and Susan Street.
2.2 Existing Conditions
The Project Site is located in a highly developed and urbanized area of Santa Ana. The Project Site consists of an existing 10.2-acre office park, the Lake Center Office Park, and an approximately 5.6-acre vacant field to the west of and separated from the office park by the northsouth South Susan Street. As shown in Figure 2, the Lake Center Office Park is located on the eastern portion of the Project Site and contains three existing office buildings arranged in a rough U-shape around an artificial pond with fountain features, surface parking, a parking structure, a grass lawn, and landscaping. The western three-story building is approximately 60,634 square feet and fully vacant; the central three-story building is approximately 56,930 square feet and is leased to United Health Services but has been unoccupied since the onset of the COVID-19 pandemic in 2020. The eastern six-story building is approximately 60,462 square feet, and the ground floor is leased to and occupied by OC 405 Partners Joint Venture, but will be vacant as of June 30, 2024.1 Surface parking is located east and west of the buildings and a partially underground parking structure is located south of the buildings. The grass lawn runs south and west of the surface parking lot along Susan Street. Ornamental trees and landscaping are located throughout the office park along building perimeters and parking areas. The western portion of the Site, west of South Susan Street, is a vacant field. The field is fenced.
1 Although the buildings are predominantly vacant at this time, this document analyzes an occupied baseline since the buildings were previously occupied and operational for the vast majority of the time. Furthermore, the property owner has the ability to lease, occupy and/or operate the currently underutilized spaces at any time under the current entitlements.
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P A C I F I C O C E A N
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BEACH BLVD.
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Anaheim
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Park
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Linda
Villa Park
Anaheim
Hills
Mission
Viejo
Lake
Forest
Laguna
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San Juan
Capistrano
Laguna
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Orange
Huntington
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Costa
Mesa
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Grove Tustin
Irvine
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Alamitos
SOUTH COAST TECHNOLOGY CENTER PROJECT
Figure 1
Regional Vicinity NOT TO SCALE
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PROJECT
SITE
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SOUTH COAST TECHNOLOGY CENTER PROJECT
Figure 2
Site Vicinity
Source: Google Earth Pro, April 2024
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HARBOR BLVD
S FAIRVIEW ST
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Surrounding uses adjacent to the Project Site include office, commercial, government, and recreational uses. To the north of the Project Site, across from West Lake Center Drive, is the Calvary Chapel Private School Program support facility and athletic fields. Surface parking, a parking structure, and the Greenville Banning Channel bound the Project Site to the east. To the south of the Project Site are office buildings, surface parking lots, and a U.S. Postal Service facility. Freight rail tracks bound the Project Site to the west.
2.3 General Plan Designation and Zoning
According to the General Plan Update Land Use Element Figure LU-1, Land Use Map, the Project Site is designated Industrial (IND).2
The Industrial designation provides space for activities such as light and heavy manufacturing, warehousing, processing, and distribution as well as commercial uses ancillary to industrial activities. According to the General Plan Update Land Use Element Table LU-3, Density and Intensity Standards, the Industrial designation generally allows a maximum 0.45 floor-area-ratio (FAR) with a typical maximum building height of 35 feet.
However, Table LU-3 provides a specific exception for the Lake Center Development, defined by Specific Development Plan Number 58 (SD-58), that allows intensities up to 0.72 FAR (see Footnote 4 of General Plan Update Land Use Element Table LU-3). Similarly, regarding height, Table LU-3 Footnote 2 explains that the actual maximum standard allowed on each site may be different than listed in Table LU-3 and that the allowable height of development on any parcel is subject to the zoning standards.
Based on the City of Santa Ana Zoning Map (Zoning Map), the Project Site is zoned SD-58.
According to Ordinance No. NS-2089, permitted uses in the SD-58 District are professional and business offices providing personal and professional services including employment agencies, medical insurance, real estate, travel, trade contractors, architects, engineers, finance, research and development, and other similar use. The SD-58 District also allows commercial/retail uses, including service commercial uses such as daycare centers, banks and other financial institution, delicatessens, food stores, newsstands, automobile support facilities, health and exercise centers and other similar uses, office and computer equipment, copy centers and other similar uses, office and computer equipment, postal centers, restaurants, travel services, and other similar uses. The SD-58 District permits a maximum FAR of 0.72 and a maximum height of 200 feet for the Project Site.
2.4 Project Characteristics
The Project proposes to demolish the Lake Center Office Park, including the three existing buildings, a parking structure, and parking lots to construct three new Class A industrial buildings for office, manufacturing, and/or warehouse use. The three existing buildings within the Lake Center Office Park that would be demolished are located on the eastern portion of the Project Site and total 178,026 square feet. The total site area of 689,310 square feet (15.8 net acres) across the Project Site would be divided into two lot areas containing three buildings. Two new buildings (Buildings 2 and 3) would be constructed to replace the Lake Center Office Park and one new building (Building 1) would be constructed on the vacant field to the west of Susan Street; refer to Figure 3, Conceptual Site Plan. The three proposed Class A buildings would result in a total building square footage of 313,244 square feet. Each building would have a truck dock and a potential mezzanine located opposite the truck dock. A total of 497 parking stalls would be provided for the Project. The characteristics of each building are as follows:
2 City of Santa Ana, Golden City Beyond, Santa Ana General Plan Land Use Element, Figure LU-1, Land Use Map, April 2022.
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SOUTH COAST TECHNOLOGY CENTER PROJECT
Figure 3
Conceptual Site Plan
Source: DRA Architects, June 2024
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• Centrally located on the parcel west of Susan Street, Building 1 would consist of a 58,615- square-foot tenant space and a 53,615 tenant space, for a total building square footage of 112,230 square feet on a 243,212-square-foot lot area (5.6 net acres). Building 1 would provide 164 parking spaces located around the perimeter of the building. Additionally, Building 1 would have 1,210 square feet of outdoor covered patio area and 36,832 square feet of landscaping. A loading dock with nine dock high doors and two grade doors would be located on the western side of the building, facing the existing railroad. Building 1 would have a maximum exterior height of 48 feet and 4 inches. • Building 2 would be centrally located on the Project Site to the east of Susan Street and would consist of two 60,823-square-foot tenant spaces, for a total building square footage of 121,645 square feet on a 446,098-square-foot lot (10.2 net acres) shared with Building
3. Building 2 would provide 178 parking spaces located around the perimeter of the building. Additionally, Building 2 would have 707 square feet of outdoor covered patio area and 31,707 square feet of landscaping. A loading dock with 11 dock high doors and two grade doors would be located on the southern side of the building. Building 2 would have a maximum exterior height of 48 feet and 4 inches.
• Building 3 would be located in the eastern portion Project Site. The 79,369-square-foot building would be located on a 446,098-square-foot lot area shared with Building 2, with 155 parking spaces located on the west, south, and east sides of the building. The north side of the building would feature a prominent landscaped entrance to the South Coast Technology Center with benches and seating. Building 3 would have 895 square feet of outdoor covered patio area and 36,596 square feet of landscaping. A loading dock with seven dock high doors and one grade door would be located on the southern side of the building. Building 3 would have a maximum exterior height of 44 feet and 5 inches.
Ancillary improvements to the Project Site would include landscaping, monument signage, lighting, and fencing. The proposed Project would include 27 short term bike parking spaces and 27 long term bike parking spaces near building entrances. The Project Site would be accessible from four driveways along Lake Center Drive and three driveways along South Susan Street.
Trucks would access the Project Site via the proposed driveway entrances along Lake Center Drive at the northwest corner of the Project Site and between Building 2 and Building 3, and along Susan Street near the southwest corner of Building 2. All other driveways would be used for passenger vehicles. Internal drive aisles would provide access to the proposed buildings.
Additionally, the proposed Project would require connections to existing pipelines for water, sewer, and storm drains within Lake Center Drive and Susan Street.
The proposed Project would comply with the latest California Building Energy Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The latest California Building Energy Efficiency Standards and CALGreen became effective on January 1, 2023 (i.e., 2022 Title 24). The 2022 Title 24 provides minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting. To further maximize energy efficiencies, the proposed Project would exceed the 2022 Title 24 by approximately 10 percent.
The proposed Project would accomplish this through installing high efficiency HVAC units, using better building envelope insulation and glazing, installing high efficiency LED lighting, and designing lighting power density to be a minimum of 10 percent better than the baseline lighting power density of the existing buildings. The proposed Project would also install solar-ready roofs for each building.
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2.4.1 Entitlements
To allow the use of the proposed buildings, the Project proposes to amend SD-58 to allow for industrial uses. Specifically, SD-58 would be amended to allow for the use of Limited Light Industrial uses, consistent with the General Plan Update. The development standards would be updated to include standards for perimeter fencing and revised parking standards to remove reference to specific numbers. Operational standards would also be included for Limited Light Industrial uses. Minor changes to SD-58 are also included to reflect emerging best practices and provide flexibility for future development projects within the district. Additionally, the proposed Project would require a lot merger and site and development plan approval.
2.4.2 Project Construction
Construction of the proposed Project is anticipated to take approximately 16 months to complete.
The construction activities would include demolition, excavation, grading, building construction, paving, and architectural coating. The majority of the excavation for the proposed buildings would require over-excavation for the building pads at a depth of approximately 5 to 8 feet. The spoils from the over-excavation would be recompacted in the pad areas. Trenches for utility connections would require a maximum excavation depth of 14 feet. In total, it is anticipated that the proposed Project would excavate approximately 18,600 cubic yards of soils, of which a maximum of 7,235 cubic yards would be exported. Construction activities would comply with the City’s Noise Ordinance, Santa Ana Municipal Code (SAMC) Section 18-314(e) and occur only Monday through Saturday between 7:00 a.m. and 8:00 p.m. Construction equipment and materials staging would occur within the Project Site. During construction, vehicular access would be provided via existing access points along Lake Center Drive and South Susan Street. Temporary partial lane closures of Susan Street and Lake Center Drive would be required for utilities connections to resurface the streets; during the resurfacing, access would be maintained. Full lane closures are not anticipated for the proposed Project.
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3. California Environmental Quality Act Regulatory Setting CEQA applies to proposed projects initiated by, funded by, or requiring discretionary approvals from state or local government agencies. CEQA applies generally to discretionary actions by agencies which may have a significant effect on the environment. However, where it can be seen with certainty that there is no possibility that an activity may have a significant effect on the environment, or if the activity meets the conditions for a CEQA exemption, it is considered exempt from the provisions of CEQA. CEQA Guidelines Section 15183 provides an exemption for projects that are consistent with the densities established by existing zoning, community plan, or general plan policies for which an EIR was certified. Additional environmental review of such projects shall not be required, except as might be necessary to examine whether there are project-specific significant effects which are peculiar to the project or its site.
Projects that are consistent with the densities and use characteristics considered by the GPU PEIR may qualify for the CEQA Guidelines Section 15183 Exemption process. In accordance with CEQA Guidelines Section 15183(b), in approving a project meeting the requirements of Section 15183, “a public agency shall limit its examination of environmental effects to those which the agency determines, in an initial study or other analysis:
(1) Are peculiar to the project or the parcel on which the project would be located, (2) Were not analyzed as significant effects in a prior EIR on the zoning action, general plan, or community plan, with which the project is consistent, (3) Are potentially significant off-site impacts and cumulative impacts which were not discussed in the prior EIR prepared for the general plan, community plan or zoning action, or
(4) Are previously identified significant effects which, as a result of substantial new information which was not known at the time the EIR was certified, are determined to have a more severe adverse impact than discussed in the prior EIR.” The environmental review contained in Section 4 has been prepared to assess the potential for the proposed Project to result in such environmental effects and whether the proposed Project qualifies for an exemption under CEQA Guidelines Section 15183. The previously certified GPU PEIR serves as the primary environmental compliance document for the Project, and the text, standards conditions, and applicable mitigation measures are incorporated by reference. The GPU PEIR (State Clearinghouse #2020029087) is available to the public for inspection at the City of Santa Ana, City Hall, during normal business hours.
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4. Environmental Review
This section includes an assessment, by issue area, of the proposed Project’s potential effects on the environment.
4.1 Aesthetics
4.1.1 GPU PEIR Findings
The GPU PEIR concluded that while buildout of the General Plan Update would result in greater density and intensity in five focus areas, it would not create a substantially adverse impact on scenic vistas nor degrade the City’s visual character or quality. As stated in the GPU PEIR, because the City is highly urbanized, buildout in accordance with the GPU would consist mainly of infill and redevelopment efforts. Additionally, the GPU PEIR determined that the visual character of historic districts and scenic corridors within the City would not be substantially impacted. As stated in the GPU PEIR, development would be required to comply with the design and development specifications outlined in the updated land use and urban design elements. The aesthetic quality of development within the City would be guided by the SAMC and the seven existing specific plan/special zoning areas. Further, the GPU PEIR determined that by complying with the building codes, nighttime lighting and glare impacts and potential spillover caused by the full buildout of the General Plan Update would be minimized and impacts would be less than significant. Lastly, there are no state-designated scenic highways in Santa Ana, and thus, no impact would occur related to state scenic highways. The GPU PEIR determined that aesthetics impacts would be minimized with the implementation of GPU PEIR Regulatory Requirements (RR) AE-1 through RR AE-3. RR AE-1 would require the City to enforce adherence with the California Building Code, including provisions of the Building Energy Efficiency Standards related to lighting. RR AE-2 would require the City to enforce development standards and other general provisions as detailed in the Zoning Code (SAMC Chapter 41, Zoning) to ensure consistency between the General Plan and proposed development projects. RR AE-3 would require the City to enforce the development standards and guidelines of adopted specific plans. Overall, impacts related to aesthetics were determined to be less than significant.
4.1.2 Project Analysis
The Project Site is located within a highly urbanized area in the southwestern portion of Santa Ana, and is not located within one of the five focus areas, a historic district, or near a scenic corridor. Additionally, no long range public views are available from or through the Project Site.
The Project Site is currently developed with an existing 10.2-acre office park east of Susan Street and also consists of an approximately 5.6-acre vacant field west of Susan Street. Thus, the proposed Project would redevelop an infill site, consistent with the buildout of the General Plan Update, and would not impact a scenic vista.
The Project Site is not located within a state-designated scenic highway and there are no designated or eligible scenic highways within 5 miles of the Project Site.3 Therefore, the proposed
Project would not have a substantial adverse effect on a scenic vista, or damage scenic resources within a state-designated scenic highway.
3 California Department of Transportation, California State Scenic Highway System Map, https://caltrans. maps.arcgis.com/apps/webappviewer/index.html?id=465dfd3d807c46cc8e8057116f1aacaa, accessed April 25, 2024.
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The Project would redevelop the Lake Center Office Park with two new industrial buildings and would construct a new industrial building on the vacant parcel west of Susan Street. The proposed Project would include accent walls, high quality landscaping, and monument signage at the primary entryways to the Project Site that would add visual interest to the site. Although the proposed Project would require an amendment to the SD-58 District to allow for industrial uses, the Project Site’s zoning would be consistent with the General Plan Update land use designation of Industrial. The Project would be required to comply with updated development standards governing aesthetics for the SD-58 District, which include building heights, setbacks, separations, landscaping standards, and signage. Other than the addition of development standards for perimeter fencing and parking, the development standards for the SD-58 District remain essentially unchanged with the proposed SD-58 amendment. Additionally, no change in density or building height is proposed for SD-58. The proposed buildings would be consistent with or shorter than the heights of the existing buildings. Furthermore, the proposed Project would comply with RR AE-1 through RR AE-3. Therefore, the Project would not degrade the existing visual character of the Project Site or conflict with applicable zoning or other regulations governing scenic quality.
Additionally, the proposed Project would comply with existing outdoor lighting standards for nonresidential buildings in SAMC Section 8-211, Special commercial building provisions, which require lighting to be contained on-site. Proposed nighttime lighting on-site for the outdoor areas would be limited to security, parking, and accent lighting. Therefore, the Project would not create a new source of substantial light or glare that would adversely affect day or nighttime views.
Based on the above, impacts related to aesthetics would be less than significant and similar to the impacts identified in the GPU PEIR. The Project would not result in new or substantially more severe impacts compared to the determination in the GPU PEIR, which concluded that impacts would be less than significant. As such, no new project-specific mitigation measures are required.
4.1.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR AE-1 through RR AE-3 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe aesthetic impacts than anticipated by the GPU PEIR.
4.1.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR AE-1 The City shall enforce adherence with the California Building Code, including provisions of the Building Energy Efficiency Standards related to lighting.
RR AE-2 The City shall enforce development standards and other general provisions as detailed in the Zoning Code (Chapter 41 of the Municipal Code) to ensure consistency between the City’s General Plan and proposed development projects.
This includes compliance with the requirements of any ordinance adopting specific development plans.
RR AE-3 The City shall enforce the development standards and design guidelines of adopted specific plans. In addition to these specific plans, the City will enforce the development standards of the Metro East Mixed-Use Overlay Zone for each district within the overlay area.
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4.2 Agriculture and Forestry Resources
4.2.1 GPU PEIR Findings
As stated in the GPU PEIR, most of the City is urbanized and developed. The City does not have any land designated or zoned for agricultural use, forestland, timberland, or timberland production. Additionally, the City does not have any land subject to a Williamson Act contract.
Therefore, no impact to agricultural and forestry resources would occur with buildout of the General Plan Update.
4.2.2 Project Analysis
The Project Site comprises an existing 10.2-acre office park that is fully developed with buildings, an artificial pond, and parking, and an approximately 5.6-acre vacant field. The vacant field does not contain any agricultural, forestland, or timberland uses. The Project Site is zoned SD-58, which allows for professional and business office and commercial/retail uses. The Project proposes to amend SD-58 to allow for industrial uses. The Project does not involve any land use changes related to agriculture, forest land, or timberland production. Furthermore, the Project Site and surrounding area are not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance, and do not include lands that qualify as forest land or timberland.4 Therefore, similar to the GPU PEIR conclusion, no impact to agricultural and forestry resources would occur as a result of the Project. Based on the above, the Project would not result in new or substantially more severe impacts compared to the determination in the GPU PEIR, and no new project-specific mitigation measures are required.
4.2.3 Conclusion
The Project is consistent with the General Plan Update and would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to agriculture and forestry resources than anticipated by the GPU PEIR.
4.2.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures No GPU PEIR regulatory requirements or mitigation measures apply.
4.3 Air Quality
4.3.1 GPU PEIR Findings
The GPU PEIR analyzed the General Plan Update’s consistency with South Coast Air Quality Management District’s (SCAQMD) 2016 Air Quality Management Plan (AQMP), which was the latest AQMP when the GPU PEIR was prepared. The GPU PEIR concluded that buildout of the General Plan Update would exceed population estimates for the City, and therefore the emissions associated with the additional population are not included in the regional emissions inventory for the South Coast Air Basin (Basin). Additionally, air pollutant emissions associated with buildout of the General Plan Update would cumulatively contribute to the nonattainment designations in the Basin. Therefore, overall, the GPU would be inconsistent with the AQMP. Even with GPU PEIR Mitigation Measures (MM) AQ-1 and MM AQ-2, requiring the preparation of a projectspecific technical assessment of construction and operational-related air quality impacts, and 4 California Department of Conservation, California Important Farmland Finder, https://maps.conservation.ca.gov/ DLRP/CIFF/, accessed February 27, 2024.
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policies in the General Plan Update, the GPU PEIR concluded that future development pursuant to the General Plan Update would result in significant and unavoidable impacts regarding consistency with SCAQMD’s 2016 AQMP.
Regarding impacts related to a cumulatively considerable net increase of criteria pollutants, the GPU PEIR acknowledged that construction activities associated with the General Plan Update would temporarily increase particulate matter (i.e., PM10 and PM2.5), volatile organic compounds (VOC), nitric oxides (NOX), sulfur oxides (SOX), and carbon monoxide (CO) regional emissions within the Basin. The GPU EIR also acknowledged that individual projects accommodated under the General Plan Update may not exceed the SCAQMD regional significance thresholds, but because site-specific development project information was not available at the time of the preparation of the GPU PEIR, and projects under the GPU PEIR could be constructed at the same time, impacts related to construction-related emissions that would cumulatively contribute to nonattainment designations of the Basin would be significant even with the implementation of GPU PEIR MM AQ-1. Similarly, the GPU PEIR concluded that buildout in accordance with the General Plan Update would generate long-term emissions that would exceed SCAQMD’s regional significance thresholds for VOC, NOX, and CO, which would cumulatively contribute to the nonattainment designations of the Basin. GPU PEIR MM AQ-2, in addition to the goals and policies of the General Plan Update, would reduce air pollutant emissions to the extent feasible, but impacts would remain significant and unavoidable due to the magnitude of the overall land use development associated with the General Plan Update.
Regarding sensitive receptors, the GPU PEIR concluded that buildout of the General Plan Update, including industrial and warehousing land uses, could expose sensitive receptors to substantial concentrations of toxic air contaminants (TACs). While individual projects could result in TAC emissions under the project-level risk threshold of 10 per million, they would nonetheless contribute to the higher levels of risk in the Basin. GPU PEIR MM AQ-3, requiring a project-specific health risk assessment (HRA) for new industrial or warehousing developments, would be required to ensure mobile sources of TACs not covered under SCAQMD permits are considered during subsequent project-level environmental review by the City. Additionally, GPU PEIR MM AQ-1 and MM AQ-2 would reduce the regional construction and operation emissions associated with buildout of the General Plan Update, and therefore also result in a reduction of localized construction- and operation-related criteria air pollutant emissions to the extent feasible. However, implementation of the General Plan Update would generate TACs that could contribute to elevated levels in the Basin, and because existing sensitive receptors may be close to projectrelated construction activities and large emitters of on-site operation-related criteria air pollutant emissions, construction and operation emissions generated by individual development projects have the potential to exceed SCAQMD’s Localized Significance Thresholds (LSTs). Thus, the GPU PEIR concluded that the General Plan Update’s cumulative contribution to health risk and localized impact would remain significant and unavoidable. However, because buildout of the General Plan Update would not result in the increase in traffic volume required to generate a CO hotspot, impacts related to CO hotspots would be less than significant.
Regarding odors, the GPU PEIR determined that industrial land uses have the potential to generate objectionable odors, and that GPU PEIR MM AQ-4 would ensure that odor impacts are minimized, and that facilities would comply with SCAQMD Rule 402. The GPU PEIR stated that the Industrial and Industrial Flex land uses proposed under the General Plan Update are not anticipated to produce odors since the General Plan Update assumes that the odor-producing industrial land uses such as wastewater treatment plants, compost facilities, landfills, solid waste transfer stations, fiberglass manufacturing, facilities, paint/coating operations (e.g., auto body shops), dairy farms, petroleum refineries, asphalt batch manufacturing plants, chemical City Council 28 – 82 8/6/2024
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manufacturing, and food manufacturing facilities would not be permitted. Therefore, the GPU PEIR concluded that odor impacts would be less than significant.
4.3.2 Project Analysis
The following section evaluates potential short- and long-term air quality impacts that would result from the construction and operation of the proposed Project. The analysis is primarily based upon Attachment A, Air Quality Assessment, and Attachment B, Health Risk Assessment. The Air Quality Assessment and Health Risk Assessment were prepared to fulfill the requirements of GPU PEIR MM AQ-1, MM AQ-2, and MM AQ-3.
CONSISTENCY WITH APPLICABLE AIR QUALITY PLAN
On December 2, 2022, the SCAQMD Governing Board adopted the 2022 AQMP. The 2022 AQMP incorporates the latest scientific and technical information and planning assumptions, including the latest applicable growth assumptions, updated emission inventory methodologies for various source categories. Additionally, the 2022 AQMP utilized information and data from the South Coast Association of Governments (SCAG) and its 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). While SCAG has recently adopted Connect SoCal 2024 (i.e., the 2024-2050 RTP/SCS), SCAQMD has not released an updated AQMP based off of the 2024-2050 RTP/SCS growth projections. As such, this consistency analysis is based off the 2022 AQMP and the RTP/SCS that was adopted at the time, the 2020-2045 RTP/SCS.
According to the SCAQMD’s CEQA Air Quality Handbook, projects must be analyzed for consistency with two main criteria, as discussed below.
Criterion 1:
With respect to the first criterion, SCAQMD methodologies require that an air quality analysis for a project include forecasts of project emissions in relation to contributing to air quality violations and delay of attainment.
i) Would the project result in an increase in the frequency or severity of existing air quality violations?
Since the consistency criteria identified under the first criterion pertain to pollutant concentrations, rather than to total regional emissions, an analysis of a project’s pollutant emissions relative to localized pollutant concentrations associated with the California Ambient Air Quality Standards (CAAQS) and National Ambient Air Quality Standards (NAAQS) is used as the basis for evaluating project consistency. As detailed below under the Criteria Air Pollutants subsection, localized concentrations of CO, NOX, PM10, and PM2.5 would be less than significant during Project construction and operations. Therefore, the proposed Project would not result in an increase in the frequency or severity of existing air quality violations.
ii) Would the project cause or contribute to new air quality violations? As discussed below under the Criteria Air Pollutants subsection, the proposed Project would result in emissions that are below the SCAQMD thresholds. Therefore, the Project would not have the potential to cause or affect a violation of the ambient air quality standards.
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iii) Would the project delay timely attainment of air quality standards or the interim emissions reductions specified in the AQMP?
The proposed Project would result in less than significant impacts regarding localized concentrations during Project construction and operations; refer to the Localized Pollutants and Sensitive Receptors subsection below. As such, the Project would not delay the timely attainment of air quality standards or 2022 AQMP emissions reductions.
Criterion 2:
With respect to the second criterion for determining consistency with SCAQMD and SCAG air quality policies, it is important to recognize that air quality planning within the Basin focuses on attainment of ambient air quality standards at the earliest feasible date. Projections for achieving air quality goals are based on assumptions regarding population, housing, and growth trends.
Thus, the SCAQMD’s second criterion for determining project consistency focuses on whether the proposed Project exceeds the assumptions utilized in preparing the forecasts presented in the 2022 AQMP. Determining whether a project exceeds the assumptions reflected in the 2022 AQMP involves the evaluation of the three criteria outlined below. The following discussion provides an analysis of each of these criteria.
i) Would the project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP?
A project is consistent with the 2022 AQMP, in part, if it is consistent with the population, housing, and employment assumptions that were used in the development of the 2022 AQMP. In the case of the 2022 AQMP, three sources of data form the basis for the projections of air pollutant emissions: general plans, SCAG’s regional growth forecast, and SCAG’s 2020-2045 RTP/SCS. The 2020-2045 RTP/SCS also provides socioeconomic forecast projections of regional population growth.
The Project Site is designated Industrial and zoned SD-58. The Industrial land use designation provides space for activities such as light and heavy manufacturing, warehousing, processing, and distribution as well as commercial uses ancillary to industrial activities; permitted uses in the SD-58 zoning district include professional and business offices providing personal and professional services including employment agencies, medical insurance, real estate, travel, trade contractors, architects, engineers, finance, research and development, and other similar uses. The Project proposes the construction of three new Class A industrial buildings for office, manufacturing, and/or warehouse use. As such, the Project would be consistent with the land use projections previously envisioned for this site. Furthermore, the Project is anticipated to generate approximately 425 employees, which would be a nominal amount of employment increase compared to the growth identified in the GPU PEIR, which is an increase of 13,418 jobs between 2019 and 2045.5
As such, the proposed Project is considered consistent with the General Plan Update, and is consistent with the types, intensity, and patterns of land use previously envisioned for the site. The population, housing, and employment forecasts, which are adopted by SCAG’s Regional Council, are based on the local plans and policies applicable to the City. As the SCAQMD has incorporated these same projections into the 5 City of Santa Ana, General Plan Update Program Environmental Impact Report, Table 5.13-7, Population and Employment Projections for Santa Ana and Orange County, October 2021.
