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HomeMy WebLinkAboutCC RES 16-09 U RESOLUTION NO. 16-09 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF TUSTIN, CALIFORNIA ADOPTING THE NEGATIVE DECLARATION FOR GENERAL PLAN AMENDMENT 2015- 01 , TENTATIVE PARCEL MAP 2015-139, DESIGN REVIEW 2015-10, AND CONDITIONAL USE PERMIT 2015-21 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION FROM COMMUNITY COMMERCIAL (CC) TO HIGH DENSITY RESIDENTIAL (HDR) AND SUBDIVIDE AN EXISTING PARCEL LOCATED AT 1051 BONITA STREET FOR CONDOMINIUM PURPOSES TO ACCOMMODATE THE CONSTRUCTION OF FOUR (4) DWELLING UNITS The City Council of the City of Tustin does hereby resolve as follows: I. The City Council finds and determines as follows: A. That a proper application for General Plan Amendment 2015-01, Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 was filed by Yenny Ng Designs Architects on behalf of Goliath F&M LLC requesting authorization to change the General Plan Land Use Designation from Community Commercial (CC) to High Density Residential (HDR) and subdivide an existing parcel located at 1051 Bonita Street for condominium purposes to accommodate the construction of four (4) dwelling units located within two (2) residential buildings; B. That General Plan Amendment 2015-01, Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 is considered a "project" by the California Environmental Quality Act ("CEQA") (Pub. Resources Code §21000 et. seq.); C. That the primary residence at the subject property is identified in the City's 1990 Historical Survey as a "D" rated structure with severe alterations while the 1000 block of Bonita Street is listed with a National Register Historic Preservation (NRNP) Status Code: 5S3 in the City's 2003 Update to the Historical Resources Survey. D. That the demolition of the structures at the subject property and construction of two duplex buildings to accommodate condominiums will not have a significant impact on a historical resource. The primary residence at the subject property is not a significant example of a California Bungalow at the local or regional level nor does it have a linkage to important persons or events within the City. Furthermore, there are significant alterations to the property • Resolution No. 16-09 Page 1 of 3 from its original condition. The residences along Bonita Street are not eligible for individual listing on the City's Historic Survey. E. That City staff prepared an Initial Study to evaluate the potential environmental impacts associated with the project which concluded there is no substantial evidence that the project may have a significant effect on the environment, and a Draft Negative Declaration (ND) was prepared; F. That a Notice of Intent to Adopt a Negative Declaration was published and the Negative Declaration and Initial Study were made available for a 20-day public review and comment period from November 12, 2015, to December 1, 2015, in compliance with Sections 15072 and 15105 of the State CEQA Guidelines; G. That the Planning Commission continued the item from the December 8, 2015, meeting at the request of City staff in order to provide adequate time to complete the required noticing of the project pursuant to State law. The item was continued to a date certain of January 12, 2016, and all required noticing of the project was completed; H. That a public hearing was duly called, noticed, and held for General Plan Amendment 2015-01, Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 on January 12, 2016, by the Planning Commission. Following the public hearing, the Planning Commission adopted Planning Commission Resolution Nos. 4303, 4304, and 4305, recommending that the City Council find that the Negative Declaration is adequate for the project and approve the proposed project entitlements; That a public hearing was duly called, noticed, and held for General Plan Amendment 2015-01, Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 on February 2, 2016, by the City Council; and J. That the City Council considered the Initial Study and the Negative Declaration (Exhibit A) and finds it adequate for General Plan Amendment 2015-01 , Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 . II. The City Council hereby adopts the Negative Declaration attached hereto as Exhibit A for General Plan Amendment 2015-01, Tentative Parcel Map 2015-139, Design Review 2015-10, and Conditional Use Permit 2015-21 to change the General Plan Land Use Designation from Community Commercial (CC) to High Density Residential (HDR) and subdivide an existing parcel located at 1051 Bonita Street for condominium purposes to accommodate the construction of four (4) dwelling units located within two (2) residential buildings. Resolution No. 16-09 Page 2 of 3 PASSED AND ADOPTED by the City Council of the City of Tustin at a regular meeting on the 2nd day of February, 2016. ' I1 J9FIN NIELSEN, Mayor ATTEST: / // ERICA N. RABE, City Clerk STATE OF CALIFORNIA ) COUNTY OF ORANGE ) SS CITY OF TUSTIN I, Erica N. Rabe, City Clerk and ex-officio Clerk of the City Council of the City of Tustin, California, do hereby certify that the whole number of the members of the City Council of the City of Tustin is five; that the above and foregoing Resolution No. 16-09 was duly passed and adopted at a regular meeting of the Tustin City Council, held on the 2nd day of February 2016, by the following vote: COUNCILMEMBER AYES: Nielsen, Bernstein, Gomez , Murray Puckett ( 5 ) COUNCILMEMBER NOES: None ( 0 ) COUNCILMEMBER ABSTAINED: None ( 0) COUNCILMEMBER ABSENT: None (0) ERICA N. RABE, City Clerk Resolution No. 16-09 Page 3 of 3 Cry.. �' COMMUNITY�DEVELOPMENP DEPARTMENT (dim. 300 Centennial Way, Thsdn, CA 92780 (714)573-3100 NEGATIVE DECLARATION Project Title:General Plan Amendment(GPA)2015-01,Tentative Parcel Map 2015-139,Conditional Use Permit(CUP) 2015-21,and Design Review(DR)2015-10. Project Location:1051 Bonita Street,Tustin,CA 92780 Project Description: Construction of a four unit condominium complex consisting of two buildings comprising 5,154 square feet total on an 8,500 square foot lot. Development of the site will require demolition of all existing structures on-site inclusive of a primary residence rated "D" pc the City's Historical Resources Survey(non-contributing structure).The applicant has applied for GPA 2015-01 to change the General Plan Land Use Designation from Community Commercial (CC) to High Density Residential (HDR). An application for DR 2015-10 has been submitted to evaluate the aesthetic impacts of the proposed project while CUP 2015-21 and TPM 2015-139 are required for the condominium development. Project Proponent:City of Tustin Lead Agency Contact Person: Ryan Swiontek Telephone:(714)573-3123 The Community Development Department has conducted an Initial Study.for the above project lin accordance with the City of Tustin's procedures regarding implementation of the California Environmental Quality Act, and on thebasis of that study hereby finds: ® That there is no substantial evidence that the project may have a significant effect on the environment. ❑ That potential significant effects were identified,but revisions have been included in the project plans and agreed to by the applicant that would avoid or mitigate the effects to a point where clearly no significant effects would occur. Said Mitigation Measures are included in Attachment A of the Initial Study which is attached hereto and incorporated herein. Therefore,the preparation of an Environmental Impact Report is not required. The Initial Study which provides the basis for this determination is attached and is on file at the Community Development Department,City of Tustin. The public is invited to comment on the appropriateness of this Negative Declaration during the review period,which begins with the public notice of Negative Declaration and extends for twenty(20)calendar days. Upon review by the Community Development Director,this review period may be extended if deemed necessary. REVIEW PERIOD ENDS 5:30 P.M.ON DECEMBER 11,/2015 _ /( Date lf/Zf r Sr-iea/ i t KT/.ILbC G! Elizabeth A.Binsaek Community Development Director Resolution No. 16-09-Exhibit A Page 1 of 35 TUSTIN CITY OF TUSTIN at . ' ! �„t•$ COMMUNITY DEVELOPMENT DEPARTMENT "' ? '�"'" 300 Centennial Way, Tustin, CA 92780 1--r., •)sr-._-- (714) 573-3100• luitaiYQ Out EUTUU HHcwOtznQ Obi PAST A. BACKGROUND Project Title: General Plan Amendment 2015-01,Tentative Parcel Map 2015- 139, Design Review 2015-10. Conditional Use Permit 2015-21 Lead Agency: City of Tustin 300 Centennial Way Tustin, California 92780 Lead.Agency Contact Person: Ryan Swiontek, Senior Planner Phone: (714)573-3123 