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HomeMy WebLinkAbout10 LTR TO SANTA ANA 10-02-06AGENDA REPORT Agenda Item 10 Reviewed: City Manager: Finance Director N/A MEETING DATE: OCTOBER 2,2006 TO: WILLIAM A. HUSTON, CITY MANAGER FROM: COMMUNITY DEVELOPMENT DEPARTMENT SUBJECT: CITY OF TUSTIN RESPONSE TO CITY OF SANTA ANA SEPTEMBER 5, 2006, NOTICE OF PREPARATION (NOP) FOR THE METRO EAST MIXED USE OVERLAY ZONE DRAFT EIR SUMMARY City Council authorization is requested for the City of Tustin's response to the Notice of Preparation (NOP) of a Draft Environmental Impact Report (DEIR) prepared for a General Plan Amendment and Zoning Code Amendment to allow for the development of higher density mixed-use and/or residential land uses within an overlay zone of 200 acres. The proposed Overlay Zone is located directly adjacent to the City of Tustin, west of Tustin Avenue, south of East Sixth Street, and between Interstate 5 and State Route 55 in the City of Santa Ana (Location Map - Attachment A). A similar NOP was circulated in March of 2006, and comments on that first NOP were reviewed by the Council on April 3, 2006, and transmitted to the City of Santa Ana. The previous NOP included two project-specific developments, while the revised NOP includes one project-specific development. The Draft EIR is proposed to include a program level document (Volume One) to analyze the potential environmental impacts of implementing the 200-acre Overlay Zone that would allow development up to 23 stories and an overall 3.0 floor area rato and a project level document (Volume Two) to analyze a project-specific development currently proposed within the Overlay Zone called the "First and Cabrillo Tower" project. The project proposes approximately 374 residential units in buildings up to 22 stories and approximately 8,900 square feet of commercial space. RECOMMENDATION: That the City Council authorize staff to forward the attached response letter to the City of Santa Ana. City Council Report NOP for Santa Ana DEIR October 2,2006 Page 2 FISCAL IMPACT: There are no direct fiscal impacts associated with this action. BACKGROUND AND DISCUSSION: The proposed project includes a General Plan Amendment and Zoning Code Amendment to allow for the development of mixed-use and/or residential land uses within an overlay zone of 200 acres located directly adjacent to the City of Tustin. (Location Map - Attachment A). The program level analysis of the Draft EIR will study the potential environmental impacts resulting from the rezoning and the associated higher density development that could be built within the proposed Overlay Zone. The project-specific development currently proposed is the First and Cabrillo Towers project, which proposes approximately 374 residential units in buildings up to 22 stories and approximately 8,900 square feet of commercial space. The proposed project would generally increase the maximum General Plan Floor Area Ratio for the 200-acre Overlay Zone from 2.0 to 3.0. A floor area ratio of 3.0 is a relatively high density for this area and would allow for the construction of high rise buildings. The proposed increase in development intensity may have significant traffic impacts to arterial streets in the City of Tustin. In addition to traffic impacts, there is a potential for aesthetic, noise, land use, and aircraft overflight impacts to the City of Tustin. The letter also addresses an issue with respect to potential development at 900 West First Street (the former Revere House site) within the City of Tustin and the site immediately to the west of 900 West First Street. It is staff's understanding that the City of Santa Ana may be considering a development proposal or proposals affecting property in areas immediately adjacent to the project area and that a developer, NDC, has or is in the process of purchasing property generally located at 900 West First Street in the City of Tustin and the site immediately to the west of 900 West First and which is in the City of Santa Ana. This developer has contacted the City of Santa Ana and has indicated a desire to pursue a future mixed use development. To the extent such development is proposed for property within the City of Tustin, such development will be subject to review and approval by the City of Tustin. Notwithstanding the fact that such development may occur in the City of Tustin, it may be prudent to include any such development proposal within the scope of the EIR for the Project, subject to a full review of the environmental consequences of such development and included in the cumulative effects analysis of the EIR. However, we would expect the City of Tustin to be afforded all appropriate review, comment, and decision making authority associated with and provided to a responsible agency under CEQA. In addition, we would also expect the developer to submit a General Plan