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2022 AQMP, it can be concluded that the proposed Project would be consistent with the 2022 AQMP.
ii) Would the project implement all feasible air quality mitigation measures? The proposed Project would be required to comply with GPU PEIR RR AQ-1 through RR AQ-3, which include applicable emission reduction measures identified by the SCAQMD such as Rule 403 that requires control of excessive fugitive dust emissions by regular watering or other dust prevention measures, and Rule 1113 that regulates the reactive organic gas (ROG) content of paint. In addition, the Project would implement GPU PEIR MM AQ-1 and MM AQ-2, which require the preparation and submittal of a technical assessment that evaluates the project’s potential construction and operational-related air quality impacts. The Air Quality Assessment (refer to Attachment A) was prepared to fulfill the requirements of GPU PEIR MM AQ-1 and MM AQ-2. As such, the proposed Project meets this AQMP consistency criterion.
iii) Would the project be consistent with the land use planning strategies set forth in the AQMP?
Land use planning strategies set forth in the 2022 AQMP are primarily based on the 2020- 2045 RTP/SCS. Overall, it is anticipated that the proposed Project would be consistent with SCAG’s 2020-2045 RTP/SCS in that it would be located in a highly developed and urbanized area of Santa Ana with multiple bus stops within a quarter mile and would provide short- and long-term bike parking, both of which would incentivize employees to take alternative modes of travel, thereby reducing criteria pollutant emissions. Therefore, the Project would be consistent with the land use planning strategies and would be consistent with this criterion.
Impact Summary
In conclusion, the determination of 2022 AQMP consistency is primarily concerned with the longterm influence of a project on air quality in the Basin. The proposed Project would not result in a long-term impact on the region’s ability to meet state and federal air quality standards. Further, the proposed Project’s long-term influence on air quality in the Basin would also be consistent with the SCAQMD and SCAG’s goals and policies and is considered consistent with the 2022 AQMP. As such, impacts resulting from the proposed Project would be less than significant and less than the impacts disclosed in the GPU PEIR, which were determined to be significant and unavoidable despite inclusion of mitigation. As such, no new project-specific mitigation measures are required.
CRITERIA AIR POLLUTANTS
Construction Impacts
The Project proposes to demolish the Lake Center Office Park, including the three existing buildings, a parking structure, and parking lots to construct three new Class A industrial buildings for office, manufacturing, and/or warehouse use. Construction would result in fugitive dust emissions, exhaust emissions from construction equipment and worker vehicles, emissions from the application of coatings (i.e., ROG emissions). Construction activities would comply with SCAQMD Rule 402, which prohibits fugitive dust from creating a nuisance off-site, Rule 403, which requires that excessive fugitive dust emissions be controlled by regular watering or other dust prevention measures, and Rule 1113, which provides specifications on painting practices as well as regulates the ROG content of paint (refer to RR AQ-3). Additionally, the proposed Project City Council 28 – 85 8/6/2024
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would comply with RR AQ-2 to limit idling of construction equipment to less than five minutes. The analysis of construction criteria pollutant emissions has been prepared utilizing the California Emissions Estimator Model (CalEEMod) version 2022.1.
6 Table 4.3-1, Construction Criteria
Pollutant Emissions, summarizes the estimated maximum daily emissions of VOC (ROG), NOX, CO, SO2, PM10, and PM2.5. As shown in Table 4.3-1, the daily total construction emissions would not exceed established SCAQMD thresholds. Therefore, impacts would be less than significant.
Table 4.3-1
Construction Criteria Pollutant Emissions
Construction Phase (Year)
Pollutant (pounds/day)1,2
ROG NOX CO SO2 PM10 PM2.5
Demolition (2024) 2.75 29.21 24.39 0.05 4.71 1.7
Grading (2024) 3.63 36.89 32.3 0.07 4.63 2.5
Building Construction (2024) 1.75 13.71 21.12 0.03 2.76 1.02 Building Construction (2025) 1.66 12.77 21.52 0.03 2.68 0.96 Paving (2025) 2.85 7.51 10.71 0.01 0.55 0.37
Architectural Coating (2025) 71.03 0.99 2.46 < 0.01 0.39 0.11 Maximum Daily Emissions3 71.03 50.6 53.42 0.10 7.39 3.52 SCAQMD Significance Thresholds 75 100 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:
1. Emissions were calculated using CalEEMod version 2022.1. Higher emissions between summer and winter are presented as a conservative analysis.
2. Modeling assumptions include compliance with SCAQMD Rule 403 which requires: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stockpiles with tarps; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour.
3. Grading and building construction phases would overlap in 2024. As such, maximum daily emissions for all pollutants except for ROG are the total of grading phase and building construction phase emissions in 2024. Totals may be slightly off due to rounding.
Source: Refer to Appendix A of Attachment A, Air Quality Assessment, for CalEEMod outputs and assumptions used in this analysis.
With respect to the proposed Project’s construction-period air quality emissions and cumulative Basin-wide conditions, the SCAQMD has developed strategies to reduce criteria pollutant emissions outlined in the 2022 AQMP. The proposed Project would comply with SCAQMD Rule 403 requirements and implement all feasible SCAQMD rules to reduce construction air emissions to the extent feasible. In addition, the proposed Project would comply with adopted 2022 AQMP emissions control measures. Pursuant to SCAQMD rules and mandates, as well as the CEQA requirement that significant impacts be mitigated to the extent feasible, these same requirements (i.e., Rule 403 compliance, implementation of all feasible mitigation measures, and compliance with adopted AQMP emissions control measures) would also be imposed on construction projects throughout the Basin, which would include related projects. 6 Modeling was performed for a project with three industrial buildings totaling 325,044 square feet. However, since the completion of the modeling, the total building square footage has been reduced to 313,244 square feet.
Therefore, Project emissions are conservative.
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The Project’s construction emissions would be below the established thresholds and would result in less than significant air quality impacts. Thus, it can be reasonably inferred that the Project’s construction emissions would not contribute to a cumulatively considerable air quality impact for nonattainment criteria pollutants in the Basin, and impacts would be less than significant.
Operational Impacts
Long-term air quality impacts typically consist of mobile source emissions generated from traffic associated with on-site uses (i.e., motor vehicle use by employees, deliveries travelling to and from the site), and emissions from area and energy sources. Operational emissions associated with the existing and proposed uses of the Project Site were estimated in CalEEMod. Existing uses of the Project Site generate 1,930 daily trips while the Project would generate 1,544 daily trips7. This analysis utilized trip lengths of 39.9 miles per trip for 4-axle trucks and 14.2 miles per trip for 2-axle and 3-axle trucks based on SCAQMD guidance; trip lengths for passenger cars remain as CalEEMod defaults (5.3 to 13.4 miles per trip). At the time of this analysis, it has not been determined if the ultimate tenants for the proposed buildings would operate their own fleet; most warehouse operators have no control over the trucks entering and exiting their facilities.
Consequently, it is infeasible to require trucks with particular emission profiles (e.g., zero-emission [ZE], near-zero-emission [NZE], or 2010 or beyond model year trucks) for Project operations. If ZE or NZE fleets are utilized during Project operations, the Project’s emissions would be less than those identified in this analysis. Area source emissions would be generated from consumer products, architectural coatings, and landscaping. Regarding energy emissions, the primary use of electricity by the Project would be for space heating and cooling, water heating, ventilation, lighting, appliances, landscaping equipment, and electronics. The proposed Project would not consume natural gas according to the Project applicant. However, criteria air pollutant emissions from electricity use are not quantified since criteria pollutants emissions occur at the site of the power plant, which is off-site. Emissions associated with each of these sources were calculated and are discussed below in Table 4.3-2, Operational Criteria Pollutant Emissions. As shown in Table 4.3-2, the daily total operational emissions would not exceed established SCAQMD thresholds. Therefore, impacts would be less than significant.
As shown in Table 4.3-2, the Project would result in reduced ROG and CO emissions during both summer and winter conditions compared to existing conditions primarily due to the proposed Project generating less mobile source emissions than the existing office uses. In addition, the Project would not consume natural gas, which would also partially contribute to the reductions of ROG and CO emissions. Overall, the daily total operational emissions would not exceed established SCAQMD thresholds.
As discussed, the proposed Project would not result in long-term operational air quality impacts.
Additionally, adherence to SCAQMD rules and regulations would alleviate potential impacts related to cumulative conditions on a project-by-project basis. Emission reduction technology, strategies, and plans are constantly being developed. As a result, the proposed Project would not contribute a cumulatively considerable net increase of any nonattainment criteria pollutant.
Therefore, no cumulative operational impacts associated with implementation of the proposed Project would result.
7 Linscott, Law & Greenspan, Engineers, Trip Generation Assessment for the Proposed South Coast Technology Center Project, January 2, 2024.
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Table 4.3-2
Operational Criteria Pollutant Emissions
Emissions Source Pollutant (pounds/day)1
ROG NOX CO SOX PM10 PM2.5
Existing Summer Emissions
Mobile2 6.41 4.59 50.50 0.12 10.90 2.82
Area 6.65 0.12 14.50 < 0.005 0.03 0.02
Energy3 0.07 1.21 1.02 0.01 0.09 0.09
Total Existing Summer
Emissions4 13.10 5.92 66.00 0.13 11.00 2.93
Project Summer Emissions
Mobile2 2.85 26.30 33.90 0.28 14.70 4.11
Area 9.73 0.12 14.10 < 0.005 0.03 0.02
Energy3 0.00 0.00 0.00 0.00 0.00 0.00
Total Project Summer Emissions4 12.60 26.40 48.00 0.28 14.70 4.13 Net Increase From Existing
Conditions -0.50 20.48 -18.00 0.15 3.70 1.20
SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Existing Winter Emissions
Mobile2 6.34 4.99 47.30 0.11 10.90 2.82
Area 4.28 0.00 0.00 0.00 0.00 0.00
Energy 0.07 1.21 1.02 0.01 0.09 0.09
Total Existing Winter
Emissions4 10.70 6.20 48.30 0.12 11.00 2.91
Project Winter Emissions
Mobile2 2.82 27.40 32.00 0.28 14.70 4.11
Area 7.41 0.00 0.00 0.00 0.00 0.00
Energy3 0.00 0.00 0.00 0.00 0.00 0.00
Total Project Winter Emissions4 10.20 27.40 32.00 0.28 14.70 4.11 Net Increase From Existing
Conditions -0.50 21.20 -16.30 0.16 3.70 1.20
SCAQMD Threshold 55 55 550 150 150 55
Threshold Exceeded? No No No No No No
Notes:
1. Emissions calculated using CalEEMod Version 2022.1.
2. Operational trips based on the Trip Generation Assessment prepared by Linscott, Law & Greenspan Engineers (dated January 2, 2024).
3. According to the Project applicant, the Project would not consume natural gas.
4. Totals may not add precisely due to rounding.
Source: Refer to Appendix A of Attachment A, Air Quality Assessment, for CalEEMod outputs and assumptions used in this analysis.
Air Quality Health Impacts
Adverse health effects induced by criteria pollutant emissions are highly dependent on a multitude of interconnected variables (e.g., cumulative concentrations, local meteorology and atmospheric conditions, and the number and character of exposed individual [e.g., age, gender]). In particular, ozone (O3) precursors, VOCs and NOX, affect air quality on a regional scale. Health effects related to O3 are therefore the product of emissions generated by numerous sources throughout a region.
Existing models have limited sensitivity to small changes in criteria pollutant concentrations and, as such, translating project-generated criteria pollutants to specific health effects or additional days of nonattainment would produce meaningless results. In other words, the Project’s less than significant increases in regional air pollution from criteria air pollutants during construction would have negligible impacts on human health.
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As noted in the Brief of Amicus Curiae by the SCAQMD, the SCAQMD acknowledged it would be extremely difficult, if not impossible to quantify health impacts of criteria pollutants for various reasons including modeling limitations as well as where in the atmosphere air pollutants interact and form.8 Further, as noted in the Brief of Amicus Curiae by the San Joaquin Valley Air Pollution Control District (SJVAPCD), SJVAPCD has acknowledged that currently available modeling tools are not equipped to provide a meaningful analysis of the correlation between an individual development project’s air emissions and specific human health impacts.9
The SCAQMD acknowledges that health effects quantification from O3, as an example, is correlated with the increases in ambient level of O3 in the air (concentration) that an individual person breathes. SCAQMD’s Brief of Amicus Curiae states that it would take a large amount of additional emissions to cause a modeled increase in ambient O3 levels over the entire region. The SCAQMD further states that based on their own modeling in the SCAQMD’s 2012 Air Quality Management Plan, a reduction of 432 tons (864,000 pounds) per day of NOX and a reduction of 187 tons (374,000 pounds) per day of VOCs would reduce O3 levels at highest monitored site by only nine parts per billion. As such, the SCAQMD concludes that it is not currently possible to accurately quantify O3-related health impacts caused by NOX or VOC emissions from relatively small projects (defined as projects with regional scope) due to photochemistry and regional model limitations. Thus, as the Project would not exceed SCAQMD thresholds for construction and operational air emissions, the Project would have a less than significant impact for air quality health impacts.
Impact Summary
In conclusion, construction and operational impacts resulting from the proposed Project would not result in a cumulatively considerable net increase of any criteria pollutant for which the Project region is nonattainment. Project impacts would be less than significant and less than the impacts disclosed in the GPU PEIR, which were determined to be significant and unavoidable despite inclusion of mitigation. As such, no new project-specific mitigation measures are required.
LOCALIZED POLLUTANTS AND SENSITIVE RECEPTORS
Sensitive receptors are defined as facilities or land uses that include members of the population that are particularly sensitive to the effects of air pollutants, such as children, the elderly, and people with illnesses. Examples of these sensitive receptors are residences, schools, hospitals, and daycare centers. The California Air Resources Board (CARB) has identified the following groups of individuals as the most likely to be affected by air pollution: the elderly over 65, children under 14, athletes, and persons with cardiovascular and chronic respiratory diseases such as asthma, emphysema, and bronchitis.
The nearest sensitive receptor to the Project Site is the existing Calvary Chapel High School located approximately 100 feet to the east of the Project Site. 8 South Coast Air Quality Management District, Application of the South Coast Air Quality Management District for Leave to File Brief of Amicus Curiae in Support of Neither Party and Brief of Amicus Curiae. In the Supreme Court of California. Sierra Club, Revive the San Joaquin, and League of Women Voters of Fresno v. County of Fresno, April 3, 2015.
9 San Joaquin Valley Air Pollution Control District, Application for Leave to File Brief of Amicus Curiae Brief of San Joaquin Valley Unified Air Pollution Control District in Support of Defendant and Respondent, County of Fresno and Real Party In Interest and Respondent, Friant Ranch, L.P. In the Supreme Court of California. Sierra Club, Revive the San Joaquin, and League of Women Voters of Fresno v. County of Fresno, April 13, 2015.
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Localized Significance Thresholds
LSTs were developed in response to SCAQMD Governing Boards’ Environmental Justice Enhancement Initiative (I-4). The SCAQMD provided the Final Localized Significance Threshold Methodology (dated June 2003 [revised 2008]) for guidance. The LST methodology assists lead agencies in analyzing localized air quality impacts. The SCAQMD provides the LST screening lookup tables for one-, two-, and five-acre projects emitting CO, NOX, PM2.5, or PM10. The LST methodology and associated mass rates are not designed to evaluate localized impacts from mobile sources traveling over the roadways. The Project is located within SRA 17, Central Orange County.
Construction
The SCAQMD guidance on applying CalEEMod to LSTs specifies the number of acres a particular piece of equipment would likely disturb per day.10 SCAQMD provides LST screening thresholds for one-, two, and five-acre site disturbance areas; SCAQMD does not provide LST screening thresholds for projects over five acres. The Project would actively disturb approximately three acres per day during the grading phase of construction. Therefore, the construction LST screening threshold for two acres were utilized as a conservative analysis. As discussed, the nearest sensitive receptor to the Project Site is the existing Calvary Chapel High School located approximately 100 feet to the east of the Project Site. This sensitive land use may be potentially affected by air pollutant emissions generated during on-site construction activities. LST screening thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters.
As the nearest sensitive receptor is located approximately 100 feet (30.5 meters) from the Project Site, the lowest available LST screening values for 25 meters was used.
Table 4.3-3, Localized Significance of Construction Emissions, shows the localized constructionrelated emissions for NOX, CO, PM10, and PM2.5 compared to the LST screening thresholds for SRA 17. It is noted that the localized emissions presented in Table 4.3-3 are less than those in Table 4.3-2 because localized emissions include only on-site emissions (i.e., from construction equipment and fugitive dust), and do not include off-site emissions (i.e., from hauling activities).
As shown in Table 4.3-3, localized construction emissions would not exceed the LST screening thresholds for SRA 17. Therefore, localized significance impacts from construction would be less than significant.
Further, as discussed in the Attachment B, Health Risk Assessment, the highest expected average diesel particulate matter (DPM) emission concentrations resulting from construction of the Project at a sensitive receptor would be approximately 0.06955 µg/m3. It is acknowledged that the calculations conservatively assume no cleaner technology with lower emissions would occur in future years. Cancer risk calculations are based on 16-month maximum individual cancer risk (MICR) exposure periods. As shown in the Health Risk Assessment, the highest calculated carcinogenic risk from Project construction activities is approximately 1.71 per million for 16- month exposure at the sensitive receptor at the school and 5.68 per million for 16-month exposure at a residential sensitive receptor location east of the Project Site. Thus, the Project would not exceed the MICR of 10 in one million and impacts related to cancer risk and DPM concentrations from heavy trucks would be less than significant for the MICR. 10 The number of acres represent the total acres traversed by grading equipment. To properly grade a piece of land, multiple passes with equipment may be required. The disturbance acreage is based on the equipment list and days of the grading phase according to the anticipated maximum number of acres a given piece of equipment can pass over in an 8-hour workday.
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Table 4.3-3
Localized Significance of Construction Emissions
Emissions Source
Emissions (pounds per day)
NOX CO PM10 PM2.5
Maximum Daily Construction Emissions1, 2 45.50 43.30 4.34 2.74 LST Screening Threshold3 115 715 6 4
Thresholds Exceeded? No No No No
Notes:
1. The grading phase would overlap with the building construction phase during Year 1; maximum daily construction emissions from these two phases are combined to be presented as the worst-case scenario for NOX, CO, PM10, and PM2.5 emissions.
2. Modeling assumptions include compliance with SCAQMD Rule 403 which requires the following: properly maintain mobile and other construction equipment; replace ground cover in disturbed areas quickly; water exposed surfaces three times daily; cover stockpiles with tarps; water all haul roads twice daily; and limit speeds on unpaved roads to 15 miles per hour.
3. The Localized Significance Threshold Mass Rate Screening Criteria was determined using Appendix C of the SCAQMD Final Localized Significant Threshold Methodology guidance document for pollutants NOX, CO, PM10, and PM2.5. The Localized Significance Threshold was based on the anticipated daily acreage disturbance for construction (approximately three acres; therefore, the two-acre thresholds were used) and Source Receptor Area 17, Central Orange County.
Source: Refer to Appendix A of Attachment A, Air Quality Assessment, for CalEEMod outputs and assumptions used in this analysis.
Asbestos
Asbestos is a term used for several types of naturally occurring fibrous minerals that are a human health hazard when airborne. The most common type of asbestos is chrysotile, but other types such as tremolite and actinolite are also found in California. Asbestos is classified as a known human carcinogen by state, federal, and international agencies and was identified as a toxic air contaminant by CARB in 1986.
Asbestos can be released from serpentinite and ultramafic rocks when the rock is broken or crushed. At the point of release, the asbestos fibers may become airborne, causing air quality and human health hazards. These rocks have been commonly used for unpaved gravel roads, landscaping, fill projects, and other improvement projects in some localities. Asbestos may be released to the atmosphere due to vehicular traffic on unpaved roads, during grading for development projects, and at quarry operations. All of these activities may have the effect of releasing potentially harmful asbestos into the air. Natural weathering and erosion processes can act on asbestos bearing rock and make it easier for asbestos fibers to become airborne if such rock is disturbed. According to the Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report, serpentinite and ultramafic rocks are not known to occur within the Project area.11
According to the Attachment C, Cultural and Paleontological Resources Identification Memorandum, the existing buildings were built after the 1980s. Thus, the buildings are not likely to contain asbestos. However, SCAQMD Rule 1403 requires that, prior to the start of demolition activities, the existing structure shall be thoroughly surveyed for the presence of asbestos by a person that is certified by Cal/OSHA for asbestos surveys. Rule 1403 requires that the SCAQMD be notified a minimum of 10 days before any demolition activities begin with specific details of all asbestos to be removed, start and completion dates of demolition, work practices and engineering 11 California Department of Conservation Division of Mines and Geology, A General Location Guide for Ultramafic Rocks in California – Areas More Likely to Contain Naturally Occurring Asbestos Report, August 2000, https://ww3.arb.ca.gov/toxics/asbestos/ofr_2000-019.pdf, accessed April 3, 2024.
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controls to be used to contain the asbestos emissions, estimates on the amount of asbestos to be removed, the name of the waste disposal site where the asbestos will be taken, and names and addresses of all contractors and transporters that will be involved in the asbestos removal process. Therefore, through adherence to the asbestos removal requirements, detailed in SCAQMD Rule 1403, a less than significant asbestos impact would occur during construction of the proposed Project.
Operations
According to SCAQMD LST methodology, LSTs would apply to the operational phase of a proposed project if the project includes stationary sources or attracts mobile sources that may spend extended periods queuing and idling at the site (e.g., warehouse or transfer facilities). Since the proposed Project consists of three new Class A industrial buildings for office, manufacturing, and/or warehouse use, the operational phase LST protocol was applied. If emissions exceed the applicable operational LST screening thresholds for the Project Site, then additional dispersion modeling would need to be conducted to determine if there is an actual exceedance of the ambient air quality standards. The Project Site is approximately 15.8 acres. Therefore, the LST values for five-acre at 25 meters were utilized to provide a conservative estimate of operational LST impacts.
It is assumed that the maximum distance a vehicle could travel on the 15.8-acre (approximately
0.0247-square mile) site would be one mile or less. Therefore, a conservative percentage of 20 percent of the total mobile source emissions (one mile trip on-site of the shortest 5.3-mile trip) were assumed as on-site emissions. This assumption is conservative because only 45 percent of the passenger cars trips would have a trip length of 5.3 miles per trip; all other trip types and vehicle types would have much longer trip lengths.
Table 4.3-4, Localized Significance of Operational Emissions, shows the calculated emissions for the Project’s operational activities compared to the applicable LST screening thresholds. As shown in Table 4.3-4, the Project’s operational area source emissions would not exceed the LST screening thresholds for SRA 17. Therefore, localized significance impacts from operations would be less than significant.
Further, based on the Health Risk Assessment, the highest expected annual average DPM emission concentrations resulting from operation of the Project (332 daily truck trips) at a sensitive receptor would be 0.00456 micrograms per cubic meter (µg/m3). This level of concentration would be experienced at the institutional uses (Calvary Chapel High School) located directly east of the Project Site, where DPM emissions were modeled to include emissions from on-site and off-site heavy duty trucks movement and idling. It is acknowledged that the calculations conservatively assume no cleaner technology with lower emissions would occur in future years. Cancer risk calculations are based on four-year maximum individual cancer risk (MICR) exposure periods. As shown in the Health Risk Assessment, the highest calculated carcinogenic risk from Project implementation is 0.00965 per million for 4-year exposure at the sensitive receptor at the school.
The highest calculated carcinogenic risk at a residential sensitive receptor location (800 feet south of the Project Site) is 1.750 per million for 30-year exposure. Thus, the Project would not exceed the MICR of 10 in one million and impacts related to cancer risk and DPM concentrations from heavy trucks would be less than significant for the MICR.
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Table 4.3-4
Localized Significance of Operational Emissions
Emissions Source
Emissions (pounds per day)
NOX CO PM10 PM2.5
Maximum Daily Area Source Emissions 0.12 14.10 0.03 0.02 Maximum Daily On-Site Mobile Emissions1 5.48 6.78 2.94 0.82 Maximum Daily Energy Emissions 0.00 0.00 0.00 0.00
Total Maximum Daily On-Site Operational
Emissions 5.60 20.88 2.97 0.84
Localized Significance Threshold2 183 1,253 3 2
Thresholds Exceeded? No No No No
Notes:
1. As it was conservatively assumed that approximately 20 percent of the project’s mobile trips would occur on the 15.8-acre site, the operational LST assessment analyzed 20 percent of the maximum daily winter or summer operational mobile emissions.
2. The Localized Significance Threshold Mass Rate Screening Criteria was determined using Appendix C of the SCAQMD Final Localized Significant Threshold Methodology guidance document for pollutants NOX, CO, PM10, and PM2.5. The Localized Significance Threshold was based on the site acreage (approximately 15.8 acres; therefore, the five-acre thresholds were used as a conservative analysis) and Source Receptor Area 17, Central Orange County.
Source: Refer to Appendix A of Attachment A, Air Quality Assessment, for CalEEMod outputs and assumptions used in this analysis.
Carbon Monoxide Hotspots
CO emissions are a function of vehicle idling time, meteorological conditions and traffic flow.
Under certain extreme meteorological conditions, CO concentrations near a congested roadway or intersection may reach unhealthy levels (i.e., adversely affect residents, school children, hospital patients, the elderly, etc.). To identify CO hotspots, the SCAQMD requires a CO microscale hotspot analysis when a project increases the volume-to-capacity ratio (also called the intersection capacity utilization) by 0.02 (two percent) for any intersection with an existing level of service (LOS) D or worse. Because traffic congestion is highest at intersections where vehicles queue and are subject to reduced speeds, these hot spots are typically produced at intersection locations.
The Basin is designated as an attainment area for state and federal CO standards. There has been a decline in CO emissions even though vehicle miles traveled (VMT) on U.S. urban and rural roads have increased. On-road mobile source CO emissions have declined 24 percent between 1989 and 1998, despite a 23 percent rise in motor VMT over the same 10 years.
California trends have been consistent with national trends; CO emissions declined 20 percent in California from 1985 through 1997, while VMT increased 18 percent in the 1990s. Three major control programs have contributed to the reduced per-vehicle CO emissions: exhaust standards, cleaner burning fuels, and motor vehicle inspection/maintenance programs.
A detailed CO analysis was conducted in the Federal Attainment Plan for Carbon Monoxide (CO Plan) for the SCAQMD’s 2003 Air Quality Management Plan. The locations selected for microscale modeling in the CO Plan are worst-case intersections in the Basin and would likely experience the highest CO concentrations. Of these locations, the Wilshire Boulevard/Veteran Avenue intersection experienced the highest CO concentration (4.6 parts per million (ppm)), which is well below the 35-ppm 1-hr CO federal standard. The Wilshire Boulevard/Veteran Avenue intersection is one of the most congested intersections in southern California with an average daily traffic (ADT) volume of approximately 100,000 vehicles per day. As the CO hotspots were not experienced at the Wilshire Boulevard/Veteran Avenue intersection (100,000 ADT), it City Council 28 – 93 8/6/2024
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can be reasonably inferred that CO hotspots would not be experienced at any locations near the Project Site as the Project would not result in increase in daily trips compared to existing conditions. Therefore, similar to the analysis in GPU PEIR, impacts related to CO hotspots would be less than significant.