Project Location: 1051 Bonita Street 111Tustin, CA 92780 Project Sponsor's Name and Address: Yenny Ng Design Architects 1524 Brookhollow Dr., Suite G • Santa Ana, CA 92705 General Plan Land Use Designation: Community Commercial Zoning Designation: Multiple Family Residential (R3 2000) Surrounding Land Uses and Setting: North: Residential(R3 2000) East: Residential(R3 2000) South: Residential(R3) West: Residential (R3 2000) Project Description: The project proposes to establish a four unit condominium complex consisting of two buildings comprising 5,154 square feet total on an 8,500 square fool lot located at 1051 Bonita Street within the City of Tustin. Demolition of two existing detached residences and accessory structures at the site would occur. The proposed condominium buildings are two story structures each with two units and are designed In the Craftsman architectural style. The project includes General Plan Amendment 2015-01 to change the General Plan Land Use Designation from Community Commercial (CC) to High Density Residential (HDR). An application for Design Review 2015-10 has been submitted to evaluate the aesthetic impacts of the proposed project while Conditional Use Permit 2015-21 and Tentative Parcel Map 2015-139 are required for the condominium development. Resolution No. 16-09-Exhibit A Page 2 of 35 INITIAL STUDY City of Tustin Other public agencies whose approval is required: Orange.County Fire Authority . ❑ City of Santa Ma ❑ Orange County EMA District 0 City of Irvine ❑ South Coast Alr Quality Management 0 Other ❑ Orange County Health Care Agency S. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The environmental factors checked below would be potentially affected by this project, Involving at least one impact that is a'Potentially Significant Impact"as Indicated by the checklist on the following pages. ❑Aesthetics ❑Agriculture and Forestry 0 Alr Quality Resources 0 Biological Resources ❑ Cultural Resources ❑ Geology/Solis ❑ Greenhouse Gas Emissions 0 Hazards&Hazardous 0 Hydrology/Water Quality Materials ❑ Land Use/Planning ❑ Mineral Resources 0 Noise ❑ Population/Housing 0 Public Services 0 Recreation D.Transportation/Traffic ❑ Utilities/Service Systems 0 Mandatory Findings of Significance DETERMINATION: On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, them will not be asignificant effect in this case because revisions in the project have been made by or agreed to by the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT Is required. ❑ I find that the proposed project MAY have a "potentially significant Impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed In an earlier document pursuant to applicable legal standards. and 2)has been addressed by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because all potentially significant effects (a) have been analyzed adequately In an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon theproposed project, nothing further Is required. _ _ —_ 2JPage _ _ Resolution No. 16-09-Exhibit A Page 3 of 35 INITIAL STUDY City of Tustin• Preparer. Ryan Swlontek Title Senior Planner H. ea Date 11/12/2015 Elizabeth A. Binseck, Community Development Director • • • -_-_ - - - ---- - -_ __ - ----- . i Mage Resolution No. 16-09-Exhibit A Page 4 of 35 C. EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except. "No Impact" answers that are adequately supported by the information sources a lead agency cites In the parentheses following each question. A • "No Impact" answer Is adequately supported if the referenced information sources show that the Impact simply does not apply'to projects like the one Involved (e.g., the project falls outside a fault rupture zone). A 'No Impact" answer should be explained where it le based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). 2) All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical Impact may occur, then the checklist answers must Indicate whether the Impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more °Potentially Significant Impacts entries when the determination Is made, an EIR Is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the Incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact' to a "Less Than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analyses,"as,described in (5)below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, Or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063(c)(3XD). In this case, a brief discussion should Identify the following; a. Earlier Analysis Used. Identify and state where they are available for review. b. Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c. Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site-specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to infonnatton.sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement Is substantiated. 7). Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a projects environmental effects In whatever format Is selected. 9) The explanation of each Issue should identify; a. the significance criteria or threshold, if any, used to evaluate each question; and b. the mitigation measure identified, if any, to reduce the impact to less than significance Resolution No. 16-09-Exhibit A Page 5 of 35 INITIAL STUDY City of Tustin D. INITIAL STUDY Less Than Potentially Significant With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact AESTHETICS. Would the project: a) Have a substantial adverse 0 ❑ El effect on a scenic vista? b) Substantially damage 0 El 0 scenic resources, including, but not limited to, trees, rocks outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the 0 0 ® 0 existing visual character or quality of the site and its surroundings? d). Create a new source of 0 0 0 ® ' substantial light or glare which would adversely affect day or nighttime News in the area'? AGRICULTURE AND FOREST RESOURCES. In determining whether Impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997)'prepared by the California Dept. of Conservation as an •• optional model to use in assessing Impacts • on agriculture and farmland. In determining whether impacts to forest resources, • Including timberland,are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range — Assessment Project and the Forest Legacy 51 Page Resolution No. 16-09-Exhibit A • Page 6 of 35 INITIAL STUDY City of Tustin Less Than Significant Potentially With Less Than Significant Mitigation Significant No issues: Impact Incorporated Impact Impact Assessment project and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air ResourcesBoard. Would the project: a) Convert Prime Farmland, 0 0 0Ell Unique Farmland, or Farmland of Statewide Importance(Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non- agricultural use? b) Conflict with existing zoning 0 0 for agricultural use, or Williamson Act contract? • c) Conflict with existing zoning for,or 0 cause rezoning of,forest land(as defined in Public Resources Code section 12220(g)), timberland(as defined by Publie Resources Code • section 4526),or timberland zoned Timberland Production(as defined by Government Code section 51104(g))? d) Result in the loss of forest land or o o conversion of forest land to non- forest use? e) Involve other changes in the existing o 0 0 environment which, due to their • location or nature, could result in conversion of Farmland, to non- agricultural use or conversion of forest land to non-forest use? 6l Page — _ . _ _ _ — - - Resolution No. 16-09-Exhibit A Page 7 of 35 INITIAL STUDY City of Tustin Less Than Significant Potentially With Less Than Significant Mitigation Significant No Issues: Impact Incorporated Impact Impact III. AIR QUALITY. Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project a) Conflict with or obstruct 0 0 0 Implementation of the applicable air quality plan? b) Violate any air quality standard or 0 0 0 contribute substantially to an existing or projected air quality violation? • c) Result In a cumulatively o 0 ❑ considerable net Increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (Including releasing emissions Which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to 0 0 0 substantial pollutant concentrations? a) Create-objectionable-odors 0 0 affecting a substantial number of people? Resolution No. 16-09-Exhibit A Page 8 of 35 INITIAL STUDY City of Tustin ' Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated IV. BIOLOGICAL RESOURCES. Would the project a) Have a substantial adverse effect, either O 0 0 directly or through habitat modifications, on any species identified as a candidate,sensitive,orspecial status spades in local or regional plans, policies,or regulatlons,.or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on 0 ❑ any riparian habitat or other sensitive natural community identified In local or regional plans, policies, regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on 0 0 0 federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.)through direct removal,filling, hydrologicalinterruption, or other means? d) Interfere substantially with the 0 0 0 movement of any native resident or • migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or Impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an 0 0 0 adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation•plan? .