Amendment, Zone Change, and all associated entitlement requests to the City of Tustin that would be required for any development proposed on the Tustin site. City Council Report NOP for Santa Ana DEIR October 2, 2006 Page 3 The Community Development and Public Works Departments have reviewed the subject Notice of Preparation. Although a similar NOP was circulated in March of 2006, and comments on that first NOP were reviewed by the Council on April 3, 2006, staff believes that it is in the City's interest to be on record again regarding this matter and has prepared nearly identical correspondence expressing the City's concerns regarding the September 5, 2006, Notice of Preparation document (see Attachment B). Staff requests that the Tustin City Council review and consider these comments and, if acceptable, authorize their formal transmission to the City of Santa Ana. Scott Reekstin Senior Planner EIizabeth A. Binsack Community Development Director Attachments: A. Location Map B. Draft Comment Response Letter C. Notice Of Preparation S:\Cdd\CCReports\NOP 2 Santa Ana Metro East Overlay.doc ATTACHMENT A Location Map , / o I ''., r '~O~m.o~d Bar .f Rowland~ .= I. i~__l1eights "'" J ","c'.;t>/ ~J!~ra-.. 'It 0 SAN G GJ;i{ E S HeightS. ,.' p / 't'a~~dcrest , l · .... ,. m rjt.... // o ...... 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J;' ; . _ ~.!ia...,SL 2:" ~~.~.. ~ .j -.:r? , Costal' Mesa " /' .. o NORTH NOT TO SCALE FIGURE 1 Regional and Vicinity Map City of Santa Ana ATTACHMENT B Draft Comment Response Letter October 3, 2006 City of Santa Ana Planning and Building Agency Attn: Sergio Klotz 20 Civic Center Plaza Santa Ana, CA 92702 SUBJECT: REVIEW OF SEPTEMBER 5, 2006, NOP FOR THE CITY OF SANTA ANA METRO EAST MIXED USE OVERLAY ZONE DRAFT EIR Dear Mr. Klotz: Thank you for the opportunity to provide comments on the September 5, 2006, Notice of Preparation (NOP) prepared for the Draft Environmental Impact Report (DEIR) for a General Plan Amendment and Zoning Code Amendment to allow for the development of higher density mixed-use and/or residential land uses (up to 23 stories and an overall 3.0 floor area ratio) within a 200-acre overlay zone generally located west of Tustin Avenue, south of East Sixth Street, and between Interstate 5 and State Route 55 in the City of Santa Ana (Project). The project-specific development currently proposed is the First and Cabrillo Towers project, which proposes approximately 374 residential units in buildings up to 22 stories and approximately 8,900 square feet of commercial space. The City of Tustin has identified the following concerns and issues that we request be addressed in the Draft Environmental Impact Report. Traffic 1. All development within the Project should be required to fully mitigate, including the acquisition of necessary right of way and construction of all requisite public improvements, any negative impact that may affect any other property, regardless of jurisdictional boundaries. We believe that there will be a significant increase in traffic, circulation, noise and parking impacts on property within the City of Tustin, so the Project must contain mitigation measures and conditions of approval to address all Project impacts, including cumulative impacts. 2. Given this specific project area, there are significant traffic operational issues that should be considered in the DEIR. The required operational analyses should supplement standard intersection evaluations. The traffic operational issues should include potential freeway ramp operation impacts on the arterial roadways related to ramp metering, the spacing of intersections including the Mr. Sergio Klotz Santa Ana Metro East NOP October 3, 2006 Page 2 freeway interchange intersections, lane utilization related to accessing the freeway, impacts due to limited east-west and north-south arterials as a result of freeway crossings, and any potential need to implement traffic diversion methods. 3. Some of the traffic concerns related to this area are highlighted by the recent 1- 5/SR-55 weaving/merging study by the OCT A. There are identified impacts at the interchange which need to be considered in the analyses. 4. The uncertainty associated with the extension of Measure M funding places increased reliance on the arterial street system. An evaluation should be provided, whereby all potential impacts without Measure M funding on the City of Tustin are addressed. Realistic assessment of the use of the arterial roadways as a bypass to the freeway system should be considered. 5. There should be a complete and thorough discussion of the traffic model assumptions, such as ramp metering assumptions, TOM credits, and freeway congestion, etc. 6. The OEIR should utilize a select zone model run to identify where the Project traffic will travel on the surrounding roadways, including those roadways in the City of Tustin. 7. Given the proposed changes in land uses, the analyses should consider the potential "worst case" traffic impacts and required mitigations associated with build out of the Overlay Zone before the individual projects are considered. Essentially the ultimate conditions need to be evaluated to assure adequate infrastructure can be provided to support the Overlay Zone project and that each individual project provides its "fair share" of the ultimate infrastructure needs. 8. There is a significant amount of new development approved in the City of Irvine that will likely use arterials roadways, including Irvine Boulevard, First Street, Bryan Avenue, Main Street, and EI Camino Real. These volumes should be considered in the OEIR. 9. The OEIR should clearly identify the methodology for the selection of the study area and traffic analysis locations. There are no preliminary trip generation calculations provided in the NOP, so it is difficult to estimate potential impacts to the City of Tustin. There is a need to evaluate all locations that would experience significant traffic impacts, both cumulative and project related. For locations within the City of Tustin, the traffic analyses must be consistent with City of Tustin criteria and methodologies. Furthermore, the traffic analyses for the proposed projects should be based on traffic forecasts derived from a traffic model that includes the Tustin Legacy Project. As there are no traffic analyses provided as a part of the NOP, the City of Tustin may have additional comments once these materials are provided for review. Mr. Sergio Klotz Santa Ana Metro East NOP October 3, 2006 Page 3 10. The NOP provides descriptions of the Project land uses/sizes and MPAH road system changes. The DEIR will need to detail the effects of the assumed road system changes and as the effects of the traffic generated by the proposed project. 11. From a land use and traffic perspective the definition of the Project is critical and should be clearly defined in the DEIR. The analysis needs to consider the land use changes, the road system changes and what conditions will be considered as the "baseline" regarding identification of Project related impacts. 12. There are different traffic projections dependent on whether a toll or non-toll operation is assumed for the Transportation Corridors. There should be analyses of the worst case, which is anticipated to be the "with toll" conditions. Noise 13. The DEIR should include a full analysis of any potential impacts to the flight paths to John Wayne Airport. It must be assured that the proposed high rise buildings do not impact the flight paths for aircraft and potentially increase noise impacts for Tustin residents or increase the number of flights over the City of Tustin due to a diversion of flights farther to the east. 14. The DEIR should include a complete analysis of potential long-term traffic related noise impacts to receptors along First Street, Irvine Boulevard, Yorba Street, and Pacific Street in the City of Tustin and along any other arterials that that may be impacted by "cut-through" traffic. The historic resources and other sensitive uses along these arterials must be protected from these impacts. Land Use 15. Because of the potential noise, traffic, and aesthetic impacts to adjacent uses and historic resources, the DEIR should identify how a buffer zone, including the potential implementation of traffic diversion techniques, will be implemented along the eastern and southern boundaries of the Overlay Zone. The DEIR should specifically identify the general range of proposed outright permitted and conditionally permitted uses within these buffer areas. 16. It should be explained in the DEIR whether the transfer of development rights will be permitted in the Overlay Zone and what type of process would be required to obtain a transfer of development rights. 17. The DEIR should analyze whether the proposed Overlay Zone would justify the need for new on-ramps and/or off-ramps to the SR-55 Freeway at First Street. If the improvements are justified, the Draft EIR must identify the significant potential impacts associated with such improvements and the methods to be utilized to protect the adjacent sensitive uses, which include significant historic resources. Mr. Sergio Klotz Santa Ana Metro East NOP October 3, 2006 Page 4 18. It is our understanding that the City of Santa Ana may be considering in the near future a development proposal or proposals affecting property in areas immediately adjacent to the project area. Specifically, it is our understanding that a developer, NDC, has or is in the process of purchasing property generally located at 900 West First Street in the City of Tustin and the site immediately to the west of 900 West First and which is in the City of Santa Ana. This developer has contacted the City of Santa Ana and has indicated a desire to pursue a future mixed use development. Obviously, to the extent such development is proposed for property within the City of Tustin, such development will be subject to review and approval by the City of Tustin. Notwithstanding the fact that such development may occur in the City of Tustin, we believe it would be prudent to include any such development proposal within the scope of the EIR for the Project, subject to a full review of the environmental consequences of such development and included in the cumulative effects analysis of the EIR. We would of course expect the City of Tustin to be afforded all appropriate review, comment, and decision making authority associated with and provided to a responsible agency under CEQA. In addition, we would also expect the developer to submit a General Plan Amendment, Zone Change, and all associated entitlement requests to the City of Tustin that would be required for any development proposed on the Tustin site. Aesthetics 19. The DEIR should include a detailed view analysis which focuses on proposed or potential views from the various sensitive land uses, including the many historic resources in the vicinity, toward the Overlay Zone. General 20. Portions of the proposed Overlay Zone are directly adjacent to, or in close proximity to, portions of the City of Tustin. Of significant concern are the potential aesthetic, noise, and traffic impacts to the sensitive uses and historic resources to the south and east of the overlay area, which include S1. Jeanne de Lestonnac School, the Briarcliff residential community, Old Town Tustin, and other residential neighborhoods. The DEIR should specifically analyze the potential impacts to these sensitive uses and the need to implement various techniques to reduce these impacts, including traffic diversion. 21. The DEIR should identify which types of outreach programs. will be utilized to disseminate information and gather input from the various residential and business groups that have an interest in the portions of Tustin which are located directly south and east of the proposed Overlay Zone. I would appreciate receiving a copy of the Draft EIR, or in the event the Tustin property is included in the Project, the Screen Check copy of the Draft EIR, including the detailed traffic analysis when it becomes available. Prior to such time, we expect that you will Mr. Sergio Klotz Santa Ana Metro East NOP October 3, 2006 Page 5 consult with us in a timely manner in full compliance with CEQA during the document preparation and project review process. If you have any questions regarding the City's comments, please call me at (714) 573-3016 or Terry Lutz, Principal Engineer, at (714) 573-3263. Sincerely, Scott Reekstin Senior Planner cc: William A. Huston Elizabeth A. Binsack Tim Serlet Dana Kasdan Dana Ogdon Doug Anderson Terry Lutz EB:Santa Ana Metro East Overlay NOP 2 Letter.doc ATTACHMENT C Notice of Preparation NOTICE OF PREPARATION DRAFT ENVIRONMENTAL IMPACT REPORT September 5, 2006 PROJECT TITLE: J\;Ietro EastJ\li..xed Use Overlay Zone LEAD AGENCY: City of Santa Ana COUNTY: Orange County PROJECT LOCATION tvli..xed Use Overlay Zone (Overlay Area) The proposed J\;Ietro East J\;Ii.xed Use Overlay Zone (Overlay Area) is located generally in the area west of Tustin ~-\ venue, south of east Sixth Street, and between 1-5 and SR-55 in the City of Santa Ana in Orange County (See Figure 1). First and Cabrillo Towers The proposed development project site is within the Overlay Area and is bound by First Street to the south, and Cabrillo Park Drive to the west. (See Figure 1). DESCRIPTION OF THE PROJECT Program Level The City of Santa Ana proposes the creation of a mL'{ed-use overlay zone, hereafter referred to as the Overlay Area, over a portion of the City. The Overlay Area is comprised of over 200 acres of land that is designated in the City's General Plan for Professional and Administrative Office, and is currently developed with commercial and office uses. It should be noted that several large vacant properties are located along the western boundary of the Overlay Area. The areas surrounding the Overlay Area are a mix of residential and commercial properties, including a single-family residential neighborhood to the north, and a private school and multi-family residential properties to the south. The ()verlay Area, as shown in Figure 1, is located immediately east of the Santa Ana Freeway (Interstate 5 or 1-5) and immediately west of State Route 55 (SR-55) in the 'City of Santa Ana in Orange County. The junction of 1-5 and SR-55 is located approximately 0.2 mile to the southeast. The Overlay Area is bounded by the Santa Ana Freeway (1-5) on the west and south; Tustin Avenue on the east; and East 6th Street on the north. Several roadways provide access to properties within rvIerro East rvIixed Cse Overlay Zone Notice of Preparation August 25, 2006 the Overlay Area, including East First Street, East Fourth Street, Cabrillo Park Drive, Park Court Place, East SL"ah Street, Parkcenter Drive, and North Golden Circle Drive. The purpose of the overlay zone is to allow for the development of mixed-use and/or residential land uses within the Overlay Area. To accommodate this objective, the City will need to amend the current General Plan to permit these new land uses, and amend the Zoning Code to establish development st~ndards that implement the City's vision for the development of mL"{ed-use and/or residential projects within the Overlay Area. These amendments will allow the City to encourage a more active commercial and residential community, provide an expanded economic base, maximize property and sales tax revenues, and improve the jobs/housing balance within the City. Creation of this Overlay Area will also allow the City to consider subsequent actions consistent with these updates in the General Plan and Land Use designations. Project Specific One project-specific development, consistent with the objectives of the proposed overlay zone designation, is currently being proposed within the Overlay Area. Fin"! ~md Cabnilo Towers The project-specific development, hereafter referred to as the First and Cabrillo Towers, is located on approximately 5 acres of land in the central portion of the Overlay Area. The applicant for this development, NDC Development, is proposing the development of commercial and residential space located along First Street and Cabrillo Park Drive. The development includes 450,000 square feet (sf) of residential areas, approximately 8,900 sf of retail/commercial areas, and approximately 768 parking spaces in an existing garage. Approximately 374 residential units (varying in size trom one to three bedrooms) will be developed spread over two 21- and 22-story high-rise towers. The First and Cabrillo Towers site will also include a fitness center, party/recreation room, la'\vn areas, rooftop pool, jacuzzi, barbecue area, pool cabanas, and valetl concierge service. As the First and Cabrillo Towers site is currently developed, some demolition would be required, although the existing parking structure would be renovated and incorporated into the new site design. Following demolition, the entire site would be graded and compacted, follo~ved by completion of necessary trenching (e.g., for utility hookups to buildings). The building foundation, buildings, and utilities wou~d then be constructed. Finally, the area surrounding the buiklings would be ccvered with concrete and asphalt; curb-breaks and driveways would be added; sidewalks would be improved; and landscaping, site fencing, and any fmal work would be completed. Construction activities are scheduled to begin in J\Iarch of 2007, and would be completed within 39 months. The proposed Draft Environmental Impact Report (EIR) will have two volumes. Volume One (program EIR) will evaluate, at a programmatic level, the potential environmental effects of implementing a mL'{ed-use overlay zone (Overlay Area) over a portion of the City of Santa Ana. Volume Two of the ErR will evaluate the potential environmental effects of the proposed project- specific development of the First and Cabrillo Towers. Page 2 ivletro Eastivuxed Cse Overlay Zone Notice of Preparation August 25. 2006 PROBABLE ENVIRONMENTAL EFFECTS Potential environmental effects of the proposed project for which detailed analysis will be conducted as part of the Draft EIR, include: (refer to Attachment 1 for further clarification) . Aesthetics . Land C se and Planning . Air Quality . Noise . Biological Resources . Population and Housing . Cultural Resources . Public Services . Geology and Soils . 'transportation and Traffic . Hazards and Hazardous . C tilities and Service rvraterials S vs tems . Hydrology and Water Quality The proposed project was detennined to have no potential environmental effe.cts with respect to two California Environmental Quality Act (CEQA) issue areas (Agricultural Resources and }\:[ineral Resources), as explained further in Attachment 1. .As such, these areas will not be analyzed further in the EIR. In compliance with the State guidelines for implementation of CEQA, this Notice of. Preparation (NOP) is hereby sent to you to inform you that the City of Santa Ana is preparing an EIR on the aforementioned project. As Lead Agency, the City of Santa Ana needs to know the views of your agency as to the scope and content of the environmental information which is germane to your agency's statutory responsibilities in connection with the proposed project. Written comments may be submitted via mail to the follo\ving address: City of Santa Ana Planning and Building Agency 20 Civic Center Plaza Santa Ana, CA 92702 Attn: Sergio Klotz Due to the time limits mandated by State Law, your response must be sent at the earliest possible date, but no later than 30 days after receipt of this Notice. .A public information and EIR scoping meeting will be scheduled in the near future and \\Till be advertised in local newspapers and by direct mailing to notify interested individuals and agencies. In the meantime, please feel free to call Sergio Klotz, Senior Planner, at (714) 667-2700 with any questions. Sincerely, Karen Haluza, AICP Planning tvIanager Page 3 tvletro East "tvlixed Use Overlay Zone Notice of Preparation August 25, 2006 Attachment 1: Attachment 2: Potential Environmental Issues Figure 1 - Regional and Vicinity Nrap cc: Airport Land Use Commission California Air Resources Board California Department of Fish and Game California Department of Toxic Substances Control California Department of Transportation California Department of Water Resources California Office of Historic Preservation City of Costa ivIesa City of Fountain Valley City of Garden Grove City of Irvine City of Orange City of Tustin City of \Vestminster County of Orange Native American Heritage Commission Orange County Fire Authority Orange County Sanitation District Orange County Transportation Authority Santa Ana Public Library Santa Ana Regional \Vater Quality Control Board South .coast Air Quality Nlanagement District Southern California Association of Governments Tustin Unified School District U.S. Fish and Wildlife Servicep Page 4 ATTACHMENT 1 POTENTIAL ENVIRONMENTAL ISSUES ProJ!,ram LeZJeL- ~Ii."'{ed-Use Overlay Zone (Overlay Area) Project 5pecijic: First and Cabrillo Towers Aesthetics Program Level Potential effect on scenic resources, including historic buil~gs or trees Potential alterations to visual character or quality within the Overlay Area Potential changes in sources of light and glare . Project Specific Potential alterations to visual characteristics, including shade and shadows generated by the proposed development, which includes buildings ranging from 4 to 23 stories in height Potential light impacts from new commercial and residential building activities and security lighting Potential changes in sources of g~are Agricultural Resources According to the California Department of Conservation F armland ~Iapping and NIonitoring Program and based on observations of the Overlay Area, there are no current agricultural operations nor any designated areas of Prime Farmland, Farmland of Statewide Importance, or Unique Farmland in the Overlay Area. Therefore, there would be no impacts to agricultural resources at the program or project-specific levels, and this issue will not be addressed in the Draft EIR. Air Quality Program Level Consistency with adopted air quality plans Short-term emissions from construction within the Overlay.Area Long-term operation emissions from mobile and stationary sources within the Overlay Area Potential air quality effects on sensitive receptors Project Specific Consistency with adopted air quality plans Short-term emissions from construction of the proposed project Long-term operation emissions from project-generated mobile and stationary sources Potential air quality effects on sensitive receptors . Biological Resources Program Level Potential effects on biological resources including trees and migratory birds . . Consistency with local policies, ordinances, and plans in place to protect biological resources, including the City's Conservation Element Page 5 Project Specific Potential effects on biological resources including trees and migratory birds Consistency with local policies, ordinances, and plans in place to protect biological resources, including the City's Conservation Element Cultural Resources Program Level Potential effects to the historic and ar~hitectural qualities in the ()verlay Area Potential effects to archeological and paleontological resources Consistency with the City's Conservation Element . Project Specific Potential effects to archeological and paleontological resources during excavation of the proposed project Consistency with the City's Conservation Element Geology and Soils Program Level Potential effect of surface ruptures, ground shaking, and ground failure Seismic considerations in the siting and design of future development Suitability of soils for future development Extent of grading and export of earth materials that may result in potential erosion impacts Seismic shaking impacts and liquefaction impacts Consistency with the City's Seismic Safety Element Project Specific Seismic considerations in the siting and design of the proposed developments Extent of grading and export of earth materials that may result in potential erosion impacts Seismic shaking impacts and liquefaction impacts Consistency with the City's Seismic Safety Element Page 6 Hazards and Hazardous Materials Program Level Potential effects of the use, transport, and disposal of hazardous materials Potential toxic emissions or wastes from potential future operational and construction activities Consistency with emergency response plans Project Specific Pote:t;ltial radio wave interference by the proposed 20- and 23- story buildings Potential toxic emissions or wastes from construction activities Consistency with City emergency response plans Hydrology and Water Quality Program Level Potential effect of siltation during construction-related earthmoving activities Potential change in amount and quality of storm water runoff and effect on drainage system Potential alteration of drainage patterns' Consistency with adopted water quality standards or waste discharge requirements Potential exposure of people to flooding from the Santa Ana River Project Specific Potential for siltation during construction-related earthmoving activities Potential effect on the rate and/ or volume of surface runoff from increases in impervious surfaces Proposed effect of runoff on water quality Potential alteration of drainage patterns: Consistency with adopted water quality standards or waste discharge requirements Potential exposure of people to flooding from the Santa Ana River Land Use and Planning Program Level Compatibility with adjacent land uses both in and out of the Overlay Area Consistency with the City's Land Use Element, Urban Design Element, and Development Intensity Standards Project Specific Compatibility with adjacent land uses Consistency of ~he proposed project with planning principles of the Overlay Area Page 7 Mineral Resources According to the USGS Geologic Survey, there are no mineral resources in the Overlay Area or project specific sites considered locally or regionally important. Therefore, the EIR for the project will not evaluate the potential loss of important mineral resources at the program or project-specific level. Noise Program Level . Potential increase in long-term noise in the Overlay Area that may affect local sensitive receptors Short-term construction related noise and vibration . Compliance \vith the City's Environmental Health and Safety Element Project Specific Potential increase in long-term noise from the project sites that may affect local sensitive receptors Short-term construction-related noise and vibration at the project sites Compliance with the City's Environmental Health and Safety Element Population and Housing Program I ~evel Potential effect of displacing existing housing Potential impact on population growth in Overlay Area Potential impact on housing demand Consistency with the City's Housing and Economic Development Elements Project Specific Potential direct effect on population growth of the proposed project Consistency with the City's Housing and Economic Development Elements Public Services Program Level Potential effect on fire and police protection services Potential effect on schools Potential effect on existing parks serving the area Project Specific Potential effect on fire and police protection services Potential effect on schools through increase in residential units Potential effect on existing parks serving the area through potential increase in population R~creation Program Level Potential impact of increased demand for recreational facilities Consistency with the Open Space and Recreation Element Project Specific Potential impact of increased demand for recreational facilities in and out of the project sites Page 8 Transportation and Traffic Program Level Long-term operational effects on access, parking, and circulation Potential impacts from vehicle trips on local intersections and the regional highway network Potential effects on the demand for parking Consistency with the City's Circulation Element and Growth l\:Ianagement Element Project Specific . Potential for short-term construction effects on vehicle queuing, access, parking and circulation Long-term operational effects on access, parking, and circulation Potential impacts from vehicle trips on local intersections and the regional highway network Potential effects on the demand for parking Utilities and Service Systems Program Level Potential effects of increased development on utility conveyance systems, including: wastewater and water treatment, water supply, storm water drainage facilities, solid waste disposal, electricity and natural gas Project Specific Potential effects of utility infrastructure improvements and physical amenities, such as a pool, and other water quality/water supply facilities Potential effects of incremental extensions of water and wastewater infrastructure Potential effects of altering the existing drainage pattern at the site and additional runoff that "Could exceed the capacity of existing storm water systems Potential effect of increased water demands resulting from new residential and commercial uses (A water supply assessment pursuant to SB 610 will be prepared in connection with the Draft EIR.) 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