Impact Summary
In conclusion, both construction and operational localized air quality impacts resulting from the proposed Project would be less than significant and would be less than the impacts disclosed in the GPU PEIR, which were determined to be significant and unavoidable despite inclusion of mitigation. As such, no new project-specific mitigation measures are required.
OBJECTIONABLE ODORS
Construction activities associated with the Project may generate detectable odors from heavyduty equipment exhaust and architectural coatings. However, construction-related odors would be short-term in nature and cease upon Project completion. In addition, the Project would be required to comply with the California Code of Regulations, Title 13, Sections 2449(d)(3) and 2485, which minimizes the idling time of construction equipment either by shutting it off when not in use or by reducing the time of idling to no more than five minutes (RR AQ-2). This would further reduce the detectable odors from heavy-duty equipment exhaust. The Project would also comply with the SCAQMD Rule 1113, which would minimize odor impacts from ROG emissions during architectural coating (RR AQ-3). Any impacts to existing adjacent land uses would be short-term.
Land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. The proposed Project involves the construction of three new Class A industrial buildings for office, manufacturing, and/or warehouse use. As such, the operation of the Project would not involve land uses typically associated with odor complaints. In relation to truck operations, the proposed Project would be required to comply with the California Code of Regulations, Title 13, Sections 2485(C)(1) which limits the idling time of trucks to no more than five minutes and would further minimize emissions and possible odors. As discussed above, Project adherence with SCAQMD Rule 402 would minimize any discharge of contaminants that could be detrimental or would cause a nuisance.
In conclusion, project-related construction and operational impacts pertaining to other air emissions (such as those leading to odors) would be less than significant, and would be the same as impacts disclosed in the GPU PEIR, which were also determined to be less than significant.
As such, no new project-specific mitigation measures are required.
4.3.3 Conclusion
Overall, the Project is consistent with the General Plan Update. With implementation of RR AQ-1 though RR AQ-3 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe air quality impacts than anticipated by the GPU PEIR.
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4.3.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR AQ-1 New buildings are required to achieve the current California Building Energy Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2019 Building Energy Efficiency Standards became effective January 1, 2020. The Building and Energy Efficiency Standards and CALGreen are updated tri-annually with a goal to achieve net zero buildings energy for 2030.
RR AQ-2 Construction activities will be conducted in compliance with California Code of Regulations, Title 13, Section 2449, which requires that nonessential idling of construction equipment is restricted to five minutes or less.
RR AQ-3 Construction activities will be conducted in compliance with any applicable South Coast Air Quality Management District rules and regulations, including but not limited to:
• Rule 403, Fugitive Dust, for controlling fugitive dust and avoiding nuisance. • Rule 402, Nuisance, which states that a project shall not “discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property.” • Rule 1113, which limits the volatile organic compound content of architectural coatings.
• Rule 1466, Soil Disturbance. Projects that involve earth-moving activities of more than 50 cubic yards of soil with applicable toxic air contaminants are subject to this rule.
MM AQ-112 Prior to discretionary approval by the City of Santa Ana for development projects subject to CEQA (California Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project construction-related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology for assessing air quality impacts. If construction related criteria air pollutants are determined to have the potential to exceed the South Coast AQMD’s adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during construction activities. These identified measures shall be incorporated into all appropriate construction documents (e.g., construction management plans) submitted to the City and shall be verified by the City. Mitigation measures to reduce construction-related emissions could include, but are not limited to:
12 The Air Quality Assessment (Attachment A) was prepared to fulfill the requirements of GPU PEIR MM AQ-1 and MM AQ-2.
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• Require fugitive-dust control measures that exceed South Coast AQMD’s Rule 403, such as:
- Use of nontoxic soil stabilizers to reduce wind erosion. - Apply water every four hours to active soil-disturbing activities. - Tarp and/or maintain a minimum of 24 inches of freeboard on trucks hauling dirt, sand, soil, or other loose materials.
• Use construction equipment rated by the United States Environmental Protection Agency as having Tier 3 (model year 2006 or newer) or Tier 4 (model year 2008 or newer) emission limits, applicable for engines between 50 and 750 horsepower.
• Ensure that construction equipment is properly serviced and maintained to the manufacturer’s standards.
• Limit nonessential idling of construction equipment to no more than five consecutive minutes.
• Limit on-site vehicle travel speeds on unpaved roads to 15 miles per hour. • Install wheel washers for all exiting trucks or wash off all trucks and equipment leaving the project area.
• Use Super-Compliant VOC paints for coating of architectural surfaces whenever possible. A list of Super-Compliant architectural coating manufactures can be found on the South Coast AQMD’s website.
MM AQ-213 Prior to discretionary approval by the City of Santa Ana for development projects subject to CEQA (California Environmental Quality Act) review (i.e., non-exempt projects), project applicants shall prepare and submit a technical assessment evaluating potential project operation phase-related air quality impacts to the City of Santa Ana for review and approval. The evaluation shall be prepared in conformance with South Coast Air Quality Management District (South Coast AQMD) methodology in assessing air quality impacts. If operation-related air pollutants are determined to have the potential to exceed the South Coast AQMD’s adopted thresholds of significance, the City of Santa Ana shall require that applicants for new development projects incorporate mitigation measures to reduce air pollutant emissions during operational activities. The identified measures shall be included as part of the conditions of approval. Possible mitigation measures to reduce long-term emissions could include, but are not limited to the following:
• For site-specific development that requires refrigerated vehicles, the construction documents shall demonstrate an adequate number of electrical service connections at loading docks for plug-in of the anticipated number of refrigerated trailers to reduce idling time and emissions. 13 The Air Quality Assessment (Attachment A) was prepared to fulfill the requirements of GPU PEIR MM AQ-1 and MM AQ-2.
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• Applicants for manufacturing and light industrial uses shall consider energy storage and combined heat and power in appropriate applications to optimize renewable energy generation systems and avoid peak energy use. • Site-specific developments with truck delivery and loading areas and truck parking spaces shall include signage as a reminder to limit idling of vehicles while parked for loading/unloading in accordance with California Air Resources Board Rule 2845 (13 CCR Chapter 10 § 2485).
• Provide changing/shower facilities as specified in Section A5.106.4.3 of the CALGreen Code (Nonresidential Voluntary Measures).
• Provide bicycle parking facilities per Section A4.106.9 (Residential Voluntary Measures) of the CALGreen Code and Sec. 41-1307.1 of the Santa Ana Municipal Code.
• Provide preferential parking spaces for low-emitting, fuel-efficient, and carpool/van vehicles per Section A5.106.5.1 of the CALGreen Code (Nonresidential Voluntary Measures).
• Provide facilities to support electric charging stations per Section A5.106.5.3 (Nonresidential Voluntary Measures) and Section A5.106.8.2 (Residential Voluntary Measures) of the CALGreen Code.
• Applicant-provided appliances (e.g., dishwashers, refrigerators, clothes washers, and dryers) shall be Energy Star–certified appliances or appliances of equivalent energy efficiency. Installation of Energy Star–certified or equivalent appliances shall be verified by Building & Safety during plan check. • Applicants for future development projects along existing and planned transit routes shall coordinate with the City of Santa Ana and Orange County Transit Authority to ensure that bus pad and shelter improvements are incorporated, as appropriate.
MM AQ-314 Prior to discretionary approval by the City of Santa Ana, project applicants for new industrial or warehousing development projects that 1) have the potential to generate 100 or more diesel truck trips per day or have 40 or more trucks with operating diesel-powered transport refrigeration units, and 2) are within 1,000 feet of a sensitive land use (e.g., residential, schools, hospitals, or nursing homes), as measured from the property line of the project to the property line of the nearest sensitive use, shall submit a health risk assessment (HRA) to the City of Santa Ana for review and approval. The HRA shall be prepared in accordance with policies and procedures of the State Office of Environmental Health Hazard Assessment and the South Coast Air Quality Management District and shall include all applicable stationary and mobile/area source emissions generated by the proposed project at the project site. If the HRA shows that the incremental cancer risk and/or noncancer hazard index exceed the respective thresholds, as established by the South Coast AQMD at the time a project is considered (i.e., 10 in one million cancer risk and 1 hazard index), the project applicant will be required to identify and demonstrate that best available control technologies for toxics (TBACTs), including appropriate enforcement mechanisms, are capable of reducing potential cancer and noncancer risks to an acceptable level. T-BACTs may 14 The Health Risk Assessment (Attachment B) was prepared to fulfill the requirements of GPU PEIR MM AQ-3.
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include, but are not limited to, restricting idling on-site, electrifying warehousing docks to reduce diesel particulate matter, or requiring use of newer equipment and/or vehicles. T-BACTs identified in the HRA shall be identified as mitigation measures in the environmental document and/or incorporated into the site plan.
4.4 Biological Resources
4.4.1 GPU PEIR Findings
According to the GPU PEIR, the City is built out with primarily industrial, commercial, and residential uses. Within the City, wildlife habitats are generally limited to open space/vacant parcels, the Santa Ana River, and the Santiago Creek. A total of 499 parcels are designated as Open Space land use within the City boundaries. An additional 135 parcels within the City boundaries were identified as vacant or containing natural resources but are not designated Open Space. The General Plan Update proposes no change in General Plan land use designation for the parcels identified as open space or vacant parcels within the City limits. The inventory of existing conditions conducted for the GPU PEIR determined that no parcels with a proposed land use designation that allows for development (i.e., not an open space designation) currently has sensitive vegetation. All parcels currently have ruderal vegetation and little to no biological value.
Nevertheless, while no development or land use changes are proposed in the City’s open space areas, and the GPU PEIR reported no indication that development in accordance with the General Plan Update would have significant biological impacts, the GPU PEIR concluded that there is potential for implementation of the General Plan Update to impact candidate, sensitive, or special status species, particularly if future development includes stream crossings. In addition, the GPU PEIR determined that development under the General Plan Update could result in vegetation removal, intrusion by humans and pets, and increase noise and air pollution, which could adversely affect wildlife movement, nesting sites, and migratory birds. Thus, the GPU PEIR concluded that impacts to candidate, sensitive, or special status species; wildlife movement; nesting sites; and migratory birds would be potentially significant even with implementation of RR B-1 through RR B-5. However, with incorporation of GPU PEIR MM BIO-1, which would require screening by a qualified biologist to determine if a site-specific biological resources report is required for projects that disturb vegetated land or major streams, impacts would be reduced to less than significant.
No land use changes were proposed on parcels identified as riparian habitat, sensitive natural communities, or wetlands and jurisdictional waterways by the General Plan Update. Additionally, the City is not within a Natural Community Conservation Plan/Habitat Conservation Plan (NCCP/HCP) area. Thus, the GPU PEIR concluded that the General Plan Update would have a less than significant impact related to riparian habitat, sensitive natural communities, wetlands and jurisdictional waterways, and adopted NCCP/HCP.
4.4.2 Project Analysis
The Project Site comprises an existing 10.2-acre office park that is fully developed with buildings, an artificial pond, and parking, and an approximately 5.6-acre vacant field. The proposed Project would demolish three buildings and a parking structure to construct three new industrial buildings for office, manufacturing, and/or warehouse use. The vacant field is disturbed, surrounded by urban uses, and does not contain any critical habitat for threatened and endangered species as City Council 28 – 98 8/6/2024
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delineated by the U.S. Fish and Wildlife Service.15 The Project Site also does not contain nor is it adjacent to any wetland or riparian habitat as identified by the National Wetlands Inventory.16 As stated in the GPU PEIR, parcels with a proposed land use designation that allows for development, such as the Project Site, currently do not contain sensitive vegetation with any biological value. Thus, although the Project Site contains limited ornamental vegetation, the site does not include attributes that would be capable of supporting special status or sensitive plant species, or native resident or migratory species. Additionally, the Project would comply with RR B-2, which would ensure any potential direct or indirect impacts to bird species that may nest in the on-site trees comply with California Fish and Game Code Section 3503, which prohibits the take, possession, or needless destruction of any bird’s nest or eggs. Therefore, Project impacts related to candidate, sensitive, or special status species; riparian habitat; wetlands; native resident or migratory species would be less than significant.
A total of 201 trees would be removed to construct the proposed Project, all of which are located on the Project Site. SAMC Chapter 33, Article VII regulates the planting, maintenance, and removal of public trees. Since all trees removed would be on-site trees, the regulations contained in SAMC Chapter 33, Article VII would not apply to the Project. Thus, the Project would not conflict with the City’s tree ordinance and impacts would be less than significant. In addition, as stated in the GPU PEIR, the City is not within an NCCP/HCP area. Therefore, the proposed Project would not conflict with an NCCP/HCP or other approved local, regional, or state habitat conservation plan and no impacts would occur.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determination in the GPU PEIR, which concluded that impacts related to riparian habitat, sensitive natural communities, wetlands and jurisdictional waterways, and adopted NCCP/HCP would be less than significant and that impacts to candidate, sensitive, or special status species; wildlife movement; nesting sites; and migratory birds would be less than significant with mitigation. As such, no new project-specific mitigation measures are required.
4.4.3 Conclusion
The Project is consistent with the General Plan Update. With compliance with RR B-2 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant offsite or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe biological resource impacts than anticipated by the GPU PEIR.
4.4.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR B-2 Regulatory requirement for potential direct/indirect impacts to common and sensitive bird and raptor species will require compliance with the California Fish and Game Code Section 3503.
15 U.S. Fish and Wildlife Service. Critical Habitat for Threatened and Endangered Species Online Mapper, https://fws.maps.arcgis.com/home/webmap/viewer.html?webmap=9d8de5e265ad4fe09893cf75b8dbfb77, accessed April 25, 2024.
16 U.S. Fish and Wildlife Service. National Wetlands Inventory Wetlands Mapper. https://fwsprimary.wim.usgs.gov /wetlands/apps/wetlands-mapper/, accessed April 25, 2024.
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4.5 Cultural Resources
4.5.1 GPU PEIR Findings
The GPU PEIR concluded that future development under the General Plan Update could adversely impact the City’s numerous historical properties listed in national, state, and local registers. Implementation of RR CUL-2 through RR CUL-6 and GPU PEIR MM CUL-1 through MM CUL-3 would be required. Specifically, GPU PEIR MM CUL-1 would require a historical resources assessment (HRA) for structures 45 years or older. GPU PEIR MM CUL-2 would require the maximum use of the Secretary of the Interior’s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings to ensure that projects involving relocation, conversion, rehabilitation, or alteration of a historic resources would not impair any historical significance. In the event that impacts to historical resources cannot be avoided, GPU PEIR MM CUL-3 would require the affected historical resources to be thoroughly documented before issuance of any permits and may also require additional public education efforts and/or memorialization of the historical resource.
However, impacts to historical resources would still be significant and unavoidable.
The GPU PEIR stated that development involving ground disturbance within the plan area has the potential to impact known and unknown archaeological resources. To reduce impacts to archaeological resources and prior to ground-disturbing activities, GPU PEIR MM CUL-4 requires an Archaeological Resources Assessment be conducted under the supervision of a qualitied archaeologist. If potentially significant archaeological resources are identified and impacts cannot be avoided, GPU PEIR MM CUL-5 requires a Phase II Testing and Evaluation investigation be performed by a qualified archaeologist. If the Archaeological Resources Assessment required by GPU PEIR MM CUL-4 does not identify archaeological resources but indicates the project area to be highly sensitive for archeological resources, then GPU PEIR MM CUL-6 requires a qualified archaeologist and a Native American monitor culturally affiliated with the project area to monitor all ground-disturbing activities in the areas of high archaeological sensitivity. However, if the Archaeological Resources Assessment does not identify potentially significant archaeological resources but indicates that the site has moderate sensitivity for archaeological resources, then GPU PEIR MM CUL-7 requires that a qualified archaeologist be retained on-call. With implementation of GPU PEIR MM CUL-4 through MM CUL-7, impacts to archaeological resources would be less than significant.
As stated in the GPU PEIR, the potential for disturbance of human remains is low since development in accordance with the General Plan Update would be largely limited to infill sites and previously disturbed land in an urban environment. The GPU PEIR determined that compliance with California Health and Safety Code Section 7050.5 (RR CUL-1) and Public Resources Code Section 5097.98 would ensure that impacts to human remains would be less than significant.
4.5.2 Project Analysis
The following section evaluates potential impacts to cultural resources that would result from the construction and operation of the proposed Project. The analysis is primarily based upon Attachment C, Cultural and Paleontological Resources Identification Memorandum (Cultural Memorandum). The Cultural Memorandum was prepared to fulfill the requirements of GPU PEIR MM CUL-4.
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Based on the Cultural Memorandum, the Project Site does not contain any historical resources as defined by CEQA Guidelines Section 15064.5(a). Three buildings would be demolished as part of the proposed Project, but they are not historic in age (i.e., 50 years old). As discussed in the Cultural Memorandum, aerial photographs indicate that the two buildings on the Project Site east of Susan Street were constructed between 1980 and 1987. The third building was constructed between 1987 and 1992. Thus, no impacts would occur with regards to historical resources.
A records search of the Project Site and a half-mile search radius identified five resources within the Project area, none of which are located within or adjacent to the Project Site. An archaeological field survey conducted in February 2024 identified two marine shell scatters along the northeast of the Project Site’s vacant parcel; none of the shell observed on-site showed any sign of burning or other cultural modification. No prehistoric artifacts were observed, either within or outside the shell scatters anywhere on the Project Site. Based on the results of the field survey, a follow-up visit occurred to conduct limited subsurface testing to understand the origin of the shell scatters and determine whether the shell is an archaeological resource. Based on the collective evidence from the geotechnical trenching and the archaeological shovel test pits, it was concluded that the shell scatters do not constitute an archaeological site. All the observed shell and shell fragments are unmodified. All the documented shell and shell fragments were located at or within 10 cm of the surface, within artificial fill. No prehistoric artifacts were observed anywhere in the Project Site. The collective evidence is that the shells and shell fragments were brought in with imported fill and dumped at the site relatively recently. Thus, the shell scatters are not part of a prehistoric deposit and are not historical resources as defined by CEQA Section 15064.5(a).
The Project would redevelop a 10.2-acre office park and develop an approximately 5.6-acre vacant field. Construction activities would include excavation and grading, which could disturb unknown archaeological resources. The majority of the excavation for the proposed buildings would require over-excavation for the building pads at a depth of approximately 5 to 8 feet.
Trenches for utility connections would require a maximum excavation depth of 14 feet. Based on the Cultural Memorandum, sensitivity for cultural resources consisting of archaeological sites is considered low at and near the surface, but increases to moderate with depth. Geologic and soils maps indicate that the Project area contains surficial deposits of younger Quaternary alluvial sediments. These sediments have the potential to contain buried archaeological deposits. The late nineteenth to early twentieth century bed of the Santa Ana River was located approximately
0.6 miles to the northwest and would have provided abundant resources to area inhabitants. As the river meandered and changed its course, it or its tributaries may have been located closer to the Project area at times. These conditions heighten the sensitivity of the Project area for buried cultural resources.
However, the Project area has an extensive history of recent disturbances. East of Susan Street, the Project Site is entirely developed by the construction of multi-storied office buildings, a pond, and parking lots. Building methods at the time, and the installation of associated utilities, would have resulted in the disturbance of archaeological sites buried at shallow depths. West of Susan Street, geotechnical testing indicates that a layer of imported fill, ranging from 3 to 4.5 feet thick, covers the entire Project Site. Nevertheless, buried resources may remain in areas where developments such as parking lots or structures with shallow foundations have required only minimal ground disturbance, or below the existing imported fill. Therefore, the sensitivity of the Project area at the surface and near surface is low due to past disturbances. However, excavations for the Project are anticipated to disturb a large part of the Project Site to points below the level of existing artificial fill and other disturbances and the sensitivity for potential buried prehistoric archaeological sites is moderate in these undisturbed soils. Therefore, consistent with the GPU PEIR, the proposed Project would implement GPU PEIR MM CUL-7 which would require City Council 28 – 101 8/6/2024
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a qualified archaeologist be retained on-call. Upon implementation of GPU PEIR MM CUL-7, impacts related to archaeological resources would be less than significant.
As discussed above, the Project Site is located in an urbanized area and most of the site has been previously graded and developed. Therefore, the potential for uncovering human remains on the Project Site is low. Therefore, similar to the conclusion in the GPU PEIR, compliance with California Health and Safety Code Section 7050.5 (RR CUL-1) and Public Resources Code Section 5097.98 would ensure that Project impacts to human remains would be less than significant.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts to historical resources would be significant and unavoidable and impacts to archaeological resources and human remains would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.5.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR CUL-1 and Mitigation Measure CUL-7, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe cultural resource impacts than anticipated by the GPU PEIR.
4.5.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR CUL-1 California Health and Safety Code Section 7050.5 requires that if human remains are discovered within the proposed project site, disturbance of the site shall halt and remain halted until the coroner has investigated the circumstances, manner, and cause of any death, and the recommendations concerning the treatment and disposition of the human remains have been made to the person responsible for the excavation, or to his or her authorized representative. If the coroner determines that the remains are not subject to his or her authority and if the coroner recognizes or has reason to believe the human remains to be those of a Native American, he or she shall contact, by telephone within 24 hours, the Native American Heritage Commission.
MM CUL-417 For projects with ground disturbance—e.g., grading, excavation, trenching, boring, or demolition that extend below the current grade—prior to issuance of any permits required to conduct ground-disturbing activities, the City shall require an Archaeological Resources Assessment be conducted under the supervision of an archaeologist that meets the Secretary of the Interior’s Professionally Qualified Standards in either prehistoric or historic archaeology.
Assessments shall include a California Historical Resources Information System records search at the South Central Coastal Information Center and of the Sacred Land Files maintained by the Native American Heritage Commission. The records searches will determine if the proposed project area has been previously surveyed 17 The Cultural and Paleontological Resources Identification Memorandum (Attachment C) was prepared to fulfill the requirements of GPU PEIR MM CUL-4.
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for archaeological resources, identify and characterize the results of previous cultural resource surveys, and disclose any cultural resources that have been recorded and/or evaluated. If unpaved surfaces are present within the project area, and the entire project area has not been previously surveyed within the past 10 years, a Phase I pedestrian survey shall be undertaken in proposed project areas to locate any surface cultural materials that may be present.
MM CUL-718 If an Archaeological Resources Assessment does not identify potentially significant archaeological resources but the site has moderate sensitivity for archaeological resources (Mitigation Measure CUL-4), an archaeologist who meets the Secretary’s Standards shall be retained on call. The archaeologist shall inform all construction personnel prior to construction activities about the proper procedures in the event of an archaeological discovery. The pre-construction training shall be held in conjunction with the project’s initial on-site safety meeting and shall explain the importance and legal basis for the protection of significant archaeological resources. In the event that archaeological resources (artifacts or features) are exposed during ground-disturbing activities, construction activities in the immediate vicinity of the discovery shall be halted while the on-call archaeologist is contacted. The resource shall be evaluated for significance and tribal consultation shall be conducted, in the case of a tribal resource. If the discovery proves to be significant, the long-term disposition of any collected materials should be determined in consultation with the affiliated tribe(s), where relevant.
4.6 Energy
4.6.1 GPU PEIR Findings
The GPU PEIR determined that implementation of the General Plan Update would result in temporary demands for electricity, diesel fuel, and gasoline due to the development of projects under the General Plan Update. Due to the temporary nature of construction, energy uses from construction equipment, haul trucks, and construction employee vehicles would cease upon the completion of a project. The GPU PEIR also states that compliance with Section 2449 of 13 California Code of Regulations (CCR) Article 4.8, Chapter 9 would minimize nonessential idling of construction equipment, minimizing excessive energy consumption. Additionally, construction activities and development proposed due to the General Plan Update would be similar in nature to existing projects within the City. The GPU PEIR also determined that the operation of new developments due to the implementation of the General Plan Update would result in additional demands for electricity and natural gas compared to existing conditions. Nevertheless, future developments would be required to comply with the most recent Building Energy Efficiency Standards and CALGreen, which would reduce the overall energy demands. In addition to the Building Energy Efficiency Standards and CALGreen, the GPU PEIR also determined that compliance with goals and policies within the General Plan Update would increase energy efficiency and reduce wasteful use of energy resources. In addition, implementation of the General Plan Update would result in an overall decrease in VMT and fuel usage for gasolinepowered vehicles but would result in an increase of diesel-powered, natural gas-powered, and electric-powered vehicles. Overall, the GPU PEIR determined that the implementation of the General Plan Update would not result in excessive and inefficient energy use upon 18 The Cultural and Paleontological Resources Identification Memorandum (Attachment C) did not identify any potentially significant archaeological resources, and determined that sensitivity for buried archaeological resources is low at the surface but increases to moderate in undisturbed deposits.
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implementation of General Plan Update goals and policies and compliance with applicable regulations (i.e., Building Energy Efficiency Standards, CALGreen, and California’s Renewable Portfolio Standards [RPS]). Moreover, the GPU PEIR determined that the implementation of the General Plan Update would comply with the California RPS program and the City’s Climate Action Plan (CAP). Compliance with these regulatory documents ensure that the General Plan Update would not conflict or obstruct a state or local plan for renewable energy or energy efficiency. Thus, the GPU PEIR determined that impacts of energy use would be less than significant.
4.6.2 Project Analysis
The following section evaluates potential impacts on energy that would result from the construction and operation of the proposed Project. The analysis is primarily based upon Attachment D, Energy Assessment. The analysis focuses on the two sources of energy that are relevant to the proposed Project: electricity and transportation fuel for vehicle trips associated with Project operations as well as the fuel necessary for Project construction.
CONSUMPTION OF ENERGY
Project construction would require temporary energy consumption primarily using fuel for construction equipment, construction worker vehicle trips to and from the Project Site, and the import and export of earth materials to and from the Project Site by heavy trucks. For operation, the proposed Project would require energy use in the form of electricity and fuel consumption; the proposed Project would not utilize natural gas. For the purposes of this analysis, the proposed Project’s electricity consumption is compared against existing conditions and the net change is compared to the total consumption in Orange County (County) in 2022, the latest year consumption data is available.
Based on the Trip Generation Assessment for the Proposed South Coast Technology Center Project (Trip Generation Assessment; Attachment K), the proposed Project would result in an operational trip generation that would be less than the existing conditions. However, the Project’s estimated trip generation would result in a fleet mix that utilizes more 2-, 3-, and 4-axle trucks than the existing conditions. These trucks use diesel with a lower miles per gallon efficiency rate and longer trip lengths, resulting in higher diesel fuel consumption. Table 4.6-1, Net Change in Energy Consumption, shows the net change of the Project’s energy consumption compared to existing conditions. As shown in Table 4.6-1, due to the different fleet mix (more medium- and heavy-duty trucks) compared to existing conditions, the Project would result in higher fuel consumption.
Table 4.6-1
Net Change in Energy Consumption
Energy Type1 Existing Energy
Consumption
Project Energy
Consumption
Project Net
Change2
Electricity 3,691 MWh 5,703 MWh 2,012 MWh
Natural Gas3 45,123 therms 0 therms -45,123 therms
Fuel
Operational Fuel Consumption (Gasoline) 154,292 gallons 132,393 gallons -21,900 gallons Operational Fuel Consumption (Diesel) 11,624 gallons 392,103 gallons 380,479 gallons Notes:
1. Construction was not analyzed in this table as the existing conditions does not include construction energy consumption.
2. Numbers my be slightly off due to rounding.
3. The Project would not utilize natural gas, and as such, the net change is negative.
Source: Refer to Appendix A of Attachment D, Energy Assessment, for CalEEMod outputs and assumptions used in this analysis.