-- --- — — -- — -- — --- -- W age Resolution No. 16-09-Exhibit A Page 9 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant -Significant Significant Impact Impact With Impact Mitigation Incorporated V. CULTURAL RESOURCES. • Would the project: a) Cause a substantial adverse 0 0 ® 0 change in the significance of a historical resource as defined In§ 15064.5? b) Cause a substantial adverse 0 0 0 change to the significance of an archaeological resource pursuant to § 15064.57 c) Directly or indirectly destroy a O 0 unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, ❑ 0 ❑ including those interred outside of formal cemeteries? VI GEOLOGY AND SOILS. Would the project a) Expose people or strictures to potential substantial-adverse effects, including the risk of loss, injury or death Involving: I, Rupture of a known ❑ ❑ o0 earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map Issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. • Wage -- -- --- ----------- - --- — I•---- Resolution No. 16-09-Exhibit A Page 10 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact impact With Impact Mitigation Incorporated ii.. , Strong seismic ground 0 0 0 shaking? iii. Seismic-related ground 0 0 0 0 failure, Including liquefaction? iv. Landslides? ❑ ❑ 0 b) Result In substantial.soil erosion or 0 ❑ the loss of topsoil? c) Be located on a geologic unit or ❑ ❑ ® • p soil that Is unstable, or that would become unstable as a result of the project, and potentially result in on-or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as 0 0 ® 0 defined in Table 18 1 B of the. Uniform Building Code(1994), creating substantial risks to life or property? e) Have soils incapable of adequately 0 0 0 supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? VII GREENHOUSE GAS EMISSIONS Would the project a) Generate greenhouse gas emissions, 0 0 0 0 either directly or Indirectly, that may have a significant impact on the environment? b) Conflict with an applicable plan, policy or 0 0 0 regulation adopted for the purpose of reducing the emissions of greenhouse gases? 10jPage. . — -- — - - - --- — -- ---- • Resolution No. 16-09-Exhibit A Page 11 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation incorporated VIII HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the .0 0 0 public or the environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard"to the 0 0 0 • public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or 0 ❑ handle hazardous or acutely 111 hazardous materials,substances, or waste within one-quarter mile of art existing or proposed school? d) Be located on a site which Is 0 0 0 El included on a list of hazardous materials sites compiled pursuant to Government Code section 65962.5and, as.a result,would it create a significant hazard to the public or the environment? e) For a project located within an 0 0 0 airport land use plan or,where such a plan has notbeenadopted, within two miles of a public airport or public use airport,would the project result In a safety hazard for people residing or working in the project area? 1) For a project within the vicinity of a 0 0 0 private airstrip,would the project result In a safety hazard for people residing or working in the project area? 111 Page — – — Resolution No.16-09-Exhibit A • Page 12 of 35 ' INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated g) Impair implementation of or E 0 0 physically Interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a 0 0 0 significant risk of loss, injury or death involving wildland fires, Including where wildiands are adjacent to urbanized areas or where residences are Intermixed with wildlands? Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated IX HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or E n 0 waste discharge requIrements? b) Substantially deplete groundwater o 0 ❑' supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table(e.g., the production rate of pre-existing nearby wells would drop to a level'which would not support existing land uses or planned uses for which permits have been granted)? 111 - - - - - - — 12 ) Page - . Resolution No. 16-09-Exhibit A Page 13 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated c) Substantially alter the existing 0 0 0 drainage pattern of the site or area, Including through the alteration of the course of a stream or river, In a • manner which would result In substantial erosion or siltation on-or off-site? d) Substantially alter the existing o 0 0 drainage pattern of the site or area, Including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on-or off-site? e) Create or contribute runoff water 0 0 O. which would exceed the capacity of existing or planned stormwater 111- drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water 0 0 0 quality? g) Place housing within a 100-year flood 0 0 0 hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard ❑ 0 0 area structures that would Impede or redirect flows? I) Expose people or structures to a o 0 0 significant risk of loss, injury or death Involving flooding, including flooding • as a result of the failure of a levee or dam? 9 Inundation by seiche, tsunami, or 0 0 0 mudflow? 13IPage_�. - -- - - - - - Resolution No. 16-09-Exhibit A Page 14 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated X. LAND USE AND PLANNING. Would the project a) Physically divide an established 0 0 0 community? b) Conflict with any applicable land o 0 0 0 use plan, policy, or regulation of an agency with jurisdiction over the project(Including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance)adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat 0 o 0 ' conservation plan or natural community conservation plan? XI MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a o 0 0 known.mineral resource that would be of value to the region and the residents of the state? b) Result In the loss of availability of a o 0 0 locally-Important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? 14 � Page - -- _ — -- — -- -- _� Resolution No. 16-09-Exhibit A Page 15 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated XII NOISE. Would the project result in: a) Exposure of persons to or 0 0 0 generation of noise levels In excess of standards established In the • local general plan or noise • Ordinance,or applicable standards of other agendas? b) Exposure of persons to or 0 0 0 generation of excessive groundbome vibration or groundborne noise levels? c) A substantial permanent Increase 0 0 f in ambient noise levels In the project vicinity above levels existing without the project? d) A substantial temporary or periodic 0 0 ® 0 Increase in ambient noise levels In the project vicinity above levels existing without the project? e) For a-project located within an ❑ 0 0 airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the protect expose people residing or working In the project area to excessive noise levels? f) For a project within the vicinity of a 0 0 0 private airstrip,would the project expose people residing or working in the project area to excessive noise levels? 15jPa $e - - — — — 111 Resolution No. 16-09-Exhibit A Page 16 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact • Mitigation Incorporated XIII POPULATION AND HOUSING. Would the project a) Induce substantial population 0 0 0 growth in an area, either directly (for example, by proposing new homes and businesses)or Indirectly(for example, through extension of road or other infrastructure)? b) Displace substantial numbers of 0 0 (23 existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of 0 0 0 people, necessitating the construction of replacement housing elsewhere? XIV PUBLIC SERVICES. Would the project a) Result in substantial adverse physical 0 0 0 impactsassociated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities,the construction of which could cause significant environmental Impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: i. Fire protection? 0 0 0 II. Police protection? 0 0 0 III. Schools? 0 0 0 El Iv. Parks? 0 0 0 111 16 ( Page — ._ . _ ..