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Table 4.6-2, Project and Countywide Energy Consumption, compares the Project’s net change in estimated energy consumption with the County’s annual energy consumption.
Table 4.6-2
Project and Countywide Energy Consumption
Energy Type
Project Net
Change Energy
Consumption1
Orange County
Annual Energy
Consumption2
Percentage
Increase
Countywide
Electricity Consumption3 2,012 MWh 20,243,721 MWh 0.0099% Fuel Consumption
Construction Off-Road Fuel Consumption
(Diesel)4 34,671 gallons 14,182,623 gallons 0.2445%
Construction On-Road Fuel Consumption
(Gasoline) 91,239 gallons 1,142,034,463 gallons 0.0080% Construction On-Road Fuel Consumption
(Diesel) 14,159 gallons 135,727,658 gallons 0.0104%
Operational Fuel Consumption (Gasoline) -21,900 gallons 1,088,796,204 gallons (Gasoline) -0.0020%
Operational Fuel Consumption (Diesel) 380,479 gallons 136,337,459 gallons 0.2791% Notes:
1. Project electricity consumptions as modeled in California Emissions Estimator Model Version 2022.1 (CalEEMod) computer model. Project fuel consumption calculated based on CalEEMod results. Countywide operational fuel consumption, off-road construction equipment diesel fuel consumption, and on-road fuel consumption are from CARB EMFAC2021.
2. The Project’s increase in electricity consumption is compared to the total consumption in Orange County in 2022, the latest year with data available. The Project increases in construction off-road and on-road fuel consumption are compared with the projected Orange County off-road fuel consumption and Orange County on-road fuel consumption in 2024, respectively. The Project’s operational automotive fuel consumption is compared with the projected countywide on-road fuel consumption in 2026.
3. Orange County electricity consumption data source: California Energy Commission, Electricity Consumption by County, http://www.ecdms.energy.ca.gov/elecbycounty.aspx, accessed March 1, 2024.
4. Construction Off-Road Diesel Fuel Consumption is based on the County’s Mining/Construction Sector’s fuel consumption in 2024 from CARB EMFAC Off-Road.
Source: Refer to Appendix A of Attachment D, Energy Assessment, for CalEEMod outputs and assumptions used in this analysis.
As shown in Table 4.6-2, the Project’s net change of operational electricity usage would constitute an approximate 0.0099 percent increase over the County’s typical annual electricity consumption.
The Project would not involve natural gas consumption, and therefore would result in a net decrease of natural gas consumption. The Project would consume nominal electricity and natural gas would not be consumed during construction. The Project’s off-road construction equipment would use diesel and would increase the County’s mining/constructions sector’s diesel fuel consumption by approximately 0.2445 percent. The Project’s on-road gasoline and diesel consumption during construction (hauling trips, vendor trips, and worker trips) would increase the County’s gasoline and diesel consumption by approximately 0.0080 percent and 0.0104 percent, respectively. Based on the Trip Generation Assessment, the Project operations would generate approximately 386 fewer average daily trips compared to the existing conditions. However, as discussed, the Project would generate more trips from medium- and heavy-duty trucks than existing conditions, which use diesel with a lower mile per gallon efficiency rate and longer trip lengths, resulting in higher diesel fuel consumption. The Project’s net change operational diesel fuel consumption would increase the County’s diesel consumption by 0.2791 percent, and the Project’s net change in operational gasoline would reduce the County’s gasoline consumption by
0.0020 percent. Therefore, Project operation would not substantially increase Orange County’s annual fuel consumption. As such, the Project’s construction and operational energy consumption would be nominal compared to the County’s consumption.
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Construction
During construction, the Project would consume energy in two general forms: (1) the fuel energy consumed by construction vehicles and equipment; and (2) bound energy in construction materials, such as asphalt, steel, concrete, pipes, and manufactured or processed materials such as lumber and glass. Construction of the Project would not consume natural gas.
Fossil fuels for construction vehicles and other energy-consuming equipment would be used during demolition, grading, building construction, paving, and architectural coating. As shown in Table 4.6-2, the proposed Project’s off-road fuel consumption (diesel) and on-road fuel consumption (diesel and gasoline) from construction would be approximately 34,671 gallons, 14,149 gallons, and 91,239 gallons, respectively. Consequently, the Project’s off-road construction equipment diesel fuel consumption and on-road construction fuel consumption (diesel and gasoline) would increase Orange County’s consumption by 0.2445 percent, 0.0104 percent, and 0.008 percent, respectively (when compared to the total consumption in 2022).
During construction, the proposed Project would demolish the existing structures on-site and construct a temporary staging ground for equipment and resources. The temporary staging ground may include mobile office trailers and equipment (computers, lighting, electrical outlets, etc.) that may consume electricity. However, the electricity consumption during construction would be nominal and temporary. As such, Project construction would have a minimal effect on the local and regional energy supplies (fuel and electricity) and would not require additional capacity.
Additionally, the proposed Project would comply with RR E-1, requiring that heavy-duty diesel equipment not in use for more than five minutes be turned off, as well as the latest U.S.
Environmental Protection Agency (USEPA) and CARB engine emissions standards. These emissions standards require highly efficient combustion systems that maximize fuel efficiency and reduce unnecessary fuel consumption. Thus, additional energy conservation would occur during construction. Moreover, due to increasing transportation costs and fuel prices, contractors and owners have a strong financial incentive to avoid wasteful, inefficient, and unnecessary consumption of energy during construction.
Substantial reductions in energy inputs for construction materials can be achieved by selecting green building materials composed of recycled materials that require less energy to produce than non-recycled materials. The project-related incremental increase in the use of energy bound in construction materials such as asphalt, steel, concrete, pipes and manufactured or processed materials (e.g., lumber and gas) would not substantially increase demand for energy compared to overall local and regional demand for construction materials. Further, it is noted that construction fuel use is temporary and would cease upon completion of construction activities.
There are no unusual Project characteristics that would necessitate the use of construction equipment, or building materials, or methods that would be less energy efficient than at comparable construction sites in the region or State. Therefore, fuel energy and construction materials consumed during construction would not represent a significant demand on energy resources. Overall, consistent with the GPU PEIR, construction of the proposed Project would result in a less than significant impact related to wasteful, inefficient, and unnecessary consumption of energy.
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Operation
Transportation Energy Demand
According to the Trip Generation Assessment, the proposed Project would generate approximately 1,544 total gross daily trips, and would result in approximately 386 fewer average daily trips compared to the existing conditions. However, as discussed above, the Project would result in a fleet mix that would include more medium- and heavy-duty trucks that use diesel with a lower mile per gallon efficiency rate and longer trip lengths, which would result in higher diesel fuel consumption. As indicated in Table 4.6-2, the Project would increase operational diesel fuel consumption by 380,479 gallons, but would result in a net reduction in gasoline consumption of approximately 21,900 gallons compared to existing conditions. The Project’s net change in operational diesel fuel consumption would increase the County’s diesel consumption by 0.2791 percent. The Project’s net change in operational gasoline consumption would reduce the County’s gasoline consumption by 0.0020 percent. The Project would not substantially increase the County’s existing diesel and gasoline consumption. Furthermore, the Project does not propose any unusual features that would result in excessive long-term operational fuel consumption.
The key drivers of transportation-related fuel consumption for the proposed Project would be heavy-duty trucks traveling to and from the Project Site and passenger vehicle and light- and medium-duty trucks trips. At the time of this analysis, it has not been determined if the ultimate tenants for the proposed buildings would operate their own fleet; most warehouse operators have no control over the trucks entering and exiting their facilities. Consequently, it is infeasible to require trucks with particular emission profiles (e.g., zero-emission [ZE], near-zero-emission [NZE], or 2010 or beyond model year trucks) for Project operations. However, the Project would be required to comply with SCAQMD Rule 2305 for warehouse uses.
The Project would also consume fuel in the form of employees driving to and from the Project Site. Employee commuting factors are outside of the scope of the design of the proposed Project.
Notwithstanding, the Project would include approximately 39 electric vehicle (EV) parking spaces with electrical charging stations installed; the Project would also include 27 short- and long-term bicycle parking spaces, all of which would be in compliance with the CALGreen Code. This requirement would encourage and support alternative modes of travel and thus reduce the petroleum fuel consumption. Therefore, fuel consumption associated with vehicle trips generated by the Project would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region.
Overall, fuel consumption associated with vehicle trips generated by the proposed Project would not be considered inefficient, wasteful, or unnecessary in comparison to other similar developments in the region. Consistent with the GPU PEIR, impacts would be less than significant.
Building Energy Demand
The proposed buildings would be fully powered by electricity and no natural gas would be consumed. As shown in Table 4.6-2, operational energy (electricity) consumption from the proposed Project would represent an approximately 0.0099 percent increase over the 2022 countywide electricity consumption, which would be significantly below California Energy Commission’s energy consumption forecast. Therefore, the proposed Project would not require additional energy capacity or supplies beyond what was analyzed for the GPU PEIR. Additionally, the proposed Project would consume energy during the same time periods as other commercial and light industrial developments and would consume energy evenly throughout the day. Thus, City Council 28 – 107 8/6/2024
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the proposed Project would not result in unique or more intensive peak or base period electricity demand.
The proposed Project would comply with RR E-3, requiring new buildings to achieve the current California Building Energy and Efficiency Standards and comply with the CALGreen Code.
Moreover, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent. Title 24 Building Energy Efficiency Standards are updated every 3-year and become more stringent between each update, as such, complying with the most current Title 24 standards would make the proposed Project more energy efficient than the existing buildings built under the earlier versions of the Title 24 standards. Additionally, the proposed Project would comply with RR E-4 and install high efficiency appliances.
The electricity provider for the City, Southern California Edison, is subject to California’s RPS reflected in Senate Bill (SB) 100. The RPS requires investor-owned utilities, electric service providers, and community choice aggregators to increase procurement from eligible renewable energy resources to 44 percent by the end of 2024, 52 percent by the end of 2027, 60 percent of total procurement by 2030, and 100 percent of total procurement by 2045. Renewable energy is generally defined as energy that comes from resources which are naturally replenished within a human timescale such as sunlight, wind, tides, waves, and geothermal heat. The increase in reliance of such energy resources further ensures that new development projects will not result in the waste of the finite energy resources. Therefore, by using electricity from SCE, the Project would be in compliance with RR E-5. As a result, the Project would ensure that energy consumption would be kept to a minimum through high efficiency lighting, energy efficient appliances, and potential on-site renewable energy production (i.e., solar-ready roofs).
Therefore, consistent with the GPU PEIR, the Project would not cause wasteful, inefficient, and unnecessary consumption of building energy during Project operation, or preempt future energy development or conservation. A less than significant impact would occur in this regard.
Impact Summary
Based on the above, the Project’s impact related to wasteful, inefficient, or unnecessary consumption of energy resources, during Project construction or operation would be less than significant. Project construction and operation would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to energy consumption would be less than significant. Therefore, no new project-specific mitigation measures are required.
CONSISTENCY WITH APPLICABLE ENERGY PLANS
State and regional plans for renewable energy and energy efficiency include the California Energy Commission’s Integrated Energy Policy Report (IEPR), Title 24 standards and CALGreen Code, California’s RPS, and the City’s CAP. As discussed above, the net change in operational electricity consumption from the proposed Project would represent an approximately 0.0099 percent increase in electricity consumption over the current countywide usage, which would be significantly below California Energy Commission’s forecasts in the 2023 IEPR (i.e., forecasted baseline electricity consumption grows at a rate of about 1.7 percent annually through 2040); refer to Table 4.6-2. Therefore, the Project would be consistent with the California Energy Commission’s 2023 IEPR. Further, the proposed Project would exceed the most current Title 24 (2022 Title 24) by approximately 10 percent. The Project would also comply with the CALGreen Code which requires that new buildings employ water efficiency and conservation, increase building system efficiencies (e.g., lighting, HVAC, and plumbing fixtures), divert construction City Council 28 – 108 8/6/2024
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waste from landfills, and incorporate electric vehicles charging infrastructure. Specifically, the Project would install energy efficient appliances and high efficiency appliances. Implementation of the most current Title 24 standards would substantially reduce energy usage. Additionally, per the RPS, the Project would utilize electricity that would achieve 60 percent of total procurement by 2030, and 100 percent renewable energy by 2045. As such, the Project would comply with state energy plans including the 2023 IEPR, the most current Title 24, as well as the CALGreen Code, and California’s RPS. In addition, the Project’s proposed industrial use is consistent with the Project Site’s Industrial land use designation in the City’s General Plan. Therefore, the proposed Project would be consistent with the City’s General Plan Update, including the goals and policies related to energy and energy efficiency. As discussed above, the GPU PEIR determined that the City’s General Plan Update is consistent with California’s RPS and the City’s CAP for reducing energy usage and implementing energy efficiency, and impacts would be less than significant. Moreover, the Project would be required to comply with RR E-1 through RR E-1 identified in the GPU PEIR. Therefore, since the proposed Project is consistent with the General Plan Update, the Project would also be consistent with California’s RPS and the City’s CAP.
Therefore, consistent with the GPU PEIR, the proposed Project would not conflict with or obstruct a state or local plan for renewable energy or energy efficiency and impacts would be less than significant. Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to the conflict or obstruction of a state or local plan for renewable energy or energy efficiency would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.6.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR E-1 through RR E-5 and RR E-7, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe energy impacts than anticipated by the GPU PEIR.
4.6.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR E-1 Construction activities will be conducted in compliance with California Code of Regulations Section 2485, which requires that nonessential idling of construction equipment be restricted to five minutes or less.
RR E-2 At least 65 percent of all nonhazardous construction and demolition waste from nonresidential construction associated with future development in the plan area shall be recycled and/or salvaged for reuse in line with the 2016 California Green Building Standards Code Section 5.408 (California Code of Regulations, Title 24, Part 11).
RR E-3 New buildings implemented as part of the General Plan Update are required to achieve the current California Building Energy and Efficiency Standards (California Code of Regulations, Title 24, Part 6) and California Green Building Standards Code (California Code of Regulations, Title 24, Part 11).
RR E-4 Any appliances associated with development in the Plan Area shall meet the requirements of the 2012 Appliance Efficiency Regulations.
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RR E-5 Development under the General Plan Update shall support the goals of the renewables portfolio standard, SB 350, and SB 100 to achieve a tiered increase in the use of renewable energy to 60 percent by 2030, and 100 percent by 2045.
RR E-7 Development under the General Plan Update shall be in compliance with state and local solid waste regulations including AB 939, AB 341, AB 1327, AB 1826, and Section 5.408 of 2016 California Green Building Standards Code (California Code of Regulations, Title 24, Part 11).
4.7 Geology and Soils
4.7.1 GPU PEIR Findings
The GPU PEIR concluded that future development under the General Plan Update would be subject to potential seismic-related hazards including strong seismic ground shaking, seismicrelated ground failure (including liquefaction), and landslides. Further, development associated with the General Plan Update could result in unstable geologic unit or soil conditions, including soil erosion, expansive soils, settlement and collapse, and subsidence. However, implementation of RR G-1, through RR G-3 would reduce impacts to less than significant levels. Specifically, RR G-1 and RR G-2 require development to comply with the most recent version of the California Building Code and SAMC Chapter 8, Buildings and Structures, and RR G-3 requires all buildings or structures within the City that require plumbing fixtures to be connected to a public sewer per SAMC Section 39-51, Mandatory Connections. The GPU PEIR also concluded that development under the General Plan Update could impact known and unknown paleontological resources through grading and construction activities of undeveloped areas or redevelopment that requires more intensive soil excavation than in the past. Therefore, GPU PEIR MM GEO-1 through MM GEO-3 require monitoring based on the sensitivity level of sites for paleontological resources.
Overall, the GPU PEIR concluded that implementation of regulatory requirements and MM GEO1 through MM GEO-3 would reduce geology and soil impacts to less than significant levels.
4.7.2 Project Analysis
The following section evaluates potential impacts to geology and soils that would result from the construction and operation of the proposed Project. The analysis is primarily based upon Attachment E-1, Geotechnical Design Report, Attachment E-2, Geotechnical Review of Shallow Groundwater and Potential Dewatering during Grading and Construction (Groundwater Memorandum), and Attachment C, Cultural and Paleontological Resources Identification Memorandum (Cultural Memorandum).
The Project Site is located in a seismically active area, as is most of southern California. However, the Project Site is not located within a state-designated Alquist-Priolo Fault Hazard Zone. No active faults are known to cross the Project Site. The nearest fault to the Project Site is the San Joaquin Hills Blind Thrust Fault, located approximately 2.6 miles south of the site. The potential for ground rupture due to an earthquake is considered very low. However, the site is located in a seismic hazard zone for liquefaction potential. According to the Groundwater Memorandum, although the design high groundwater in the area is 5 feet deep based on historic levels in the area, the existing shallow groundwater at the Project Site is currently 10 to 15 feet deep based on borings, trenches and other data. Thus, groundwater is not expected to be encountered during excavation activities for the proposed buildings. Wet soil and some groundwater are generally anticipated only for the sewer connection excavation in the street. Based on the subsurface investigation performed as part of the Geotechnical Design Report, types of soils that underlie the site (clayey, silty, sandy alluvium) and the depth of groundwater, the risk for liquefaction at the City Council 28 – 110 8/6/2024
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Project Site was deemed low to moderate and the risk for lateral spread was determined to be low. Additionally, based on the laboratory test results and a visual classification of the on-site soils, the expansion potential of the soils vary from very low to medium; however, clayey soils onsite may have a high expansion potential. Consistent with the GPU PEIR, implementation of RR G-1 and RR G-2 would reduce impacts related to liquefaction, soil expansion, collapse, and subsidence to less than significant levels. Moreover, the proposed Project would be constructed based on the recommendations of the Geotechnical Design Report. Based on the above analysis, and consistent with the GPU PEIR, with compliance with existing regulations, the Project’s impacts related to rupture of a known earthquake fault, strong seismic ground shaking, seismicrelated ground failure (including liquefaction), landslides, lateral spreading, subsidence, and collapse would be less than significant. As such, no new project-specific mitigation measures are required.
Construction of the proposed Project would involve ground-disturbing activities that could result in erosion. As further discussed in Section 4.10, Hydrology and Water Quality, the proposed Project would comply with regulatory requirements, such as the Construction General Permit and implementation of a Water Quality Management Plan, during construction and operation, which would reduce the potential for erosion to occur. Consistent with the General Plan, compliance with existing regulations including implementation of regulatory requirements would ensure the proposed Project would not result in a significant impact related to erosion. No new or substantially more severe impacts would occur compared to the determinations of the GPU PEIR, and no new project-specific mitigation measures are required.
In compliance with RR G-3, construction and operation of the proposed Project would not involve the use of septic tanks or alternative wastewater disposal systems. As such, compliance with existing regulatory requirements would ensure no impact related to the use of such systems would occur.
With regards to paleontological resources, in compliance GPU PEIR MM GEO-2, consultation with a paleontologist confirmed that project-related grading could occur at depths that could encounter highly sensitive sediments for paleontological resources. Based on the Cultural Memorandum, geologic units underlying the Project area have been mapped as Holocene alluvial deposits (Qal), late Holocene to late Pleistocene-age young Quaternary deposits (Qya), Holocene to late Pleistocene-age young axial-channel deposits (Qyas), and Holocene to late Pleistoceneage young alluvial deposits (Qya). Deposits from the Holocene epoch (less than 11,700 years ago) can contain remains of animals and plants; however, only those from the middle to early Holocene (older than about 5,000 radiocarbon years) are considered scientifically important or significant. Holocene-age deposits may overlie older alluvium of Pleistocene age at unknown but potentially shallow depths. Pleistocene-age alluvial deposits are also potentially present in the Project area and have yielded scientifically important fossils elsewhere in the region, including horses, camels, reptiles, birds, marine mammals, and fish at various depths below current ground surface. Moreover, based on a records search of the Natural History Museum of Los Angeles County and a supplemental investigation of online sources, 13 fossil localities were identified within five miles of the Project Site. Thus, while the Holocene-age deposits in the Project area have low sensitivity, Pleistocene-age alluvial sediments may underlie these younger sediments at a relatively shallow depth. The records search results indicate that potentially fossil-baring units may underlie the Project area, since Pleistocene-age deposits outside of the Project area have contained fossils. Therefore, sediments in the Project area are considered to have paleontological sensitivity increasing with depth, or low-to-high sensitivity, suggesting that project-related grounddisturbing activities have the potential to destroy or otherwise adversely impact significant paleontological resources below young Holocene-age soils at unknown depths within the Project City Council 28 – 111 8/6/2024
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area. Therefore, in compliance GPU PEIR MM GEO-2, the proposed Project would conduct spotcheck monitoring during construction to identify potential fossils and the lithological transition to Pleistocene sediments. If Pleistocene-aged sediments are discovered at depth, monitoring shall transition to full-time as ground-disturbing activities occur at or below this identified depth because these Pleistocene units have been identified as high sensitivity for paleontological resources.
Additionally, the proposed Project would comply with GPU PEIR MM GEO-3, which requires work be halted within a 50-foot radius in case of a fossil discovery. Consistent with the GPU PEIR, less than significant impacts related to paleontological resources would occur after the implementation of GPU PEIR mitigation measures.
4.7.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR G-1 and RR G-2, MM GEO-2, and MM GEO-3 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no projectspecific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to geology and soils than anticipated by the GPU PEIR.
4.7.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR G-1 Every public agency enforcing building regulations must adopt the provisions of the California Building Code (CBC), which is Title 24, Part 2 of the California Code of Regulations. The most recent version is the 2019 CBC (effective January 1, 2020). The CBC is updated every three years and provides minimum standards to protect property and public safety by regulating the design and construction of excavations, foundations, building frames, retaining walls, and other building elements to mitigate the effects of seismic shaking and adverse soil conditions.
The CBC also contains provisions for earthquake safety based on factors including occupancy type, the types of soil and rock on-site, and the strength of ground shaking with specified probability of occurring at a site.
RR G-2 Santa Ana Municipal Code, Chapter 8, Buildings and Structures. These codes address grading standards, excavation, and fills. This also includes compliance with regulations for unreinforced masonry structures in accordance with “Unreinforced Masonry Law,” found in California Government Code §§ 8875 et seq. The City of Santa Ana Building Official may place additional requirements upon the construction of infrastructure, buildings, and other improvements based on the findings from plan check, soils testing, and geotechnical investigations.
RR G-3 Santa Ana Municipal Code Section 39-51 requires that all buildings or structures within the city that require plumbing fixtures must be connected to a public sewer.
MM GEO-219 Low-to-High Sensitivity. Prior to issuance of a grading permit for projects involving ground disturbance in previously undisturbed areas mapped with “low-to-high” paleontological sensitivity (see Figure 5.6-3), the project applicant shall consult with a geologist or paleontologist to confirm whether the grading would occur at depths that could encounter highly sensitive sediments for paleontological resources. If confirmed that underlying sediments may have high sensitivity, 19 The Cultural and Paleontological Resources Identification Memorandum (Attachment C) was prepared in part to fulfill the requirements of GPU PEIR MM GEO-2.
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construction activity shall be monitored by a qualified paleontologist. The paleontologist shall have the authority to halt construction during construction activity as outlined in Mitigation Measure GEO-3.
MM GEO-3 All Projects. In the event of any fossil discovery, regardless of depth or geologic formation, construction work shall halt within a 50-foot radius of the find until its significance can be determined by a qualified paleontologist. Significant fossils shall be recovered, prepared to the point of curation, identified by qualified experts, listed in a database to facilitate analysis, and deposited in a designated paleontological curation facility in accordance with the standards of the Society of Vertebrate Paleontology (2010). The most likely repository is the Natural History Museum of Los Angeles County. The repository shall be identified and a curatorial arrangement shall be signed prior to collection of the fossils.
4.8 Greenhouse Gas Emissions
4.8.1 GPU PEIR Findings
According to the analysis the GPU PEIR, if project greenhouse gas (GHG) emissions are below the annual 3,000 metric tons of carbon dioxide equivalents (MTCO2e) bright-line screening threshold, GHG emissions impacts would be considered less than significant. The GPU PEIR determined that buildout of the General Plan Update would result in a net decrease of 255,878 MTCO2e of GHG emissions (12 percent decrease in GHG emissions) from existing conditions and would not exceed the annual 3,000-MTCO2e SCAQMD bright-line screening threshold. In addition, the GPU PEIR determined that buildout of the General Plan Update would decrease GHG emissions per service population from 4.8 MTCO2e per capita for the existing baseline year to 3.5 MTCO2e per capita in horizon year 2045, despite an increase in population and employment in the City; this reduction in GHG emissions is attributed to regulations adopted to reduce GHG emissions and turnover of California’s on-road vehicle fleets. However, the GPU PEIR also analyzed the potential for conflict with the GHG reduction goals established under Executive Order S-03-05, which required a statewide GHG emissions reduction from existing conditions to achieve a 40-percent reduction by 2030 and an 80-percent reduction by 2050. For the buildout year of the General Plan Update of 2045, the goal would be a 70-percent reduction compared to 2020 levels. Accordingly, the GPU PEIR determined that, even though implementation of the General Plan Update would result in a decrease in GHG emissions in 2045 from existing baseline year, the reduction would only be 12 percent and would not meet the long-term GHG reduction goal of 70 percent under Executive Order S-03-05. The GPU PEIR included a mitigation measure to require the City to update the CAP every 5 years to ensure that the City is tracking and monitoring its GHG emissions to chart a trajectory to achieve the long-term year 2050 GHG reduction goal set by Executive Order S-03-05. Nonetheless, because the City has not established a plan past 2030 that identifies major advancement in technology to allow the City to meet the goal of the executive order, the GPU PEIR concluded that impacts would be significant and unavoidable. The GPU PEIR also acknowledged that the mitigation measure (GPU PEIR MM GHG-1) is not a project-specific mitigation measure or directly related to development projects.
Related to consistency with applicable GHG plans, the GPU PEIR acknowledged that the General Plan includes goals and policies that were adopted for the purpose of reducing GHG emissions, including those that (1) would help reduce GHG emissions and achieve GHG reduction goals, (2) target transportation management and land use planning that would result in VMT reduction throughout the City, and (3) support sustainable practices that would encourage the use of renewable energy sources and reduction in energy consumption. Accordingly, the GPU PEIR concluded that the General Plan Update would not obstruct implementation of the CARB Scoping City Council 28 – 113 8/6/2024
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Plan, SCAG 2020-2045 RTP/SCS, the City’s CAP, and, as such, impacts related to consistency with plans, policies, and regulations adopted for the purpose of reducing GHG emissions would be less than significant.
4.8.2 Project Analysis
The following section evaluates the potential GHG impacts that would result from implementation of the proposed Project. This analysis is primarily based upon Attachment F, Greenhouse Gas Emissions Assessment.
SIGNIFICANCE CRITERIA AND METHODOLOGY
The significance determination for Impact 5.7-1 of the GPU PEIR focused on whether programmatic buildout of the General Plan Update would meet the long-term GHG reduction goal under Executive Order S-03-05, which does not fully align with the project-specific analysis presented below. However, as mentioned in the GPU PEIR, if specific project developments would result in emissions below the 3,000 MTCO2e bright-line threshold, impacts would be considered less than significant.
CEQA Guidelines Section 15064.4 recommends that lead agencies quantify GHG emissions of projects and consider several other factors that may be used in the determination of significance of GHG emissions from a project, including the extent to which the project may increase or reduce GHG emissions, whether a project’s emissions exceeds an applicable significance threshold, and the extent to which the project complies with regulations or requirements adopted to implement a statewide, regional, or local plan for the reduction or mitigation of GHG emissions.