___—_ — Resolution No. 16-09-Exhibit A Page 17 of 35 • INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant - Significant Impact Impact With Impact Mitigation Incorporated v. Other public facilities? o 0 o XV RECREATION: Would the project: a) Increase the use of existing o [] neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project Include 0 0 ❑ recreational facilities or require the construction or expansionof recreational facilities which have an adverse physical effect on the environment? • XVI TRANSPORTATION/TRAFFIC. Would the project: a) Conflict with an applicable plan, ordinance ❑ 0 0 or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non-motorized travel and relevant components of the circulation system,Including but not limited to Intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? • b) Conflict with an applicable congestion 0 0 0 management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Resolution No. 16-09-Exhibit A Page 18 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated c) Result in a change in air traffic 0 ci 0 patterns, including either an - increase in traffic levels or a change in location that results in • substantial safety risks? d) Substantially increase hazards due 0 ❑ C to a design feature(e.g.,sharp curves or dangerous intersections) or Incompatible uses(e.g.,farm equipment)? e) Result In Inadequate emergency 0 ci 0 access? f) Conflict with adopted policies, plans,or 0 0 programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? XVII UTILITIES AND SERVICE SYSTEMS. Would the project; a) Exceed wastewater treatment 0 0 0 requirements of the applicable Regional Water Quality Control Board? b) Require or result In the construction ci 0 0 of new water or wastewater treatmentfacllities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result In the construction 0 0 0 of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? _ - - - - 18IPa$ e - — — — -- — — ---- Resolution No. 16-09-Exhibit A Page 19 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact. With Impact Mitigation Incorporated d) Have sufficient water supplies 0 0 0 available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the 0 0 0 wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the providers existing commitments? f) Be served by a landfill with 0 Q 0 • sufficient permitted capacity to accomniodate the projects solid waste.disposal needs? • g) Comply with federal, state,and 0 0 local statutes and regulations related to solid waste? XVIII MANDATORY FINDINGS OF SIGNIFICANCE a) Does the project have the potential 0 0 0 to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self- sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory? 19 113a ge Resolution No. 16-09-Exhibit A Page 20 of 35 INITIAL STUDY City of Tustin Issues: Potentially Less Than Less Than No Significant Significant Significant Impact Impact With Impact Mitigation Incorporated b) Does the project have impacts that 0 0 0 are individually limited, but cumulatively considerable? ('Cumulatively considerable" means that the incremental effects of a project are considerable when viewed In connection with the effects of past projects, the effects of other current project, and the effects of probable future projects.) c) Does the project have 0 0 0 environmental effects which will cause substantial adverse effects on human beings,either directly or Indirectly? • • -- ..20jPa $e —� — -- _ ----- - - - - - • Resolution No. 16-09-Exhibit A Page 21 of 35 ATTACHMENT A ' INITIAL STUDY 1051 BONITA STREET 4 UNIT CONDOMINIUM COMPLEX PROJECT DESCRIPTION The project applicant has submitted an application to subdivide an 8,500 square foot lot for condominium purposes to accommodate a four (4) unit residential complex. The project site is located at 1051 Bonita Street and is designated as Comm:amnity Commercial by the General Plan Land Use element and within the Multiple Family Residential(R3 2000)zoning district. The project will involve the following: • General Plan Amendment 2015-01 - Change the General Plan Land Use Designation from Community Commercial(CC)to High Density Residential(HDR) • Tentative Parcel Map 2015-139—Subdivision of an existing 8,500 square foot lot for condominium purposes. • Design Review 2015-10— Demolition of two existing residences and accessory structures on-site consisting of a primary residence identified in the City's Historical Resources Survey. Construction of a four unit condominium complex consisting of two buildings comprising 5,154 square fed. • Conditional Use Permit 2015-21 — Required for the development of condominiums within the Multiple Family Residential(R3 2000)zoning district. The primary residence at the subject property is identified in the City's 1990 Historical Survey as a"D"rated structure with severe alterations while the 1000 block of Bonita Street is listed in the City's.2003 Update to the Historical Resources Survey with a National Register Historic Preservation(MEP) Status Code: 553. The "D" rating scale includes pre-1940 non-contributing buildings which arenot significant in terms of architectural style or have been substantially altered from the original style. A NRNP Status Code of 553. states that the property is not eligible for separate listing or designation under an existing local ordinance,but is eligible for Special consideration in local planning. The.primary residence is estimated to have been constructed in 1915. The subject property is not located within the City's.Cultuml Resource(CR)overlay district County of Orange permit records identify that the second residential unit on the property was constructed in 1967. The second unit consists of a two story dwelling with attached carport situated to the rear of the primary residence. Access to the carport on the second unit is taken from the public alley abutting the car of the property. In the middle of the property between the two dwelling Units is a detached single car garage which is accessed from a driveway on Bonita Street. Other miscellaneous structures on the site include two storage sheds and an attached carport on the primary residence. As proposed the project.includes the demolition of all existing structures on-site. Two residential buildings each containing two dwelling units are proposed at the site. The buildings are designed in the Craftsman architectural style. The building fronting Bonita Street would appear as single family home with a single point of entry on the street facing facade. A Single car driveway provides access to• the property through a porte-cochere which is an extension of the front porch roof. Access to the second%mit within the front building is taken from the rear side of the building and is not visible from the street A two car garage for each unit is located in the middle of the ground floor parallel to the street. The majority of the living space for each of the 1,208 square foot two bedroom tmits is located on the second floor which comprises 911.square feet Balconies are provided on the interior side elevations facing the driveway and located above the garage spaces. At the rear of the property lies the second building which houses the two remaining 1,369 square foot dwellings units which are oriented side to side. Parking for these units is accessed from the rear of the Resolution No. 16-09-Exhibit A Page 22 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 2 property at the public alley. Each unit is provided with a single car garagespaceand a carport space adjacent to one another. living areas are located on the ground floor and consist of 549 square feet with the three bedrooms located on the 820 square foot second floor of each respective unit. Balconies are located on both the front and rear elevations of the buildings. Site improvements will includelandscape and bardacape improvements .for a 1,618 square foot open Courtyard area betweenthe buildings with a barbecue feature for use by the residents. A guest parking space is provided towards the interior of the lot which is accessed from Bonita Street. Landscaped areas are provided to the greatest extent feasible in areas whichare not needed as walkways or for vehicular access. Right-of-way improvements include relocation of the existing driveway along Bonita Street and installation of the public sidewalk Utility improvements will be provided as needed to save the development and will be located underground. In 1978`the subject property was annexed to the City of Tustin from the County of Orange and was prezoned as Multiple Family Residential(R3 2000)prior to annexation. Also prior to annexation to the City in 1977, the property's General Plan Land Use