However, CEQA Guidelines Section 15064.4 does not establish a threshold of significance.
CEQA Guidelines Section 15064.7 provides lead agencies the discretion to establish significance thresholds for their respective jurisdictions, and in establishing those thresholds, a lead agency may appropriately look to thresholds developed by other public agencies or suggested by other experts, if any threshold chosen is supported by substantial evidence. The City has adopted a CAP; however, the CAP does not contain a numerical significance threshold for assessing impacts related to GHG emissions. Similarly, the SCAQMD, the Governor’s Office of Planning and Research, CARB, California Air Pollution Control Officers Association (CAPCOA), or any other state or applicable regional agency has yet to adopt a numerical significance threshold for assessing GHG emissions that is applicable to the Project. The SCAQMD formed a GHG CEQA Significance Threshold Working Group (Working Group) to provide guidance to local lead agencies on determining significance for GHG emissions in their CEQA documents and was proposing to adopt a tiered approach for evaluating GHG emissions for development projects where SCAQMD is the lead agency as of the last Working Group meeting (Meeting No.15) held in September 2010; the Working Group identified a “bright-line” screening-level threshold of 3,000 MTCO2e annually for new development projects in the residential/commercial sectors and a threshold of 10,000 MTCO2e annually for industrial projects, which includes construction emissions amortized over 30 years and added to operational GHG emissions. However, the proposed thresholds were based on the State’s GHG emissions reduction goal identified in Assembly Bill (AB) 32 for the year 2020, which is outdated, and SCAQMD never formally adopted the 3,000 MTCO2e threshold for new residential and commercial projects. The 10,000 MTCO2e threshold was adopted for industrial projects where SCAQMD is the lead agency.
Impacts of climate change are experienced on a global scale regardless of the location of GHG emission sources, and therefore, a numerical significance threshold for individual development projects is speculative. Throughout the State, air districts are moving from numerical significance City Council 28 – 114 8/6/2024
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thresholds to qualitative significance thresholds that focus on project features to reduce GHG emissions or consistency with GHG reduction plans. For example, in the Bay Area Air Quality Management District (BAAQMD) 2022 CEQA Guidelines, the GHG thresholds of significance are either whether land use projects include certain project design elements related to buildings and transportation or whether the project is consistent with a local GHG reduction strategy that meets the criteria under State CEQA Guidelines Section 15183.5(b). This is a major update to BAAQMD’s 2017 CEQA Guidelines, where a numerical significance threshold was required. To reduce GHG emissions impact, it is more effective for development projects to include project features that directly or indirectly reduce GHG emissions, than relying on a numerical significance threshold, which is highly dependent on the type and size of the development.
Therefore, the significance of the Project’s potential impacts regarding GHG emissions and climate change is assessed solely on its consistency with plans and policies adopted for the purposes of reducing GHG emissions and mitigating the effects of climate change and the Project’s ability to incorporate sustainable features and strategies from such plans and policies in its design to reduce GHG emissions. The analysis has also quantified the Project’s GHG emissions and compared them to the SCAQMD bright-line screening thresholds for informational purposes.
It should be noted that individual projects do not generate sufficient GHG emissions to directly influence climate change. However, physical changes caused by a project can contribute incrementally to significant cumulative effects, even if individual changes resulting from a project are limited. As a result, the issue of climate change typically involves an analysis of whether a project’s contribution towards an impact would be cumulatively considerable. According to CEQA Guidelines Section 15064(h)(1), “cumulatively considerable” means that the incremental effects of an individual project are significant when viewed in connection with the effects of past projects, other current projects, and probable future projects. Per CEQA Guidelines Section 15064(h)(3), a project’s incremental contribution to a cumulative impact can be found not cumulatively considerable if the project would comply with an approved plan or mitigation program that provides specific requirements that would avoid or substantially lessen the cumulative problem in the geographic area of the project. To qualify, such plans or programs must be specified in law or adopted by the public agency with jurisdiction over the affected resources through a public review process to implement, interpret, or make specific the law enforced or administered by the public agency. Examples of such programs include a water quality control plan, air quality attainment or maintenance plan, integrated waste management plan, habitat conservation plan, natural community conservation plans, and plans or regulations for the reduction of GHG emissions.
Therefore, a lead agency can make a finding of less than significant for GHG emissions if a project complies with adopted programs, plans, policies, and/or other regulatory strategies to reduce GHG emissions.
PROJECT-RELATED GHG EMISSIONS
As discussed above, the Project’s GHG emissions are quantified for informational purposes only as neither the City, nor any other public agency, has an applicable numeric significance threshold for GHG emissions. CalEEMod was used to model the GHG emissions from existing buildings and to calculate project-related GHG emissions, including direct and indirect GHG emissions.
Table 4.8-1, Existing Greenhouse Gas Emissions, presents the current GHG emission from the existing buildings.
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Table 4.8-1
Existing Greenhouse Gas Emissions
Source CO2 CH4 N2O Refrigerants CO2e
Metric Tons/Year1
Direct Emissions
Mobile Source 1,401.00 0.07 0.06 2.54 1,423.00
Area Source 6.76 < 0.005 < 0.005 0.00 6.79
Refrigerants 0.00 0.00 0.00 0.07 0.07
Total Direct Emissions 1,407.76 0.07 0.06 2.61 1,429.86 Indirect Emissions
Energy 1,130.00 0.08 0.01 0.00 1,134.00
Water 63.30 1.03 0.02 0.00 96.60
Solid Waste 14.80 1.48 0.00 0.00 51.70
Total Indirect Emissions 1,208.10 2.59 0.03 0.00 1,282.30 Total Existing Emissions 2,712.16 MTCO2e
Notes:
1. Emissions calculated using CalEEMod Version 2022.1; totals may be slightly off due to rounding.
Source: Refer to Appendix A of Attachment F, Greenhouse Gas Emissions Assessment, for assumptions used in this analysis The proposed Project would result in GHG emissions during both construction and operation.
Construction of the proposed Project is anticipated to take approximately 16 months to complete.
The construction activities would include demolition, grading, building construction, paving, and architectural coating. Table 4.8-2, Project’s Greenhouse Gas Emissions, presents the estimated GHG emissions associated with the proposed Project.20
Table 4.8-2
Project’s Greenhouse Gas Emissions
Source CO2 CH4 N2O Refrigerants CO2e
Metric Tons/year1
Direct Emissions
Construction (amortized over 30 years) 2 32.83 <0.01 <0.01 0.02 33.43 Mobile Source3 5,022.00 0.27 0.63 6.29 5,223.00
Area Source 6.59 <0.01 <0.01 0.00 6.62
Refrigerants 0.00 0.00 0.00 14.00 14.00
Total Direct Emissions 5,060.46 0.27 0.63 20.31 5,277.05 Indirect Emissions
Energy 1,376.00 0.09 0.01 0.00 1,381.00
Water 134.00 2.21 0.05 0.00 205.00
Solid Waste 8.99 0.90 0.00 0.00 31.50
Total Indirect Emissions 1,518.99 3.20 0.06 0.00 1,617.50 Total Project-Related Emissions 6,894.55 MTCO2e
Notes:
1. Emissions calculated using CalEEMod Version 2022.1; totals may be slightly off due to rounding.
2. Total Project construction GHG emissions equate to 1,003 MTCO2e. Value shown is amortized over the lifetime of the proposed Project (assumed to be 30 years).
3. Based on the Trip Generation Assessment prepared by Linscott, Law & Greenspan Engineers (dated January 2, 2024), the Project would result in a net decrease of 386 gross daily trips compared to existing conditions; refer to Attachment K.
Nonetheless, zero additional trips are inputted for a conservative analysis.
Source: Refer to Appendix A of Attachment F, Greenhouse Gas Emissions Assessment, for assumptions used in this analysis 20 Modeling was performed for a project with three industrial buildings totaling 325,044 square feet. However, since the completion of the modeling, the total building square footage has been reduced to 313,244 square feet.
Therefore, the Project’s GHG emissions inventory is conservative.
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The Project’s GHG emissions are compared to the current GHG emissions from the existing buildings. Table 4.8-3, Net Change In Greenhouse Gas Emissions, presents the estimated net change in GHG emissions from the proposed Project compared to the existing conditions.
Table 4.8-3
Net Change in Greenhouse Gas Emissions
Direct Project-Related Sources of Greenhouse Gases
Construction Emissions. The proposed Project would result in a total of 1,003 MTCO2e of emissions during construction. The analysis considers the net change in GHG emissions (proposed Project minus existing conditions). However, the existing conditions does not include any construction activities. Construction GHG emissions are amortized over 30 years (i.e., total construction emissions divided by the lifetime of the Project, assumed to be 30 years), then added to the operational emissions, as recommended by SCAQMD.21 The amortization takes into consideration the temporary nature of construction activities. As shown in Table 4.8-2, construction of the proposed Project would generate approximately 33.43 MTCO2e of emissions per year when amortized over 30 years.
Mobile Source. Based on the Attachment K, Trip Generation Assessment, the Project would result in a net decrease of 386 gross daily trips compared to existing conditions. The existing buildings currently generate approximately 1,423 MTCO2e of mobile source emissions per year while the proposed Project would generate approximately 5,223 MTCO2e of mobile source emissions per year; refer to Table 4.8-1 and Table 4.8-2. Additionally, as a conservative analysis, daily trips on weekends were assumed to be zero under the existing conditions, as the existing uses on-site are commercial offices and are assumed not to operate on weekends. As such, the net increase in GHG emissions from mobile emissions would be approximately 3,800 MTCO2e of emissions per year.
Area Source. Area source emissions would be generated due to an increased demand for consumer products, architectural coating, and landscaping associated with the development of the proposed Project. The existing buildings currently generate approximately 6.79 MTCO2e of area source emissions per year while the proposed Project would generate approximately 6.62 MTCO2e of area source emissions per year; refer to Table 4.8-1 and Table 4.8-2. As such, the net change in GHG emissions from area sources would result in a net decrease of 0.17 MTCO2e of emissions per year (i.e., the proposed Project would result in less area source emissions than the existing conditions).
21 The Project lifetime is based on the standard 30-year assumption of the South Coast Air Quality Management District (South Coast Air Quality Management District, Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG) Significance Threshold, October 2008).
Source Metric Tons/Year
Total Existing Emissions1 2,712.16 MTCO2e
Total Project-Related Emissions2 6,894.55 MTCO2e
Net Change in Emissions3 4,182.39 MTCO2e per year
Notes:
1. Based on numbers presented in Table 4.8-1, Existing Greenhouse Gas Emissions.
2. Based on numbers presented in Table 4.8-2, Project’s Greenhouse Gas Emissions.
3. To determine the net emissions resulting from the proposed Project, emissions from the existing conditions was deducted from emissions from the proposed Project (which includes construction emissions as shown in Table 4.8-2).
Source: Refer to Appendix A of Attachment F, Greenhouse Gas Emissions Assessment, for assumptions used in this analysis City Council 28 – 117 8/6/2024
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Refrigerants. Refrigerants are substances used in equipment for air conditioning and refrigeration.
Most of the refrigerants used today are hydrofluorocarbons or blends thereof, which can have high global warming potential values. All equipment that uses refrigerants has a charge size (i.e., quantity of refrigerant the equipment contains), and an operational refrigerant leak rate, and each refrigerant has a global warming potential that is specific to that refrigerant. CalEEMod quantifies refrigerant emissions from leaks during regular operation and routine servicing over the equipment lifetime, and then derives average annual emissions from the lifetime estimate. The use of refrigerants in the existing buildings currently generates approximately 0.07 MTCO2e of emissions per year while the proposed Project would generate approximately 14.00 MTCO2e of emissions per year; refer to Table 4.8-1 and Table 4.8-2. As such, the net increase in GHG emissions from refrigerants would be approximately 13.93 MTCO2e of emissions per year.
Indirect Project-Related Sources of Greenhouse Gases
Energy Consumption. The proposed Project would construct and operate three new Class A industrial buildings for office, manufacturing, and/or warehouse use. According to the Project applicant, the proposed buildings would not consume natural gas during operation. Additionally, according to the Project applicant, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent; however, as a conservative analysis, this project design feature was not incorporated in the modeling. The 2022 Title 24 provides minimum efficiency standards related to various building features, including appliances, water and space heating and cooling equipment, building insulation and roofing, and lighting. Additionally, the Project would also include solar-ready roofs for all buildings. The energy consumption of the existing buildings currently generates approximately 1,134.00 MTCO2e of emissions per year while the energy consumption of the proposed Project would generate approximately 1,381.00 MTCO2e of emissions per year; refer to Table 4.8-1 and Table 4.8-2. As such, the net increase in GHG emissions from energy consumption would be approximately 247.00 MTCO2e of emissions per year.
Water Demand. According to CalEEMod, the existing buildings consume approximately 31,641,228 gallons of indoor water per year, and 1,040,873 gallons of outdoor water per year (i.e., for landscaping). The Project would consume approximately 67,762,532 gallons of indoor water per year, and 593,833 gallons of outdoor water per year (i.e., for landscaping). The Project would install water-efficient irrigation systems and drought-tolerant landscaping, as accounted for in CalEEMod. The existing water demand currently generates approximately 96.60 MTCO2e of emissions per year while the water demand for the proposed Project would generate approximately 205.00 MTCO2e of emissions per year; refer to Table 4.8-1 and Table 4.8-2. As such, the net increase in GHG emissions from water demand would be approximately 108.40 MTCO2e of emissions per year.
Solid Waste. The existing buildings currently generate approximately 51.70 MTCO2e of emissions per year from solid waste while the proposed Project would generate approximately 31.50 MTCO2e of emissions per year; refer to Table 4.8-1 and Table 4.8-2. As such, the net change in GHG emissions from solid waste would result in a net decrease of 20.20 MTCO2e of emissions per year (i.e., the proposed project would result in less emissions from solid waste than the existing conditions).
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Total Net Change in Greenhouse Gases
As shown in Table 4.8-3, the total net change in GHG emissions for the proposed Project and existing conditions from direct and indirect sources combined would be approximately 4,182.39 MTCO2e per year. This net change in GHG emissions would exceed the SCAQMD 3,000 MTCO2e per year screening threshold previously postulated, but not adopted, for residential or commercial development and would not exceed the SCAQMD 10,000 MTCO2e per year threshold for stationary sources and industrial developments. However, the 3,000 MTCO2e threshold was never formally adopted by SCAQMD and is not applicable to the Project since it is not a new development in the residential or commercial sector. Further, although adopted by SCAQMD, the 10,000 MTCO2e threshold is also not directly applicable to the Project since SCAQMD is not the lead agency. As such, these thresholds are discussed in this analysis for informational purposes. Moreover, the significance of the Project’s potential impacts regarding GHG emissions and climate change is not determined by the SCAQMD bright-line screening thresholds, but by the Project’s consistency with applicable plans, which is discussed in more detail below.
CONSISTENCY WITH APPLICABLE PLANS
Since the certification of the GPU Final PEIR, CARB has adopted the 2022 Scoping Plan. As discussed above, although SCAG has approved the Connect SoCal 2024, CARB has not certified it and the GPU PEIR analyzed consistency with SCAG’s 2020-2045 RTP/SCS. Furthermore, the GPU PEIR analyzed consistency with the 2020-2045 RTP/SCS. As such, to be consistent with the GPU PEIR, this assessment analyzes the Project’s consistency with the 2020-2045 RTP/SCS.
Accordingly, the proposed Project is evaluated for consistency with the CARB 2022 Scoping Plan, SCAG’s 2020-2045 RTP/SCS, and the City’s GPU and CAP, as presented below.
Consistency with the 2022 Scoping Plan
The 2022 Scoping Plan identifies reduction measures necessary to achieve the goal of carbon neutrality by 2045 or earlier. Actions that reduce GHG emissions are identified for each AB 32 inventory sector. Provided in Table 4.8-4, Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors, is an evaluation of applicable reduction actions/strategies by emissions source category to determine how the Project would be consistent with or exceed reduction actions/strategies outlined in the 2022 Scoping Plan.22 As shown therein, the proposed Project would be consistent with the applicable GHG emission reduction strategies contained in the 2022 Scoping Plan.
22 Not all actions contained in the 2022 Scoping Plan are included in the analysis as they are not applicable to the Project. The Project is not an aviation, port, rail, oil and gas, petroleum refining, energy generating, food producing, industrial, agricultural, or retrofit project.
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Table 4.8-4
Consistency with the 2022 Scoping Plan: AB 32 Inventory Sectors Actions and Strategies Project Consistency Analysis
Smart Growth / Vehicles Miles Traveled (VMT)
Reduce VMT per capita to 25% below
2019 levels by 2030, and 30% below
2019 levels by 2045
Consistent. Based on the Trip Generation Assessment provided as Attachment K, the proposed Project would result in less operational trips than those from existing land uses. In particular, the proposed Project would result in 1,212 passenger vehicle trips (employee commuting) compared to the existing 1,930 average daily trips. The proposed Project would also include 27 short-term and 27 long-term bike parking spaces as well as electric vehicle (EV) charging stations in accordance with Title 24 standards. Additionally, the Project would include vanpool/carpool parking spaces in accordance with a CALGreen voluntary measure (Appendix A5, Nonresidential Voluntary Measures). As such, the proposed Project would encourage alternative modes of transportation and would include land uses that would reduce total VMT. Thus, the Project would be consistent with the action.
New Residential and Commercial Buildings
All electric appliances beginning 2026
(residential) and 2029 (commercial),
contributing to 6 million heat pumps
installed statewide by 2030
Consistent. The Project would be all electric and would not consume natural gas. Furthermore, the Project would exceed Title 24 standards by 10 percent which would reduce energy consumption. As such, the proposed Project would be consistent with this action.
Construction Equipment
Achieve 25% of energy demand
electrified by 2030 and 75% electrified
by 2045
Not Applicable. The City of Santa Ana has not adopted an ordinance or program requiring electricity-powered construction equipment. However, if adopted, the proposed Project would be required to comply with such regulation. As such, the proposed Project would be consistent with this action.
Non-combustion Methane Emissions
Divert 75% of organic waste from
landfills by 2025
Consistent. SB 1383 establishes targets to achieve a 50 percent reduction in the level of Statewide organic waste disposal from 2014 levels by 2020 and a 75 percent reduction by 2025. The law establishes an additional target that no less than 20 percent of currently disposed edible food is recovered for human consumption by 2025. The Project would comply with local and regional regulations and recycle or compost 75 percent of waste by 2025 pursuant to SB 1383. As such, the Project would be consistent with this action.
Source: California Air Resources Board, 2022 Scoping Plan, November 16, 2022.
Consistency with the 2020-2045 RTP/SCS
On September 3, 2020, the Regional Council of SCAG formally adopted the 2020-2045 RTP/SCS.
The 2020-2045 RTP/SCS includes performance goals that were adopted to help focus future investments on the best-performing projects, as well as different strategies to preserve, maintain, and optimize the performance of the existing transportation system. The 2020-2045 RTP/SCS is forecast to help California reach its GHG reduction goals by reducing GHG emissions from passenger cars by 8 percent below 2005 levels by 2020 and 19 percent by 2035 in accordance with the most recent CARB targets adopted in March 2018. Five key SCS strategies are included in the 2020-2045 RTP/SCS to help the region meet its regional VMT and GHG reduction goals, as required by the State. Table 4.8-5, Consistency with the 2020-2045 RTP/SCS, provides a consistency analysis of the Project with these five 2020-2045 RTP/SCS strategies. As shown therein, the proposed Project would be consistent with the GHG emission reduction strategies contained in the 2020-2045 RTP/SCS. As mentioned above, the latest 2024-2050 RTP/SCS was adopted on April 4, 2024. However, CARB concluded that the technical methodology SCAG used to quantify the GHG emission reductions for the Connect 2024-2050 RTP/SCS does not operate City Council 28 – 120 8/6/2024
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accurately. SCAG is currently working on updating the technical methodology and resubmitting for CARB’s review. Until CARB approves the methodology, the 2024-2050 RTP/SCS is not a fully adopted document, especially from the GHG reduction perspective of the proposed strategies.
As such, the consistency analysis relies upon the 2020-2045 RTP/SCS. Nevertheless, the Project is located in a HQTA and supports alternative transportation methods and electric vehicles by providing supporting infrastructure and facilities on-site, which would ensure the Project’s consistency with the strategies in the 2024-2050 RTP/SCS.
Table 4.8-5
Consistency with the 2020-2045 RTP/SCS
Reduction Strategy Applicable
Land Use Tools Project Consistency Analysis
Focus Growth Near Destinations and Mobility Options
• Emphasize land use patterns that facilitate
multimodal access to work, educational and
other destinations
• Focus on a regional jobs/housing balance to
reduce commute times and distances and
expand job opportunities near transit and along
center-focused main streets
• Plan for growth near transit investments and
support implementation of first/last mile
strategies
• Promote the redevelopment of
underperforming retail developments and other
outmoded nonresidential uses
• Prioritize infill and redevelopment of
underutilized land to accommodate new
growth, increase amenities and connectivity in
existing neighborhoods
• Encourage design and transportation options
that reduce the reliance on and number of solo
car trips (this could include mixed uses or
locating and orienting close to existing
destinations)
• Identify ways to “right size” parking
requirements and promote alternative parking
strategies (e.g., shared parking or smart
parking)
Center Focused
Placemaking,
Priority Growth
Areas (PGA), Job
Centers, High
Quality Transit
Areas (HQTAs),
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors,
Spheres of
Influence (SOIs),
Green Region,
Urban Greening.
Consistent. Transit Priority Areas
(TPAs) are defined in the 0.5-mile radius
around an existing or planned major
transit stop or an existing stop along a
HQTA. A HQTA is defined as a corridor
with fixed route bus service frequency of
15 minutes (or less) during peak
commute hours.
As stated above, the Project is located
within an HQTA.1
The Project Site is
located in a highly developed and
urbanized area of Santa Ana, and within
walking and biking distance of existing
residential and commercial uses that
would contribute to reduction in VMT and
associated GHG emissions. Specifically,
the Project Site is located within walking
distance (approximately 300 feet) to the
nearest bus stops along West MacArthur
Boulevard. In addition, the Project would
provide bicycle parking spaces and
electric vehicle (EV) charging stations in
accordance with CALGreen Code. The
Project would also revitalize the Project
Site by removing the underutilized office
park and developing
industrial/warehousing uses on-site.
Therefore, the Project would focus
growth near destinations and mobility
options. Thus, the Project would be
consistent with this reduction strategy.
Promote Diverse Housing Choices
• Preserve and rehabilitate affordable housing
and prevent displacement
• Identify funding opportunities for new
workforce and affordable housing development
• Create incentives and reduce regulatory
barriers for building context sensitive
accessory dwelling units to increase housing
supply
• Provide support to local jurisdictions to
streamline and lessen barriers to housing
development that supports reduction of
greenhouse gas emissions
PGA, Job
Centers, HQTAs,
NMA, TPAs,
Livable
Corridors, Green
Region, Urban
Greening.
Not Applicable. The Project Site does
not include existing residential
development; existing uses on-site
include an approximately 10.2-acre office
park, Lake Center Office Park, and an
approximately 5.6-acre vacant field west
of the existing buildings.
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Leverage Technology Innovations
• Promote low emission technologies such as
neighborhood electric vehicles, shared rides
hailing, car sharing, bike sharing and scooters
by providing supportive and safe infrastructure
such as dedicated lanes, charging and
parking/drop-off space
• Improve access to services through
technology—such as telework and
telemedicine as well as other incentives such
as a “mobility wallet,” an app-based system for
storing transit and other multi-modal payments
• Identify ways to incorporate “micro-power
grids” in communities, for example solar
energy, hydrogen fuel cell power storage and
power generation
HQTA, TPAs,
NMA, Livable
Corridors.
Consistent. As detailed above, the
Project would install EV charging stations
and bicycle parking spaces in
accordance with the most current and
applicable Title 24 standards and
CALGreen Code. Additionally, the
Project would include vanpool/carpool
parking spaces in accordance with a
CALGreen voluntary measure (Appendix
A5, Nonresidential Voluntary Measures).
Further, the Project would also include
solar-ready roofs for all buildings.
Therefore, the proposed Project would
leverage technology innovations to
promote alternative modes of
transportation and help the City, County,
and State meet their GHG reduction
goals. The Project would be consistent
with this reduction strategy.
Support Implementation of Sustainability Policies
• Pursue funding opportunities to support local
sustainable development implementation
projects that reduce greenhouse gas
emissions
• Support statewide legislation that reduces
barriers to new construction and that
incentivizes development near transit corridors
and stations
• Support local jurisdictions in the establishment
of Enhanced Infrastructure Financing Districts
(EIFDs), Community Revitalization and
Investment Authorities (CRIAs), or other tax
increment or value capture tools to finance
sustainable infrastructure and development
projects, including parks and open space
• Work with local jurisdictions/communities to
identify opportunities and assess barriers to
implement sustainability strategies
• Enhance partnerships with other planning
organizations to promote resources and best
practices in the SCAG region
• Continue to support long range planning efforts
by local jurisdictions
• Provide educational opportunities to local
decisions makers and staff on new tools, best
practices and policies related to implementing
the Sustainable Communities Strategy
Center Focused
Placemaking,
Priority Growth
Areas (PGA), Job
Centers, High
Quality Transit
Areas (HQTAs),
Transit Priority
Areas (TPA),
Neighborhood
Mobility Areas
(NMAs), Livable
Corridors,
Spheres of
Influence (SOIs),
Green Region,
Urban Greening.
Consistent. As previously discussed, the
proposed Project is located within an
HQTA. The Project would support
sustainable development
implementation that would reduce GHGs
by installing EV charging stations and
providing bicycle parking spaces to
promote alternative modes of
transportation. Further, the Project would
comply with sustainable practices
included in the most current and
applicable Title 24 standards and
CALGreen, including the installation of
high efficiency lighting, water efficient
landscaping, low-flow water fixtures,
among others. Thus, the Project would
be consistent with this reduction strategy.
Promote a Green Region
• Support development of local climate
adaptation and hazard mitigation plans, as well
as project implementation that improves
community resiliency to climate change and
natural hazards
• Support local policies for renewable energy
production, reduction of urban heat islands and
carbon sequestration
• Integrate local food production into the regional
landscape
Green Region,
Urban Greening,
Greenbelts and
Community
Separators.
Consistent. The proposed Project is
located in an urbanized area and would
not interfere with regional wildlife
connectivity or convert agricultural land.
According to the Project applicant, the
proposed Project would exceed the most
current Title 24 (i.e., 2022 Title 24) by
approximately 10 percent, which would
help reduce energy consumption and
reduce GHG emissions. Additionally, the
Project would include solar-ready roofs
for all buildings. Thus, the Project would
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Consistency with the City of Santa Ana General Plan
The Conservation Element of the General Plan Update contains various goals and policies aimed at reducing the health hazards from air pollution, reducing overall GHG emissions in the City, and minimizing the impacts of climate change. Table 4.8-6, Consistency with the Santa Ana General Plan Update, provides a consistency analysis of the Project with applicable goals and policies. As shown therein, the proposed Project would be consistent with the GHG emission reduction goals and policies contained in the City’s General Plan Update.
Table 4.8-6
Consistency with City of Santa Ana General Plan Update
Goals and Policies Project Consistency Analysis
Goal CN-1: Air Quality and Climate. Protect air resources, improve regional and local air quality, and minimize the impacts of climate change.
Policy CN 1.2 Climate Action Plan.
Consistency with emission reduction
goals highlighted in the Climate Action
Plan shall be considered in all major
decisions on land use and
investments in public infrastructure.
Consistent. The Project would be consistent with the goals listed in the Climate Action Plan; refer to the discussion below. As such, the Project is consistent with this policy.
Policy CN 1.4 Development
Standards.
Support new development that meets
or exceeds standards for energyefficient building design and site planning.
Consistent. According to the Project plans, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent, which would help reduce energy consumption and reduce GHG emissions. Additionally, the Project would also include solar-ready roofs for all buildings. Upon conformance with applicable regulations, the Project would be consistent with this policy.
Policy CN 1.7 Housing and
Employment Opportunities.
Improve the City’s jobs/housing
balance ratio by supporting
development that provides housing
and employment opportunities to
enable people to live and work in
Santa Ana.
Consistent. The proposed Project would involve the construction of three new Class A industrial buildings for office, manufacturing, and/or warehouse uses that would introduce employment opportunities in the City. As such, the Project is consistent with this policy. • Promote more resource efficient development
focused on conservation, recycling and
reclamation
• Preserve, enhance and restore regional wildlife
connectivity
• Reduce consumption of resource areas,
including agricultural land
• Identify ways to improve access to public park
space
support resource efficient development
that reduces energy consumption and
GHG emissions. The Project would be
consistent with this reduction strategy.
Note:
1. Southern California Association of Governments, High Quality Transit Areas (HQTA) 2045 – SCAG Region, https://gisdatascag.opendata.arcgis.com/datasets/SCAG::high-quality-transit-areas-hqta-2045-scagregion/explore?location=34.058231%2C-118.364678%2C13.71, accessed April 8, 2024.
Source: Southern California Association of Governments, 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy – Connect SoCal, September 3, 2020.
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Goals and Policies Project Consistency Analysis
Policy CN 1.8 Promote Alternative
Transportation.
Promote use of alternate modes of
transportation in the City of Santa
Ana, including pedestrian, bicycling,
public transportation, car sharing
programs and emerging technologies.
Consistent. The proposed Project is located in an urbanized environment and would include short- and long-term bicycle parking and would construct EV charging stations in accordance with the most current and applicable Title 24 standards and CALGreen, as well as provide vanpool/carpool parking spaces. Additionally, the Project Site would be served by existing bus stops along West Macarthur Boulevard, which could encourage the use of public transportation. As such, the Project is consistent with this policy.
Policy CN 1.12 Sustainable
Infrastructure.
Encourage the use of low or zero
emission vehicles, bicycles, non‐
motorized vehicles, and car‐sharing
programs by supporting new and
existing development that includes
sustainable infrastructure and
strategies such as vehicle charging
stations, drop‐off areas for ridesharing
services, secure bicycle parking, and
transportation demand management
programs.
Consistent. The Project would incorporate features that would encourage the use of sustainable forms of transportation. As previously discussed, the Project would construct short- and long-term bicycle parking spaces, EV charging stations, and vanpool/carpool parking spaces. Additionally, the Project Site would be served by existing bus stops along West Macarthur Boulevard, which could encourage the use of public transportation. As such, the Project is consistent with this policy.
Goal CN-3: Energy Resources. Reduce consumption of and reliance on nonrenewable energy, and support the development and use of renewable energy sources.
Policy CN-3.5 Site Design.
Encourage site planning and
subdivision design that incorporates
the use of renewable energy systems.
Consistent. According to the Project applicant, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent, which would help reduce energy consumption and reduce GHG emissions. Additionally, the Project would also include solar-ready roofs for all buildings. As such, the Project would be consistent with this policy.
Policy CN 3.5 Landscaping.
Promote and encourage the planting
of native and diverse tree species to
improve air quality, reduce heat island
effect, reduce energy consumption,
and contribute to carbon mitigation
with special focus in environmental
justice areas.
Consistent. The proposed Project would incorporate landscaping throughout the site, primarily along the perimeter of the site and parking lot. The Project would also provide a small, publicly accessible pocket park along West Lake Center Drive. Outdoor patios have also been proposed for each building. As such, the Project would be consistent with this policy.
Policy CN-3.7 Energy Conservation
Design and Construction.
Incorporate energy conservation
features in the design of new
construction and rehabilitation
projects.
Consistent. According to the Project plans, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent, which would help reduce energy consumption and reduce GHG emissions. Additionally, the Project would include solar-ready roofs for all buildings. As such, the Project would be consistent with this policy.
Goal CN-4: Water Resources. Conserve and replenish existing and future water resources.
Policy CN 4.1 Water Use. Encourage
and educate residents, business
owners, and operators of public
facilities to use water wisely and
efficiently.
Consistent. The proposed Project would incorporate features that would reduce water usage. Specifically, the Project would include low-flow fixtures that would reduce excessive use of water throughout the Project Site, water efficient irrigation, and incorporate drought-tolerant plants. As such, the Project would be consistent with these policies.
Policy CN 4.2 Landscaping.
Encourage public and private property
owners to plant native or drought‐
tolerant vegetation.
Policy CN 4.4 Irrigation Systems.
Promote irrigation and rainwater
capture systems that conserve water
to support a sustainable community.
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Goals and Policies Project Consistency Analysis
Goal M-5 Sustainable Transportation Design. A transportation system that is attractive, safe, state-of-the-art, and supports community, environmental, and conservation goals.
Policy M-5.6 Clean Fuels and
Vehicles. Encourage the use of
alternative fuel vehicles and mobility
technologies through the installation
of supporting infrastructure.
Consistent. The Project would construct short- and long-term bicycle parking spaces and EV charging stations to encourage the use of alternative fuel vehicles. As such, the Project is consistent with this policy Source: City of Santa Ana, Golden City Beyond, Santa Ana General Plan, May 26, 2022.
Consistency with the City of Santa Ana Climate Action Plan The City’s CAP recommends measures that would achieve GHG reductions including installation of solar photovoltaic systems and compliance with Title 24 energy efficiency standards. The Project proposes to revitalize the SD-58 by constructing three new Class A industrial buildings for office, manufacturing, and/or warehouse uses. The proposed Project would be consistent with the applicable measures listed in the CAP by incorporating energy efficient features (i.e., energy efficient lighting, energy efficient appliances, and on-site renewable energy production capabilities) and water efficient features (i.e., low-flow fixtures, drought-tolerant landscaping, and water efficient irrigation). The proposed Project would also comply with SB 1383 for waste reduction. According to the Project plans, the proposed Project would exceed the most current Title 24 (i.e., 2022 Title 24) by approximately 10 percent, which would help reduce energy consumption and reduce GHG emissions. Additionally, the Project would include solar-ready roofs for all buildings. As further described in Table 4.8-7, Consistency with the Santa Ana Climate Action Plan, the Project would be consistent with the City’s CAP.
Table 4.8-7
Consistency with the Santa Ana Climate Action Plan
Goals Project Consistency Analysis
Transportation and Land Use Measures
Measure: Local Employment Nodes
near Residential and Retail Areas.
Consistent. The proposed Project would replace an existing office complex with three new Class A industrial buildings for office, manufacturing, and/or warehouse use. The Project Site is located within a portion of the City designated for Industrial (IND) use in the City’s General Plan. However, residential uses exist approximately 800 feet to the south of the site and 850 feet to the east of the site, providing for both proximity of residents to the Project’s employment opportunities and a buffer between the proposed industrial use and existing residential uses.
Therefore, the proposed Project is consistent with this measure.
Measure: End-of-trip Facilities in New
Projects.
Consistent. According to the City’s CAP, end-of-trip facilities include bike lockers, showers and changing rooms that would be used by cyclists.
Installation of these end-of-trip facilities would encourage the use of bicycles as a form of transportation. The proposed Project is located in an urbanized environment and would include short- and long-term bicycle parking and would construct EV charging stations in accordance with the most current and applicable Title 24 standards and CALGreen, as well as provide vanpool/carpool parking spaces. As such, the proposed Project would be consistent with this measure.
Measure: Design Guidelines for
External Bike/Pedestrian/Transit
Connectivity.
Consistent. As previously discussed, the proposed Project is located in an urbanized environment and would include short- and long-term bicycle parking. The proposed Project includes internal walkways that would connect to existing sidewalks on West Lake Center Drive and South Susan Street. Such public sidewalks provide access to existing bus stations along West MacArthur Boulevard. As such, the proposed Project would be consistent with these measures.
Measure: Design Guidelines for
Internal Bike/Pedestrian/Transit
Connectivity.
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Goals Project Consistency Analysis
Community-wide Energy Measures
Measure: Property Assessed Clean
Energy (PACE) Financing for
Commercial Properties.
Consistent. As discussed in the City’s CAP, PACE is an energy efficiency financing program that promotes the implementation of energy efficient features and renewable energy generation by providing financing opportunities for commercial property owners. The proposed Project would exceed the requirements of the most current and applicable Title 24 standards, which include energy efficiency standards. As such, development of the proposed Project could utilize PACE financing to help implement the energy efficiency standards as required in the most current and applicable Title 24 standards. Therefore, the proposed Project would be consistent with the CAP’s measures related to PACE financing.
Measure: Solar Photovoltaic Systems
– New Private Installs.
Consistent. As discussed above, the proposed Project would include solar-ready roofs for all buildings and would exceed Title 24 standards by 10 percent. As such, the proposed Project would be consistent with this goal.
Measure: Benchmarking and Retrocommissioning. Consistent. This measure directs the City to develop an ordinance requiring that all nonresidential buildings larger than 10,000 square feet report their Energy Star Portfolio Manager results every seven years, and that buildings with a score of less than 75 must complete retrocommissioning. When this measure becomes applicable, the Project buildings would be required to comply with it. As such, the proposed Project would be consistent with this measure.
Measure: Title 24 Energy Efficiency
Standards – Commercial.
Consistent. As previously discussed, the proposed Project would exceed Title 24 requirements by 10 percent. As such, the proposed Project would be consistent with this measure.
Solid Waste, Water, and Wastewater Measures
Measure: AB 341 Commercial and
Multifamily Recycling.
Consistent. The proposed Project would implement a recycling system in accordance with state and local regulations, including the mandatory commercial recycling under AB 341. Additionally, the proposed Project would comply with SB 1383, which aims to recycle or compost 75 percent of waste by 2025. As such, the proposed Project would be consistent with this measure.
Measure: Food Waste Digestion. Consistent. SB 1383 establishes targets to achieve a 50-percent reduction in the level of Statewide organic waste disposal from 2014 levels by 2020 and a 75-percent reduction by 2025. The law establishes an additional target that not less than 20 percent of currently disposed edible food is recovered for human consumption by 2025. The proposed Project would comply with local and regional regulations and recycle or compost 75 percent of waste by 2025 pursuant to SB 1383. As such, the proposed Project would be consistent with this measure.
Measure: Rainwater Harvesting. Consistent. As discussed, the proposed Project includes water efficient irrigation and drought-tolerant plants in the landscaping plans. The proposed Project would also reduce the amount of turf currently on the Project Site. As such, the proposed Project would be consistent with this measure.
Measure: Turf Removal. Consistent. As discussed in the City’s CAP, natural turf is one of the most water-intensive features of landscaping. The removal of natural turf would help reduce overall water consumption in the City. As discussed, the proposed Project includes water efficient irrigation and droughttolerant plants in the landscaping plans. The proposed Project would also reduce the amount of turf currently on the Project Site. As such, the proposed Project would be consistent with this measure.
Source: City of Santa Ana, Santa Ana Climate Action Plan, adopted December 2015.
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Consistency Conclusion
As discussed, the significance determination for GHG emissions is based solely on consistency with applicable statewide, regional, and local climate change mandates, plans, policies, and regulations. As demonstrated in the above analysis, the Project’s characteristics render it consistent with statewide, regional, and local climate change mandates, plans, policies, and regulations. More specifically, the GHG plan consistency analyses provided above demonstrates that the proposed Project would comply with the regulations and GHG reduction goals, policies, actions, measures, and strategies outlined in the 2022 Scoping Plan, Connect SoCal, the City’s General Plan, and the City’s CAP. Consistency with these plans would reduce the impact of the Project’s incremental contribution to GHG emissions. Accordingly, the Project would not conflict with any applicable plan, policy, regulation, or recommendation adopted for the purpose of reducing GHG emissions. As the proposed Project is consistent with statewide, regional, and local GHG reduction plans, the proposed Project would also be consistent with the State’s long-term goal to achieve statewide carbon neutrality (zero-net emissions). Accordingly, impacts related to GHG emissions resulting from the proposed Project would be less than significant and would be less when compared to the impacts disclosed in the GPU PEIR, which were determined to be significant and unavoidable even with implementation of mitigation for GPU PEIR Impact 5.7-1 and less than significant for GPU PEIR Impact 5.7-2. Therefore, no new project-specific mitigation measures are required.
4.8.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR GHG-1, RR GHG-2, RR GHG-3, and RR GHG-7, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no project-specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe GHG impacts than anticipated by the GPU PEIR.
4.8.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR GHG-1 New buildings are required to achieve the current California Building Energy and Efficiency Standards (Title 24, Part 6) and California Green Building Standards Code (CALGreen) (Title 24, Part 11). The 2019 Building and Energy Efficiency Standards were effective on January 1, 2020. The Building Energy and Efficiency Standards and CALGreen are updated tri-annually.
RR GHG-2 Construction activities are required to adhere to California Code of Regulations, Title 13, Section 2499, which restricts nonessential idling of construction equipment to five minutes or less.
RR GHG-3 New buildings are required to adhere to the California Green Building Standards Code and Water Efficient Landscape Ordinance requirements to increase water efficiency and reduce urban per capita water demand.
RR GHG-7 California’s Green Building Standards Code (CALGreen) requires the recycling and/or salvaging for reuse at minimum of 65 percent of the nonhazardous construction and demolition waste generated during most “new construction” projects (CALGreen §§ 4.408 and 5.408). Construction contractors are required to submit a construction waste management plan that identifies the construction and City Council 28 – 127 8/6/2024
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demolition waste materials to be diverted from disposal by recycling, reuse on the project, or salvaged for future use or sale and the amount (by weight or volume).
4.9 Hazards and Hazardous Materials
4.9.1 GPU PEIR Findings
As stated in the GPU PEIR, the General Plan Update does not introduce any general or heavy industrial uses anywhere in the City in comparison to existing conditions. The GPU PEIR concluded that buildout of the proposed General Plan Update would include construction activities and operations that would transport, use, or dispose of hazardous materials in proximity to existing environmental justice (EJ) communities (i.e., disadvantaged communities), existing sensitive receptors, and proposed new sensitive receptors. Such activities could create a significant hazard to the public or the environment given the proximity of hazardous materials sites which are considered open cases, existing lead-contaminated soils, existing buildings containing asbestos-containing materials (ACM) and/or lead-based paint (LBP), and existing and planned industrial uses throughout the City. The GPU PEIR also determined that buildout of the General Plan Update would increase the number of hazardous waste generators as there would be an increase in industrial uses. However, impacts related to the use, storage, transport, and disposal of hazardous materials would be governed by existing regulations of several agencies, including the USEPA, US Department of Transportation, California Division of Occupational Safety and Health, and the Orange County Health Care Agency (OCHCA), Environmental Health Division. Policies and implementation actions in the General Plan Update specifically target existing land use compatibility issues and aim to prevent any future impacts to new sensitive receptors within EJ communities. Additionally, buildout under the General Plan Update would be required to implement RRs HAZ-1 through RR HAZ-5. Thus, the GPU PEIR determined that impacts related to the routine use, storage, transport, and disposal of hazardous materials, and the accidental release of hazardous materials, would be less than significant.
The GPU PEIR also concluded that development on or adjacent to any sites listed on hazardous materials databases would require an environmental site assessment to ensure that projects would not disturb hazardous materials on any of the hazardous materials sites or plumes of hazardous materials diffusing from one of the hazardous materials sites, and that any proposed development, redevelopment, or reuse would not create a substantial hazard to the public or the environment. With the preparation of an environmental site assessment, impacts related to development on an existing hazardous materials site would be less than significant.
Further, there are parts of the City that are within the vicinity of the John Wayne Airport Compatibility Land Use Plan and have height limits due to regulations pertaining to navigable airspace. The GPU PEIR concluded that projects approved under the General Plan Update would be required to comply with existing regulations to ensure consistency with the John Wayne Airport Compatibility Land Use Plan and protect navigable airspace. Impacts would be less than significant.
The GPU PEIR concluded that buildout of the General Plan Update would increase square footage, dwelling units, population, and traffic congestion in the City, which could adversely impact evacuation plans. However, as the General Plan Update would not result in substantial changes to circulation patterns and emergency access routes, or interfere with the City’s operations for emergency response, impacts related to emergency response would be less than significant.
The GPU PEIR also concluded that no impact would occur related to wildland fire as the City is not within a fire hazard severity zone.
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4.9.2 Project Analysis
The proposed Project would develop three new Class A industrial buildings for office, manufacturing, and/or warehouse use on a site that is currently developed with commercial office buildings east of Susan Street and is vacant west of Susan Street. While the proposed Project would introduce new industrial uses to the Project Site, according to GPU PEIR Figure 2-1, EJ Communities, Neighborhoods, and Focus Areas, the Project Site is not located within an environmental justice (EJ) community. As such, the proposed Project would not expose EJ communities to hazardous materials and waste. Moreover, although the proposed Project would require an amendment to the SD-58 District to allow for industrial uses, the Project Site’s land use designation is already Industrial. Thus, the proposed Project would not introduce any general or heavy industrial uses in the City in comparison to existing conditions.
Construction of the proposed Project would involve demolition, grading, and construction of new buildings. Construction activities would use limited amounts of hazardous materials in the form of paints, solvents, glues, and other common construction materials for the proposed buildings.
Construction activities may include the use of machinery and other equipment that require fueling or maintenance/servicing. These types of materials are not acutely hazardous, and all storage, handling, use, transport, and disposal of these would be required to conform to existing laws and regulations of the California Department of Toxic Substances Control (DTSC), USEPA, Occupational Safety & Health Administration (OSHA), and OCHCA, which would ensure that all potentially hazardous materials are used and handled in an appropriate manner and would minimize the potential for safety impacts to occur. Additionally, the storage, handling, use, transport, and disposal of these hazardous materials would cease once construction is complete.
Project compliance with RR HAZ-1 would ensure hazardous materials and hazardous wastes are transported in compliance with any applicable state and federal requirements; RR HAZ-2 would ensure hazardous waste generation, transportation, treatment, storage, and disposal would be conducted in compliance with Subtitle C of the Resource Conservation and Recovery Act (Code of Federal Regulations [CFR], Title 40, Part 263). According to the Cultural Memorandum, the existing buildings were built after the 1980s; refer to Attachment C. Thus, the buildings are not likely to contain ACM and LBP. Nonetheless, demolition of the existing buildings would comply with RR HAZ-4, which would ensure demolition activities that could expose workers or the public to ACMs or LBPs would be conducted in accordance with any applicable state and federal requirements, and RR HAZ-5, which would ensure removal of hazardous materials be conducted as outlined in 29 CFR 1910.120 and 8 CCR 5192. Moreover, based on Attachment G, Phase I Environmental Site Assessment,
23 the vacant parcel to the west of Susan Street does not have any recognized environmental conditions.24 Therefore, with adherence to existing regulations construction of the proposed Project would result in less than significant impacts related to the use, storage, transport, and disposal of hazardous wastes, as well as related to the accidental release of hazardous materials.
During operation, there is potential for future tenants of the proposed buildings to use hazardous materials and generate hazardous waste. The nearest sensitive receptor is Calvary High School, located to the east of the Project Site. However, any future hazardous materials use, storage, 23 Attachment G, Phase I Environmental Site Assessment is comprised of two Phase I reports – one for the vacant parcel and one for the Lake Center Office Park. For the purposes of this document, references to the Phase I Environmental Site Assessment includes both reports.
24 As defined by ASTM E1527-21, a REC is: “(1) the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment.
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transport, or disposal would be required to comply with existing regulations of the USEPA, US Department of Transportation, CalRecycle, and other agencies, consistent with the industrial uses analyzed in the GPU PEIR. Therefore, operation of the proposed Project would result in less than significant impacts related to the use, storage, transport, and disposal of hazardous wastes, as well as related to the accidental release of hazardous materials.
The Project Site is not listed in the State Water Resources Control Board (SWRCB) GeoTracker system which includes leaking underground fuel tank sites and spills, leaks, investigations, and cleanups sites; or the DTSC EnviroStor Data Management System which includes Cortese sites; or the USEPA’s database of regulated facilities.25, 26 As such, consistent with the GPU PEIR, impacts related to hazardous materials sites would be less than significant.
According to Figure 5.8-5, John Wayne Airport Safety Compatibility Zones, and Figure 5.8-6, Height Restrictions per Federal Air Regulations Part 77, of the GPU PEIR, the Project Site is located outside of the John Wayne Airport’s safety compatibility zone and height restriction areas.
As such, the proposed Project would not result in a safety hazard or excessive noise for people residing and working in the Project area. No impact would occur.
Construction equipment and materials staging would occur within the Project Site. During construction, vehicular access would be provided via existing access points along Lake Center Drive and South Susan Street. Temporary partial lane closures of Susan Street and Lake Center Drive would be required to resurface the streets; during the resurfacing, access would be maintained. Full lane closures are not anticipated for the proposed Project. Operation of the proposed Project would not result in population growth or changes to the existing circulation system. All driveways would provide adequate space for emergency vehicle access. As such, the proposed Project would not interfere with operations of the City’s Emergency Operations Center and would not interfere with operations of emergency response agencies or with coordination and cooperation between such agencies; thus, consistent with the GPU PEIR, impacts to emergency response planning would be less than significant.
The City of Santa Ana is not in a designated fire hazard zone. As such, consistent with the GPU PEIR, no impact related to the risk of wildland fires would occur.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to the transport, use, disposal, and release of hazardous materials; hazardous materials sites; sites located within the vicinity of an airport or in an airport land use plan; and impairment of an emergency response or evacuation plan would be less than significant; and that no impacts would occur related to the risk of wildland fires. Therefore, no new project-specific mitigation measures are required.
25 California State Water Resources Control Board, GeoTracker, https://geotracker.waterboards.ca.gov/map/, accessed April 25, 2024.
26 California Department of Toxic Substances Control, Envirostor, https://www.envirostor.dtsc.ca.gov/public/, accessed April 25, 2024.
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4.9.3 Conclusion
The Project is consistent with buildout of the General Plan Update. With implementation of RR HAZ-1, RR HAZ-2, RR HAZ-4, and RR HAZ-5 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to hazards and hazardous materials than anticipated by the GPU PEIR.
4.9.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR HAZ-1 Hazardous materials and hazardous wastes will be transported to and/or from projects developed under the General Plan Update in compliance with any applicable state and federal requirements, including the U.S. Department of Transportation regulations listed in the Code of Federal Regulations (Title 49, Hazardous Materials Transportation Act); California Department of Transportation standards; and the California Occupational Safety and Health Administration standards.
RR HAZ-2 Hazardous waste generation, transportation, treatment, storage, and disposal will be conducted in compliance with Subtitle C of the Resource Conservation and Recovery Act (Code of Federal Regulations, Title 40, Part 263), including the management of nonhazardous solid wastes and underground tanks storing petroleum and other hazardous substances. The projects developed under the General Plan Update will be designed and constructed in accordance with the regulations of the Orange County Health Care Agency, Environmental Health Division, which serves as the designated Certified Unified Program Agency.
RR HAZ-4 Demolition activities that have the potential to expose construction workers and/or the public to asbestos-containing materials or lead-based paint will be conducted in accordance with applicable regulations, including, but not limited to:
• South Coast Air Quality Management District’s Rule 1403 • California Health and Safety Code (Section 39650 et seq.) • California Code of Regulations (Title 8, Section 1529) • California Occupational Safety and Health Administration regulations (California Code of Regulations, Title 8, Section 1529 [Asbestos] and Section 1532.1 [Lead])
• Code of Federal Regulations (Title 40, Part 61 [asbestos], Title 40, Part 763 [asbestos], and Title 29, Part 1926 [asbestos and lead]).
RR HAZ-5 The removal of hazardous materials, such as polychlorinated biphenyls (PCBs), mercury-containing light ballast, and mold, will be completed in accordance with applicable regulations pursuant to 40 CFR 761 (PCBs), 40 CFR 273 (mercurycontaining light ballast), and 29 CFR 1926 (molds) by workers with the hazardous waste operations and emergency response (HAZWOPER) training, as outlined in 29 CFR 1910.120 and 8 CCR 5192.
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4.10 Hydrology and Water Quality
4.10.1 GPU PEIR Findings
The GPU PEIR concluded that compliance with local, state, and federal regulations and the policies of the proposed General Plan Update would reduce buildout impacts related to groundwater, drainage, hydrology, and water quality. Individual projects would be required to incorporate project-specific source control and treatment Best Management Practices (BMPs), incorporate low impact design (LID)/site design, and comply with applicable regulatory requirements to ensure compliance with regulations governing water quality, including the following:
• Santa Ana Local Implementation Plan [LIP]
• Orange County Drainage Area Management Plan
• Construction General Permit (CGP) Water Quality Order 2009-0009-DWQ for preparation of a Stormwater Pollution Prevention Plan (SWPPP) (RR HYD-1) • National Pollutant Discharge Elimination System [NPDES] Municipal Separate Storm Sewer System [MS4] Permit from the Santa Ana Regional Water Quality Control Board (RR HYD-4)
• Santa Ana Model Water Quality Management Plan [WQMP]
• Santa Ana Municipal Code (RR HYD-5)
• General Industrial Permit (Order No. CAS000001) for industrial activity (RR HYD-2) preparation of a Water Quality Management Plan).
Additionally, the GPU PEIR determined that projected water demand from the proposed GPU at buildout is well within the projected total water demand for 2040 in the 2015 urban water management plan for normal, dry year, and multiple dry year scenarios. Related to pervious surfaces and runoff, the GPU PEIR also determined peak flows would be decreased overall but an increase of stormwater runoff peak flow rates could result from the introduction of new impervious surfaces. As stated in the GPU PEIR, the City and County have policies in place for reviewing and permitting new developments including requiring detailed hydrology studies.
Related to flood hazards, tsunami, and seiche zones, the GPU PEIR determined that impacts would be less than significant due to the low potential for such conditions to occur and the regulations in place to manage flood hazards and minimize flood risks. In summary, the GPU PEIR determined that all impacts related hydrology and water quality would be less than significant and that no mitigation measures were required.
4.10.2 Project Analysis
The Project would redevelop a 10.2-acre office park and develop an approximately 5.6-acre vacant field. Construction activities have the potential to degrade water quality through the exposure of surface runoff to exposed soils, dust, and other debris at the Project Site as well as increase erosion and/or siltation. The proposed Project would be required to comply with various applicable regulatory requirements governing water quality, including the requirements to incorporate project-specific source control and treatment BMPs and the requirements to incorporate low impact design (LID)/site design. For construction, the proposed Project would City Council 28 – 132 8/6/2024
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comply with the latest CGP (Order No. 2022-057-DWQ) and RR HYD-1, which requires filing a Notice of Intent, a Risk Assessment, a Site Map, a Storm Water Pollution Prevention Plan (the Project Site is larger than one acre) and associated best management practices, an annual fee, and a signed certification statement.