designation of Single Family Residential(SF)was change to Multiple Family Residential CvIF) under General Plan Amendment 77-1(c)through the City Council's adoption of • Resolution No. 77-38. The subject property's designation of MF was then changed to Community Commercial (CC) during a comprehensive General Plan Update which was approved by the Tustin City Council on February 9, 1994,through the adoption of Resolution No.94-19. The current zoning of R3-2000 was never changed to be consistent with the General Plan Land Use designation of CC. The property has always been used for residential purposes. The applicant is requesting to change the Genial Plan Land Use, designation back to multiple family residential use as High Density Residential'(HDR)which is the updated land'use designation to reflect such use under the 1994 comprehensive update to the Genual Plan. Tentative Parcel Map 2015-139 proposes to subdivide the existing 8,500 square foot lot for condeminium purposes. The single lot development would accommodate four condominium units. No-changes to the physical dimensions of the existing lot would occur. The public right-of-way along Bonita Street iralready owned in fee title by the City of Tustin Conditional Use Permit 2015-21 has been submitted as required by the Multiple Family Residential(P.3 2000)zoning district for the development of condominiums. This Initial Study is prepared to evaluate the environmental impacts of the proposed project with respect to the following categories: L AESTHETICS Items a,d d- "Nolrnnact": The proposed project would involve the construction of two new residential duplex buildings to accommodate a condominium development. The project is located within an urbanized area and surrounded by residential uses,the majority of which are multiple family residential uses There is not a scenic vista that would be affected and the project site is not located within a slate scenic highway. The project would increase the number of residential dwellings at the subject property; however, a substantial increase in light or glare would not be created as the majority of,lighting sources would be within the residences and associated with normal residential purposes as currently existing at the subject property. No pole lighting or other exterior site lighting sox=are proposed or required for this development.. 1 Resolution No.16-09-Exhibit A Page 23 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 3 Items c "Less than SianfRcant Impact": Bonita Street is a single block long street with a T-intersection on both ends at Newport Avenue on the west and Orange Strut on the east. Newport Avenue is a primary arterial highway and serves as a commercial corridor at the intersection with Bonita Street. Orange Street is a local street which runs for only three street blocks along the westerly edge of Tustin High School. The first 180 fed from Newport Avenue along the north side of Bonita Street is a commercially zoned and used property consisting of a small retail center fronting Newport Avenue. All of the remaining properties east of the retail center to Orange Street are residentially used and zoned properties. The streetscape along the north side of Bonita Strad consists of single story residential buildings with the exception of a two storied apartment building. Most properties along the street contain additional dwelling units which are accessed from the public alley. The south side of Bonita Sheet has a self-service fueling station at Newport Avenue with the remaining properties on the block consisting of residentially zoned and used properties. The majority of these residential properties consist of smaller two story apartment complexes which was developed in the 1950's and 1960's. In general,Bonita Street has a mixture of original single family homes which have been developed with additional dwellingunits as well as relatively newer apartment complexes which have been developed in single lots or through lot consolidation. There are five properties remaining on the street which were constructed in the early 20th Century and have been identified in.the City's Historical Resources Survey due to their age and not significance as they are non-contributing structures. The Update to the City's Historical Resources 111Survey did not identify the structures, but included the block.for potential consideration. These properties are best described as California Bungalows and they do not have unique character defining features or notable similarities seen amongst all of than. The primary residence fronting Bonita Strad at the subject property is included as one of these five residences.. The subject property is the second property east from the retail center and one of only two residentially used properties on Bonita Shed with a General Plan Land Use designation of Community Commercial and a zoning designation of Multiple Family Residential(R-3). All of the other residentially used and zoned properties on Bonita Street have a General Plan Land Use daigaatlon of High Density Residential. The visual character of the site would be altered due to the demolition of existing structures.and construction of the proposed two condominium buildings. There is a mixture of residential property types along Bonita Street consisting of single story detached residences as well as two story apartment complexes. As proposed, the development would appear as a combination of both of these propcty types. The building fronting Bonita Street appears as a two story single family home in the Craftsman architectural tradition. The single front door entry facing the street and front porch are characteristic of a single family home. These elements are also present on the existing primary residences at the project site. Massing of the project is broken up into two buildings to reduce the impact of a single larger building which would be more characteristic of an apartment building.'The typical apartment buildings along Bonita Street occupy the full width of their respective panel and provide vehicular access from public alleys whereas the detached homes typically have a driveway on Bonita Street with detached garages behind the front residences. The proposed project would provide a thirteen{l31foot wide single car driveway along Bonita Street through a porte-cochere extended from the front porch. The porte-cochere and narrow driveway further reinforce the appearance of a single family home which would be typical on the 50 foot wide lot. The porte-cochere feature would also help to screen the Resolution No. 16-09-Exhibit A Page 24 of 35 Attachment A 111 Evaluation of Environmental Impacts 1051 Bonita Street Page 4 parking areas and rear building which is over 110 feet setback from Bonita Street. Due to the narrow lot,portions of the rear building will not be highly visible from Bonita Street. The project provides a building design and orientation reminiscent of the single family detached residences along Bonita Street while still allowing for the massing as required for a multifamily project. The project will enhance the streetscape along Bonita Street with a building which engages the street and provides detailing and features as seen in single family residences. There is already a precedent for two story buildings along Bonita Street which are commonplace. The project is sensitive to the area and responds well to the streetscape. Enhancement of the visual character of the site and surroundings will occur as a result of the project. Mitigation/Monitoring Required:No mitigation is required,the City's Design Review process and conditions of approval for the project will ensure that the structures do not pose an impact to aesthetics of the surrounding community. Sources: Field Verification Submitted Plans Orange County Assessor Records Tustin City Code Tustin General Plan City of Tustin Historical Resources Survey(1990) Update to Tustin Historical Resources Survey(2003) City of Tustin Residential Design Guidelines—Cultural Resource District U. AGRICULTURE RESOURCES Items a-e-"No Impact": The project site is currently developed with a single family two•residential dwelling units in an Urbanized area The project site is within an established area of multiple family residential development. There is no Williamson Act contact associated with the property and it is not zoned for agricultural, forest ortimberland use. The proposed project will not convex farmland or forest land, conflict with,existing zoning for agricultural or forest land use, or cause changes to the environment resulting in conversion of farmland to non-agricultural use or forest land to non-forest use. The