As the Project would introduce a new use to the Project Site (i.e., industrial/warehousing), the proposed Project would be required to comply with the requirements of the General Industrial Permit and RR HYD-2. A preliminary WQMP has been prepared for the proposed Project to comply with the requirements of the County’s NPDES Stormwater Program (RR HYD-4) and be consistent with the Orange County Drainage Area Management Plan; refer to Attachment H, Preliminary Water Quality Management Plan. The WQMP describes site design and drainage, and structural and non-structural source control BMPs for the proposed Project to ensure water quality standards or waste discharge requirements are not violated, and to prevent substantial erosion or siltation on- or offsite. The proposed Project would also be required to comply with the SAMC regarding prohibitions on illicit connections and discharges, urban runoff control measures, and permit requirements. As a result, consistent with the GPU PEIR, water quality impacts associated with construction and operational activities would be less than significant.
Regarding water demand, the proposed Project is anticipated to require less water than the existing office building use due to a reduction in fixtures; refer to Section 4.19, Utilities and Service Systems, for additional details. Thus, the proposed Project would be consistent with the General Plan Update. Regarding pervious surfaces and runoff, according to the Attachment I, Preliminary Drainage and Hydrological Study (Drainage Study), prepared by Incledon Consulting Group, dated June 2024, the proposed Project would increase imperviousness but due to modifications in stormwater flow paths within the Project Site, peak runoff produced from the site is expected to decrease or remain the same as existing conditions; refer to Preliminary Drainage and Hydrological Study. Additionally, the Drainage Study determined that the proposed Project has been designed to effectively capture and convey the Project’s storm water to the existing/public systems during a 10-year storm, utilizing a new on-site storm drain system that would collect surface water from the on-site BMP catch basins. The system would continue the flow patterns of the existing conditions by utilizing the street’s infrastructure and an on-site storm drain system.
Therefore, consistent with the GPU PEIR, impacts would be less than significant.
According to Figure 5.9-4, City of Santa Ana Flood Zones, of the GPU PEIR, the Project Site is not within a 100-year flood hazard area as designated by the Federal Emergency Management Agency (FEMA). According to Figure 5.9-5, Dam Inundation Areas, of the GPU PEIR, the Project Site is within both the Santiago Creek Dam and Prado Dam inundation areas. However, the Santiago Creek Dam has been assessed by the California Division of Safety of Dams (DSOD) to have no existing or potential dam safety deficiencies and the U.S. Army Corps of Engineers’ Dam Safety Program is actively implementing risk-reduction measures to remediate the Prado Dam, including routine inspections and ongoing monitoring, spillway modifications to improve downstream flow, and public outreach, to ensure potential inundation hazards are minimized or eliminated.27 The GPU PEIR determined that, while seiche theoretically could occur with these reservoirs, the flooding impacts would be less than the inundation zones. The GPU PEIR also determined that the City is too far inland to be at risk of a tsunamis. As such, implementation of 27 U.S. Army Corps of Engineers, Corps reclassifies Prado Damn, implements risk-reduction measures, https://www.spl.usace.army.mil/Media/News-Releases/Article/1849301/corps-reclassifies-prado-dam-implementsrisk-reduction-measures/, May 15, 2019.
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the proposed Project would result in less than significant impacts related to flood hazard, tsunami, and seiche zones.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to violation of water quality standards or waste discharge requirements; decrease in groundwater supplies or interference with groundwater recharge; alteration of existing drainage patters; flood, tsunami, or seiche risks; and conflicts with or obstruction of a water quality control plan or sustainable groundwater management plan would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.10.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR HYD-1, RR HYD-2, RR HYD-4, and RR HYD-5 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to hydrology and water quality than anticipated by the GPU PEIR.
4.10.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR-HYD-1 All development pursuant to the General Plan Update shall comply with the requirements of the Construction General Permit (Order No. 2012-0006-DWQ)28 for stormwater discharges associated with construction activity. Compliance requires filing a Notice of Intent, a Risk Assessment, a Site Map, a Storm Water Pollution Prevention Plan and associated best management practices, an annual fee, and a signed certification statement.
RR-HYD-2 All industrial development pursuant to the General Plan Update shall comply with the requirements of the General Industrial Permit (Order No. CAS000001). The General Industrial Permit regulates operators of facilities subject to stormwater permitting, that discharge stormwater associated with industrial activity.
RR HYD-4 All development pursuant to the General Plan Update shall comply with the requirements of the Orange County MS4 Permit (Order R8-2009-0030, NPDES No. CAS618030, as amended by Order No. R8-2010 0062). The MS4 Permit requires new development and redevelopment projects to:
• Control contaminants into storm drain systems
• Educate the public about stormwater impacts
• Detect and eliminate illicit discharges
• Control runoff from construction sites
• Implement best management practices and site-specific runoff controls and treatments for new development and redevelopment.
28 The proposed Project would be subject to the most recent Construction General Permit (Order No. 2022-057-DWQ), which was adopted on September 8. 2022.
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RR HYD-5 All development pursuant to the General Plan Update shall comply with the requirements detailed in Chapter 18 Article IV of the Santa Ana Municipal Code.
4.11 Land Use and Planning
4.11.1 GPU PEIR Findings
The GPU PEIR concluded that the General Plan Update’s policies would encourage the preservation or enhancement of the existing residential communities through infill development, open space opportunities, and development of compatible uses that would enhance the existing character of the City. A primary goal of the General Plan Update is to preserve and improve the character and integrity of existing neighborhoods and districts; specific policies would reduce the conflict between contrasting land uses and enhance neighborhoods by responsibly integrating new development into existing communities. The General Plan Update would not divide established communities; rather, implementation of the policies in the General Plan Update would ensure the development of cohesive communities. As such, the GPU PEIR concluded that impacts would be less than significant.
Additionally, none of the changes in the General Plan Update would affect plans, policies, or regulations of other agencies that have jurisdiction within the City, including the Airport Environs Land Use Plan for the John Wayne Airport, the Orange County Transportation Authority (OCTA) Congestion Management Plan, and the Southern California Association of Governments (SCAG) 2020-2045 Regional Transportation Plan/Sustainable Communities Strategy (RTP/SCS). As individual projects are considered by the City, each would be subject to a variety of federal, state, and locally adopted plans designed to mitigate environmental impacts or to preserve important resources. As such, the GPU PEIR concluded that the General Plan Update would not conflict with any applicable land use plan, policy, or regulation and impacts would be less than significant.
4.11.2 Project Analysis
The proposed Project would demolish three buildings and a parking structure to construct three new industrial buildings for office, manufacturing, and/or warehouse use entirely within SD-58.
Similar to existing conditions, the Project Site would remain accessible from driveways along Lake Center Drive and South Susan Street. Per RR LU-1, the Project must comply with the applicable provisions of SAMC Chapter 41 (Zoning). Permitted uses in the SD-58 District are professional and business offices and commercial/retail uses. To allow the development of the proposed buildings for industrial use, an amendment to the SD-58 District would be required to allow for industrial uses. In addition, the development standards would be updated to include standards for perimeter fencing and revise parking standards to remove reference to specific numbers.
Operational standards would also be included for Limited Light Industrial uses. Additionally, the proposed Project would require a lot merger and site and development plan approval. Although the proposed Project would amend SD-58 to allow for industrial uses, the Project Site’s zoning would be consistent with the General Plan land use designation of Industrial. Additionally, the infill development of the portion of the Project Site west of Susan Street would enhance SD-58 by making it more cohesive. The three buildings would be designed in accordance with the updated development standards governing the SD-58 District. Upon approval of the above entitlements, the proposed Project would be consistent with the requirements of the General Plan Update and Project Site’s zoning. Furthermore, the Project Site is not within a residential community; it is surrounded by office, commercial, and recreational uses. Therefore, the Project would not divide an established community and impacts would be less than significant, consistent with the conclusion in the GPU PEIR.
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As detailed in Table 4.11-1, General Plan Update Land Use Element Project Consistency Analysis, the proposed Project would be consistent with the applicable General Plan Update Land Use Element goals and policies.
Table 4.11-1
General Plan Update Land Use Element Project Consistency Analysis Applicable General Plan Land Use
Policies Project Consistency Analysis
Goal LU-1: Provide a land use plan that improves quality of life and respects our existing community.
Policy LU-1.1: Foster compatibility between land
uses to enhance livability and promote healthy
lifestyles.
Consistent. Surrounding uses adjacent to the Project Site include office, commercial, and recreational uses. The
Greenville Banning Channel bounds the Project Site to the east and freight rail tracks bound the Project Site to the west.
The Project proposes to redevelop the Lake Center Office Park with two new industrial buildings and construct a new industrial building on the vacant parcel west of Susan Street.
As discussed previously, the proposed industrial use is consistent with the General Plan Update. The SD-58 District currently includes design standards such as building heights, setbacks, separations, landscaping standards, and signage; and would be amended to include design standards for
perimeter fencing and operational standards for the Limited Light Industrial Use to ensure that the Project would be compatible with adjacent and surrounding uses. In addition, the Project would include bicycle parking spaces and EV charging stations, which would promote healthy lifestyles and reduce GHG emissions.
Policy LU-1.8: Ensure that new development
projects provide a net community benefit.
Consistent. The Project proposes to redevelop the Lake
Center Office Park with two new industrial buildings and construct a new industrial building on the vacant parcel west of Susan Street. The infill development of the western portion of the Project Site would enhance SD-58 by making it more
cohesive. As discussed in Section 4.14, Population and
Housing, the proposed Project would generate 425 employees that would be drawn from the City or region. As the proposed Project would provide additional jobs in the City, it would improve the jobs-housing ratio determined in the GPU PEIR and help offset residential population growth impacts resulting from implementation of the General Plan Update. In addition, the Project would include bicycle parking spaces and EV charging stations to encourage alternative modes of
transportation and reduce VMT and GHG emissions. Overall, the proposed Project would provide a net community benefit.
Policy LU-1.9: Evaluate individual new
development proposals to determine if the
proposals are consistent with the General Plan
and to ensure that they do not compound
existing public facility and service deficiencies.
Consistent. As discussed throughout this document, the
proposed Project would be consistent with the General Plan Update. Additionally, as discussed in Section 4.15, Public Services, and Section 4.19, Utilities and Service Systems, the proposed Project would result in less than significant impacts to public utilities and infrastructure.
Goal LU-2: Provide a balance of land uses that meet Santa Ana’s diverse needs.
Policy LU-2.1: Provide a broad spectrum of land
uses and development that offer employment
opportunities for current and future Santa Ana
residents.
Consistent. Refer to the response to Policy LU-1.8 above.
Overall, the proposed Project would offer employment
opportunities for current and future Santa Ana residents.
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Table 4.11-1
General Plan Update Land Use Element Project Consistency Analysis Applicable General Plan Land Use
Policies Project Consistency Analysis
Policy LU-2.7: Support land use decisions that
encourage the creation, development, and
retention of businesses in Santa Ana.
Consistent. To allow the use of the proposed buildings for industrial use, an amendment to the SD-58 District would be required. As previously discussed, the proposed industrial uses would generate approximately 425 employment
opportunities. Thus, approval of the proposed Project would support land use decisions that encourage the creation, development, and retention of new businesses in in the City.
Policy LU-2.8: Encourage land uses,
development projects, and public art installations
that promote the city’s image as a cultural,
governmental, and business-friendly regional
center
Consistent. Refer to the response to Policy LU-2.7 above.
Approval of the proposed Project would support land uses and development projects that promote the City’s image as a business-friendly regional center.
Goal LU-3: Preserve and improve the character and integrity of existing neighborhoods and districts.
Policy LU-3.1: Support new development which
provides a net community benefit and contributes
to neighborhood character and identity.
Consistent. Refer to response to Policy LU-1.8 above. Overall, the proposed Project would provide a net community benefit.
Policy LU-3.4: Ensure that the scale and
massing of new development is compatible and
harmonious with the surrounding built
environment.
Consistent. The proposed Project would be required to comply with updated development standards governing aesthetics for the SD-58 District, which include building heights, setbacks, separations, landscaping standards, and signage. Other than the addition of development standards for perimeter fencing, the development standards for the SD-58 District remain unchanged with proposed the SD-58 amendment. Additionally, no change in density or building height is proposed for SD-58.
The proposed buildings would be consistent with or shorter than the heights of the existing buildings. Overall, the scale and massing of the new development would be compatible
with the surrounding built environment.
Policy LU-3.8: Avoid the development of
industry and sensitive receptors in close
proximity to each other that could pose a hazard
to human health and safety due to the quantity,
concentration, or physical or chemical
characteristics of the hazardous materials
utilized, or the hazardous waste an operation
may generate or emit.
Consistent. The proposed Project would develop industrial uses at the Project Site. The closest sensitive receptors to the Project Site are the institutional use located approximately 100 feet east of the Project Site and residential uses located approximately 800 feet south of the Project Site. However, as discussed above in Section 4.9, Hazards and Hazardous
Materials, Project impacts related to the use or, generation, or emission of hazardous waste would be less than significant.
Policy LU-3.9: Improve the health of residents,
students, and workers by limiting the impacts of
construction activities and operation of noxious,
hazardous, dangerous, and polluting uses that
are in close proximity to sensitive receptors, with
priority given to discontinuing such uses within
environmental justice area boundaries.
Consistent. Refer to the response to Policy LU-3.8 above. As discussed in Section 4.9, Hazards and Hazardous Materials, the Project Site is not located in an EJ area and impacts related to the use of hazardous materials in close proximity to sensitive receptors would be less than significant. In addition, as discussed in Section 4.3, Air Quality, Project impacts related to air pollutant emissions would also be less than significant. In addition, the Project would include bicycle parking spaces and EV charging stations to encourage
alternative modes of transportation and reduce GHG
emissions.
Goal LU-4: Support a sustainable Santa Ana through improvements to the built environment and a culture of collaboration.
Policy LU-4.3: Encourage land uses and
strategies that reduce energy and water
consumption, waste and noise generation, soil
contamination, air quality impacts, and light
pollution.
Consistent. As discussed throughout this document, the
proposed Project would reduce energy and water
consumption. Impacts related to waste and noise generation, soil contamination, air quality impacts, and light pollution would be less than significant.
Source: City of Santa Ana, Golden City Beyond, Santa Ana General Plan Land Use Element, April 2022.
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In addition, according to Figure 5.8-5, John Wayne Airport Safety Compatibility Zones, of the GPU PEIR, the Project Site is not within an airport safety zone. Similarly, according to Figure 5.12-6, John Wayne Airport Noise Contours, of the GPU PEIR, the Project Site is not within the 60 dBA CNEL aircraft operation noise contours. Thus, the Project would not conflict with the Airport Environs Land Use Plan for the John Wayne Airport. Moreover, as the Project Site is not located near the study intersections for the OCTA Congestion Management Program (i.e., Harbor Boulevard and 1st Street and Harbor Boulevard and Warner Avenue) the proposed Project would not impair implementation of the OCTA Congestion Management Program. As such, the Project would not conflict with any applicable land use plan, policy, or regulations adopted for the purpose of avoiding or mitigating an environmental effect, and impacts would be less than significant.
Based on the above, the proposed Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to physically dividing an established community, and conflicting with applicable land use plan, policy, or regulation would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.11.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR LU-1 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant offsite or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to land use and planning than anticipated by the GPU PEIR.
4.11.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR LU-1 Development associated with the General Plan Update would be designed and constructed in accordance with the applicable provisions of Chapter 41 (Zoning) of the City of Santa Ana Municipal Code. Development within specific plan areas, overlay areas, and specific development districts would implement zoning and development standards that are applicable within these subareas in addition to those in the underlying zoning district.
4.12 Mineral Resources
4.12.1 GPU PEIR Findings
According to the GPU PEIR, the City is mostly mapped as Mineral Resource Zone (MRZ) 3, which is an area where the significance of mineral deposits cannot be determined from available data.
The area in the southeast portion of the City is mapped as MRZ-1, which means an area where no significant mineral resources are present or there is little likelihood that significant mineral resources are present. A small area in the northeast corner of the City is mapped as MRZ-2, which means significant mineral resources are known or very likely. However, the City does not have mineral resource sectors or active or inactive mines. Thus, implementation of the General Plan Update would not cause a loss of availability of known mineral resources, and impacts would be less than significant.
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4.12.2 Project Analysis
The Project Site is located in the southwestern portion of the City, and is mapped MRZ-3, like most of the City. While the significance of mineral deposits cannot be determined from available data in areas mapped as MRZ-3, the City does not have mineral resource sectors. The Project Site is not used as a mineral extraction operation, has not historically been used for mineral resource extraction, and the proposed Project would not include any mineral extraction.
Therefore, implementation of the proposed Project would not result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the State and would not result in the loss of availability of a locally important mineral resource recovery site delineated on a local General Plan, specific plan, or other land use plan. Therefore, consistent with the General Plan Update, impacts to mineral resources would be less than significant.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts to mineral resources would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.12.3 Conclusion
The Project is consistent with the General Plan Update and would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to mineral resources than anticipated by the GPU PEIR.
4.12.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures No GPU PEIR regulatory requirements or mitigation measures apply.
4.13 Noise
4.13.1 GPU PEIR Findings
The GPU PEIR concluded that implementation of the General Plan Update has the potential to result in significant temporary and permanent increases of noise levels throughout the City from construction activities and land use development projects. The General Plan Update included regulations designed to protect new sensitive land uses from excessive noise levels, including GPU PEIR MM N-1, which prescribes measures for construction activities. However, due to the potential for proximity of construction activities to sensitive uses, the number of construction projects occurring simultaneously, and the potential duration of construction activities, the GPU PEIR concluded that construction activities could result in a temporary substantial increase in noise levels above ambient conditions and impacts would remain significant and unavoidable even with mitigation.
The GPU PEIR also identified that buildout of the General Plan Update would result in an increase in traffic along local roadways proximate to existing sensitive receptors and could exceed noise standards on several roadway segments. Although policies identified in the General Plan Update Noise Element and Mobility Element would help to minimize and mitigate traffic noise impacts along several roadway segments, the GPU PEIR conservatively concluded that traffic noise increase on the roadway segments would be significant and unavoidable. However, the GPU PEIR also noted that the identification of program-level impacts does not preclude the finding of less-than-significant impacts for subsequent projects analyzed at the project level.
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The GPU PEIR determined that construction activity would generate varying degrees of ground vibration. GPU PEIR MM N-2, which requires preparation of a noise and vibration analysis for projects requiring pile driving during construction within 135 feet of fragile structures, such as historical resources, 100 feet of non-engineered timber and masonry buildings (e.g., most residential buildings), or within 75 feet of engineered concrete and masonry (no plaster), or use of a vibratory roller within 25 feet of any structure, and adherence to associated performance standards, would reduce impacts to a less-than-significant level. The GPU PEIR determined that implementation of GPU PEIR MM N-3, which applies to new residential projects located within 200 feet of existing railroad lines and GPU PEIR MM N-4, which applies to industrial developments, would reduce potential vibration impacts during operation to less than significant levels.
The GPU PEIR determined that future development of noise-sensitive land uses could be located within areas where airport noise exceeds 60 dBA CNEL, but with implementation of the policies in the Noise Element, impacts would be less than significant.
4.13.2 Project Analysis
The following section evaluates potential impacts related to noise and vibration that would result from the construction and operation of the proposed Project. The analysis is primarily based upon Attachment J, Noise and Vibration Assessment. The Noise and Vibration Assessment was prepared to fulfill the requirements of GPU PEIR MM N-4.
EXISTING CONDITIONS
The Project Site is surrounded by existing commercial and institutional uses to the north, south, and west. The primary sources of stationary noise in the Project vicinity are from urban-related activities (i.e., mechanical equipment and parking areas). Commercial and industrial operations in the Project vicinity can also generate varying degrees of ground vibration, depending on the operational procedures and equipment, which can range from no perceptible effects at the lowest vibration levels, to low rumbling sounds and perceptible vibrations at moderate levels, to slight structural damage at the highest levels. Such equipment-generated vibrations spread through the ground and diminish with distance from the source.
The existing noise in the Project vicinity is generated predominately by traffic along surrounding roadways including MacArthur Boulevard, South Susan Street, and Lake Center Drive. These roadways also have the potential to generate vibrations. However, according to the Federal Transit Administration (FTA), it is unusual for vibration from sources, such as buses and trucks, to be perceptible, even in locations close to major roads.29 Existing Ambient Noise Levels
Three short-term noise measurements were taken in the Project vicinity on March 12, 2024 to quantify existing ambient noise levels in the Project area. The noise measurement locations are described in Table 4.13-1, Noise Measurements and are representative of typical existing noise exposure at the nearest sensitive receptors. The 10-minute measurements were taken between 11:00 a.m. and 12:30 p.m. Short-term (Leq) measurements are considered representative of the noise levels throughout the day. The noise measurements were taken during “off-peak” (9:00 a.m. through 3:00 p.m.) traffic noise hours as this provides a more conservative baseline. During rush 29 Federal Transit Administration, Noise and Vibration Impact Assessment Manual, Section 5.2, Sources of Transit Ground-borne Vibration and Noise, September 2018.
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hour traffic, vehicle speeds and heavy truck volumes are often low and free-flowing traffic conditions just before or after rush hour often yield higher noise levels.
Table 4.13-1
Noise Measurements
Site
No. Location Leq (dBA) Lmin (dBA) Lmax (dBA) Time
1 In front of 3626 South Marine Street multifamily
residential use 72.6 51.2 87.0 11:07 a.m.
2 Near 3388 Corte Cassis residential use,
approximately 200 feet west of the Fairview Road
and Sunflower Avenue intersection
68.2 48.5 86.6 11:39 a.m.
3 In front of Calvary Chapel bookstore,
approximately 200 feet east from the Lake Center
Drive and Susan Street intersection
60.3 52.3 81.0 12:07 p.m.
Notes:
dBA = A-weighted decibels, Leq = Equivalent Sound Level; Lmin = Minimum Sound Level; Lmax = Maximum Sound Level, Peak = Highest Instantaneous Sound Level
Source: Michael Baker International, May 18, 2023.
Noise Sensitive Receptors
Noise-sensitive land uses are generally considered to include those uses where noise exposure could result in health-related risks to individuals, as well as places where quiet is an essential element of their intended purpose. Residential dwellings are of primary concern because of the potential for increased and prolonged exposure of individuals to both interior and exterior noise levels. Additional land uses such as parks, historic sites, cemeteries, and recreation areas are considered sensitive to increases in exterior noise levels. Schools, churches, hotels, libraries, and other places where low interior noise levels are essential are also considered noise-sensitive land uses.
The nearest sensitive receptor to the Project Site is an existing institutional use (Calvary Chapel High School) located approximately 100 feet to the east of the Project Site. The nearest existing residential uses are located approximately 800 feet to the south in the City of Costa Mesa and 850 feet to the east within the City of Santa Ana.
SIGNFICANCE CRITERIA AND METHODOLOGY
Construction and Operational Noise Standards
Neither the City of Santa Ana nor the City of Costa Mesa have a quantitative threshold that applies to noise levels at active construction sites. To evaluate whether the Project would generate potentially significant temporary construction noise levels at off-site sensitive receiver locations, a construction-related noise level threshold from the from the FTA Transit Noise and Vibration Impact Assessment criteria will be used. The FTA provides reasonable criteria for assessing construction noise impacts based on the potential for adverse community reaction. For residential uses, the daytime noise threshold is 80 dBA Leq averaged over an 8-hour period (Leq (8-hr)) and the nighttime noise threshold is 70 dBA Leq (8-hr). In compliance with the SAMC, construction would not occur during the noise-sensitive nighttime hours. For the purposes of this analysis, the lowest, most conservative construction noise level threshold of 80 dBA Leq is used as an acceptable threshold for construction noise at the nearby sensitive receptor locations. Since this construction-related noise level threshold represents the energy average of the noise source over City Council 28 – 141 8/6/2024
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a given time, they are expressed as Leq noise levels. Therefore, the noise level threshold of 80 dBA Leq over a period of eight hours or more is used to evaluate the potential project-related construction noise level impacts at the nearby sensitive receptor locations. Noise levels from construction equipment and activities were modeled using the Federal Highway Administration’s Roadway Construction Noise Model (RCNM).
Related to operational noise from a stationary source for the City of Santa Ana, a project would result in a significant impact if project-related operational noise levels exceed the daytime exterior 55 dBA Leq and nighttime exterior 50 dBA Leq noise level standard at nearby sensitive receiver locations (based on the exterior noise level standards in SAMC Section 18.312).
The nearest residential uses to the Project Site are located within the City of Costa Mesa. The City of Costa Mesa’s residential exterior noise standards are effectively the same as the exterior noise level standards in SAMC Section 18.312,30 which would be applied when analyzing noise impacts for residential uses. A project would result in a significant impact if project-related operational (stationary-source) noise levels exceed the daytime exterior 55 dBA Leq and nighttime exterior 50 dBA Leq noise level standard at the nearest residential uses.
Construction and Operational Vibration Standards
The FTA Transit Noise and Vibration Impact Assessment Manual provides criteria for acceptable levels of groundborne vibration for various types of buildings, which are shown in Table 4.13-2, Structural Vibration Damage Criteria. As the nearest sensitive receptor structures to Project Site are institutional uses, the architectural damage criterion for continuous vibrations of 0.3 inch-persecond PPV for engineered concrete and masonry is applied for this Project.
Table 4.13-2
Structural Vibration Damage Criteria
Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. The vibration level at which human annoyance is perceived is 0.2 inch per second peak particle velocity (PPV).31 Mobile Noise Threshold
An off-site traffic noise impact typically occurs when there is a discernable increase in traffic and the resulting noise level exceeds an established noise standard. In community noise considerations, changes in noise levels greater than 3 dB are often identified as discernible, while changes less than 1 dB would not be discernible to local residents. A 5-dB change is generally 30 The residential exterior noise standards in SAMC Section 18.312 are 55 dBA for daytime (7 am – 10 pm) and 50 dBA for nighttime (10 am – 7 pm). The residential exterior noise standards in Costa Mesa Municipal Code Chapter 8 are also 55 dBA for daytime (7 am – 11 pm) and 50 dBA for nighttime (11 am – 7 pm). 31 California Department of Transportation, Transportation Related Earthborne Vibrations, 2002.
Building Category
Peak Particle Velocity for
Continuous Sources (PPV)
(inches/second [in/sec])
I. Reinforced concrete, steel, or timber (no plaster) 0.5 II. Engineering concrete and masonry (no plaster) 0.3
III. Nonengineered timber and masonry buildings 0.2
IV. Buildings extremely susceptible to vibration damage 0.12 Source: FTA, Transit Noise and Vibration Impact Assessment Manual, 2018.
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recognized as a clearly discernable difference. Thus, the Project would result in a significant noise impact if a permanent increase in ambient traffic noise levels of 3.0 dB occurs upon Project implementation and the resulting noise level at the receiving sensitive receptor exceeds the applicable exterior standard at a noise sensitive use.
PROJECT-GENERATED NOISE IMPACTS
Short-Term Construction Impacts
Construction activities generally are temporary and have a short duration, resulting in periodic increases in the ambient noise environment. The Project involves construction activities associated with demolition, grading, building construction, paving, and architectural coating applications. The Project would be constructed over a duration of approximately 16 months.
Ground-borne noise and other types of construction-related noise impacts typically occur during the initial grading phase, which has the potential to create the highest levels of noise. Construction equipment produces maximum noise levels when equipment is operating under full power conditions (i.e., the equipment engine at maximum speed). However, equipment used on construction sites typically operates under less than full power conditions, at partial power.