Orange County' Board of Supervisors has determined that there will be no Farmland of Local Importance for Orange County. Mitigation/Monitoring Required:No mitigation is required. Sowres: Field Verification Submitted Plans Tustin City Code Tustin General Plan Orange County Important Farmland Map 2010 A Guide to The Farmland Mapping and Monitoring Program,2004 Edition htta://www.conservation.ca.gov/dlrn/fmrno/Documents/fnunn guide 2004,pdj Resolution No. 16-09-Exhibit A Page 25 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 5 M.. AIR QUALITY Items a-e - "No Impact": The proposed demolition of two detached residences and the construction of four condominium residences is below the threshold criteria for construction and operation impacts as defined in Tables 6-2 and 6-3 of the California Environmental Quality Act(CEQA) Air Quality Handbook published in 1993 by the South Coast Air Quality Management District (SCAQMD), A continuation of residential use at the subject property will not produce or involve concentrated pollutants or odors. Grading and development activities would be requiredto comply with all local and SCAQMD rules and regulations concerning emissions. The proposed project will not violate any air quality standard or contribute substantially to an existing or projected air quality violation,and it will not result in a cumulatively considerable net increase of any criteria pollutant or expose sensitive receptors to substantial pollutant concentrations or create objectionable odors affecting a substantial number of people. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan Tustin Grading Manual CEQA Air Quality Handbook IV. BIOLOGICAL RESOURCES Items o-f-"No Impact": The project site is located within an urbanized area and civically developed with residential uses. There would be no change in the use of the property as a result of the project,the property would remain for residential purposes. The City's General Plan Conservation/Open Space Element does not identify any important natural resources at the subject property. The project is located on a site with no wetlands and is not in dose proximity to any body of water.As such,the development would not affect Federally protected wetlands as defined by Section 404-of the Clean Water Act(including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means. The project does not conflict with any local policies or ordinances protecting biological resources or an adopted habitat conservation plan. No significant impacts to biological resources are anticipated. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan Department of Fish and Game,NCCP 1 Resolution No. 16-09-Exhibit A Page 26 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 6 V. CULTURAL RESOURCES Item a-"Less Than Significant impact": Existing at the subject property is a"D" rated structure pa the City's 1990 Historical Survey. The "TY'rating scale includes pre-1940 buildings which are not significant in terms of architectural style or have been substantially altered from the original style. The City's 2003 Update to the Historical Resources Survey identifies the 1000 block of Bonita Street due to the several (5) single storied buildings built around the same time in the California Bungalow architecture. The streetscape is designated with a National Register Historic Preservation(NRHP) Status Code: 553. A NRHP Status Code of 553 states that the property isnot eligible for separate listing or designation under an existing local ordinance,but is eligible for special consideration in local planning. As such,the five California Bungalow homes wereremoved from the City's 2003 Update. The properties along Bonita Street are not located within the City's Cultural Resource(CR)overlay district. The primary residence at the subject property is estimated to have been built in 1915 per the City's 1990 Historical Survey and 1911 per Orange County Assessor records. The residenceis single storied and has a raised foundation. A single gabled roof fronts Bonita Street with a small gabled front porch. The exterior of the residence consists of narrow vinyl siding which is a significant alteration to the original structure. Metal awnings are-present above the two windows on the front elevations,which do not appear to be original. Other akerationsto the structure include an attached carport onthe side of the residence as well as=permitted storage areas,and additions which do not comply with the building codes. There are no significant defining features of the house worth rioting. The other four homes on Bonita Street which are identified in the City's Histories! Survey share similar non-descript features to that of subject property. They are all single storied and smaller in size,under 1,000 square fed pa County Assessor records. In general,they have a rectangular form with a single gabled roof running front to back. The adjacent home located at 1061 Bonita Street is the exception with side and rear facing gabled roofing demerits which allows for an elongated front porch. These homes also appear to have alterations including,but not limited to attached carports, modem window replacements,and additions. California Bungalow designed homes are prevalent within Tustin,in particular Old Town Tustin Ice addition there are many existing examples of the architecture within Orange County and Southern California. Historical districts arc located in a number of cities throughout Southern California, including Tustin, which contain well maintained examples of the California Bungalow period architecture. The bungalow was an economical option at the time to provide housing Popularity of bungalows was further enhanced as companies such as Sears,Roebuck and Co. offered mail order kits for construction. The California Bungalow offers a scaled back version of the Craftsman architectural tradition. Demolition of the structures at the subject property and construction of two duplex buildings to accommodate condominiums will not have a significant impact on a historical resource. The primary residence at the subject property is not a significant example of a California Bungalow at the local or regional level nor does it have a linkage to important persons or events within the City. There are significant alterations to the property from its original condition. The residence has been mentioned within the City'sHistorical Resources Survey solely due to the age of the structure The residences along Bonita Street are not eligible for individual listing on the City's Historic Survey. There are other examples of California Bungalow residences within the City that have been listed separately within the Historical Survey as architecturally significant and of local significance. Resolution No. 16-09-Exhibit A Page 27 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 7 Items b.e,and d"No Impact": The project is located within an urbanized area and currently developed with residential structures. The proposed project will cause no substantial adverse change in the significance of an archeological resource or directly or indirally.destroy a unique palentological resource or geological feature or disturb human remains. The Gabrieledo Band of Mission Indians—Kizh Nation tribe has requested to'have one of their Native American monitors to be on-site during any and all ground disturbances. Mitigation/Monitoring Required:No mitigation is required,the City's Design Review process and conditions of approval for the project will ensure that the structures do not pose an impact to cultural resources. The project will be conditioned to provide a certified Native American monitor on-site during grading activities. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan City of Tustin Historical Resources Survey(1990) Update to Tustin Historical Resources Survey(2003) Orange County Assessor Records Cal Bungalow website htlp://www.calbunaalow.com/resources.html Sear Archives hnn://www.searsarchivescom/ VI: GEOLOGY AND SOILS Items a,b,e-"No Impact": A review of the Alquist-Priolo Earthquake Fault Zoning Map indicates that the project site isnot located within a known earthquake fault zone.The State of California Seismic Hazard Zone Map identifies that the property is not located within an area vulnerable to landslides. Submittal of a soils report and compliance with current codes will ensure that the design and construction of the proposal project reduces any potential impacts related to fault ruptures, ground shaking,ground failure,liquefaction,or unstable soils to a level of insignificance. Since the proposed development is on a relatively fiat site, only minor grading will be required. Compliance with the City's Grading Ordinance and Water Quality Ordinance will reduce any potential impacts related to soil erosion to a level of insignificance. A sewn system is available to the site for disposal of wastewater and the development will be required to connect to this system. Item MM.c,d-"Less Than'Siknifcant Impact": The property is located within a liquefaction zone, albeit at the very border of the zone. The submitted soils report for the project also identifies expansive soils conditions. The soils report provides soils and foundation design recommendations to be implemented in order to eliminate any impacts due to liquefaction or expansive soils, Resolution No. 16-09-Exhibit A Page 28 of 35 EvaA Evaluation of Environmental Impacts 1051 Bonita Street Page 8 Mitigation/Monitoring Regw"red•No mitigation is required,implementation of the recommendations contained within the soils repast.in the foundation design and construction of the proposed structures. Sources: Field Verification Submitted Plans Tustin City Code,Grading Manual Seismic Hazard Zone Map January 17,2001 Alquist-Priolo Earthquake Fault Zoning Map Project Soils Report VII: GREENHOUSE GAS EMISSIONS Item a-"Lem Than Significant Impact": Temporary increases in greenhouse gas emissions are likely to occur during construction which would be greater than those typically experienced in the existing neighborhood The project will involve the demolition of two existing residences and associated structures,and the construction of two new building to accommodate four dwelling units. Emissions created from construction activities are not anticipated to have a significant impact on the environment due to the scope of work and the minimal construction time anticipated. New construction will be required to comply with the latest edition of applicable codes which include energy codes related to efficiency. Materials proposed for the residences will be modern and 111. meet high efficiency standards to reduce potential greenhouse gas emissions. The proposal would result in an additional two dwelling units beyond the two dwelling units currently existing on-site. The proposed four dwelling units would be the mavimtm permissible under the R3 2000 zoning development standards and equates to 20.5 dwelling unit per acre which would be consistent with the proposed General Plan Land Use designation of HDR which allows up to 25 dwelling units per acre and has an effective dwelling units pa acre of 21.53. Item b-"No Impact": The proposed project would not conflict with an applicable plan,policy or regulation adopted for the purpose of reducing the emissions of greenhouse gases. Mitigation/Monitoring Required.No.mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan Tustin Grading Manual CEQA Air Quality Handbook VIII.. HAZARDS AND HAZARDOUS MATERIALS Items a-h- "No Impact": The project site is located within an urbanized area characterized by residential development The present use of the property is for residential purposes and is proposed to continue as such. Demolition of various residential use structures will occur, however, it is not anticipated that hazardous emissions would occur, Construction of the proposed.project will not involve tiansport or Resolution No. 16-09-Exhibit A Page 29 of 35 Attachment A Evaluation of Environmental Impacts .1051 Bonita Street Page 9 use of any hazardous materials or emit hazardous.emissions. According the Department of Toxic Substances Control,the project site is not listed as a hazardous material site. The project*cold not alter or interfere with an adopted emergency response plan or emergacy evacuation plan. The site is not located within an airport land use plan or a private airstrip or in areas with wild land fires. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin General Plan John Wayne Airport Environs Land Use Plan Department of Toxic Substances Control—Hazardous Materials Sites httn://www,envirostor.dtsc.ca.aov/aublic/ IX. HYDROLOGY AND WATER Quarry Items a—I-"No Impact": The proposed project site is located on a relatively flat site with existing residential Mixtures and uses. Minimal grading would occur in conjunction with the proposed project and no substantial alteration of the site drainage pattern would occur. Residential uses as proposed by the'pioject are existing in the area. The proposal project is a priority project and a preliminary water quality management plan(WQMP)has bear prepared. At the time of building plan check,the project will be required to comply with the City's Water Efficient Landscape Ordinance. The project site is designated as Zone X—Other Flood Areas on the most recent Flood Insurance Rate Map dated December 3,2009 prepared try the Federal Emergency Management Agency and is not located in a 100-year flood hazard area,. This zone is defined as "areas.of a .2 percent flood chance,areas of one percent annual chance of flood with average depthsv of less than one foot or with drainage areas less than 1 square mile, and areas protected by levees from a one percent ental change of flood." Compliance with the City's Grading Ordinance and the California Building Code would ensure that. the project is designed with adequate drainage improvements, erosion control measures, and pollution control plans. The proposed residential use would not create significant impacts to stormwata nmoff or discharge pollutants due to post-construction.activities. The project is not anticipated to degrade water quality. The project is located on an existing residential site serviced by Tustin Water Operations.The scale of the project does not have the potential to impact water supplies,nor deplete wvundwita supplies or interfere with groundwater recharge or lower the local ground water table level Separate water meters will be required for each dwelling unit to connect to the water mainline along Bonita.Street. The project would not redirect flood waters and the site it not within.as area that would expose people to seiche,tsunami,or mudflow. Mitigadon/Monitoring Required: No mitigation is required,. implementation and operations management of the best management practices.and recommendationscontained within.the final approved Water Quality Management Plan for the project .Sources: •Field Verification Submitted Plans Tustin City Code Resolution No. 16-09-Exhibit A Page 30 of 35 Att aoA Evaluation of Environmental Impacts 1051 Bonita Street Page 10 Tustin General Plan Tustin Grading Manual Flood Insurance Rate Map dated December 3,2009(Map Number 06059002773) Tustin Guidelines for Preliminary WQMPs TCC Section 4900 d aL—Water Quality Control Preliminary Water Quality Management Plan X. LAND USE&PLANNING Items q&c -"No lmpacr": The subject property is currently and has always been used for residential purposes since urbanization of the area in the early 20° century. The property is zoned as Multiple Family Residential (R3 2000) and surrounded on all sides by other residential uses with the same zoning designation. As proposed,residential uses would continue at the site which are consistent with other uses in the neighborhood and there would be no physical division of the existing commmity. There is no established habitat conservation plan or natural community conservation plan within the area of the project site. The project would not conflict with any applicable conservation plan. !tenth-"Las Than Significant Impact": General Plan Amendment 2015-01 proposes to change the property's General Plan Land Use Designation from Community Commercial (CC) to High Density Residential (HDR). The property's prior Land Use Designation of Multiple Family Residential (ME) was changed to Community Commercial(CC)during a comprehensive City initiated General Plan Update approved in 1994.. Multiple tinnily zoning and use of the property was never changed to reflect CC Land Use Designation or implemem a commercial use. Without significant lot consolidation with other properties and redevelopment along Newport Avant, commercial development of the propety is highly unlikrly due to the small lot size(8,500 square feet),lot orientation(narrow street frontage), and location(surrounding residential uses). The proposed General Plan Amendment would return the property to its prior General Plan Land Use Designation which would be consistent with the existing use of the property and offer a more practicable land;use of the property given the existing context. Mitigation/Monitoring Required No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General.Plan Tustin Zoning Map XI. MINERAL RESOURCES lams a,b-"No Impact": According to the City of Tustin General Plan Conservation/Open Space/Recreations Element (Figure COSR-2) there are no known mineral resources within the City that would be of value to the region and the residents of the state. The proposed development will not have impacts on energy conservation or mineral resources with respect to adopted energy conservation plans or loss of available Imown mineral resources. Resolution No. 16-09-Exhibit A Page 31 of 35 lusdo¢tA EvAtt Evaluation of Environmental Impacts 1031'Bonita Street Page 11 Mibgatfon/MonitoiingRequired:No mitigation is required. Sources: Submitted Plans Tustin General Plan XII. NOISE flans a.b.c.e.and f—"No Impctt": The proposed residential condominium project is not anticipated to expose persons to or generate noise levels in excess of local standards of the General Plan or noise ordinance or expose persons to excessive groundbome vibration.Construction activities would be required to comply with.the City's restrictions.on allowable construction hours. The project proposes a total of four dwelling units. which equates to two additional residences than currently existing at the site and is not anticipated to create any noise impacts to the existing neighborhood. A noise analysis baa been prepared for the project which identifies construction design standards and materials to ensure thatthe two new condominium buildings will meet the requirements of the City's Noise Ordinance. The site is not located within an airport land use plan or a private airstrip hard"Less Than Munificent Impact": Development of the site would result in short-term construction noise impacts that will be minimized through adherence to the City's construction hours. Mitigation/Monitoring Required: No mitigation is required, implementation/installation of the construction and material recommendations contained within the Noise Analysis prepared for the project. Sources: Tustin City Code Tustin General Plan John Wayne Airport Environs Land Use Plan XIII: POPULATION&HOUSING. Item a—c"No Inman": The project site is improved with two residential dwelling units and the proposed project would result in the station of a total of four dwelling units fora net gain of two dwelling units. The creation of two additional dwelling units at the subject property would not induce substantial population growth ih anurban•area that is already built-aut. The two editing dwelling units attthe subject property are rental units which would require the tenants to relocate upon project approval and construction activities. The removal of twodwelling units to be replaced with four dwelling units and the displacement of two tenants would not constitute the displacement.of"substantial numbers of existing housing or people. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin Gaidal Plan Tustin City Code Resolution No. 16-09-Exhibit A Rage 32 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 12 XIV. PUBLIC SERVICES Item a-"No Impact": There will be no increase in the demand to public services as a result of the proposed project All public services arc existing and adequate to serve the aggregate of two additional dwelling snits that is being proposed. The project site is an infill site currently used for residential purposes and located within an urbanized area The development is required to pay School Impact fees as adopted by the Tustin Unified School District,and the project will be routed to all affected agencies for review and comment. All other new development fees applicable to the project will also be required to be paid The Orange County Fire Authority provides fire protection services to the City of Tustin and has reviewed the proposed project The City of Tustin Police Department has reviewed the project and has no concerns regarding their ability to service the project. No impact to public services requiring new or physically altered facilities such as schools, fire protection,police services, City or regional parks,or other public facilities are anticipated as a result of the project. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan XV. RECREATION Item a&b"No Impact": The project proposes the construction of a four unit condominium complex which would provide 1,618 square feet of open space on-site for use by the residents. The size of the project would not result in a significant increase in the use of park or recreation facilities which would lead to substantial physical deterioration of said facilities. No recreation facilities are planned in association with the proposed project;however,the subdivider would be required to pay fees in-liar of providing park facilities in accordance with the City's Subdivision .'.:•.ce. MItigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan XVI. TRANSPORTATIONITRAFFIC Item a—f"No Impact". No roadway improvements are proposed or required for thedeveloprnent. No impacts to traffic are anticipated as the project proposes a four unit condominium complex on a property currently used for residential proposes within a built-out residential neighborhood. The proposed project meets the zoning and development standards of the Multiple Family Residential(R3 2000)zoning district Proposed construction within the public right-of-way will involve the relocation of the drive apron along Bonita Street as well as installation of the public sidewalk Theproperty is an interior lot Resolution No. 16-09-Exhibit A Page 33 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 13 which is over 200 feet from the closest street intersection. Fire•Depatmtent access along the 170 foot long property are available from Bonita Street as well as the public alley to Mercer of the property. As proposed; the project would not conflict with any circulation plan,traffic patterns, congestion management program,or create hazards to the public. Mitigation/Monitoring Required:No mitigation is required. Sources:. Field Verification Submitted Plans Tustin City Code Tustin General Plan XVII. UTILITIES&SERVICE SYSTEMS Items a—r- "No Impact": Water andsewer services and other utilities are available to the site since the project is within an urbanized area and has been previously developed. The City of Tustin Water Department has reviewed the proposed project for compliance with their standards. The proposed four condominium residences would replace existing residential structures on site and would not create a substantial draw on existing utilities. Separate water meters will be required for each dwelling unit to connect to the water mainline along Bonita Street. The project is a priority project and a preliminary Water Quality Management Plan (WQMP) has been prepared to evaluate water treatment on-site. Construction of new wastewater treatment amt/or storm drain facilities to service the project are not required. The project will connect to the existing sewer system. Compliance with utility or service provider and City requirements identified during project review will ensure that no impacts occur. CR&R Waste Services provides solid waste collection and disposal services to the City of Tustin. The project would be required to comply with local,state, and federal requirements for integrated waste management(i.e.recycling)and solid waste disposal The project is anticipated to have no impact on landfill capacity. Mitigation/Monitoring Required:No mitigation is required. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan Tustin Guidelines for Preliminary WQMPs XVIN. MANDATORY FINDINGS OF SIGNIFICANCE Items.a-c- "No Impact": The project involves the development of a four unit condominium complex consisting of two buildings which would replace two existing detached residential units. General Plan Amendment 2015-01 would tenni; the property to the General Plan Land Use Designation for high density residential purposes which the property was previously designated consistent with other residentially used properties along Bonita Street. The neighborhood is built-out within an urbanized area and has been developed for residential purposes. The project meets the applicable development standards of the Multiple Family Residential (R3 2000) zoning district. There are no cumulative impacts anticipated and the project is not expected to have any adverse effects on human beings. Resolution No. 16-09-Exhibit A Page 34 of 35 Attachment A Evaluation of Environmental Impacts 1051 Bonita Street Page 14 Mitigaiion'Maniwring Required:No mitigation is requited. Sources: Field Verification Submitted Plans Tustin City Code Tustin General Plan City of Tustin Historical Resources Survey(1990) Update to Tustin Historical ResourcesSurvey(2003) Resolution No. 16-09-Exhibit A Page 35 of 35