Table 4.13-3, Noise Levels Generated During Construction Phases displays the estimated construction noise levels at the nearest sensitive receptors. To present a conservative impact analysis, the estimated noise levels were calculated for a scenario in which all heavy construction equipment were assumed to operate simultaneously. Results from RCNM also assumes a clear line-of-sight and no other machinery or equipment noise that would mask project-related construction noise. The shielding of buildings and other barriers that interrupt line-of-sight conditions would help further reduce noise levels than what is shown in Table 4.13-3. According to the General Noise Assessment methodology prescribed in the FTA Transit Noise and Vibration Impact Assessment Manual, noise can be considered as concentrated at the center of the site. In addition, construction activities would occur across the entire Project Site and therefore the estimated noise levels were calculated from the center of the Project Site. The geographic center of the Project Site is approximately 625 feet from the closest sensitive receptor (institutional use) to the east and approximately 1,000 feet from the nearest residential uses to the south.
Table 4.13-3
Noise Levels Generated During Construction Phases
Phase
Estimated Exterior Construction
Noise Level at 625 feet
(Center of Project Site)
(dba Leq)
1 Estimated Exterior Construction Noise
Level at 1,000 feet
(Center of Project Site)
(dba Leq)
1 Demolition 64.5 60.4
Grading 66.3 62.2
Building Construction 64.3 60.3
Paving 59.7 55.6
Architectural Coating 51.8 47.7
Notes:
1. These noise levels conservatively assume the simultaneous operation of all heavy construction equipment at the same precise location. Modeled heavy construction equipment includes concrete saws, excavators, and dozers during demolition phase, grader, dozers, and backhoes during the grading phase, forklifts, generator, crane, welders, and backhoes during the building construction phase, pavers, paving equipment, rollers, and backhoes during the paving phase, and air compressor during the architectural coating phase.
Source: Federal Highway Administration, Roadway Construction Noise Model (RCNM), 2006.
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As shown in Table 4.13-3 above, the nearest receptors to the Project Site could be exposed to temporary and intermittent construction noise levels ranging from approximately 51.8 to 66.3 dBA Leq at the nearest institutional use to the east and approximately 47.7 to 62.2 dBA Leq at the nearest residential uses to the south. As such, construction noise would not have the potential to exceed the FTA significance of threshold of 80 dBA Leq. In addition, according to SAMC Section 18-314(e), construction activities are exempt from the residential exterior noise control standards upon compliance with the permitted construction hours. As such, construction activities would be required to comply with the construction timings specified in SAMC Section 18-314(e), which restricts construction activities to the daytime hours of 7:00 a.m. to 8:00 p.m. Monday through Saturday.
Compliance with the SAMC construction hours (RR NOI-2) would minimize impacts from construction noise. In addition, the Project is required to comply with the allowable interior noise levels specified in the California Building Code and the CALGreen noise standards pursuant to the requirements of RR NOI-1 and implement GPU PEIR MM N-1, which enforce measures for construction activities such as requiring the use of best-available noise control techniques, the use of hydraulic or electrical impact tools whenever possible, locating stationary equipment and stockpiling as far as feasible from sensitive receptors, limiting construction traffic to approved haul routes, and the use of temporary construction noise barriers.
Therefore, construction impacts resulting from the proposed Project would be less than significant and would be less than the impacts disclosed in the GPU PEIR, which were determined to be significant and unavoidable despite inclusion of mitigation.
Long-term Operational Impacts
Mobile Noise
Operation of the Project would generate vehicle trips on adjacent roadways, thereby potentially increasing vehicular noise in the vicinity of existing and proposed land uses. The most prominent source of mobile traffic noise in the Project vicinity is along Susan Street, Lake Center Drive, and MacArthur Boulevard. According to the California Department of Transportation, a doubling of traffic (100 percent increase) on a roadway would result in a perceptible increase in traffic noise levels (3 dBA).32 As discussed above the Project would generate approximately 386 net fewer total daily trips compared to the existing conditions.33 As such, as the Project generated traffic volumes would not exceed the traffic volumes of the existing condition, and would not generate additional vehicular noise along adjacent roadways. Project-related traffic noise impacts would be less than significant.
On-Site Noise
The operations of the proposed Project would be typical of a warehousing facility. Stationary noise sources associated with the Project would include noise generated from mechanical equipment, loading dock activities, and slow-moving trucks. Although the nearest noise sensitive use is the institutional use located approximately 100 feet to the east when measured from the property line, the distances to the nearest sensitive receptors would be greater when measured from the 32 California Department of Transportation, Technical Noise Supplement to the Traffic Noise Analysis Protocol, September 2013.
33 Note that the Trip Generation Assessment analyzed a project with three industrial buildings totaling 325,044 square feet. However, the total building square footage for the proposed project has been reduced to 313,244 square feet.
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proposed on-site stationary sources. Operational noise levels are analyzed at the surrounding nearest sensitive receptors to the east and south.
The Project would install 14 rooftop HVAC units on each warehouse building. Typically, mechanical equipment, such as HVAC units, generate noise levels of 60 dBA (or 84 dBA in sound power level (Lw))34 at 20 feet from the source.35 Typical noise associated with loading dock activities would include noise from lift gate operation, backup alarms, load drops, forklifts/pallet jacks, and personnel. Loading dock activity would occur at the western side of Building 1 and the southern side of Building 2 and Building 3. Loading dock activities can typically generate a maximum noise level of approximately 80 dBA in Lw per meter. Another major noise source from a warehousing facility is from slow-moving trucks. According to the proposed truck routes, slowmoving truck activities would occur at the western side of Building 1 and the southern side of Building 2 and Building 3. Slow-moving trucks can typically generate a maximum noise level of approximately 62 dBA in Lw per square meter.
Table 4.13-4, Operational Noise Levels, shows the combined long-term operational noise levels from all noise sources occurring simultaneously at the surrounding sensitive receptors.
Table 4.13-4
Operational Noise Levels
Receptor Land Use
Estimated Project Generated
Operational Noise Level
(dba Leq)
1 Noise Level Criteria
(dba Leq)
2 (Daytime/Nighttime)
Noise Levels
Exceeds
Standards?
Residential Uses to the East 35.2 55/50 No
Residential Uses to the South 38.8 55/50 No
Institutional Building to the East 40.7 55/50 No
School Playground to the Southeast 39.5 55/50 No
Notes:
1. Operational noise levels conservatively assume the simultaneous operation of all operational activities at the same time.
2. Noise level criteria are based on the SAMC Section 18.312. For informational purposes, noise level criteria for residential uses in the Costa Mesa Municipal Code Chapter 8 are also 55 dBA for daytime (7 am – 11 pm) and 50 dBA for nighttime (11 am – 7 pm).
Source: SoundPLAN Version 5.1.
As shown in Table 4.13-4, the nearest sensitive receptors surrounding the Project Site would experience noise levels ranging from 35.2 to 40.7 dBA Leq from the Project’s operational activities.
The Project’s operational noise levels would not exceed noise level standards in the SAMC.
Furthermore, the existing ambient noise level at the institutional and residential uses to the east is approximately 72.6 dBA Leq and the existing ambient noise level at the residential use to the south is approximately 68.2 dBA Leq, which are higher than the projected operational noise levels at these sensitive receptors. As such, the Project’s operational noise levels would not be audible above existing ambient noise levels and would not increase the ambient noise levels experienced by these sensitive uses. Therefore, the nearest sensitive receptors would not be directly exposed to substantial noise from on-site operational activities, and impacts would be less than significant. 34 Sound power level is used in SoundPlan modeling. The SoundPlan noise model was utilized to predict the anticipated operational noise levels and impacts associated with a worst-case scenario, where all operational activities are assumed to occur simultaneously. SoundPLAN is a three-dimensional noise model that allows computer simulations of noise situations, and creates noise contour maps using reference noise levels, topography, point and area noise sources, mobile noise sources, and intervening structures. 35 Elliot H. Berger, Rick Neitzel, and Cynthia A. Kladden, Noise Navigator Sound Level Database with Over 1700 Measurement Values, July 26, 2015.
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Based on the above, the Project’s operational mobile and stationary source impacts would be less than significant and would be less than the impacts disclosed in the GPU PEIR, which concluded that traffic noise impacts during operation would be significant and unavoidable, and no feasible or practical mitigation are available to reduce traffic noise impacts.
Summary of Project-Generated Noise Impacts
Based on the above, the Project’s construction and operational noise impacts would be less than significant. The Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that the Project’s construction and operational noise impacts would be significant and unavoidable. Therefore, no new projectspecific mitigation measures are required.
PROJECT-GENERATED VIBRATION IMPACTS
Short-Term Construction Vibration Impacts
Project construction activities have the potential to generate ground-borne vibration and result in construction vibration impacts that include human annoyance and building damage. Human annoyance occurs when construction vibration rises significantly above the threshold of human perception for extended periods of time. The vibration level at which human annoyance is perceived is 0.2 inch per second PPV. Building damage can be cosmetic or structural. Ordinary buildings that are not particularly fragile would not experience any cosmetic damage (e.g., plaster cracks) at distances beyond 25 feet from most construction vibration sources. This distance can vary substantially depending on the soil composition and underground geological layer between the vibration source and the receiver. In addition, not all buildings respond similarly to vibration generated by construction equipment. The FTA architectural damage criterion for continuous vibrations of 0.3 in/sec PPV for engineered concrete and masonry (refer to Table 4.13-2) is used because the closest structures to the Project Site are institutional use buildings. The nearest sensitive receptor building is located approximately 225 feet to the east of the Project construction activities. As such, vibration impacts are analyzed at 225 feet to evaluate the architectural building damage criterion. Groundborne vibration decreases rapidly with distance. As a result, vibration velocities from the construction equipment would be barely perceptible at this distance. Typical vibration produced by construction equipment is illustrated in Table 4.13-5, Typical Vibration Levels for Construction Equipment.
Table 4.13-5
Typical Vibration Levels for Construction Equipment
Equipment Approximate peak particle
velocity at 25 feet (inch/sec)
Approximate peak particle
velocity at 225 feet (inch/sec)1
Large bulldozer 0.089 0.0033
Loaded trucks 0.076 0.0028
Small bulldozer 0.003 0.0001
Notes:
1. Calculated using the following formula:
PPV equip = PPV ref x (25/D)1.1
where: PPV equip = the peak particle velocity in in/sec of the equipment adjusted for the distance PPV ref = the reference vibration level in in/sec from Table 7-4 of the FTA Transit Noise and Vibration Impact Assessment Guidelines
D = the distance from the equipment to the receiver
Source: Federal Transit Administration, Transit Noise and Vibration Impact Assessment Guidelines, September 2018.
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As shown in Table 4.13-5, vibration velocities from typical heavy construction equipment operation would range from 0.003 to 0.089 inch/second PPV at 25 feet from the source of activity.
The nearest structure to the Project Site is the existing institutional use building located approximately 225 feet to the east of the Project Site. Table 4.13-5 shows that the vibration level during the operation of construction equipment would be approximately less than 0.0001 inch/second PPV to 0.0033 inch/second PPV at 225 feet. As a result, construction groundborne vibration would not exceed the 0.2 inch per second PPV significance threshold for human annoyance or 0.3 inch/second PPV significance threshold for building damage at the nearest structures. It should be noted that GPU PEIR MM N-2, which applies to projects utilizing pile driving during construction, and GPU PEIR MM N-3, which applies to residential projects located within 200 feet of existing railroad lines, are not applicable to the Project since the Project would not include pile driving and is not a residential project. In addition, the Noise and Vibration Assessment prepared for the Project (Attachment J) satisfies the requirements of GPU PEIR MM N-4, which requires industrial projects subject to CEQA to conduct a noise and vibration analysis.
Therefore, vibration impacts would be less than significant impact during construction.
Long-Term Operational Vibration Impacts
The proposed industrial uses on the Project Site would not generate groundborne vibration that could be felt by the nearest sensitive receptors. However, heavy duty trucks associated with operation of the proposed Project would occasionally travel through the surrounding roadways.
According to the FTA, it is unusual for vibration from sources, such as buses and trucks, to be perceptible, even in locations close to major roads.
36 As such, it can be reasonably inferred that
operation of the proposed Project would not create perceptible vibration impacts to the nearest sensitive receptors. Therefore, vibration impacts related to human annoyance and building damage during operation would be less than significant.
Summary of Project-Generated Vibration Impacts
Based on the above, the Project’s construction and operational vibration impacts would be less than significant. The Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that the Project’s construction and operational vibration impacts would be less than significant with mitigation incorporated.
Therefore, no new project-specific mitigation measures are required.
EXCESSIVE NOISE NEAR AIRPORTS
The nearest airport to the Project Site is the John Wayne Airport located approximately 2.9 miles to the southeast. The Project Site is not located within two miles of the airport. Additionally, the Project Site is not located within the vicinity of a private airstrip or related facilities. Therefore, Project implementation would not expose people residing or working in the Project area to excessive noise levels associated with aircraft. As such, the impacts would be less than significant.
Based on the above, impacts related to airport noise would be less than significant. The Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that the airport noise impacts would be less than significant.
Therefore, no new project-specific mitigation measures are required. 36 Federal Transit Administration, Noise and Vibration Impact Assessment Manual, Section 5.2, Sources of Transit Ground-borne Vibration and Noise, September 2018.
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4.13.3 Conclusion
The Project is consistent with buildout of the General Plan Update. Upon implementation of RR NOI-1 through RR NOI-3 and GPU EIR MM N-1 and MM N-4, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to noise and vibration than anticipated by the GPU PEIR.
4.13.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR NOI-1: California Building Code: The California Building Code (CBC), Title 24, Part 2, Volume 1, Chapter 12, Interior Environment, Section 1207.11.2, Allowable Interior Noise Levels, requires that interior noise levels attributable to exterior sources shall not exceed 45 dB in any habitable room. The noise metric is evaluated as either the day-night average sound level (Ldn) or the community noise equivalent level (CNEL), consistent with the noise element of the local general plan.
The State of California’s noise insulation standards for non-residential uses are codified in the California Code of Regulations, Title 24, Building Standards Administrative Code, Part 11, California Green Building Standards Code (CALGreen). CALGreen noise standards are applied to new or renovation construction projects in California to control interior noise levels resulting from exterior noise sources. Proposed projects may use either the prescriptive method (Section 5.507.4.1) or the performance method (Section 5.507.4.2) to show compliance. Under the prescriptive method, a project must demonstrate transmission loss ratings for the wall and roof-ceiling assemblies and exterior windows when located within a noise environment of 65 dBA CNEL or higher.
Under the performance method, a project must demonstrate that interior noise levels do not exceed 50 dBA Leq(1hr).
RR NOI-2: Construction Noise Sources: Section 18-314(e) of the Santa Ana Municipal Code prohibits construction activities to the hours of 7:00 AM to 8:00 PM Monday through Saturday.
RR NOI-3: Stationary Noise Sources: Section 18.312 of the Santa Ana Municipal Code establishes standards for stationary noise sources.
MM N-1: Construction contractors shall implement the following measures for construction activities conducted in the City of Santa Ana. Construction plans submitted to the City shall identify these measures on demolition, grading, and construction plans submitted to the City: The City of Santa Ana Planning and Building Agency shall verify that grading, demolition, and/or construction plans submitted to the City include these notations prior to issuance of demolition, grading, and/or building permits.
• Construction activity is limited to the hours: Between 7 AM to 8 PM Monday through Saturday, as prescribed in Municipal Code Section 18-314(e).
Construction is prohibited on Sundays.
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• During the entire active construction period, equipment and trucks used for project construction shall use the best-available noise control techniques (e.g., improved mufflers, equipment re-design, use of intake silencers, ducts, engine enclosures, and acoustically attenuating shields or shrouds), wherever feasible.
• Impact tools (e.g., jack hammers and hoe rams) shall be hydraulically or electrically powered wherever possible. Where the use of pneumatic tools is unavoidable, an exhaust muffler on the compressed air exhaust shall be used along with external noise jackets on the tools.
• Stationary equipment, such as generators and air compressors shall be located as far as feasible from nearby noise-sensitive uses. • Stockpiling shall be located as far as feasible from nearby noise-sensitive receptors.
• Construction traffic shall be limited, to the extent feasible, to approved haul routes established by the City Planning and Building Agency. • At least 10 days prior to the start of construction activities, a sign shall be posted at the entrance(s) to the job site, clearly visible to the public, that includes permitted construction days and hours, as well as the telephone numbers of the City’s and contractor’s authorized representatives that are assigned to respond in the event of a noise or vibration complaint. If the authorized contractor’s representative receives a complaint, he/she shall investigate, take appropriate corrective action, and report the action to the City. • Signs shall be posted at the job site entrance(s), within the on-site construction zones, and along queueing lanes (if any) to reinforce the prohibition of unnecessary engine idling. All other equipment shall be turned off if not in use for more than 5 minutes.
• During the entire active construction period and to the extent feasible, the use of noise-producing signals, including horns, whistles, alarms, and bells, shall be for safety warning purposes only. The construction manager shall use smart back-up alarms, which automatically adjust the alarm level based on the background noise level or switch off back-up alarms and replace with human spotters in compliance with all safety requirements and laws. • Erect temporary noise barriers (at least as high as the exhaust of equipment and breaking line-of-sight between noise sources and sensitive receptors), as necessary and feasible, to maintain construction noise levels at or below the performance standard of 80 dBA Leq. Barriers shall be constructed with a solid material that has a density of at least 4 pounds per square foot with no gaps from the ground to the top of the barrier.
MM N-4: During the project-level California Environmental Quality Act (CEQA) process for industrial developments under the General Plan Update or other projects that could generate substantial vibration levels near sensitive uses, a noise and vibration analysis shall be conducted to assess and mitigate potential noise and vibration impacts related to the operations of that individual development. This noise and vibration analysis shall be conducted by a qualified and experienced acoustical consultant or engineer and shall follow the latest CEQA guidelines, practices, and precedents.
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4.14 Population and Housing
4.14.1 GPU PEIR Findings
The GPU PEIR concluded that full buildout of the General Plan Update would result in a population of 431,629 and the City’s 2045 population growth would be approximately 20 percent greater than the Orange County Council of Government (COG) 2045 population projections for the City. Furthermore, it is anticipated that General Plan Update buildout would result in 115,053 dwelling units, which exceeds the Orange County COG’s housing projections for the City by 38 percent. The GPU PEIR stated that development based on the General Plan Update’s land use designations would result in a jobs-housing ratio of 1.5, which is lower than the City’s existing ratio (2.0) and the ratio projected by Orange County COG (2.1). A ratio of 1.5 would bring the City closer to a more equal distribution of employment and housing. Thus, the GPU PEIR determined the population growth resulting directly from the proposed GPU would be offset by the increase of employment opportunities provided to the City’s residents and workers commuting into Santa Ana. The GPU PEIR concluded that impacts related to unplanned population growth are considered potentially significant. However, there are no feasible mitigation measures to mitigate the population and housing growth anticipated for the buildout of the General Plan Update. Thus, impacts related to a substantial increase in unplanned population growth were determined to be significant and unavoidable.
According to the GPU PEIR, the General Plan Update would change the land use designations of 839.7 acres of existing nonresidential land uses to residential uses. Thus, the General Plan Update would provide for additional residential opportunities in areas that currently do not allow residential uses. As such, the General Plan Update would not displace people and/or housing and no impacts would occur.
4.14.2 Project Analysis
The Project proposes to demolish three office buildings to construct three new industrial buildings for office, manufacturing, and/or warehouse use. Once constructed, the three new industrial buildings would total 313,244 square feet and would generate 425 employees based on estimates provided by the Project applicant. It is anticipated that some of the workforce would be filled by individuals who live in the City, as 20 percent of residents who live in Santa Ana also work in the City,37 or nearby, as 65 percent of residents work in Orange County,38 thus not inducing substantial population growth. A portion of the workforce could also be drawn from individuals who relocate closer to the Project Site. However, even assuming that all 425 individuals would relocate to the City or neighboring cities, the potential growth associated with operation of the proposed Project in the opening year of 2026 would only constitute 0.005 percent of employment growth when compared to the SCAG region, which has a projected employment of 9,373,688 for 2026.39 Therefore, the Project would not directly or indirectly result in substantial unplanned population growth. Moreover, as the proposed Project would provide additional jobs in the City, it would improve the jobs-housing ratio determined in the GPU PEIR and help offset residential 37 Southern California Association of Governments (SCAG), Local Profiles Report, Profile of the City of Santa Ana, May 2019, https://scag.ca.gov/sites/main/files/file-attachments/santaana_localprofile.pdf?1606012682, accessed June 5, 2024.
38 SCAG, Local Profiles Report, Profile of Orange County, May 2019, https://scag.ca.gov/sites/main/files/fileattachments/orangecountylp.pdf?1606012194, accessed June 5, 2024 39 According to Table 3.1, Comparing 30 Years of Growth: Past and Future, of Connect SoCal 2024, the SCAG region has a projected employment of 9,855,000 in 2035. The employment growth projection for 2026 is based on a straight line interpolation from 2019 to 2035.
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population growth impacts resulting from implementation of the General Plan Update. Thus, the Project impacts related to substantial unplanned population growth would be less than significant.
Additionally, the Project Site does not currently contain any residential uses and the proposed Project would not displace existing people or housing. Therefore, consistent with the GPU PEIR, no impacts would occur.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to substantial unplanned population growth would be significant and unavoidable and displacement of people and housing would not occur. Therefore, no new project-specific mitigation measures are required.
4.14.3 Conclusion
The Project is consistent with the General Plan Update and would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to population and housing than anticipated by the GPU PEIR.
4.14.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures No GPU PEIR regulatory requirements or mitigation measures apply.
4.15 Public Services
4.15.1 GPU PEIR Findings
The GPU PEIR concluded that introduction of new structures and additional residents and workers to the City would increase the demand for fire and police protection services. However, funding for additional staff, equipment, and facilities would come from property taxes, grants, special revenue funds, and the City’s general fund as future development accommodated by the General Plan Update occurs. The additional demand for fire and police protection services due to population growth generated within the City would be satisfied through these sources.
Additionally, development under the General Plan Update would comply with the California Fire and Building Codes, California Health and Safety Code, City ordinances, and applicable national standards and would require approval of Building Plan Check for Site Plan and Emergency Access as well as approval of a Fire Master Plan. Moreover, as part of the project review process, the Santa Ana Police Department may require project design features to improve security on-site.
Additionally, the GPU PEIR determined that some school districts within the City would have the capacity to accommodate future students generated as a result of the proposed General Plan Update. Should there be a need to expand or construct new facilities, funding for new schools would be obtained from the mitigation fee program pursuant to SB 50, and state and federal funding programs. Pursuant to Section 65996 of the Government Code, payment of school fees is deemed to provide full and complete school facilities mitigation (RR SS-1). Further, while library services would also experience an increase in demand, property taxes and library fines and fees are expected to offset this increased demand. Overall, impacts related to public services would be less than significant.
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4.15.2 Project Analysis
As discussed in Section 4.14, Population and Housing, the Project is not a residential project that would generate population growth. However, the Project would generate 425 employees, which would increase the daytime population on the Project Site and the corresponding demand for fire and police protection services. The proposed Project would comply with the California Fire and Building Codes, California Health and Safety Code, City ordinances, and applicable national standards and would require approval of Building Plan Check for Site Plan and Emergency Access as well as approval of a Fire Master Plan. The proposed Project would include gated driveways and security cameras, which would provide site security and minimize the demand for police services. Additionally, the proposed Project would comply with RR FP-1, which would ensure that the proposed Project would meet the fire regulations outlined in California Health and Safety Code. The Project would also generate property tax which further fund fire and police protection services. Therefore, consistent with the General Plan Update, impacts related to fire and police protection services would be less than significant.
As the Project is not a residential project and it is anticipated that workers for the Project would be drawn from the existing City and regional workforce, the proposed Project would not generate school-aged children or a population that would increase demand for library services. As stated in the GPU PEIR, funding for school services would be obtained from the fee program pursuant to SB 50 and state and federal funding programs; funding for library services comes primarily from property taxes and library fines and fees collected from patrons, and state, federal, or government aid. The Project would pay fees pursuant to SB 50 (RR SS-1) and property taxes, which would offset any nominal demand for school or library services create by the Project.
Therefore, consistent with the General Plan Update, impacts related to school and library services would be less than significant.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to public services would be less than significant. Therefore, no new project-specific mitigation measures are required.
4.15.3 Conclusion
The Project is consistent with the General Plan Update. With implementation of RR FP-1 identified in the GPU PEIR, the proposed Project would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant offsite or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to public services than anticipated by the GPU PEIR.
4.15.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures:
RR FP-1 New buildings are required to meet the fire regulations outlined in California Health and Safety Code (Sections 13000 et seq.).
RR SS-1 New residential and commercial development shall pay development fees authorized by Section 65996 of the California Government Code to be “full and complete school facilities mitigation.”
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4.16 Recreation
4.16.1 GPU PEIR Findings
The GPU PEIR states that the City has existing park deficiencies and concluded that buildout of the General Plan Update would exacerbate the existing shortage based on the projected population growth and scale of development in park deficient areas. The GPU PEIR determined that buildout of the General Plan would generate the demand for approximately 564 acres of parkland and recreational facilities. Without acquisition of new parkland, population growth related to buildout of the General Plan Update would equate to 1.20 acres per 1,000 residents, which is
0.80 acres below the City’s parkland standard. The deficiency would be reduced by park and recreational amenities developed and maintained by the City in addition to private parks and recreational facilities owned and maintained by homeowner associations. Future development in accordance with the General Plan Update would be required to dedicate land or pay in-lieu impact fees per SAMC Chapter 34, Article VIII, and SAMC Chapter 35, Article IV, as well as the Quimby Act. The collected park development impact fees would fund future park acquisition and development and assist the City in achieving the parkland standard of two acres per 1,000 residents. The lack of existing parks is particularly apparent for the 55 Fwy/Dyer Road focus area.
To address potential impacts to existing parks within 0.5-mile of the focus area, GPU PEIR MM REC-1 is included, which would require preparation of a public park utilization study for new residential development within the 55 Fwy/Dyer Road focus area, followed by further mitigation for incremental cumulative impacts. However, impacts would remain significant and avoidable even with mitigation.
The City is essentially built-out and very limited vacant land is available to be developed with new recreational opportunities, new or expanded facilities would need to occur outside of parkdesignated parcels which may have an adverse physical effect on the environment, including impacts relating to air quality, biological resources, lighting, noise, and traffic. Although construction and/or expansion of new parks and recreation facilities would be subject to General Plan Update policies and implementation actions, regulatory requirements, and future, projectspecific environmental review under CEQA, the GPU PEIR concluded that development of such facilities could result in significant and unavoidable impacts. The GPU PEIR determined that development of such facilities could result in significant and unavoidable impacts.
4.16.2 Project Analysis
As discussed in Section 4.14, Population and Housing, the Project is not a residential project that would generate population growth. The Project would generate 425 employees and it is anticipated that these employees would be drawn from the existing City or region workforce. The Project’s employees would not be expected to utilize existing parks or recreational facilities during work hours. Moreover, the proposed Project would provide 2,812 square feet of outdoor patio area for employee use during breaks. As such, the Project would not cause or accelerate substantial physical deterioration of existing parks or other recreational facilities nor include or require the construction or expansion of recreational facilities that might have an adverse physical effect on the environment and no impacts would occur.
Based on the above, the Project would not result in new or substantially more severe impacts compared to the determinations of the GPU PEIR, which concluded that impacts related to parks and recreational facilities would be significant and unavoidable. Therefore, no new project-specific mitigation measures are required.
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4.16.3 Conclusion
The Project is consistent with the General Plan Update and would not have any specific effects which are peculiar to the Project or the Project Site. There are no Project specific impacts or potentially significant off-site or cumulative impacts that the GPU PEIR did not analyze, and there are no new significant or substantially more severe impacts to recreation than anticipated by the GPU PEIR.
4.16.4 Applicable GPU PEIR Regulatory Requirements/Mitigation Measures: