PC 2017/11/13
City of Anaheim
Planning Commission
Agenda
Monday, November 13, 2017
Council Chamber, City Hall
200 South Anaheim Boulevard
Anaheim, California
• Chairperson: Bill Dalati
• Chairperson Pro-Tempore: Michelle Lieberman
• Commissioners: John Armstrong, Jess Carbajal, John Gillespie,
Kimberly Keys, Steve White
• Call To Order - 5:00 p.m.
• Pledge Of Allegiance
• Public Comments
• Public Hearing Items
• Commission Updates
• Discussion
• Adjournment
For record keeping purposes, if you wish to make a statement regarding any item on the
agenda, please complete a speaker card in advance and submit it to the secretary.
A copy of the staff report may be obtained at the City of Anaheim Planning and Building
Department, 200 South Anaheim Boulevard, Anaheim, CA 92805. A copy of the staff
report is also available on the City of Anaheim website www.anaheim.net/planning on
Thursday, November 9, 2017, after 5:00 p.m. Any writings or documents provided to a
majority of the Planning Commission regarding any item on this agenda (other than writings
legally exempt from public disclosure) will be made available for public inspection in the
Planning and Building Department located at City Hall, 200 S. Anaheim Boulevard,
Anaheim, California, during regular business hours.
You may leave a message for the Planning Commission using the following
e-mail address: planningcommission@anaheim.net
11-13-2017
Page 2 of 4
APPEAL OF PLANNING COMMISSION ACTIONS
Any action taken by the Planning Commission this date regarding Reclassifications,
Conditional Use Permits, Variances, Public Convenience or Necessity Determinations,
Tentative Tract and Parcel Maps will be final 10 calendar days after Planning Commission
action unless a timely appeal is filed during that time. This appeal shall be made in written
form to the City Clerk, accompanied by an appeal fee in an amount determined by the City
Clerk.
The City Clerk, upon filing of said appeal in the Clerk's Office, shall set said petition for public
hearing before the City Council at the earliest possible date. You will be notified by the City
Clerk of said hearing.
If you challenge any one of these City of Anaheim decisions in court, you may be limited to
raising only those issues you or someone else raised at the public hearing described in this
notice, or in a written correspondence delivered to the Planning Commission or City Council
at, or prior to, the public hearing.
Anaheim Planning Commission Agenda - 5:00 P.M.
Public Comments
This is an opportunity for members of the public to speak on any item under the jurisdiction of
the Anaheim City Planning Commission or provide public comments on agenda items with the
exception of public hearing items.
11-13-2017
Page 3 of 4
Public Hearing Items
ITEM NO. 2
CONDITIONAL USE PERMIT NO. 2017-05937
(DEV2017-00092)
Location: 1531 West Broadway
Request: The applicant requests to permit a retail
automobile sales agency office within a portion of an
existing industrial building.
Environmental Determination: The Planning
Commission will consider whether the proposed action is
Categorically Exempt from the requirements to prepare
additional environmental documentation per California
Environmental Quality Act (CEQA) Guidelines, Section
15301, Class 1 (Existing Facilities).
Resolution No. ______
Project Planner:
Lindsay Ortega
lortega@anaheim.net
ITEM NO. 3
GENERAL PLAN AMENDMENT NO. 2016-00509
RECLASSIFICATION NO. 2016-00293
CONDITIONAL USE PERMIT NO. 2017-05933
TENTATIVE TRACT MAP NO. 18045
(DEV2016-00042)
Location: 312-400 South Euclid Street and
1678 West Broadway
Request: The following land use entitlements are being
requested: (i) a General Plan Amendment to redesignate
the property from the General Commercial and Corridor
Residential to the Low-Medium Density Residential
designation; (ii) a Reclassification, or rezoning, of the
property from the “C-G” General Commercial zone to the
“RM-3” Multiple Family Residential zone; (iii) a Conditional
Use Permit to allow a 39-unit detached and attached
single-family residential development with modified
development standards; and (iv) Tentative Tract Map to
create a 1-lot, 39-unit condominium subdivision.
Environmental Determination: The Planning Commission
will consider whether a Mitigated Negative Declaration is
the appropriate environmental documentation for this
request under the California Environmental Quality Act.
Resolution No. ______
Resolution No. ______
Resolution No. ______
Resolution No. ______
Project Planner:
Wayne Carvalho
wcarvalho@anaheim.net
11-13-2017
Page 4 of 4
Adjourn to Wednesday, November 29, 2017 at 5:00 p.m.*
*The scheduled meeting of Monday, November 27, 2017 was
rescheduled to November 29, 2017.
CERTIFICATION OF POSTING
I hereby certify that a complete copy of this agenda was posted at:
1:00 p.m. November 8, 2017
(TIME) (DATE)
LOCATION: COUNCIL CHAMBER DISPLAY CASE AND COUNCIL DISPLAY KIOSK
SIGNED:
ANAHEIM CITY PLANNING COMMISSION
The City of Anaheim wishes to make all of its public meetings and hearings accessible to all
members of the public. The City prohibits discrimination on the basis of race, color, or national origin
in any program or activity receiving Federal financial assistance.
If requested, the agenda and backup materials will be made available in appropriate alternative
formats to persons with a disability, as required by Section 202 of the Americans with Disabilities
Act of 1990 (42 U.S.C. Sec. 12132), and the federal rules and regulations adopted in implementation
thereof.
Any person who requires a disability-related modification or accommodation, including auxiliary aids
or services, in order to participate in the public meeting may request such modification,
accommodation, aid or service by contacting the Planning and Building Department either in person
at 200 South Anaheim Boulevard, Anaheim, California, or by telephone at (714) 765-5139, no later
than 10:00 a.m. one business day preceding the scheduled meeting.
La ciudad de Anaheim desea hacer todas sus reuniones y audiencias públicas accesibles a todos
los miembros del público. La Ciudad prohíbe la discriminación por motivos de raza , color u origen
nacional en cualquier programa o actividad que reciba asistencia financiera federal.
Si se solicita, la agenda y los materiales de copia estarán disponible en formatos alternativos
apropiados a las personas con una discapacidad, según lo requiere la Sección 202 del Acta de
Americanos con Discapacidades de 1990 (42 U.S.C. Sec. 12132), las normas federales y
reglamentos adoptados en aplicación del mismo.
Cualquier persona que requiera una modificación relativa a la discapacidad, incluyendo medios
auxiliares o servicios, con el fin de participar en la reunión pública podrá solicitar dicha modificación,
ayuda o servicio poniéndose en contacto con la Oficina de Secretaria de la Ciudad ya sea en
persona en el 200 S Anaheim Boulevard, Anaheim, California, o por teléfono al (714) 765-5139,
antes de las 10:00 de la mañana un día habil antes de la reunión programada.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 2
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: NOVEMBER 13, 2017
SUBJECT: CONDITIONAL USE PERMIT NO. 2017-05937
LOCATION: 1531 West Broadway
APPLICANT/PROPERTY OWNER: The applicant is Ramiro Uribe,
representing National Car Sales. The property owner is 1531 W. Broadway LLC.
REQUEST: The applicant is requesting approval of a conditional use permit to
permit an automotive sales agency office within a portion of an existing industrial
building.
RECOMMENDATION: Staff recommends the Planning Commission adopt the
attached resolution, determining that this request is categorically exempt under the
California Environmental Quality Act (Class 1, Existing Facilities) and approving
Conditional Use Permit No. 2017-05937.
BACKGROUND: This 0.3-acre property is located in the Industrial (I) zone and
is designated for Industrial land uses by the General Plan. The property is
developed with a single-story, 3,600 square foot industrial building. Surrounding
uses include industrial uses to the north and east, single family homes to the south
across Broadway, and the Fairmont Private School to the west.
PROPOSAL: The applicant proposes to establish an automotive sales agency
office within an existing industrial building. The building is currently undergoing
tenant improvements to accommodate a pool servicing business which would serve
as the primary business at the location. The primary business has three office
employees and five pool service technicians who work at off-site locations. The
industrial building would contain a manager’s office, conference room, break/copy
room, open office space, reception area, and a 1,957 square foot warehouse. In
addition to the primary business, the owner of the pool servicing company is
requesting a conditional use permit to operate a low volume specialty automotive
sales agency office. The owner would operate both businesses and would serve as
the only employee of the automotive sales business.
CONDITIONAL USE PERMIT NO. 2017-05937
November 13, 2017
Page 2 of 3
Two automotive display spaces would be located within the parking lot immediately in front of
the business. The remaining eight parking spaces would be available to employees and
company vehicles and would be located within a fenced courtyard. Potential customers would
submit inquiries to the automotive sales agency requesting a search for a specific vehicle. The
agency would locate a vehicle that matches the customer’s request. The agency would then
schedule an appointment for the customer to inspect the vehicle and complete the necessary
paperwork for purchase. Automobiles would be sold to customers on an appointment basis
only, which primarily occur on weekday evenings or weekends when the primary business is
closed. No construction is proposed as part of this request.
FINDINGS AND ANALYSIS:
Conditional Use Permit: Before the Planning Commission grants a conditional use permit, it
must make a finding of fact that the evidence presented shows that all of the following
conditions exist:
1) That the proposed use is properly one for which a conditional use permit is
authorized by this code, or is an unlisted use as defined in subsection .030
(Unlisted Uses Permitted) of Section 18.66.040 (Approval Authority);
2) That the proposed use will not adversely affect the adjoining land uses, or the
growth and development of the area in which it is proposed to be located;
3) That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use, in a manner not detrimental to either the
particular area or health and safety;
4) That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways designed and improved to carry the traffic in the
area; and
5) That the granting of the conditional use permit under the conditions imposed, if
any, will not be detrimental to the health and safety of the citizens of the City of
Anaheim.
A conditional use permit is required for automotive sales agency offices in the Industrial zone
to determine compatibility with surrounding land uses. Since automotive sales would occur on
an appointment basis, and because adequate parking would be provided on site to
accommodate both businesses (as most sales would occur during non-business hours of the
primary business), staff believes the proposed automotive sales agency would be compatible
with the surrounding residential, school, and industrial land uses. Conditions of approval have
been included in the draft resolution limiting the maximum number of automobiles displayed
in the parking lot, prohibiting advertising on the cars, and prohibiting auto displays on the
adjacent public streets.
CONDITIONAL USE PERMIT NO. 2017-05937
November 13, 2017
Page 3 of 3
The proposed uses combined require 10 parking spaces and 10 spaces would be provided on
the property. The primary pool servicing business does not have customers who visit the
property as the pool maintenance technicians go directly to the customers’ homes; therefore,
the demand for parking would only be the three office employees and the five off-site
technicians. Based on the proposed operations of the two businesses, staff believes there will
be sufficient parking available on-site to accommodate both uses.
CONCLUSION: The hours of the proposed automotive sales agency office within an existing
industrial building would not conflict with the operational characteristics of the primary use
and would be compatible with surrounding land uses. Parking would be adequate to
accommodate both the primary business and the proposed automotive sales agency office
without detrimental impacts to surrounding streets or properties. Therefore, staff recommends
approval of the conditional use permit.
Prepared by, Submitted by,
Lindsay Ortega David See
Contract Planner Acting Planning Services Manager
RRM Design Group
Attachments:
1. Draft Conditional Use Permit Resolution
2. Applicant’s Letter of Operation
3. Site and Floor Plans
4. Site Photographs
IDEV 2017-00092INDUSTRIAL
SINGLE FAMILY RESIDENCE
RS-3SINGLE FAMILY RESIDENCE
IAUTO REPAIR/SERVICE
RM-2CONDOS15 DU
IFAIRMONT PRIVATESCHOOL
IFAIRMONT PRIVATESCHOOL
IINDUSTRIAL
IINDUSTRIAL
IRAILROAD
IINDUSTRIALIINDUSTRIAL
IINDUSTRIAL
IINDUSTRIALIINDUSTRIAL
IFAIRMONT PRIVATESCHOOL IINDUSTRIAL
IAUTO SALVAGE YARD
IINDUSTRIALI
SELF STORAGE FACILITY
IINDUSTRIAL
IINDUSTRIAL
IINDUSTRIAL
IINDUSTRIAL
RS-3SINGLE FAMILY RESIDENCE
RS-3SINGLE FAMILY RESIDENCE
RS-3SINGLE FAMILY RESIDENCE
RS-3SINGLE FAMILYRESIDENCE
IINDUSTRIAL
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[DRAFT] ATTACHMENT NO. 1
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING CONDITIONAL USE PERMIT
NO. 2017-05937 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2017-00092)
(1531 WEST BROADWAY)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to approve Conditional Use Permit No. 2017-05937
to permit an automotive sales agency office within an existing industrial building ("Proposed
Project") for premises located at that certain real property at 1531 West Broadway, in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 0.3 acres in size and is currently
developed with an industrial building. The Anaheim General Plan designates the Property for
Industrial land uses. The Property is located in the "I" Industrial Zone and is subject to the
zoning and development standards of Chapter 18.10 (Industrial Zones) and Section 18.38.065
(Automotive – Sales Agency Office) of the Zoning Code (the "Code");
WHEREAS, a duly noticed public hearing was scheduled before the Planning
Commission at the Civic Center in the City of Anaheim on November 13, 2017 at 5:00 p.m., to
hear and consider evidence and testimony for and against the Proposed Project and to investigate
and make findings and recommendations in connection therewith; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for Implementation of the California Environmental
Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, the Planning Commission finds and determines that the effects of the
Proposed Project are typical of those generated within that class of projects (i.e., Class 1 –
Existing Facilities) which consist of the repair, maintenance, and/or minor alteration of existing
public or private structures or facilities, involving negligible or no expansion of use beyond that
existing at the time of this determination, and that, therefore, pursuant to Section 15301 of the
CEQA Guidelines, the Proposed Project will not cause a significant effect on the environment
and is, therefore, categorically exempt from the provisions of CEQA; and
WHEREAS, the Planning Commission, after due inspection, investigation and study
made by itself and in its behalf, and after due consideration of all evidence and reports offered at
said hearing with respect to the request for Conditional Use Permit No. 2017-05937, does find
and determine the following:
- 2 - PC2017-***
1. The request for a conditional use permit to permit an "Automotive-Sales
Agency Office" within an existing industrial building is an allowable use in the "I" Industrial
Zone as authorized by Subsection .010 of Section 18.10.030 (Uses) of the Code subject to a
conditional use permit and the zoning and development standards of Section 18.38.065
(Automotive – Sales Agency Office) of the Code.
2. The Proposed Project, under the conditions imposed, will not adversely affect
the surrounding land uses and the growth and development of the area because the Property is
developed with an industrial building and is adjacent to, and compatible with, other institutional
and industrial uses in the area.
3. The size and shape of the Property is adequate to allow the full operation of the
proposed use in a manner not detrimental to the particular area or to the health, safety and
general welfare. In addition, there is a sufficient amount of spaces in the parking lot to
accommodate the parking demand for both businesses on the Property
4. The traffic generated by the use would not impose an undue burden upon the
streets and highways designed and improved to carry the traffic in the area because the number
of vehicles entering and exiting the site is consistent with typical industrial uses that would be
permitted as a matter of right within the “I” zone.
5. The granting of Conditional Use Permit No. 2017-05937 under the conditions
imposed will not be detrimental to the health and safety of the citizens of the City of Anaheim
and will provide a land use that is compatible with the surrounding area.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission does hereby
approve Conditional Use Permit No. 2017-05937, contingent upon and subject to the conditions
of approval set forth in Exhibit B attached hereto and incorporated herein by this reference,
which are hereby found to be a necessary prerequisite to the proposed use of the Property under
Conditional Use Permit No. 2017-05937 in order to preserve the health, safety and general
welfare of the citizens of the City of Anaheim. Extensions for further time to complete
conditions of approval may be granted in accordance with Section 18.60.170 of the Code.
Timing for compliance with conditions of approval may be amended by the Planning Director
upon a showing of good cause provided (i) equivalent timing is established that satisfies the
original intent and purpose of the condition, (ii) the modification complies with the Code, and
(iii) the applicant has demonstrated significant progress toward establishment of the use or
approved development.
- 3 - PC2017-***
BE IT FURTHER RESOLVED that any amendment, modification or revocation of
this permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit
Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance
with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
BE IT FURTHER RESOLVED that approval of this application constitutes approval
of the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to
compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission
meeting of November 13, 2017. Said resolution is subject to the appeal provisions set forth in
Chapter 18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and
may be replaced by a City Council Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 4 - PC2017-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017 by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 - PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2017-05937
(DEV2017-00092)
NO. CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
OPERATIONAL CONDITIONS
1 A maximum of two (2) automobiles shall be permitted to be
displayed for sale in the parking lot adjacent to the auto dealership
business, and in the location as shown on the approved exhibits.
Planning and Building
Department,
Code Enforcement
Division
2 Ongoing during business operations, vehicle deliveries including
loading and unloading shall be performed on site. Vehicle deliveries
shall not block any part of the public right of way.
Public Works
Department,
Traffic Engineering
3 Signs, banners, balloons or other advertising devices shall only be
permitted to the extent allowed by the Zoning Code.
Planning and Building
Department,
Code Enforcement
Division
4 Automobiles shall not be stored, sold, or displayed on the adjacent
public streets.
Planning and Building
Department,
Code Enforcement
Division
5 Any graffiti painted or marked upon the premises or on any adjacent
area under the control of the business owner shall be removed or
painted over within 24 hours of being applied.
Planning and Building
Department,
Code Enforcement
Division
6 Adequate lighting of parking lots, passageways, recesses, and grounds
contiguous to buildings shall be provided with lighting of sufficient
wattage to provide adequate illumination to make clearly visible the
presence of any person on or about the premises during the hours of
darkness and provide a safe, secure environment for all person,
property, and vehicles on-site.
Planning and Building
Department,
Code Enforcement
Division
- 7 - PC2017-***
NO. CONDITIONS OF APPROVAL
RESPONSIBLE
DEPARTMENT
GENERAL CONDITIONS OF APPROVAL
7 The Applicant shall defend, indemnify, and hold harmless the City
and its officials, officers, employees and agents (collectively
referred to individually and collectively as “Indemnitees”) from any
and all claims, actions or proceedings brought against Indemnitees
to attack, review, set aside, void, or annul the decision of the
Indemnitees concerning this permit or any of the proceedings, acts
or determinations taken, done, or made prior to the decision, or to
determine the reasonableness, legality or validity of any condition
attached thereto. The Applicant’s indemnification is intended to
include, but not be limited to, damages, fees and/or costs awarded
against or incurred by Indemnitees and costs of suit, claim or
litigation, including without limitation attorneys’ fees and other
costs, liabilities and expenses incurred by Indemnitees in connection
with such proceeding.
Planning and Building
Department,
Planning Services
Division
8 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building
permits for this project, whichever occurs first. Failure to pay all
charges shall result in delays in the issuance of required permits or
may result in the revocation of the approval of this application.
Planning and Building
Department,
Planning Services
Division
9 The subject Property shall be developed substantially in accordance
with plans and specifications submitted to the City of Anaheim by
the petitioner and which plans are on file with the Planning
Department, and as conditioned herein.
Planning and Building
Department,
Planning Services
Division
National Car Sales
1531 W Broadway
Anaheim, CA 92806
August 31, 2017
Letter Of Request
To Whom It May Concern:
National Car Sales as a used auto retail sales agency will be low volume specialty auto
dealership. Inventory will be minimal and kept at one or two vehicles at a time. We will act as
intermediary between retail dealership to retail dealership transactions and purchases.
National Car Sales will also purchase vehicles at auctions throughout the country and sell and
ship them directly to other local and national retail dealerships. As a specialty retail dealership
hours of operation will be by appointment only. One employee will be at location and perform
all activities associated with a wholesale auto sales agency office with hours of operation by
appointment. Inventory will be minimal and most inventory will be on the books never being
delivered to our office location. Most inventory will be shipped between auction locations and
other retail dealerships.
Due to the low volume specialty auto sales agency impact on traffic, public utilities, the
surrounding neighborhood and businesses will be minimal if noticeable at all. Signage and foot
traffic to our location will also be minimal. All sales and business hours will be by appointment
only to help further minimize any impact on city and surrounding resources.
Should you have any questions please do not hesitate to contact me. Thank you!
Best regards,
Ramiro Uribe
President
National Car Sales
(949) 478‐9931
ATTACHMENT NO. 2
SP1
SITE PLAN
422
1 LINE OF SIGHT DIAGRAM3SURFACE APPLIED TACTILE
.%.%
.%
.%
2 WHEEL STOP
C:\01 Recent Jobs\4699 T I Acuatic Warehouse\CAD\4699 Arch Drawings.dwg, 8/1/2017 8:08:03 AM, DWG To PDF.pc3
ATTACHMENT NO. 3
A1.2
PROPOSED
FLOOR PLAN
422
C:\01 Recent Jobs\4699 T I Acuatic Warehouse\CAD\4699 Arch Drawings.dwg, 8/1/2017 8:08:18 AM, DWG To PDF.pc3
ATTACHMENT NO. 4
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
ITEM NO. 3
PLANNING COMMISSION REPORT
City of Anaheim
PLANNING AND BUILDING DEPARTMENT
DATE: NOVEMBER 13, 2017
SUBJECT: GENERAL PLAN AMENDMENT NO. 2016-00509
RECLASSIFICATION NO. 2016-00293
CONDITIONAL USE PERMIT NO. 2017-05933
TENTATIVE TRACT MAP NO. 18045
LOCATION: 312-400 South Euclid Street and 1678 West Broadway
APPLICANT/PROPERTY OWNER: The applicant is KB Homes, Inc.
represented by Frank Chen. The property owner is Zachary J. Sham.
REQUEST: The applicant is requesting approval of the following land use
entitlements to demolish existing office, commercial, and restaurant buildings and
construct 39 attached and detached condominium units:
1) A General Plan Amendment to redesignate the property from the
General Commercial and Corridor Residential to the Low-Medium
Density Residential land use designation;
2) A Reclassification, or rezoning, of the property from the “C-G”
General Commercial zone to the “RM-3” Multiple Family Residential
zone;
3) A Conditional Use Permit to allow a 39-unit detached and attached
single-family residential development with modified development
standards;
4) A Tentative Tract Map to create a 1-lot, 39-unit condominium
subdivision.
RECOMMENDATION: Staff recommends that the Planning Commission
approve the attached resolutions, determining that a Mitigated Negative
Declaration is the appropriate environmental documentation for this request under
the California Environmental Quality Act, and approving General Plan
Amendment No. 2016-00509, Reclassification No. 2016-00293, Conditional Use
Permit No. 2017-05933, and Tentative Tract Map No. 18045.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 2 of 12
BACKGROUND: This 2.35-acre site is located in the “C-G” General Commercial zone and is
currently occupied with three buildings totaling 102,432 square feet of office, commercial, and
restaurant uses. The site is designated for General Commercial and Corridor Residential land
uses by the General Plan. Surrounding uses include an apartment complex to the east, a church
and service station across Broadway to the north, a retail commercial center to the south, and
various commercial uses across Euclid Street to the west.
PROPOSAL: The applicant proposes to demolish the three existing commercial buildings and
associated parking lot improvements, and construct 12 attached townhomes in five buildings, and
27 detached residences using the RM-3 (Multiple-Family Residential) zone development
standards. The residences along the east would abut an existing apartment complex and the units
along the south property line would abut commercial uses. A detailed development summary is
included as Attachment 1 to this report.
There are two types of building plans proposed: Plan 1 is a 1,489 square foot, 25.5 foot high,
two-story unit; and Plan 2 is a 1,977 square foot, 35.5 foot high, three-story unit. All units are
designed with three bedrooms and two and one-half bathrooms with attached two-car garages.
NORTH
Twelve
Three-Story
Townhomes
Fourteen
Three-
Story
Detached
Homes
Thirteen
Two-Story
Detached
Homes
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 3 of 12
The homes would feature contemporary-style architecture with slight variations of exterior
elevation styles. The buildings would be constructed with materials such as low-profile concrete
tile roofs, wrought iron and brick details, bay windows, faux wood corbels and shutters, and
exposed truss tails.
TWO STORY ELEVATIONS
THREE STORY ELEVATIONS
The three-story plan would be comprised of 12 attached units in five townhome buildings on the
north portion of the site; seven detached units along the southeast side of the site; and, seven
detached units along the southern perimeter of the site. The 13 two-story units are centrally
located on the site as depicted above.
Common areas would be located throughout the project site, including passive sitting areas with
water features, barbecue and picnic areas, and courtyard areas between some of the units. In
addition to these common leisure areas, each condominium unit, with the exception of four units,
would include a private patio. A 6-foot tall, split-face block wall would be located along the
perimeter of the project site. Vinyl fencing, ranging in height between three and six feet, would
be used to separate the individual units and the private patios and side yards.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 4 of 12
Access to the development would be provided by three driveways: two from Euclid Street and
one from Broadway. Vehicles would not be permitted to cross the left-turn lane within the
northbound lanes of Euclid Street to enter or exit the site. A sign would be installed at this
driveway to clearly inform motorists of the right-turn only restriction. The other driveways
would allow both right and left turn movements to and from the project site. There is no
proposal for gates at this time, nor is the project designed to accommodate vehicular access
gates in the future. Internal driveways would provide vehicular access to the private garages
and to the surface parking for guests. The driveways are designed to accommodate
emergency fire truck and sanitation vehicle access.
The Code requires a total of 117 parking spaces for this project at a ratio of three spaces for
each three bedroom unit. The project would exceed Code requirements by providing 127
spaces on site. The parking would consist of 78 garage spaces, 26 private driveway spaces for
residents and guests in front of 13 units along the east property line, and 23 surface spaces for
both residents and guests. Pedestrian access paths are provided throughout the project
providing connectivity between the units, common areas and outdoor parking areas. In
addition, five units front directly onto Euclid Street and Broadway with direct pedestrian
access to the streets.
The Code requires a combined total of 13,650 square feet of private and common recreational-
leisure area. The project would exceed this Code requirement by providing a total of 26,262
square feet of Code compliant recreation-leisure areas, both in common areas (12,620 sq. ft.)
and private patio areas (13,642 sq. ft.). The common areas are provided in passive sitting
areas with water features, barbecue and picnic areas, and courtyard areas.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 5 of 12
RECREATIONAL LEISURE AREAS
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 6 of 12
The Code allows the applicant to request modifications to the Code requirements for setbacks in
order to achieve a good project design, privacy, livability, and compatibility with surrounding
uses. The applicant is requesting to modify the street setbacks adjacent to Euclid Street and
Broadway, interior setbacks, and setbacks between buildings. The applicant is proposing a
minimum eight-foot wide landscaped setback along Euclid Street and a 15-foot wide landscaped
setback along Broadway. The applicant is proposing interior setbacks to the east property line of
10 feet and to the west property line of 15 feet, adjacent to the gas station. The majority of
buildings are designed as detached dwelling units with six to 10 foot wide separations between
buildings. The attached units are designed with 10 foot wide separations between buildings.
FINDINGS AND ANALYSIS: Following is staff’s analysis and recommendation for each
requested action:
General Plan Amendment: The Land Use Element of the City’s General Plan is the guide for the
City’s future development. It designates the distribution and location of specific land uses and
addresses the permitted densities for each land use designation. The City’s General Plan Land
Use Plan Map designates the 2.35 acre project site as General Commercial (shown in red in the
following figure) on the northern portion of the site (1.66 acre parcel) and Corridor Residential
(shown in light brown) on the southern lot (0.69 acre parcel).
Before the Planning Commission may approve a General Plan Amendment, it must make a
finding of fact that the evidence presented shows that all of the following conditions exist:
1) The proposed amendment maintains the internal consistency of the General Plan;
2) The proposed amendment would not be detrimental to the public interest, health,
safety, convenience or welfare of the City;
3) The proposed amendment would maintain the balance of land uses within the City;
and
4) If the amendment is to the General Plan Land Use Map, the subject property is
physically suitable to accommodate the proposed modification, including but not
limited to, access, physical constraints, topography, provision of utilities, and
compatibility with surrounding land uses.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 7 of 12
Existing General Plan Designation Proposed General Plan Designation
Staff believes that consideration of a General Plan Amendment to redesignate the site to Low-
Medium Density Residential land uses is appropriate. The project site is adjacent to properties
with commercial and multiple family residential land uses. Staff believes that the requested
Low-Medium Density Residential land use designation would be compatible with these
surrounding designations since there are no sensitive uses nearby that would be negatively
impacted by this density. Therefore, staff recommends approval of the requested General Plan
Amendment.
General
Commercial Low-Medium
Density
Residential
Residential
Corridor
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 8 of 12
Existing Zoning Proposed Zoning
Reclassification: This property is located in the “C-G” General Commercial zone. A
reclassification, or rezoning, to the RM-3 zone is being requested in order to develop attached
and detached single-family homes. The RM-3 zone is one of the zones that implements the
General Plan’s Low-Medium Density Residential land use designation. The intent of the RM-3
Zone is to promote the development of high quality single-family attached and detached
development. The density of the proposed project is consistent with the proposed Low-Medium
Density Residential General Plan land use designation. The density of the proposed project is
16.6 units to the acre and the Low-Medium Density Residential land use designation allows up to
18 units per acre. As described below, the proposed reclassification supports several General
Plan policies intended to provide a variety of quality housing opportunities to address the City’s
diverse housing needs; therefore, staff recommends approval of the reclassification request.
The Land Use Element of the General Plan provides the following goals which would be
supported by the proposed reclassification of the site to the RM-3 zone:
o Goal 2.1: Continue to provide a variety of quality housing opportunities to
address the City’s diverse housing needs.
o Goal 3.1: Pursue land uses along major corridors that enhance the City’s
image and stimulate appropriate development at strategic locations.
o Goal 3.2: Maximize development opportunities along transportation routes.
o Goal 4.1: Promote development that integrates with and minimizes impacts
to surrounding land uses.
RM-3
Multiple-Family
Residential
C-G
General
Commercial
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 9 of 12
o Goal 6.1: Enhance the quality of life and economic vitality in Anaheim
through strategic infill development and revitalization of existing development.
Conditional Use Permit: The Code requires a conditional use permit to allow a residential
planned unit development for single-family attached and detached dwellings in the RM-3 zone.
In this zone, development standards, including setback and building separation requirements,
may be modified as part of a conditional use permit when it is determined that the modifications
promote increased pedestrian activity, provide for a unified street frontage, ensure privacy and
light for residential uses, provide for public spaces, and serve to achieve a high quality project
design, privacy, livability, and compatibility with surrounding uses. Before the Planning
Commission may approve the conditional use permit for a planned unit development, it must
make a finding of fact that the evidence presented shows that all of the following conditions
exist:
1) The uses within the project are compatible;
2) New buildings or structures related to the project are compatible with the scale,
mass, bulk, and orientation of existing buildings in the surrounding area, provided
the existing buildings conform with the provisions of this title;
3) Vehicular and pedestrian access are adequate;
4) The project is consistent with applicable design guidelines adopted by the City;
5) The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a manner not detrimental to the particular area;
6) The traffic generated by the proposed use will not impose an undue burden upon the
streets and highways designed and improved to carry the traffic in the area;
7) That the granting of the conditional use permit under the conditions imposed, if any,
will not be detrimental to the health and safety of the citizens of the City of
Anaheim.
The project complies with all development standards of the RM-3 Zone with the exception of
certain setback requirements. The applicant is requesting to modify the street setbacks adjacent
to Euclid Street and Broadway, interior setbacks, and setbacks between buildings, as follows:
Building Setback to Street Property Line: The applicant is requesting a reduced building setback
for the units proposed along Euclid Street. An eight-foot wide setback is proposed for Units 20
and 27 and a 17-foot wide setback is proposed for Unit 33. In addition, the applicant is
requesting a 15-foot wide setback for the Units 1 and 39, fronting Broadway. These setbacks are
measured from the ultimate right-of-way line. The applicant is required to dedicate and improve
a 7-foot wide area along Euclid Street from the existing right-of-way line to the ultimate right-of-
way line. The applicant indicates that the 7-foot wide street dedication would create hardship in
complying with the average 20-foot wide setback and that compliance would compromise the
design of the entire site layout. Although the Code allows for a minimum 15-foot wide structural
setback, a 20-foot wide average is required to be maintained adjacent to streets.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 10 of 12
The intent of the required 20-foot wide setback is to ensure that adequate separation and
landscaping is provided from Euclid Street and Broadway, both of which are designated as
arterial highways, while allowing for flexibility in the building design. The reduced street
setbacks allow for the flexibility in the site layout design while maintaining sufficient
landscaping and open access in front of these units. Furthermore, the building elevations
fronting Euclid Street and Broadway are designed with enhanced architectural elements
including articulation with covered patios with main entry points facing the streets. Staff
supports the request for reduced street setbacks for these reasons.
Building Setback to Interior Property Line: Code requires a minimum 20-foot wide setback
adjacent to all interior property lines in the RM-3 Zone. The applicant is requesting a 10-foot
wide building setback for the 13 units along the east property line, and a 15-foot wide setback for
the two 3-unit buildings along the west property line adjacent to the gas station. The intent of the
20-foot setback along the interior property lines is to ensure that adequate building separation
and landscaping is provided between adjacent uses. There is an approximate 25-foot wide
driveway that runs along the entire length of the existing apartment complex to the east. Across
the driveway, there are two apartment buildings and carports. The gas station building has an
approximate 20-foot setback to the shared interior property line, with parking and driveway
access within that setback area. Staff believes that the request for a modification to the interior
setback requirement is justified since the reduced setback areas would be located adjacent to
open driveways and parking areas for the apartment complex and gas station sites with minimal
impact on these adjacent uses. Furthermore, the applicant would be utilizing these setback areas
for private rear yards and walkways through common areas, which minimizes impacts to
adjacent properties. Staff recommends approval of the request for the reduced interior setback
requirement.
Separation between Buildings: The Code requires a 40-foot separation between three-story
buildings and a separation of 30 feet between two-story buildings. This separation requirement
applies to parallel walls that are designated as “primary” walls. Primary walls are building walls
that contain an entrance and/or windows opening into living areas. Most of the units are
designed as individual detached dwelling units with private side yards accessing private rear
yards. These side yards are proposed to be six to 10 feet in width. The setbacks required
between the buildings are intended to ensure privacy and light for residential uses, provide for
public spaces, and promote compatibility with existing development.
The three-story buildings separated by drive aisles would require a setback modification, but
would have adequate separation to ensure a quality living environment. The units with main
entries facing each other would feature a well-landscaped area and private porches, and would
have an attractive landscaped paseo for access to the front doors. The elevations would be
enhanced and articulated with quality design features; therefore, staff believes that the modified
separations between buildings are justified because the proposed setbacks would allow for the
efficient layout of buildings on the property while ensuring a quality living environment. For
these reasons, staff recommends approval of the building-to-building setback modification
request.
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 11 of 12
Tentative Tract Map: Before the Planning Commission may approve the tentative tract map, it
must make a finding of fact that the evidence presented shows that all of the following conditions
exist:
1) That the proposed subdivision of the Property, including its design and
improvements, is consistent with the General Plan of the City of Anaheim, and
more particularly with the "Low-Medium Density Residential" land use
designation.
2) That the proposed subdivision of the Property, as shown on proposed Tentative
Tract Map No. 18045, including their design and improvements, is consistent with
the zoning and development standards of the proposed "RM-3" Multiple-Family
Residential Zone with the exception of the reduced setbacks and building
separation requirements being proposed in conjunction with Conditional Use
Permit No. 2017-05933.
3) That the site is physically suitable for the type and density of the proposed project.
4) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18045, is not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, as no sensitive environmental
habitat has been identified.
5) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18045 or the type of improvements is not likely to cause serious public health
problems.
6) That the design of the subdivision, as shown on proposed Tentative Tract Map No.
18045, or the type of improvements will not conflict with easements acquired by
the public, at large, for access through or use of property within the proposed
subdivision.
A tentative tract map is required to create 1-lot condominium subdivision for the 39 attached and
detached units. All common areas, including driveways, recreational areas, paseos and
sidewalks would be owned and maintained by the homeowner’s association.
The proposed density of 16.6 dwelling units per acre is permitted under the Low-Medium
Density Residential land use designation which allows up to 18 dwelling units per acre. The
tract map complies with all applicable regulations and is consistent with the density allowed
under the Low-Medium Density Residential General Plan designation. In addition, the project is
not likely to cause substantial environmental damage and will not conflict with easements
acquired by the public. Therefore, staff recommends approval of the tentative tract map request.
Neighborhood Outreach: The applicant hosted a community meeting on Tuesday, August 8,
2017 at the Holiday Inn at 1240 South Walnut Avenue. All property owners and commercial
tenants within 300 feet of the project site were invited to attend. Planning staff and three
commercial tenants from the businesses on site attended the meeting to learn about the project,
and more specifically the timing of the construction. There were no property owners present at
GENERAL PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND TENTATIVE TRACT MAP NO. 18045
November 13, 2017
Page 12 of 12
the meeting. After introductions, the applicant presented the components of the residential
project and answered questions.
Environmental Impact Analysis: A Mitigated Negative Declaration (MND) has been prepared to
evaluate the environmental impacts of the project and to identify necessary mitigation. The
MND was circulated to public agencies and interested parties on October 5, 2017, for a 20-day
comment period. Seven comment letters were received as a result of the public notification.
Copies of the letters and responses to those comments are provided in Attachment 8. None of
the comments received resulted in the need to recirculate the MND or to prepare an
environmental impact report.
Mitigation measures have been identified in the MND and are included in the draft resolutions
and Mitigation Monitoring Program No. 348 attached to this report. Mitigation measures related
to aesthetics, biological resources, hazards and hazardous materials, noise, and tribal cultural
resources biological resources, hazards and hazardous materials, noise and cultural resources, are
being recommended to the Planning Commission. With implementation of these measures,
project impacts will be reduced to levels considered less than significant and the MND
concluded that there are no remaining potentially significant adverse impacts related to the
project.
CONCLUSION: Staff has carefully considered and reviewed this proposal and believes the
proposed project is designed in a manner that will provide a quality living environment for its
future residents and is compatible with the surrounding residential and commercial land uses. In
addition, the proposed project meets the goal to continue to provide a variety of quality housing
opportunities to address the City’s diverse housing needs. Staff recommends approval of the
proposed request.
Prepared by, Submitted by,
Wayne Carvalho David See
Contract Planner Acting Planning Services Manager
Attachments:
1. Development Summary
2. Draft Mitigated Negative Declaration Resolution
3. Draft General Plan Amendment Resolution
4. Draft Reclassification Resolution
5. Draft Conditional Use Permit Resolution
6. Draft Tentative Tract Map Resolution
7. Initial Study and Draft MND
8. MND Response to Comment Letters/Errata
9. Mitigation Monitoring Plan No. 348
10. Applicant’s Letter of Request
11. Complete Plan Set
12. Photographs
C-GDEV 2016-00042RESTAURANT/OFFICE
C-GOFFICES
C-GOFFICES
R S -2
S I N G L E F A M I L Y R E S I D E N C E
RM-4GEI LINGAPARTMENTS41 DU
RM-4CASA FORTIN APARTMENTS88 DU
C-GRETAIL
C-GSERVICE STATION
TLOARAELEMENTARY SCHOOL
C-GMEDICAL OFFICE
C-GRESTAURANT
RM-4HAWAIIANAPTS30 DU
RM-4LE CHATEAU APTS77 DU
RM-4BELAGE MANOR APARTMENTS180 DU
C-GMEDICAL OFFICE
C-GRELIGIOUS USE
C-GSERVICE STATION
C-GRETAIL
C-GRETAIL
C-GRETAIL
C-GOFFICES
RS-2SINGLE FAMILY RESIDENCE
C-GOFFICES
TSINGLE FAMILY RESIDENCE
RS-2SINGLE FAMILY RESIDENCE
O-LRETAIL
TNURSING HOME
RS-2SINGLE FAMILY RESIDENCE
C-GSERVICE STATION
S E U C L I D S T
W BROA DWAY
S
F A
L C
O
N S T
W TE D M A R AVE
S A R D E N S T
W. BALL RD
W. BROADWAY
W. W. LINCOLN AVE
S . B R O O K H U R S T S T
S . W A L N U T S T
S.
M
A
N
C
H
E
S
T
E
R A
V
E
W. CRESCENT AVE
W. LINCOLN AVEW.LI N C O LN A V E
W. CRESCENT AVE
3 1 2 -4 00 South Euclid Street and 1678 W est Broadway
D E V N o. 2016-00042
Subject Property APN: 250-051-02, 03
°0 50 100
Feet
Aeria l Photo:May 2016
S E U C L I D S T
W BROA DWAY
S
F A
L C
O
N S T
S A R D E N S TW TE D M A R AVE
W. BALL RD
W. BROADWAY
W. W. LINCOLN AVE
S . B R O O K H U R S T S T
S . W A L N U T S T
S.
M
A
N
C
H
E
S
T
E
R A
V
E
W. CRESCENT AVE
W. LINCOLN AVEW.LI N C O LN A V E
W. CRESCENT AVE
3 1 2 -4 00 South Euclid Street and 1678 W est Broadway
D E V N o. 2016-00042
Subject Property APN: 250-051-02250-051-03
°0 50 100
Feet
Aeria l Photo:May 2016
DEVELOPMENT SUMMARY
Development Standard RM-3 Zone Standards Proposed Project
Site Area N/A 2.35 acres
Density 42 units
18 du/ac max.
1 du/2400 sq. ft.
39 units
16.6 du/ac
Floor Area 3 bedroom 1,000 sq. ft. min. All units 3 bedroom, 2.5 bath
13 detached - Plan 1, 2 story: 1,489 sq. ft.
14 detached - Plan 2, 3 story: 1,977 sq. ft.
12 attached - Plan 2, 3 story: 1,977 sq. ft.
Street Setback* 20 feet average
15 feet min.
8 feet (along Euclid ultimate ROW)
15 feet (along Broadway)
Interior Property Lines Setback* 20 feet min. (east/RM-4) 10-11 feet - 1st story (east)
11-12 feet - 2nd & 3rd story (east)
20 feet min. (west along Gas Station) 15 ft. (west side along Gas Station)
20 feet min. (south along commercial) 20 feet (south along commercial)
Landscape Portion of Setback* 5 feet min.
(along interior property lines)
10-20 feet
Setbacks Between Buildings* 40 feet between 3 story structures
30 feet between 2 story structures
6-15 feet
Building Height 40 feet 25’-6” (Plan 1- 2 stories)
35’-6” (Plan 2 – 3 stories)
Site Coverage Max. 45% 32%
Parking 117 spaces
3 spaces/3BR unit = 117 spaces
of which 0.25/39 units or
10 spaces shall be designated for guests
127 spaces
78 garage
23 open
26 on open private driveways
Recreation-Leisure Area 13,650 square feet total
(350 sq. ft. per unit)
26,262 sq. ft. total
(12,620 sq. ft. common,
13,642 sq. ft. private)
Storage Areas Min. 100 cubic feet per unit 250 cubic feet per unit
*May be modified by CUP
ATTACHMENT NO. 1
[DRAFT] ATTACHMENT NO. 2
-1- PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ANAHEIM APPROVING AND RECOMMENDING
THAT THE CITY COUNCIL APPROVE AND ADOPT A
MITIGATED NEGATIVE DECLARATION FOR PROPOSED GENERAL
PLAN AMENDMENT NO. 2016-00509, RECLASSIFICATION NO. 2016-00293,
CONDITIONAL USE PERMIT NO. 2017-05933, AND
TENTATIVE TRACT MAP NO. 18045
(DEV2016-00042)
(312-400 SOUTH EUCLID STREET AND 1678 WEST BROADWAY)
WHEREAS, the City of Anaheim (the "City") received a verified petition from
KB Home, Inc., a California Corporation (the "Developer"), requesting that the City consider and
approve General Plan Amendment No. 2016-00509, Reclassification No. 2016-00293,
Conditional Use Permit No. 2017-05933, and Tentative Tract Map No. 18045 for certain real
property located at 312-400 South Euclid Street and 1678 West Broadway in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"), for the purpose of
allowing the applicant to construct 39 single-family, attached and detached condominium units
(the "Proposed Project"); and
WHEREAS, the Property is approximately 2.35 acres in size and is currently located in
the "C-G" General Commercial Zone and is designated on the Land Use Element of the General
Plan for "General Commercial” and “Residential Corridor " land uses; and
WHEREAS, General Plan Amendment No. 2016-00509 proposes to amend "Figure LU-
4: Land Use Plan” of the Land Use Element of the General Plan to redesignate the Property from
the "General Commercial” and “Residential Corridor " to the "Residential Low-Medium" land
use designation; and
WHEREAS, Reclassification No. 2016-00293 proposes to rezone or reclassify the
Property from the "C-G" General Commercial Zone to the “RM-3" Multiple Family Residential
Zone, which will define the allowable land uses and development standards for the Property in
accordance with Chapter 18.06 (Multiple-Family Residential Zone) of Title 18 (Zoning) of the
Code; and
WHEREAS, Conditional Use Permit No. 2017-05933 proposes to allow a 39-unit
detached and attached single-family residential development with modified development
standards within the “RM-3" Multiple-Family Residential Zone, subject to approval by the
Planning Commission of a conditional use permit pursuant to Subsection .010 of Section
18.06.160 (Residential Planned Unit Development) of the Code; and
WHEREAS, Tentative Tract Map No. 18045 proposes to create a 1-lot, 39 unit
condominium subdivision; and
-2- PC2017-***
WHEREAS, General Plan Amendment 2016-00509, Reclassification No. 2016-00293,
Conditional Use Permit No. 2017-05933, and Tentative Tract Map No. 18045 shall be referred to
herein collectively as the "Proposed Project"; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for the Implementation of the California
Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code
of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, a draft Mitigated Negative Declaration was prepared in accordance with
CEQA, the CEQA Guidelines and the City's Local CEQA Procedure Manual to evaluate the
physical environmental impacts of the Proposed Project. The Mitigated Negative Declaration
was circulated for a 20-day public/responsible agency review on October 5, 2017 and was also
made available for review on the City's website at www.anaheim.net. A complete copy of the
Mitigated Negative Declaration is on file and can be viewed in the Planning and Building
Department of the City located on the First Floor of City Hall at 200 S. Anaheim Blvd.,
Anaheim, California. Copies of said document were also available for purchase; and
WHEREAS, the City gave notice of its intent to adopt the Mitigated Negative
Declaration to (a) the public pursuant to Section 15072(b) of the CEQA Guidelines, (b) those
individuals and organizations, if any, that previously submitted written requests for notice
pursuant to Section 15072(b) of the CEQA Guidelines, (c) responsible and trustee and other
agencies with jurisdiction over resources that will be affected by the Proposed Project pursuant
to Section 15073(c) of the CEQA Guidelines, and (d) the Clerk of the County of Orange
pursuant to Section 15072(a) of the CEQA Guidelines; and
WHEREAS, in conformance with CEQA and the CEQA Guidelines, a Mitigation
Monitoring Plan has been prepared for the Proposed Project and includes mitigation measures
that are specific to the Proposed Project (herein referred to as "MMP No. 348"). A complete
copy of MMP No. 348 is attached hereto as Exhibit B and incorporated herein by this reference;
and
WHEREAS, the City intends and desires to use the Mitigated Negative Declaration as the
environmental documentation required by CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual for the Proposed Project; and
WHEREAS, the Planning Commission did hold a public hearing at the Anaheim Civic
Center, Council Chamber, 200 South Anaheim Boulevard, on November 13, 2017, at 5:00 p.m.,
notice of said public hearing having been duly given as required by law and in accordance with
the provisions of the Code, to consider the Mitigated Negative Declaration and to hear and
consider evidence for and against the Proposed Project and related actions, and to investigate and
make findings and recommendations in connection therewith; and
-3- PC2017-***
WHEREAS, based upon a thorough review of the Proposed Project and the Mitigated
Negative Declaration, including MMP No. 348 and the comments received to date and the
responses prepared, the Planning Commission, based upon a thorough review of the Mitigated
Negative Declaration and related documents and the evidence received concerning the Mitigated
Negative Declaration, does find and determine as follows:
1. That the Mitigated Negative Declaration has been prepared in compliance with the
requirements of CEQA, the CEQA Guidelines, and the City's Local CEQA Procedure Manual
and, together with MMP No. 348, serves as the appropriate environmental documentation for the
Proposed Project;
2. That it has carefully reviewed and considered the information contained in the
Mitigated Negative Declaration (including the Initial Study and any comments received during
the public review period) prior to acting upon the Proposed Project; and
3. Based upon the record before it (including the Initial Study and any comments
received), the Proposed Project will have a less than significant impact upon the environment
with the implementation of the mitigation measures contained in MMP No. 348 and that the
Mitigated Negative Declaration reflects the independent judgment and analysis of the Planning
Commission.
WHEREAS, this Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. This Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that this Planning Commission, pursuant to
the above findings and based upon a thorough review of the Mitigated Negative Declaration and
the evidence received to date, does hereby recommend that the City Council carefully review and
consider the information contained in the Mitigated Negative Declaration (including the Initial
Study and any comments received during the public review period) and find and determine as
follows:
1. That the Mitigated Negative Declaration has been prepared in compliance with the
requirements of CEQA, the CEQA Guidelines, and the City's Local CEQA Procedure Manual
and, together with MMP No. 348, serves as the appropriate environmental documentation for the
Proposed Project;
2. Based upon the record before it (including the Initial Study and any comments
received), that the Proposed Project will have a less than significant impact upon the
environment with the implementation of the mitigation measures contained in MMP No. 348 and
that the Mitigated Negative Declaration reflects the independent judgment and analysis of the
City Council;
-4- PC2017-***
3. That the City Council approve and adopt Mitigated Negative Declaration and MMP
No. 348; and
4. That the City Council authorize and direct City staff to file with the Clerk of the
County of Orange a Notice of Determination in accordance with Section 15075(a) of the State
CEQA Guidelines.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
November 13, 2017. Said resolution is subject to the appeal provisions set forth in Chapter
18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
-5- PC2017-***
-6- PC2017-***
EXHIBIT B
MITIGATION MONITORING AND
REPORTING PROGRAM NO. 348
INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
Prepared for:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
Contact: Christine Saunders, Associate Planner
Prepared by:
27372 Calle Arroyo
San Juan Capistrano, California 92675
Contact: Collin Ramsey, Project Manager
NOVEMBER 2017
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
i November 2017
TABLE OF CONTENTS
Section Page No.
1 INTRODUCTION..............................................................................................................1
2 MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST .....2
TABLE
1 Mitigation Monitoring and Reporting Program Checklist .................................................. 2
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
1 November 2017
1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that a public agency adopting a
Mitigated Negative Declaration (MND) take affirmative steps to determine that approved
mitigation measures are implemented after project approval. The lead or responsible agency
must adopt a reporting and monitoring program for the mitigation measures incorporated into a
project or included as conditions of approval. The program must be designed to ensure
compliance with the MND during project implementation (California Public Resources Code,
Section 21081.6(a)(1)).
This Mitigation Monitoring and Reporting Program (MMRP) will be used by the City of
Anaheim to ensure compliance with adopted mitigation measures identified in the MND for the
proposed Euclid and Broadway Residential Project (Proposed Project) when construction begins.
The City of Anaheim, as the lead agency, will be responsible for ensuring that all mitigation
measures are carried out. Implementation of the mitigation measures would reduce impacts to
below a level of significance for aesthetics, biological resources, hazards and hazardous
materials, noise, and tribal cultural resources.
The remainder of this MMRP consists of a table that identifies the mitigation measures by
resource for each project component. Table 1 identifies the mitigation monitoring and reporting
requirements, including the entity(s) responsible for verifying implementation of the mitigation
measure, timing of verification (prior to, during, or after construction), and responsible party.
Space is provided for sign-off following completion/implementation of the mitigation measure.
Along with the MND and related documents, this MMRP will be kept on file at the following
location:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
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9289.0002
3
November 2017
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9289.0002
4
November 2017
Ta
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5
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[DRAFT] ATTACHMENT NO. 3
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM RECOMMENDING THAT THE
CITY COUNCIL OF THE CITY OF ANAHEIM APPROVE AND ADOPT
PROPOSED GENERAL PLAN AMENDMENT NO. 2016-00509
(DEV2016-00042)
(312-400 SOUTH EUCLID STREET AND 1678 WEST BROADWAY)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for an amendment to the Land Use Element of the
General Plan Amendment ("General Plan Amendment No. 2016-00509") for certain real
property commonly known as 312-400 South Euclid Street and 1678 West Broadway in the City
of Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"), for the purpose of
allowing the applicant to construct 39 single-family, attached and detached condominium units
(the "Proposed Project"); and
WHEREAS, the Property is approximately 2.35 acres in size and is currently located in
the "C-G" General Commercial Zone and is designated on the Land Use Element of the General
Plan for "General Commercial” and “Residential Corridor " land uses; and
WHEREAS, General Plan Amendment No. 2016-00509 proposes to amend "Figure LU-
4: Land Use Plan” of the Land Use Element of the General Plan to redesignate the Property
designated for "General Commercial” and “Residential Corridor " land uses to "Residential Low-
Medium"; and
WHEREAS, General Plan Amendment No. 2016-00509 is proposed in conjunction with
a request (i) to rezone or reclassify the Property from the "C-G" General Commercial Zone to the
“RM-3" Multiple Family Residential Zone, which reclassification is designated as
"Reclassification No. 2016-00293", (ii) for a conditional use permit to permit a 39-unit, attached
and detached multiple family residential project with modified development standards, which is
designated as "Conditional Use Permit No. 2017-05933", and (iii) for a tentative tract map to
permit a 1-lot condominium subdivision of the Property, which is designated as "Tentative Tract
Map No. 18045"; and
WHEREAS, General Plan Amendment No. 2016-00509, Reclassification No. 2016-
00293, Conditional Use Permit No. 2017-05933, and Tentative Tract Map No. 18045 and the
Project shall be referred to herein collectively as the "Proposed Project"; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for the Implementation of the California
Environmental Quality Act (commencing with Section 15000 of Title 14 of the California Code
of Regulations; herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
- 2 - PC2017-***
WHEREAS, a draft Mitigated Negative Declaration was prepared in accordance with
CEQA, the CEQA Guidelines and the City's Local CEQA Procedure Manual to evaluate the
physical environmental impacts of the Proposed Project; and
WHEREAS, in conformance with CEQA and the CEQA Guidelines, a Mitigation
Monitoring Plan has been prepared for the Proposed Project and includes mitigation measures
that are specific to the Proposed Project (herein referred to as "MMP No. 348"). A complete
copy of MMP No. 348 is on file and can be viewed in the Planning Services Division of the City;
and
WHEREAS, the Planning Commission did hold a public hearing at the Anaheim Civic
Center, Council Chamber, 200 South Anaheim Boulevard, on November 13, 2017, at 5:00 p.m.,
notice of said public hearing having been duly given as required by law and in accordance with
the provisions of the Anaheim Municipal Code, to consider the Mitigated Negative Declaration
and to hear and consider evidence for and against the Proposed Project and related actions, and
to investigate and make findings and recommendations in connection therewith; and
WHEREAS, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution and pursuant to the provisions of CEQA, the State CEQA Guidelines,
and the City's Local CEQA Procedure Manual, this Planning Commission found and determined
and recommended that the City Council also find and determine that the Proposed Project will
have a less than significant impact upon the environment with the implementation of the
conditions of approval and the mitigation measures attached to that concurrent Resolution and
contained in MMP No. 348 and that the City Council approve and adopt the Mitigated Negative
Declaration and MMP No. 348; and
WHEREAS, the Planning Commission, after due consideration, inspection, investigation
and study made by itself, and after due consideration of, and based upon, all evidence and reports
offered at said hearing, does hereby find:
1. That proposed General Plan Amendment No. 2016-00509 maintains the
internal consistency of the General Plan, as the proposed modifications to the General Plan are
consistent with Goals 2.1, 3.1, 4.1 and 6.1 of the Land Use Element of the General Plan, to
continue to provide a variety of quality housing opportunities to address the City’s diverse
housing needs, to pursue land uses along major corridors that enhance the City’s image and
stimulate appropriate development at strategic locations, and to promote development that
integrates with and minimizes impacts to surrounding land uses.
2. That proposed General Plan Amendment No. 2016-00509 would not be
detrimental to the public interest, health, safety, convenience, or welfare of the City in that the
proposed amendment to the Anaheim General Plan would result in residential development
opportunities and would not adversely affect adjacent land uses.
3. That proposed General Plan Amendment No. 2016-00509 would maintain the
balance of land uses within the City because the proposed amendment would provide quality
housing opportunities to address the City’s diverse housing needs while remaining compatible
with the existing Residential Corridor and Residential Medium Density designations of the
neighboring properties to the south and east.
- 3 - PC2017-***
4. That the Property to be redesignated by proposed General Plan Amendment
No. 2016-00509 is physically suitable to accommodate the proposed modification, including but
not limited to, access, physical constraints, topography, provision of utilities, and compatibility
with surrounding land uses because the project is designed to integrate into the surrounding
neighborhood.
WHEREAS, the Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. The Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that, based upon the aforesaid findings and
determinations, the Planning Commission does hereby recommend that the City Council of the
City of Anaheim approve and adopt General Plan Amendment No. 2016-00509 in the form
attached hereto as Exhibits B and C, contingent upon and subject to the adoption of an ordinance
reclassifying the Property from the "C-G" General Commercial Zone to the “RM-3" Multiple
Family Residential Zone, in accordance with Reclassification No. 2016-00293, now pending.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
November 13, 2017. Said resolution is subject to the appeal provisions set forth in Chapter
18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 4 - PC2017-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November, 2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 -
EXHIBIT “B”
General Commercial
Residential Corridor
Existing General Plan Land Use Designation
EXHIBIT “C”
Residential Low-Medium
Proposed General Plan Land Use Designation
General
Commercial
Residential
Corridor
Low-Medium
Density
Residential
[DRAFT] ATTACHMENT NO. 4
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ANAHEIM APPROVING RECLASSIFICATION
NO. 2016-00293 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2016-00042)
(312-400 SOUTH EUCLID STREET AND 1678 WEST BROADWAY)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition to rezone or reclassify that certain real property
located at 312-400 South Euclid Street and 1678 West Broadway in the City of Anaheim, County
of Orange, State of California, as generally depicted on the map attached hereto as Exhibit A and
incorporated herein by this reference (the "Property") from the "C-G" General Commercial Zone
to the “RM-3" Multiple Family Residential Zone, which reclassification is designated as
"Reclassification No. 2016-00293", for the purpose of allowing the applicant to construct a 39-
unit attached and detached multiple family residential project (herein referred to as the
“Project”). Reclassification No. 2016-00293 is proposed in conjunction with General Plan
Amendment 2016-00509, Conditional Use Permit No. 2017-05933, and Tentative Tract Map No.
18045, now pending, which, together with the Project, shall be referred to herein collectively as
the "Proposed Project"; and
WHEREAS, the Property is approximately 2.35 acres in size and is currently located in
the "C-G" General Commercial Zone and designated on the Land Use Element of the General
Plan for "General Commercial” and “Residential Corridor” uses; and
WHEREAS, Reclassification No. 2016-00293 proposes to apply the zoning and
development standards of the "RM-3” Multiple-Family Residential Zone to the Property; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for Implementation of the California Environmental
Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a draft Mitigated Negative Declaration ("MND") was prepared to
evaluate the physical environmental impacts of the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a Mitigation Monitoring Plan ("MMP No. 348") has been prepared
for the Proposed Project and includes mitigation measures that are specific to the Proposed
Project; and
- 2 - PC2017-***
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on November 13, 2017 at 5:00 p.m., notice of said public hearing having
been duly given as required by law and in accordance with the provisions of Chapter 18.60 of the
Code, to hear and consider evidence and testimony for and against the Proposed Project and to
investigate and make findings and recommendations in connection therewith; and
WHEREAS, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution and pursuant to the provisions of CEQA, the CEQA Guidelines, and
the City's Local CEQA Procedure Manual, this Planning Commission found and determined and
recommended that the City Council also find and determine that the Proposed Project will have a
less than significant impact upon the environment with the implementation of the conditions of
approval and the mitigation measures attached to that concurrent Resolution and contained in
MMP No. 348, and that the City Council approve and adopt the Mitigated Negative Declaration
and MMP No. 348; and
WHEREAS, the Planning Commission, after due consideration, inspection, investigation
and study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing, does find and determine the following facts:
1. Reclassification of the Property from the “C-G" General Commercial Zone,
to the "RM-3" Multiple-Family Residential Zone is consistent with the General Plan's
Residential Low-Medium land use designation for the Property.
2. The proposed reclassification of the Property is necessary and/or desirable
for the orderly and proper development of the Property and is compatible with the surrounding
residential and commercial uses.
3. The proposed reclassification of the Property does properly relate to the zone
and permitted uses established in close proximity to the Property and to the zones and their
permitted uses generally established throughout the community.
WHEREAS, this Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. This Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
- 3 - PC2017-***
NOW, THEREFORE, BE IT RESOLVED that, on the basis of the above findings and
determinations, this Planning Commission does hereby approve Reclassification No. 2016-00293
to authorize an amendment to the Zoning Map of the Anaheim Municipal Code to rezone and
reclassify the Property into the "RM-3" Multiple-Family Residential Zone, contingent upon and
subject to approval by the City Council of General Plan Amendment 2016-00509, Conditional
Use Permit No. 2017-05933, and Tentative Tract Map No. 18045, now pending, and that the City
Council adopt an ordinance reclassifying the Property in accordance with Reclassification No.
2016-00293.
BE IT FURTHER RESOLVED that this Resolution shall not constitute a rezoning of,
or a commitment by the City to rezone, the Property; any such rezoning shall require an
ordinance of the City Council, which shall be a legislative act, which may be approved or denied
by the City Council at its sole discretion.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting
of November 13, 2017.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November,
2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 4 - PC2017-***
[DRAFT] ATTACHMENT NO. 5
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ANAHEIM RECOMMENDING THAT THE CITY COUNCIL
OF THE CITY OF ANAHEIM APPROVE CONDITIONAL USE PERMIT
NO. 2017-05933 AND MAKING CERTAIN FINDINGS
IN CONNECTION THEREWITH
(DEV2016-00042)
(312-400 SOUTH EUCLID STREET AND 1678 WEST BROADWAY)
WHEREAS, the Planning Commission of the City of Anaheim (the "Planning
Commission") did receive a verified petition for Conditional Use Permit No. 2017-05933 to
permit the construction of a 39-unit attached and detached multiple family residential project (the
"Project") with modified development standards, i.e., a reduction in setback requirements and
distance between buildings of the "RM-3" Multiple-Family Residential, for that certain real
property located at 312-400 South Euclid Street and 1678 West Broadway in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, Conditional Use Permit No. 2017-05933 is proposed in conjunction with a
request (i) to amend "Figure LU-4: Land Use Plan” of the Land Use Element of the Anaheim
General Plan to redesignate those portions of the Property designated as "General Commercial”
and “Residential Corridor " land uses to "Residential Low-Medium", which amendment to the
General Plan is designated as "General Plan Amendment No. 2016-00509", (ii) to rezone or
reclassify the Property from the "C-G" General Commercial Zone to the “RM-3" Multiple
Family Residential Zone, which reclassification is designated as "Reclassification No. 2016-
00293", and (iii) for approval of a tentative tract map to permit a 1-lot, 39 unit condominium
subdivision of the Property, which is designated as "Tentative Tract Map No. 18045";; and
WHEREAS, General Plan Amendment No. 2016-00509, Reclassification No. 2016-
00293, Conditional Use Permit No. 2017-05933, and Tentative Tract Map No. 18045 and the
Project shall be referred to herein collectively as the “Proposed Project”; and
WHEREAS, the Property is approximately 2.35 acres in size and is currently located in
the "C-G" General Commercial Zone and is designated on the Land Use Element of the General
Plan for "General Commercial” and “Residential Corridor " land uses; and
WHEREAS, all development within the "RM-3" Multiple-Family Residential Zone that
includes attached and detached dwellings is subject to approval by the Planning Commission of a
conditional use permit pursuant to Subsection .010 of Section 18.06.160 (Residential Planned
Unit Development) of the Anaheim Municipal Code (the "Code"). Pursuant to subsection .030
of Section 18.06.160 (Residential Planned Unit Development) of the Code, the minimum setback
requirements, as set forth in Section 18.06.090 (Structural Setbacks), and the setbacks between
buildings, as set forth in Subsection .050 of Section 18.06.090 of the Code, may be modified in
order to achieve a good project design, privacy, livability, and compatibility with surrounding
uses. If approved, Conditional Use Permit No. 2017-05933 will permit the reduction in the street
and interior setbacks and setbacks between buildings requirements of the "RM-3" Multiple-
Family Residential Zone for the Property; and
- 2 - PC2017-***
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for Implementation of the California Environmental
Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a draft Mitigated Negative Declaration ("MND") was prepared to
evaluate the physical environmental impacts of the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a Mitigation Monitoring Plan ("MMP No. 348") has been prepared
for the Proposed Project and includes mitigation measures that are specific to the Proposed
Project; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on November 13, 2017 at 5:00 p.m., notice of said public hearing having
been duly given as required by law and in accordance with the provisions of Chapter 18.60 of the
Code, to hear and consider evidence and testimony for and against the Proposed Project and to
investigate and make findings and recommendations in connection therewith; and
WHEREAS, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution and pursuant to the provisions of CEQA, the CEQA Guidelines, and
the City's Local CEQA Procedure Manual, this Planning Commission found and determined that
the Proposed Project will have a less than significant impact upon the environment with the
implementation of the conditions of approval and the mitigation measures attached to that
concurrent Resolution and contained in MMP No. 348, and approved and adopted the Mitigated
Negative Declaration and MMP No. 348; and
WHEREAS, pursuant to Subsection .030 of Section 18.06.160 (Residential Planned Unit
Development), this Planning Commission, after due consideration, inspection, investigation and
study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing, including the plans submitted by the applicant, does hereby find and
determine the following facts with respect to Conditional Use Permit No. 2017-05933:
1. The uses within the Project are compatible with the surrounding land
uses;
2. New buildings or structures related to the Project are compatible with the
scale, mass, bulk, and orientation of existing buildings in the surrounding area,
provided the existing buildings conform with the provisions of the Zoning Code;
3. Vehicular and pedestrian access are adequate;
4. The Project is consistent with any adopted design guidelines applicable
to the Property;
- 3 - PC2017-***
5. The size and shape of the site proposed for the proposed Project is
adequate to allow the full development of the proposed use in a manner not
detrimental to the particular area;
6. The traffic generated by the proposed Project will not impose an undue
burden upon the streets and highways designed and improved to carry the traffic in
the area;
7. The impact upon the surrounding area has been mitigated to the
maximum extent practicable;
8. The Project complies with the General Plan, as amended by General
Plan Amendment No. 2016-00509, now pending;
9. The proposed subdivision of the Property, as shown on proposed
Tentative Tract Map No. 18045, including its design and improvements, will, upon
approval thereof, comply with the Subdivision Map Act; and
10. The granting of the conditional use permit under the conditions imposed
will not be detrimental to the health and safety of the citizens of the City of
Anaheim; and
WHEREAS, this Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. This Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
NOW, THEREFORE, BE IT RESOLVED that, based upon the aforesaid findings and
determinations, this Planning Commission does hereby recommend that the City Council of the
City of Anaheim approve and adopt Conditional Use Permit No. 2017-05933, contingent upon
and subject to: (1) the adoption by the City Council of (i) a resolution approving and adopting
General Plan Amendment No. 2016-00509, (2) the adoption by the City Council of an ordinance
authorizing an amendment to the Zoning Map to rezone and reclassify the Property to the "RM-
3" Multiple-Family Residential Zone under Reclassification No. 2016-00293, and (3) the
adoption by this Planning Commission of a resolution approving Tentative Tract Map No.
18045, all of which entitlements are now pending; (3) the mitigation measures set forth in MMP
No. 348, and (4) the conditions of approval set forth in Exhibit B attached hereto and
incorporated herein by this reference, which are hereby found to be a necessary prerequisite to
the proposed use of the Property in order to preserve the health, safety and general welfare of the
citizens of the City of Anaheim. Extensions for further time to complete conditions of approval
may be granted in accordance with Section 18.60.170 of the Code. Timing for compliance with
conditions of approval may be amended by the Planning Director upon a showing of good cause
provided (i) equivalent timing is established that satisfies the original intent and purpose of the
condition(s), (ii) the modification complies with the Code, and (iii) the applicant has
demonstrated significant progress toward establishment of the use or approved development.
- 4 - PC2017-***
BE IT FURTHER RESOLVED, that any amendment, modification or revocation of this
permit may be processed in accordance with Chapters 18.60.190 (Amendment to Permit
Approval) and 18.60.200 (City-Initiated Revocation or Modification of Permits) of the Code.
BE IT FURTHER RESOLVED that the Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance
with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
BE IT FURTHER RESOLVED that approval of this application constitutes approval of
the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to
compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
November 13, 2017. Said resolution is subject to the appeal provisions set forth in Chapter
18.60 (Procedures) of the Anaheim Municipal Code pertaining to appeal procedures and may be
replaced by a City Council Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November,
2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 6 - PC2017-***
- 7 - PC2017-***
EXHIBIT “B”
CONDITIONAL USE PERMIT NO. 2017-05933
(DEV2016-00042)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO ISSUANCE OF A DEMOLITION PERMIT OR GRADING PERMIT
1 Prior to the issuance of a demolition, grading, and/or building permit for
activities during the avian nesting season (generally February through
August), the property owner/developer shall submit a survey for active
nests to the City of Anaheim Planning and Building Department conducted
by a qualified biologist a maximum of 1 week prior to the activities to
determine the presence/absence, location, and status of any active nests on
or adjacent to the Project Site. If no active nests are discovered or
identified, no further mitigation is required. In the event that active nests
are discovered on site, a suitable buffer determined by the biologist (e.g., 30
to 50 feet for passerines) shall be established around any active nest. No
ground-disturbing activities shall occur within this buffer until the biologist
has confirmed that breeding/nesting is completed and the young have
fledged the nest. Limits of construction to avoid a nest shall be established
in the field by the biologist with flagging and stakes or construction
fencing. Construction personnel shall be instructed regarding the ecological
sensitivity of the fenced area. The results of the survey shall be documented
and filed with the City of Anaheim within 5 days after the survey.
(MM-BIO-1)
Planning and Building
Department,
Planning Services
Division
2 Prior to the issuance of a demolition, grading, and/or building permit, the
property owner/developer shall include the following instructions to its
construction contractor on all plans pertaining to subsurface construction
activities for the Proposed Project: “The construction contractor shall
regularly inspect the exposed soil for visual evidence of any contamination
or volatilization of contaminants (odors). If visual or odor contamination
indicators are identified during construction activities, all work shall stop in
the vicinity of the potential contamination, and an investigation shall be
designed and performed by a qualified environmental consultant to verify
the presence and extent of contamination on the Project Site. Results of the
investigation shall be reviewed and approved by the City of Anaheim Fire
and Rescue Department, Hazardous Materials Section, or its representative
prior to resuming construction activities in the vicinity of the
contamination.”
The investigation shall include collecting samples for laboratory analysis
and quantification of contaminant levels within the disturbance areas.
Subsurface investigation shall determine appropriate worker protection and
hazardous material and disposal procedures appropriate for the Project Site.
Contaminated soil or groundwater determined to be hazardous shall be
removed by personnel who have been trained through the Occupational
Safety and Health Administration–recommended 40-hour safety program
Planning and Building
Department,
Planning Services
Division
- 8 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
with an approved plan for groundwater extractions, soil excavation, control
of contaminant releases to the air, and off-site transport or on-site treatment.
(MM-HAZ-1).
PRIOR TO ISSUANCE OF A GRADING PERMIT
3 Prepare and submit a final grading plan showing building footprints, pad
elevations, finished grades, drainage routes, retaining walls, erosion
control, slope easements and other pertinent information in accordance with
Anaheim Municipal Code and the California Building Code, latest edition.
All onsite utilities shall be privately owned and maintained by the Home
owner’s Association (HOA), the grading plans shall be labeled accordingly.
Public Works,
Development Services
4 Prepare and submit a final drainage/hydrology study, including supporting
hydraulic and hydrological data to the City of Anaheim for review and
approval. The study shall confirm or recommend changes to the City's
adopted Master Drainage Plan by identifying off-site and on-site storm
water runoff impacts resulting from build-out of permitted General Plan
land uses. In addition, the study shall identify the project's contribution and
shall provide locations and sizes of catchments and system connection
points and all downstream drainage-mitigating measures including but not
limited to offsite storm drains and interim detention facilities.
Public Works,
Development Services
5 The Owner shall obtain the required coverage under California’s General
Permit for Stormwater Discharges associated with Construction Activity by
providing a copy of the Notice of Intent (NOI) submitted to the State Water
Resources Control Board and a copy of the subsequent notification of the
issuance of a Waste Discharge Identification (WDID) number.
Public Works,
Development Services
6 The owner shall prepare a Stormwater Pollution Prevention Plan (SWPPP).
The SWPPP shall be kept at the project site and be available for Public
Works Development Services Division review upon request.
Public Works,
Development Services
7 Submit a Water Quality Management Plan (WQMP) to the City for review
and approval. The WQMP shall be consistent with the requirements of
Section 7 and Exhibit 7.II of the Orange County Drainage Area
Management Plan (DAMP) for New Development/ Significant
Redevelopment projects. identify potential sources of pollutants during the
long-term on-going maintenance and use of the proposed project that could
affect the quality of the stormwater runoff from the project site; define
Source Control, Site Design, and Treatment Control (if applicable) best
management practices (BMPs) to control or eliminate the discharge of
pollutants into the surface water runoff; and provide a monitoring program
to address the long-term implementation of and compliance with the
defined BMPs. Submit three (3) copies and a plan checking deposit to the
Public Works/Development Services for consideration and approval.
Public Works,
Development Services
- 9 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
8 Submit a Geotechnical Report to the Public Works Development
Services Division for review and approval. The report shall include any
proposed infiltration features of the WQMP.
Public Works,
Development Services
9 All required plans and studies shall be prepared by a Registered
Professional Engineer in State of California. Public Works,
Development Services
10 That the developer/owner shall submit a set of improvement plans for
Public Utilities Water Engineering review and approval in determining
the conditions necessary for providing water service to the project. This
shall include compliance with the following:
1. A minimum 5-ft clearance shall be provided between water meter
boxes / fire hydrants and structures, footings, driveway approaches,
ECR, BCR, trees, and all other utilities (electric, telcom, gas, etc).
No exceptions.
2. All existing services and water meters currently serving the
properties shall be properly abandoned and/or removed per Water
Engineering standards.
3. The alignment of the proposed onsite 8-inch water main shall
centered beneath the 8-ft AC/AB pavement section (between curb
face and concrete edge restraint for pavers). Locations where the
public water main crosses the permeable pavers section, a
continuous stick of pipe shall be installed centered beneath the
pavement section with a minimum of 12-inches of clearance
between the bottom of the drainage section and the top of water
pipe.
Public Utilities
Water Engineering
11 Prior to issuance of a grading permit, the property owner/developer shall
adhere to the following measures as condition for approval of the grading
permit, as required by the City of Anaheim (City):
• The construction contractor shall, to the extent feasible, schedule
construction activities to avoid the simultaneous operation of
construction equipment to minimize noise levels resulting from operating
several pieces of high-noise-level-emitting equipment.
• All construction equipment, fixed or mobile, shall be equipped
with properly operating and maintained mufflers. Enforcement shall be
accomplished by field inspections by City staff (or their representatives)
during construction activities.
• Construction noise reduction methods such as powering down
idling equipment, construction of a temporary noise barrier,
maximization of the distance between construction equipment staging
areas and adjacent residences, and use of electric air compressors and
Planning and Building
Department, Planning
Services Division
- 10 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
similar power tools rather than diesel equipment shall be employed
wherever feasible.
• During construction, stationary construction equipment shall be
placed such that emitted noise is directed away from or shielded from
sensitive receptors.
• Construction hours, allowable workdays, and the phone number
of the job superintendent shall be clearly posted at all construction
entrances to allow surrounding property owners to contact the job
superintendent, if necessary. In the event the City receives a complaint,
appropriate corrective actions shall be implemented and a report of the
action provided to the reporting party.
These measures shall be printed on all applicable grading and
construction plans. The property owner/developer’s construction
contractor shall acknowledge to the City’s Planning and Building
Department in writing their receipt and understanding of these
requirements.
(MM-NOI-2)
PRIOR TO APPROVAL OF PLANS RELATED TO WATER ENGINEERING
12 A minimum of two connections to public water mains and water looping
inside the project are required. No dead end mains will be allowed.
Public Utilities,
Water Engineering
13 The following minimum horizontal clearances shall be maintained
between proposed water main and other facilities:
• 10-feet minimum separation (outside wall-to-outside wall) from
sanitary sewer mains and laterals
• 5-feet minimum separation from all other utilities, including
storm drains, gas, and electric
• 6-feet minimum separation from curb face
• 10-ft minimum separation from structures, footings and trees
Public Utilities,
Water Engineering
14 No public water main or public water facilities shall be installed in
private alleys or paseo areas.
Public Utilities,
Water Engineering
15 No public water mains or laterals allowed under parking stalls or parking
lots.
Public Utilities,
Water Engineering
16 All fire services 2-inch and smaller shall be metered with a UL listed
meter, Hersey Residential Fire Meter with Translator Register, no equals.
Public Utilities,
Water Engineering
- 11 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO THE ISSUANCE OF BUILDING PERMITS
17 Record Tract Map No. 18045 “FOR CONDOMINIUM PURPOSES
ONLY” pursuant to the Subdivision Map Act and in accordance with
City Code. Provide a duplicate photo Mylar of the recorded map to the
City Engineer's office.
Public Works,
Development Services
18 Provide a certificate, from a Registered Civil Engineer, certifying that the
finished grading has been completed in accordance with the City
approved grading plan.
Public Works,
Development Services
19 A Right-of-Way Construction Permit shall be obtained from the
Development Services Division for all work performed in the public
right-of-way.
Public Works,
Development Services
20 The developer shall construct a 5-foot sidewalk at ultimate right-of-way
and a 5-foot landscaped public parkway and trees, curb adjacent, or as
approved by the City Engineer. The proposed irrigation line and meter
shall be connected to the private main.
Public Works,
Development Services
21 The developer shall construct an 8-foot landscaped public parkway and
trees, curb adjacent or as approved by the City Engineer. The proposed
irrigation line and meter shall be connected to the private main.
Public Works,
Development Services
22 The developer shall construct all improvements along the project’s
frontage on Euclid Street and Broadway. The improvements shall include
but not limited to Euclid street widening, curb and Gutter, pavement,
driveway, ADA ramps, parkway drains, power pole relocations, water
meters removals, sewer improvements, etc. As determined and approved
by the City Engineer, a cash in lieu fee for the design and construction
cost of the public improvements may substitute the actual construction of
these improvements. The developer’s engineer shall submit to the City
for review and approval an engineering cost estimate for the cost of the
required improvements.
Public Works,
Development Services
23 The developer shall abandon and remove the existing 8-inch sewer line
under Euclid Street sidewalk and shall construct an 8-foot sewer line in
Euclid Street and connect to the existing Orange county Sanitation
District sewer trunk line.
Public Works,
Development Services
24 Applicant shall submit a copy of the approved permit and/or other form
of approval of the sewer connection from Orange County Sanitation
District (OCSD) for the proposed sewer connection in Euclid street prior
to the issuance of the right of way permit.
Public Works,
Development Services
25 The applicant shall submit to the Public Works Development Services
Division for review and approval a Lot Line Adjustment document. The
document shall be approved by the City Surveyor and recorded, along
with conforming deed, in the office of the Orange County Recorder.
Public Works,
Development Services
- 12 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
26 The legal owner shall submit an application for a Subdivision Map Act
Certificate of Compliance to the Public Works Development Services
Division. The Certificate of Compliance shall be approved by the City
Surveyor and recorded in the Office of the Orange County Recorder.
Public Works,
Development Services
27 All Landscape plans shall comply with the City of Anaheim adopted
Landscape Water Efficiency Guidelines. This ordinance is in compliance
with the State of California Model Water Efficient Landscape Ordinance
(AV 1881).
Planning and Building
Department, Planning
Services Division
28 Applicant shall submit for final approval a Solid Waste Management
Plan (SWMP) demonstrating City standard turning radius to
accommodate trash truck circulation on project. SWMP will include a
narrative of proposed trash removal services including a sheet
demonstrating service location for a minimum of 2 barrels for each unit,
and an alternate service location for Units 12 and 13.
Public Works,
Sanitation Operations
29 Prior to approval of permits for improvement plans, the property
owner/developer shall coordinate with Electrical Engineering to establish
electrical service requirements and submit electric system plans,
electrical panel drawings, site plans, elevation plans, and related
technical drawings and specifications.
Public Utilities,
Electrical Engineering
30 Prior to connection of electrical service, the legal owner shall provide to
the City of Anaheim a Public Utilities easement with dimensions as
shown on the approved utility service plan.
Public Utilities,
Electrical Engineering
31 Prior to connection of electrical service, the legal owner shall submit
payment to the City of Anaheim for service connection fees.
Public Utilities,
Electrical Engineering
32 All backflow equipment shall be located above ground outside of the
street setback area in a manner fully screened from all public streets and
alleys. Any backflow assemblies currently installed in a vault will have
to be brought up to current standards. Any other large water system
equipment shall be installed to the satisfaction of the Water Engineering
Division outside of the street setback area in a manner fully screened
from all public streets and alleys. Said information shall be specifically
shown on plans and approved by Water Engineering and Cross
Connection Control Inspector.
Public Utilities,
Water Engineering
- 13 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
33 All requests for new water services, backflow equipment, or fire lines, as
well as any modifications, relocations, or abandonments of existing water
services, backflow equipment, and fire lines, shall be coordinated and
permitted through Water Engineering Division of the Anaheim Public
Utilities Department.
Public Utilities,
Water Engineering
34 All existing water services and fire services shall conform to current
Water Services Standards Specifications. Any water service and/or fire
line that does not meet current standards shall be upgraded if continued
use is necessary or abandoned if the existing service is no longer needed.
The owner/developer shall be responsible for the costs to upgrade or to
abandon any water service or fire line.
Public Utilities,
Water Engineering
35 The Owner shall irrevocably offer to dedicate to the City of Anaheim (i)
an easement for all large domestic above-ground water meters and fire
hydrants, including a five (5)-foot wide easement around the fire hydrant,
water meter box, and/or water meter pad. (ii) a twenty (20) foot wide
easement for all water service mains and service laterals all to the
satisfaction of the Water Engineering Division. The easements shall be
granted on the Water Engineering Division of the Public Utilities
Department’s standard water easement deed. The easement deeds shall
include language that requires the Owner to be responsible for restoring
any special surface improvements, other than asphalt paving, including
but not limited to colored concrete, bricks, pavers, stamped concrete,
decorative hardscape, walls or landscaping that becomes damaged during
any excavation, repair or replacement of City owned water facilities.
Provisions for the repair, replacement and maintenance of all surface
improvements other than asphalt paving shall be the responsibility of the
Owner and included and recorded in the Master CC & Rs for the project.
Public Utilities,
Water Engineering
36 That the developer/owner shall submit a water system master plan,
including a hydraulic distribution network analysis, for Public Utilities
Water Engineering review and approval. The master plan shall
demonstrate the adequacy of the proposed on-site water system to meet
the project’s water demands and fire protection requirements.
Public Utilities,
Water Engineering
37 That the developer/owner shall submit to the Public Utilities Department
Water Engineering Division an estimate of the maximum fire flow rate
and maximum day and peak hour water demands for the project. This
information will be used to determine the adequacy of the existing water
system to provide the estimated water demands. Any off-site water
system improvements required to serve the project shall be done in
accordance with Rule No. 15A.6 of the Water Utility Rates, Rules, and
Regulations.
Public Utilities,
Water Engineering
- 14 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
38 Water improvement plans shall be submitted to the Water Engineering
Division for approval and a performance bond in the amount approved
by the City Engineer and form approved by City Attorney shall be posted
with the City of Anaheim.
Public Utilities,
Water Engineering
39 Individual water service and/or fire line connections will be required for
each parcel or residential, commercial, industrial unit per Rule 18 of the
City of Anaheim’s Water Rates, Rules and Regulations.
Public Utilities,
Water Engineering
40 Plans shall be submitted showing stop control at all driveway exits. A
stop sign, stop bar and stop legend shall be installed per City Standards
prior to final building and zoning inspection. Subject property shall
thereupon be developed and maintained in conformance with said plans.
Public Works,
Traffic Engineering
41 Residential buildings/units shall be pre-wired for the future installation of
an alarm system.
Police Department
42 ADDRESSING:
1. Each individual building should be clearly marked with its
appropriate address. These should be positioned so they are easily
viewed from vehicular and pedestrian pathways throughout the
complex. Main building numbers should be a minimum height of
12” and illuminated during the hours of darkness.
2. Address numbers shall be positioned so as to be readily readable
from the street. Numbers should be illuminated during hours of
darkness.
3. Rooftop address/unit numbers for the police helicopter. Minimum
size 4’ in height and 2’ in width. The lines of the numbers are to be
a minimum of 6” thick. Numbers should be spaced 12” to 18” apart.
Numbers should be painted or constructed in a contrasting color to
the roofing material. Numbers should face the street to which the
structure is addressed. Numbers are not to be visible from ground
level.
Police Department
43 DOORS:
1. All exterior doors to have adequate security hardware, e.g. deadbolt
locks.
2. The locks shall be so constructed that both the deadbolt and
deadlocking latch can be retracted by a single action of the inside
doorknob/lever/turn piece.
3. Wide-angle peepholes or other viewing device should be designed
into all dwelling-unit front doors and all solid doors where exterior
visibility is compromised.
Police Department
- 15 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
44 LIGHTING:
1. Monument signs and addresses shall be well lighted during hours of
darkness.
2. Adequate lighting of parking lots and associated carports, circulation
areas, aisles, passageways, recesses, and grounds contiguous to
buildings shall be provided with lighting of sufficient wattage to
provide adequate illumination to make clearly visible the presence of
any person on or about the premises during the hours of darkness
and provide a safe, secure environment for all persons, property, and
vehicles on-site.
Police Department
45 LANDSCAPING:
1. Landscaping shall be of the type and situated in locations to
maximize observation while providing the desired degree of
aesthetics. Security planting materials are encouraged along fence
and property lines and under vulnerable windows. Shrubbery or
ground cover should not generally exceed three feet in height and
tree branches should not descend below six feet from the ground.
2. Trees should not be planted close enough to the structure to allow
easy access to the roof, or should be kept trimmed to make climbing
difficult.
Police Department
46 FENCING/ACCESS CONTROL:
1. Perimeter fencing should be utilized whenever possible to enhance
territorial reinforcement and create defensible space. It should be an
open design, utilizing materials such as wrought iron or tubular steel
to maintain natural surveillance.
2. Decorative pavers should be used at all vehicular access points to
enhance territorial reinforcement.
Police Department
47 Doorways, alcoves, etc., should not be recessed to the extent that a place
is created for a person to stand and go unobserved. Police Department
48 Minimum recommended lighting level in all parking lots in 0.5 foot-
candle maintained, measured at the parking surface, with a maximum to
minimum ratio no greater than 15:1.
Police Department
49 Prior to the approval of building permits, the property owner/developer
shall include a note on the electrical plans for the Proposed Project
stating, “All exterior lighting shall be required to be shielded with hoods,
filtering louvers, glare reducers, or other means to maintain adequate
lighting throughout the area without undue nighttime glare impacts on
adjoining residential areas.” All lighting installed on the Project Site shall
comply with this requirement. (MM-AES-1)
Planning and Building
Department,
Planning Services
Division
- 16 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
50 Prior to issuance of a building permit, the property owner/developer shall
submit a final acoustical report prepared to the satisfaction of the City of
Anaheim Planning and Building Department, Planning Services
Division. The report shall demonstrate that the proposed residential
design will result in compliance with the 45 A-weighted decibel
community noise equivalent level (dBA CNEL) interior noise levels as
required by the California Building Code and California Noise Insulation
Standards (Title 24 and 25 of the California Code of Regulations). (MM-
NOI-1).
Planning and Building
Department,
Planning Services
Division
51 The applicant shall submit draft Covenants Conditions and Restrictions
(CC&Rs) that are prepared by an authorized professional for review and
approval by the Director of Planning, Public Works, and City Attorney,
which will generally provide for the following:
a. A requirement that residents shall use designated parking area,
including garages, only for the parking of vehicles.
b. A provision that parking garages are subject to inspection by the
Association or City of Anaheim staff.
c. A provision requiring that proposed amendments to the CC&Rs
shall be submitted for review to the Public Works Director or
designee, and shall be approved by the City Attorney prior to the
amendment being valid.
d. A provision that the City is a third-party beneficiary to the
CC&Rs and has the right, but not the obligation, to enforce any of
the provisions of the CC&Rs.
Planning and Building
Department,
Planning Services
Division
PRIOR TO THE FINAL BUILDING AND ZONING INSPECTIONS
52 All public improvements shall be constructed by the developer, inspected
and approved by Construction Services prior to the final building and
zoning inspection.
Public Works,
Development Services
53 All remaining fees/deposits required by Public Works department must
be paid in full.
Public Works,
Development Services
54 Set all Monuments in accordance with the final map and submit all
centerline ties to Public Works Department. Any monuments damaged as
a result of construction shall be reset to the satisfaction of the City
Engineer.
Public Works,
Development Services
55 All required WQMP improvements shall be operational and verified by
the Construction Services Division Inspector.
Public Works,
Development Services
56 All parking stalls shall be double striped per City of Anaheim
Engineering Standard 470.
Public Works,
Traffic Engineering
- 17 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
57 That curbs adjacent to the drive aisles shall be painted red to prohibit
parallel parking in the drive aisles. Red curb locations shall be clearly
labeled on building plans.
Public Works,
Traffic Engineering
58 Vehicle gates shall not be installed across the project driveways or access
roads without providing a vehicle turnaround area to the satisfaction of
the City Engineer.
Public Works,
Traffic Engineering
59 The property owner/developer shall execute and record with the Orange
County Recorder an unsubordinated declaration of Covenants Conditions
and Restrictions (CC&Rs) to run with the land, satisfactory to the City
Engineer, Planning Director, and City Attorney, which restricts the
installation of vehicle gates across the project driveways or access roads
as the site design does not allow any such gates to conform to City of
Anaheim Engineering Standard Detail 475 pertaining to gate set back
distance, turnaround area, guest phone, separate lane for guest access,
and minimum width for ingress/egress as required by the Fire
Department. Should gates be desired in the future, an amendment to the
CC&R’s approved by the City Engineer, Planning Director and the City
Attorney's office and recorded. Gates, if any, shall comply with the
current version of City of Anaheim Engineering Standard Detail 475 and
are subject to approval by the City Engineer.
Public Works,
Traffic Engineering
ON-GOING DURING PROJECT GRADING, CONSTRUCTION AND OPERATIONS
60 Any Graffiti painted or marked upon the premises or on any adjacent
area under the control of the licensee shall be removed or painted over
within 24 hours of being applied.
Police Department
61 The Owner shall be responsible for restoring any special surface
improvements, other than asphalt paving, within any right-of-way, public
utility easement or City easement area including but not limited to
colored concrete, bricks, pavers, stamped concrete, walls, decorative
hardscape or landscaping that becomes damaged during any excavation,
repair or replacement of City owned water facilities. Provisions for
maintenance of all said special surface improvements shall be included in
the recorded Master C,C&R’s for the project and the City easement
deeds.
Public Utilities,
Water Engineering
62 During subsurface ground-disturbing construction activities, the property
owner/developer shall retain a qualified Native American tribal
representative of the Gabrieleño Band of Mission Indians – Kizh Nation
(Gabrieleño). If tribal cultural resources are encountered during ground-
disturbing activities, work in the immediate area must halt. Depending on
the nature of the find, if the discovery proves to be potentially significant
under CEQA, as determined by the tribal representative, additional
Planning and Building
Department,
Planning Services
Division
- 18 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
measures such as data recovery excavation, avoidance of the area of the
find, documentation, testing, data recovery, reburial, archival review
and/or transfer to the appropriate museum or educational institution, or
other appropriate actions may be warranted. The tribal representative
shall complete a brief letter report of excavations and findings, and
submit the report to the City of Anaheim (City). After the find is
appropriately mitigated, work in the area may resume.
At the discretion of the tribal representative, monitoring activities may be
allowed to cease if sufficient evidence is produced that soils underlying
the Project Site are not native, undisturbed soils. In this event, the tribal
representative shall document all pertinent evidence that justifies the
ceasing of monitoring activities and provide it within a brief letter report
for the City’s review. Should the City concur with these findings,
monitoring shall be permitted to cease within all areas on the Project Site
shown to contain only disturbed, non-native fill soils.
(MM-CUL-1)
GENERAL
63 The subject Property shall be developed substantially in accordance with
plans and specifications submitted to the City of Anaheim by the
applicant and which plans are on file with the Planning Department, and
as conditioned herein.
Planning and Building
Department,
Planning Services
Division
64 Conditions of approval related to each of the timing milestones above shall
be prominently displayed on plans submitted for permits. For example,
conditions of approval that are required to be complied with prior to the
issuance of building permits shall be provided on plans submitted for
building plan check. This requirement applies to grading permits, final
maps, street improvement plans, water and electrical plans, landscape
irrigation plans, security plans, parks and trail plans, and fire and life
safety plans, etc.
Planning and Building
Department,
Planning Services
Division
65 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building permits
for this project, whichever occurs first. Failure to pay all charges shall
result in delays in the issuance of required permits or may result in the
revocation of the approval of this application.
Planning and Building
Department,
Planning Services
Division
66 The Applicant shall defend, indemnify, and hold harmless the City and
its officials, officers, employees and agents (collectively referred to
individually and collectively as “Indemnitees”) from any and all claims,
actions or proceedings brought against Indemnitees to attack, review, set
aside, void, or annul the decision of the Indemnitees concerning this
permit or any of the proceedings, acts or determinations taken, done, or
Planning and Building
Department,
Planning Services
Division
- 19 - PC2017-***
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
made prior to the decision, or to determine the reasonableness, legality or
validity of any condition attached thereto. The Applicant’s
indemnification is intended to include, but not be limited to, damages,
fees and/or costs awarded against or incurred by Indemnitees and costs of
suit, claim or litigation, including without limitation attorneys’ fees and
other costs, liabilities and expenses incurred by Indemnitees in
connection with such proceeding.
[DRAFT] ATTACHMENT NO. 6
- 1 - PC2017-***
RESOLUTION NO. PC2017-***
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ANAHEIM RECOMMENDING THAT THE CITY COUNCIL
OF THE CITY OF ANAHEIM APPROVE TENTATIVE TRACT
MAP NO. 18045 AND MAKING CERTAIN FINDINGS IN
CONNECTION THEREWITH
(DEV2016-00042)
(312-400 SOUTH EUCLID STREET AND 1678 WEST BROADWAY)
WHEREAS, the Planning Commission of the City of Anaheim (the “Planning
Commission”) did receive a verified petition for the approval of Tentative Tract Map No. 18045
to permit a 1-lot, 39-unit detached and attached condominium project (the "Project") on certain
real property located at 312-400 South Euclid Street and 1678 West Broadway in the City of
Anaheim, County of Orange, State of California, as generally depicted on the map attached
hereto as Exhibit A and incorporated herein by this reference (the "Property"); and
WHEREAS, the Property is approximately 2.35 acres in size and is currently located in
the "C-G" General Commercial Zone and designated on the Land Use Element of the General
Plan for "General Commercial” and “Residential Corridor” uses; and
WHEREAS, Tentative Tract Map No. 18045 is proposed in conjunction with General
Plan Amendment No. 2016-00509, Reclassification No. 2016-00293, and Conditional Use
Permit No. 2017-05933, now pending, which, together with the Project, shall be referred to
herein collectively as the “Proposed Project”; and
WHEREAS, pursuant to and in accordance with the provisions of the California
Environmental Quality Act (Public Resources Code Section 21000 et seq.; herein referred to as
“CEQA”), the State of California Guidelines for Implementation of the California Environmental
Quality Act (herein referred to as the "CEQA Guidelines"), and the City's Local CEQA
Procedure Manual, the City is the "lead agency" for the preparation and consideration of
environmental documents for the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a draft Mitigated Negative Declaration ("MND") was prepared to
evaluate the physical environmental impacts of the Proposed Project; and
WHEREAS, in conformance with CEQA, the CEQA Guidelines and the City's Local
CEQA Procedure Manual, a Mitigation Monitoring Plan ("MMP No. 348") has been prepared
for the Proposed Project and includes mitigation measures that are specific to the Proposed
Project; and
WHEREAS, the Planning Commission did hold a public hearing at the Civic Center in
the City of Anaheim on November 13, 2017 at 5:00 p.m., notice of said public hearing having
been duly given as required by law and in accordance with the provisions of Chapter 18.60 of the
Code, to hear and consider evidence and testimony for and against the Proposed Project and to
investigate and make findings and recommendations in connection therewith; and
- 2 - PC2017-***
WHEREAS, by the adoption of a resolution concurrently with, but prior in time to, the
adoption of this Resolution and pursuant to the provisions of CEQA, the CEQA Guidelines, and
the City's Local CEQA Procedure Manual, this Planning Commission found and determined that
the Proposed Project will have a less than significant impact upon the environment with the
implementation of the conditions of approval and the mitigation measures attached to that
concurrent Resolution and contained in MMP No. 348, and approved and adopted the Mitigated
Negative Declaration and MMP No. 348; and
WHEREAS, this Planning Commission, after due consideration, inspection, investigation
and study made by itself and in its behalf, and after due consideration of all evidence and reports
offered at said hearing pertaining to the request to approve Tentative Tract Map No. 18045, does
find and determine the following facts:
1. That the proposed subdivision of the Property, as shown on proposed Tentative
Tract Map No. 18045, including its design and improvements, is consistent with the General
Plan land use designation of Residential Low-Medium as proposed as General Plan Amendment
No 2016-00509, now pending.
2. That the proposed subdivision of the Property, as shown on proposed Tentative
Tract Map No. 18045, including its design and improvements, is consistent with the zoning and
development standards of the "RM-3" Multiple-Family Residential Zone proposed as
Reclassification No. 2016-00293, now pending.
3. That the site is physically suitable for the type and density of the Proposed
Project.
4. That the design of the subdivision, as shown on proposed Tentative Tract Map
No. 18045, is not likely to cause substantial environmental damage or substantially and
avoidably injure fish or wildlife or their habitat, as no sensitive environmental habitat has been
identified.
5. That the design of the subdivision, as shown on proposed Tentative Tract Map
No. 18045, or the type of improvements is not likely to cause serious public health problems.
6. That the design of the subdivision, as shown on proposed Tentative Tract Map
No. 18045, or the type of improvements will not conflict with easements acquired by the public,
at large, for access through or use of property within the proposed subdivision.
WHEREAS, this Planning Commission determines that the evidence in the record
constitutes substantial evidence to support the actions taken and the findings made in this
Resolution, that the facts stated in this Resolution are supported by substantial evidence in the
record, including testimony received at the public hearing, the staff presentations, the staff report
and all materials in the project files. There is no substantial evidence, nor are there other facts,
that detract from the findings made in this Resolution. This Planning Commission expressly
declares that it considered all evidence presented and reached these findings after due
consideration of all evidence presented to it.
- 3 - PC2017-***
NOW, THEREFORE, BE IT RESOLVED that, based upon the aforesaid findings and
determinations, this Planning Commission does hereby recommend that the City Council of the
City of Anaheim approve Tentative Tract Map No. 18045, contingent upon and subject to: (1)
the adoption by the City Council of (i) a resolution approving and adopting General Plan
Amendment No. 2016-00509, (2) the adoption by the City Council of an ordinance authorizing
an amendment to the Zoning Map to rezone and reclassify the Property to the "RM-3" Multiple-
Family Residential Zone under Reclassification No. 2016-00293, (3) a resolution approving
Conditional Use Permit No. 2017-05933, (4) the mitigation measures set forth in MMP No. 348;
and (3) the conditions of approval set forth in Exhibit B attached hereto and incorporated herein
by this reference, which are hereby found to be a necessary prerequisite to the proposed use of
the Property in order to preserve the health, safety and general welfare of the citizens of the City
of Anaheim. Extensions for further time to complete said conditions of approval may be granted
in accordance with Section 18.60.170 of the Code. Timing for compliance with conditions of
approval may be amended by the Planning Director upon a showing of good cause provided (i)
equivalent timing is established that satisfies the original intent and purpose of the condition (s),
(ii) the modification complies with the Code, and (iii) the applicant has demonstrated significant
progress toward establishment of the use or approved development.
BE IT FURTHER RESOLVED that this Planning Commission does hereby find and
determine that adoption of this Resolution is expressly predicated upon applicant's compliance
with each and all of the conditions hereinabove set forth. Should any such condition, or any part
thereof, be declared invalid or unenforceable by the final judgment of any court of competent
jurisdiction, then this Resolution, and any approvals herein contained, shall be deemed null and
void.
BE IT FURTHER RESOLVED that approval of this application constitutes approval of
the proposed request only to the extent that it complies with the Code and any other applicable
City, State and Federal regulations. Approval does not include any action or findings as to
compliance or approval of the request regarding any other applicable ordinance, regulation or
requirement.
THE FOREGOING RESOLUTION was adopted at the Planning Commission meeting of
November 13, 2017. Said Resolution is subject to the appeal provisions set forth in Section
17.08.104 of the Code pertaining to appeal procedures and may be replaced by a City Council
Resolution in the event of an appeal.
CHAIRPERSON, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
ATTEST:
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 4 - PC2017-***
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss.
CITY OF ANAHEIM )
I, Eleanor Morris, Secretary of the Planning Commission of the City of Anaheim, do
hereby certify that the foregoing resolution was passed and adopted at a meeting of the Planning
Commission of the City of Anaheim held on November 13, 2017, by the following vote of the
members thereof:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
IN WITNESS WHEREOF, I have hereunto set my hand this 13th day of November,
2017.
SECRETARY, PLANNING COMMISSION
OF THE CITY OF ANAHEIM
- 5 - PC2017-***
- 6 - PC2017-***
EXHIBIT “B”
TENTATIVE TRACT MAP NO. 18045
(DEV2016-00042)
NO. CONDITIONS OF APPROVAL RESPONSIBLE
DEPARTMENT
PRIOR TO APPROVAL OF THE FINAL MAP AND MAP RECORDATION
1 The legal property owner shall irrevocably offer to dedicate to the City of
Anaheim a 7-foot easement on Euclid Street to the ultimate half right-of-way
width of 60 feet from centerline to the east, for road, public utilities and other
public purposes.
Public Works
Department,
Development Services
Division
2 The final map shall be submitted to the City of Anaheim, Public Works
Development Services Division and to the Orange County Surveyor for
technical correctness review and approval.
Public Works
Department,
Development Services
Division
3 The developer shall execute a Save Harmless Agreement with the City of
Anaheim for any storm drain connections to the City’s storm drain system.
The agreement shall be recorded concurrently with the Final Map.
Public Works
Department,
Development Services
Division
4 The developer shall execute a maintenance covenant with the City of
Anaheim in a form that is approved by the City Engineer and the City
attorney for the private improvements including but not limited to private
utilities, drainage devices, parkway landscaping and irrigation, private
street lights, etc. in addition to maintenance requirements established in
the Water Quality Management Plan (WQMP) as applicable to the project.
The covenant shall be recorded concurrently with the Final Map.
Public Works
Department,
Development Services
Division
5 The applicant shall execute a Subdivision Agreement and submit security
in an amount acceptable to the City Engineer to guarantee construction of
the public improvements required herein. Security deposit shall be in
accordance to City of Anaheim Municipal Code. The agreement shall be
recorded concurrently with the Final Map.
Public Works
Department,
Development Services
Division
6 The developer shall submit improvement plans, for the construction of
required public improvements, to the Public Works Development Services
Division for review, approval, and to determine the bond amounts.
Public Works
Department,
Development Services
Division
- 7 - PC2017-***
7 Provide a Monumentation bond in an amount specified in writing by a
Licensed Land Surveyor of Record.
Public Works
Department,
Development Services
Division
8 The developer shall comply with all applicable requirements of the
Anaheim Municipal Code.
Public Works
Department,
Development Services
Division
9 All existing structures shall be demolished. The developer shall obtain a
demolition permit from the Building Division.
Planning and Building
Department,
Planning Services
Division
GENERAL
10 The applicant shall defend, indemnify, and hold harmless the City and its
officials, officers, employees and agents (collectively referred to
individually and collectively as “Indemnities”) from any and all claims,
actions or proceedings brought against Indemnities to attack, review, set
aside, void, or annul the decision of the Indemnities concerning this permit
or any of the proceedings, acts or determinations taken, done, or made
prior to the decision, or to determine the reasonableness, legality or
validity of any condition attached thereto. The Applicant’s
indemnification is intended to include, but not be limited to, damages, fees
and/or costs awarded against or incurred by Indemnities and costs of suit,
claim or litigation, including without limitation attorneys’ fees and other
costs, liabilities and expenses incurred by Indemnities in connection with
such proceeding.
Planning and Building
Department,
Planning Services
Division
11 Conditions of approval related to each of the timing milestones above shall
be prominently displayed on plans submitted for permits. For example,
conditions of approval that are required to be complied with prior to the
issuance of building permits shall be provided on plans submitted for
building plan check. This requirement applies to grading permits, final
maps, street improvement plans, water and electrical plans, landscape
irrigation plans, security plans, parks and trail plans, and fire and life
safety plans, etc.
Planning and Building
Department,
Planning Services
Division
12 The applicant is responsible for paying all charges related to the
processing of this discretionary case application within 30 days of the
issuance of the final invoice or prior to the issuance of building permits for
this project, whichever occurs first. Failure to pay all charges shall result
in delays in the issuance of required permits or may result in the revocation
of the approval of this application.
Planning and Building
Department,
Planning Services
Division
13 The subject Property shall be developed substantially in accordance with
plans and specifications submitted to the City of Anaheim by the applicant
and which plans are on file with the Planning Department, and as
conditioned herein.
Planning and Building
Department,
Planning Services
Division
ATTACHMENT NO. 7
Initial Study and Mitigated Negative Declaration is available at:
http://www.anaheim.net/DocumentCenter/View/18082
INITIAL STUDY/
MITIGATED NEGATIVE DECLARATION
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
Prepared for:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
Contact: Christine Saunders, Associate Planner
Prepared by:
27372 Calle Arroyo
San Juan Capistrano, California 92675
Contact: Collin Ramsey, Project Manager
OCTOBER 2017
Printed on 30% post-consumer recycled material.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
i October 2017
TABLE OF CONTENTS
Section Page No.
ACRONYMS/ABBREVIATIONS ...........................................................................................VII
1 INTRODUCTION..............................................................................................................1
1.1 Project Overview .................................................................................................... 1
1.2 California Environmental Quality Act Compliance ............................................... 1
1.3 Preparation and Processing of this Initial Study/Mitigated
Negative Declaration .............................................................................................. 2
1.4 Initial Study Checklist............................................................................................. 2
1.5 Existing Documents Incorporated by Reference .................................................... 3
1.6 Points of Contact ..................................................................................................... 3
2 PROJECT DESCRIPTION ..............................................................................................5
2.1 Project Site .............................................................................................................. 5
2.2 Environmental Setting ............................................................................................ 5
2.3 Proposed Project ................................................................................................... 15
2.4 Construction and Phasing ..................................................................................... 21
2.5 Project Approvals.................................................................................................. 22
3 INITIAL STUDY CHECKLIST ....................................................................................23
3.1 Aesthetics .............................................................................................................. 29
3.2 Agriculture and Forestry Resources...................................................................... 36
3.3 Air Quality ............................................................................................................ 39
3.4 Biological Resources ............................................................................................ 52
3.5 Cultural Resources ................................................................................................ 60
3.6 Geology and Soils ................................................................................................. 65
3.7 Greenhouse Gas Emissions ................................................................................... 72
3.8 Hazards and Hazardous Materials ........................................................................ 76
3.9 Hydrology and Water Quality ............................................................................... 85
3.10 Land Use and Planning ......................................................................................... 95
3.11 Mineral Resources ................................................................................................ 97
3.12 Noise ..................................................................................................................... 98
3.13 Population and Housing ...................................................................................... 119
3.14 Public Services .................................................................................................... 120
3.15 Recreation ........................................................................................................... 124
3.16 Transportation and Traffic .................................................................................. 126
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
TABLE OF CONTENTS (CONTINUED)
Section Page No.
9289.0002
ii October 2017
3.17 Tribal Cultural Resources ................................................................................... 220
3.18 Utilities and Service Systems.............................................................................. 223
3.19 Mandatory Findings of Significance ................................................................... 230
4 REFERENCES AND PREPARERS ............................................................................233
4.1 References Cited ................................................................................................. 233
4.2 List of Preparers .................................................................................................. 238
APPENDICES
A Air Quality and Greenhouse Gas Emissions
B Biological Resources
C Cultural Resources
D Geology and Soils
E Hazards and Hazardous Materials
F Hydrology and Water Quality
G Noise
H Transportation and Traffic
FIGURES
1 Regional Location Map........................................................................................................7
2 Local Vicinity Map ..............................................................................................................9
3 Current General Plan Land Use Designations ...................................................................11
4 Current Zoning ...................................................................................................................13
5 Site Plan .............................................................................................................................17
6 Architectural Elevations.....................................................................................................19
7A Existing Site Photos ...........................................................................................................31
7B Existing Site Photos ...........................................................................................................33
8 Noise Measurement and Modeling Locations .................................................................105
9 Existing Through Travel Lanes and Intersection Controls ..............................................131
10 Existing Average Daily Traffic Volumes ........................................................................133
11 Existing Morning Peak Hour Intersection Turning Movement Volumes ........................135
12 Existing Evening Peak Hour Intersection Turning Movement Volumes ........................137
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
TABLE OF CONTENTS (CONTINUED)
Page No.
9289.0002
iii October 2017
13 Project Outbound Trip Distribution – Opening Year ......................................................143
14 Project Inbound Trip Distribution – Opening Year .........................................................145
15 Project Outbound Trip Distribution – General Plan ........................................................147
16 Project Inbound Trip Distribution – General Plan ...........................................................149
17 Project Average Daily Traffic Volumes ..........................................................................151
18 Project Morning Peak Hour Intersection Turning Movement Volumes –
Opening Year ...................................................................................................................153
19 Project Evening Peak Hour Intersection Turning Movement Volumes –
Opening Year ...................................................................................................................155
20 Project Morning Peak Hour Intersection Turning Movement Volumes –
General Plan .....................................................................................................................157
21 Project Evening Peak Hour Intersection Turning Movement Volumes –
General Plan .....................................................................................................................159
22 Other Development Average Daily Traffic Volumes ......................................................163
23 Other Development Morning Peak Hour Intersection Turning Movement Volumes .....165
24 Other Development Evening Peak Hour Intersection Turning Movement Volumes ......167
25 Existing Plus Project Average Daily Traffic Volumes ....................................................171
26 Opening Year (2018) Without Project Average Daily Traffic Volumes .........................173
27 Opening Year (2018) With Project Average Daily Traffic Volumes ..............................177
28 General Plan Buildout Without Project Average Daily Traffic Volumes .......................179
29 General Plan Buildout With Project Average Daily Traffic Volumes ............................183
30 Existing Plus Project Morning Peak Hour Intersection Turning Movement Volumes ...191
31 Existing Plus Project Evening Peak Hour Intersection Turning Movement Volumes ....193
32 Opening Year (2018) Without Project Morning Peak Hour Intersection
Turning Movement Volumes ...........................................................................................195
33 Opening Year (2018) Without Project Evening Peak Hour Intersection
Turning Movement Volumes ...........................................................................................197
34 Opening Year (2018) With Project Morning Peak Hour Intersection Turning
Movement Volumes .........................................................................................................199
35 Opening Year (2018) With Project Evening Peak Hour Intersection Turning
Movement Volumes .........................................................................................................201
36 General Plan Buildout Without Project Morning Peak Hour Intersection
Turning Movement Volumes ...........................................................................................209
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
TABLE OF CONTENTS (CONTINUED)
Page No.
9289.0002
iv October 2017
37 General Plan Buildout Without Project Evening Peak Hour Intersection
Turning Movement Volumes ...........................................................................................211
38 General Plan Buildout With Project Morning Peak Hour Intersection Turning
Movement Volumes .........................................................................................................213
39 General Plan Buildout With Project Evening Peak Hour Intersection Turning
Movement Volumes .........................................................................................................215
TABLES
1 South Coast Air Basin Attainment Status ..........................................................................40
2 SCAQMD Air Quality Significance Thresholds ...............................................................41
3 Regional Construction-Related Pollutant Emissions .........................................................45
4 Unmitigated Local Construction Emissions at the Nearest Receptors ..............................46
5 Regional Operational Pollutant Emissions ........................................................................47
6 Special-Status Plants Evaluated for the Project Site ..........................................................54
7 Special-Status Wildlife Evaluated for the Project Site ......................................................55
8 Project-Related Greenhouse Gas Emissions ......................................................................74
9 Measured Noise Levels ....................................................................................................103
10 Traffic Noise (Existing and Existing-Plus-Project) .........................................................109
11 Traffic Noise (Future and Future Plus Project)................................................................109
12 Traffic Noise (Future Plus Project) at On-Site Residential Receivers .............................110
13 Construction Equipment Noise Levels ............................................................................115
14 Construction Noise Summary of Results (dBA Leq) ........................................................117
15 Existing Roadway Segment Capacity Analysis ...............................................................127
16 Existing Intersection Levels of Service ...........................................................................130
17 Near-Term Project Trip Generation .................................................................................139
18 General Plan Buildout Trip Generation ...........................................................................140
19 Other Development Trip Generation ...............................................................................162
20 Existing Plus Project Roadway Segment Capacity Analysis ...........................................169
21 Opening Year (2018) Without Project Roadway Segment Capacity Analysis................170
22 Opening Year (2018) With Project Roadway Segment Capacity Analysis .....................175
23 General Plan Buildout Without Project Roadway Segment Capacity Analysis ..............176
24 General Plan Buildout With Project Roadway Segment Capacity Analysis ...................182
25 Existing Plus Project Intersection Levels of Service .......................................................187
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
TABLE OF CONTENTS (CONTINUED)
Page No.
9289.0002
v October 2017
26 Existing Plus Project Traffic Contribution ......................................................................188
27 Opening Year (2018) Without Project Intersection Levels of Service ............................189
28 Opening Year (2018) With Project Intersection Levels of Service .................................190
29 Opening Year (2018) Traffic Contribution ......................................................................205
30 General Plan Buildout Without Project Intersection Level of Service ............................206
31 General Plan Buildout With Project Intersection Level of Service .................................207
32 General Plan Buildout Traffic Contribution ....................................................................208
33 Multiple Dry Years Supply and Demand Comparison (Acre-Feet per Year) .................226
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
vi October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
vii October 2017
ACRONYMS/ABBREVIATIONS
Acronym/
Abbreviation Definition
AB Assembly Bill
ACM asbestos-containing material
AESD Anaheim Elementary School District
AFR Anaheim Fire and Rescue
Air Basin South Coast Air Basin
APD Anaheim Police Department
APN Assessor’s Parcel Number
AQMP Air Quality Management Plan
AUHSD Anaheim Union High School District
BMP best management practice
CalEEMod California Emissions Estimator Model
CARB California Air Resources Board
CEQA California Environmental Quality Act
CH4 methane
City City of Anaheim
CMP Congestion Management Plan
CNEL community noise equivalent level
CO carbon monoxide
CO2 carbon dioxide
CO2E carbon dioxide equivalent
dB decibel
dBA A-weighted decibel
DU dwelling unit
EIR environmental impact report
EPA U.S. Environmental Protection Agency
ESA Environmental Site Assessment
GHG greenhouse gas
Groundwater Basin Orange County Groundwater Basin
I- Interstate
IS/MND Initial Study/Mitigated Negative Declaration
LBP lead-based paint
lbs/day pounds per day
Ldn day–night average sound level
Leq equivalent sound level
Lmax maximum sound level
Lmin minimum sound level
LOS level of service
LST Localized Significance Threshold
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
viii October 2017
Acronym/
Abbreviation Definition
Lxx percentile-exceeded sound level
Metropolitan Metropolitan Water District of Southern California
mgd million gallons per day
MM- Mitigation Measure
MT metric ton
N2O nitrous oxide
NAHC Native American Heritage Commission
NO2 nitrogen dioxide
NOx oxides of nitrogen
NPDES National Pollutant Discharge Elimination System
OCSD Orange County Sanitation District
OCWD Orange County Water District
PM10 coarse particulate matter
PM2.5 fine particulate matter
ppm parts per million
PRC California Public Resources Code
RMS root mean square
SCAG Southern California Association of Governments
SCAQMD South Coast Air Quality Management District
SCCIC South Central Coastal Information Center
SO2 sulfur dioxide
SOx sulfur oxides
SR- State Route
SWPPP storm water pollution prevention plan
TAC toxic air contaminant
ug/m3 micrograms per cubic meter
V/C volume-to-capacity ratio
VdB vibration decibel
VOC volatile organic compound
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
1 October 2017
1 INTRODUCTION
1.1 Project Overview
The City of Anaheim (City) received a development application from KB Home Coastal Inc.
(Applicant) requesting approval of the following discretionary actions for the proposed Euclid
and Broadway Project (Proposed Project):
General Plan Amendment (GPA 2016-00509) to change the Project Site’s General Plan
Land Use Designation from General Commercial (Assessor’s Parcel Number (APN) 250-
05-102) and Corridor Residential (APN 250-05-103) to Low-Medium Residential
Zoning Reclassification (RCL 2016-00293) from General Commercial (C-G) to Multiple-
Family Residential (RM-3)
Conditional Use Permit (CUP 2017-05933) to allow a planned unit development with
modified development standards (reduced setbacks and distance between buildings)
Tentative Tract Map (SUBTM18045) to subdivide the Project Site to allow for the
development of 39 single-family, for-sale residential units
The Proposed Project would involve demolition of 102,432 square feet of existing office,
commercial, and restaurant buildings on the Project Site and construction of 39 attached and
detached condominium units, along with associated on-site and site-adjacent improvements such
as parking, pedestrian, and landscape areas.
The Proposed Project is the subject of analysis in this document pursuant to the California
Environmental Quality Act (CEQA). In accordance with CEQA Guidelines, Section 15367, the
City is the lead agency with principal responsibility for considering the Proposed Project for
approval (14 CCR 15000 et seq.).
1.2 California Environmental Quality Act Compliance
CEQA, a statewide environmental law contained in California Public Resources Code (PRC),
Sections 21000–21177, applies to most public agency decisions to carry out, authorize, or
approve actions that have the potential to adversely affect the en vironment (PRC Section
21000 et seq.). The overarching goal of CEQA is to protect the physical environment. To
achieve that goal, CEQA requires that public agencies identify the environmental
consequences of their discretionary actions and consider alternatives and mitigation measures
that could avoid or reduce significant adverse impacts when avoidance or reduction is
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
2 October 2017
feasible. It also gives other public agencies and the public an opportunity to comment on the
information. If significant adverse impacts cannot be avoided, reduced, or mitigate d to below
a level of significance, the public agency is required to prepare an environmental impact
report (EIR) and balance the project’s environmental concerns with other goals and benefits
in a statement of overriding considerations.
1.3 Preparation and Processing of this Initial Study/Mitigated
Negative Declaration
The City’s Planning and Building Department, Planning Services Division, directed and
supervised the preparation of this Initial Study/Mitigated Negative Declaration (IS/MND).
Although prepared with assistance from the consulting firm Dudek, the content contained within
and the conclusions drawn by this IS/MND reflect the independent judgment of the City.
1.4 Initial Study Checklist
Dudek, under the City’s guidance, prepared the Proposed Project’s Environmental Checklist (i.e.,
Initial Study) per CEQA Guidelines, Sections 15063–15065. The CEQA Guidelines include a
suggested checklist to indicate whether a project would have an adverse impact on the
environment. The checklist is found in Section 3, Initial Study, of this document. Following the
Environmental Checklist, Sections 3.1 through 3.19 include an explanation and discussion of
each significance determination made in the checklist for the Proposed Project.
For this IS/MND, the following four possible responses to each individual environmental issue
area are included in the checklist:
1. Potentially Significant Impact
2. Less-Than-Significant Impact with Mitigation Incorporated
3. Less-Than-Significant Impact
4. No Impact
The checklist and accompanyin g explanation of checklist responses provide the information
and analysis necessary to assess relative environmental impacts of the Proposed Project. In
doing so, the City will determine the extent of additional environmental review, if any, for
the Proposed P roject .
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
3 October 2017
1.5 Existing Documents Incorporated by Reference
CEQA Guidelines Sections 15150, 15168(c)(3), and 15168(d)(2) permit and encourage that an
environmental document incorporate by reference other documents that provide relevant data.
The City of Anaheim General Plan (City of Anaheim 2017a), the City of Anaheim General Plan
EIR (City of Anaheim 2004), and the Anaheim Municipal Code (City of Anaheim 2017b), which
are all herein incorporated by reference pursuant to CEQA Guidelines, Section 15150, are
available for review from the following:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
1.6 Points of Contact
The City of Anaheim is the lead agency for this environmental document. Any questions about the
preparation of this IS/MND, its assumptions, or its conclusions should be referred to the following:
Christine Saunders, Associate Planner
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard, Suite 162
Anaheim, California 92805
714.765.5238
csaunders@anaheim.net
The point of contact for the Applicant is as follows:
Frank Chen, Director, Forward Planning
KB Home Coastal Inc.
107 Bright Poppy
Irvine, California 92618
949.861.4192
fchen@kbhome.com
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9289.0002
4 October 2017
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Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
5 October 2017
2 PROJECT DESCRIPTION
2.1 Project Site
The Project Site is located in the western part of the City of Anaheim, which is in northwestern
Orange County (Figure 1, Regional Location Map). Regionally, the City and the Project Site are
located south of the City of Fullerton, west and north of the City of Orange, northeast of the City
of Garden Grove, and southeast of the City of Buena Park. Interstate (I-) 5 is located
approximately 0.6 miles east of the Project Site, State Route (SR-) 91 is located approximately
1.7 miles to the north, and SR-57 is approximately 3.7 miles east.
The 2.35-acre Project Site consists of two parcels (APNs 250-051-02 and 250-051-03). The
street addresses associated with the Project Site are 312 through 400 South Euclid Street and
1678 West Broadway. The Project Site is bounded by West Broadway to the north, existing
medium-density residential (36 dwelling units per acre) uses to the east, existing commercial
uses to the south, South Euclid Street to the west, and an existing Mobil gas station to the
northwest (Figure 2, Local Vicinity Map).
2.2 Environmental Setting
City of Anaheim
The City encompasses more than 28,000 acres of land stretching nearly 20 miles along the
Riverside Freeway (SR-91), and includes another 2,431 acres of unincorporated land within its
sphere of influence. The City is a geographically diverse community. The western and central
portions of the City are characterized by relatively flat ground that slopes gently to the
southwest. This portion of the City is characterized by a mix of suburban and urban development
and is relatively built out. The area is home to Center City (downtown Anaheim) and the
Anaheim Colony Historic District, which are located within the City’s original 1.8-square-mile
boundary and contain the majority of the City’s valued historic structures (City of Anaheim
2017a). The eastern portion of the City extends along the Santa Ana River to the Riverside
County line. This part of the City includes hillside terrain and an abundance of natural resources.
Residential development in the eastern portion of the City largely consists of the various hillside
communities on the southern side of SR-91 that extend to the Eastern Transportation Corridor
(SR-241). Residential neighborhoods located north of the Santa Ana River, east of Imperial
Highway, and south of the Santa Ana River at the intersection of SR-91 and SR-55 are relatively
flat. Anaheim Canyon is a regional employment center consisting of office, industrial, and
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
6 October 2017
commercial uses that spans the northern side of SR-91 between SR-57 and Imperial Highway. It
is also located in the eastern part of the City (City of Anaheim 2017a).
Project Site
The approximately 2.35-acre, irregularly shaped Project Site is entirely developed and contains a
two-story office building (1678 West Broadway: 10,452 square feet), a one-story commercial
building (312–326 South Euclid Street: 8,050 square feet), and a one-story (plus basement)
restaurant building (400 South Euclid Street: 6,030 square feet), totaling 24,532 square feet of
floor space. The total area to be demolished, including at-grade asphalt and concrete, is 102,423
square feet. The Project Site consists of relatively flat to gently sloping terrain and is located at
approximately 125 feet above mean sea level (Appendix E, Hazards and Hazardous Materials
(GeoSoils Inc. 2016)).
Historically, the Project Site was used for agricultural production (either as an orchard or grove)
from at least 1953 until sometime before 1963. Based on a review of historical aerial
photographs of the Project Site, the existing commercial building (312–326 South Euclid Street)
and restaurant building (400 South Euclid Street) appear on a photograph from 1963. The office
building (1678 West Broadway) first appears in a photograph from 1972 (Appendix C, Cultural
Resources (Helix Environmental Planning 2017)).
The City’s General Plan Land Use Plan Map designates the Project Site as General Commercial
(APN 250-051-02) and Corridor Residential (APN 250-051-03) (Figure 3, Current General Plan
Land Use Designations) (City of Anaheim 2017c). The City’s Zoning Map identifies the Project
Site as General Commercial (C-G) (Figure 4, Current Zoning) (City of Anaheim 2017d).
Surrounding Land Uses
The Project Site is located in a developed part of the City. The following mix of land uses
surrounds the Project Site, including existing medium-density residential (36 dwelling units per
acre) and commercial uses:
North: West Broadway
East: Medium-density residential (36 dwelling units per acre)
South: Commercial
West: South Euclid Street
Northwest: Mobil gas station
Camp Pendleton
South Oceanside
Camp
Pendleton
North
Fallbrook
San
Clemente
Dana
Point
San Juan
Capistrano
Laguna
Niguel
Laguna
Hills Coto De
Caza
Newport
Beach Mission
Viejo
Trabuco
Highlands
El
Toro
Costa
Mesa
Irvine
Huntington
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Santa
Ana
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Los
Alamitos
Orange
Anaheim
Buena
Park
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Fullerton
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Norco
Riverside
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Wildomar
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Regional Location Map
Euclid and Broadway Project Description
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FIGURE 1
Project Site!^
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
8 October 2017
INTENTIONALLY LEFT BLANK
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Aerial Photography from May 2010.Aerial Photography from May 2010.Project Boundry °0 350 700
Feet
Euclid and Broadway Project Description
Local Vicinity Map
FIGURE 2SOURCE: City of Anaheim GIS (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
10 October 2017
INTENTIONALLY LEFT BLANK
W TEDMAR AVE
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Aerial Photography from May 2010.Aerial Photography from May 2010.
Project Bound ra y
General Plan
Residential
Low Density
Low Medium Density
Medium Density
Corridor Residential
Commercial
Neighborhood Center
General Commercial
Office
Office-Low
Public and Quasi-Public Facilities
School °0 100 200
Feet
Euclid and Broadway Project Description
Current General Plan Land Use Designations
FIGURE 3SOURCE: City of Anaheim GIS (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
12 October 2017
INTENTIONALLY LEFT BLANK
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Aerial Photography from May 2010.Aerial Photography from May 2010.
Project
ZONING
RS-2 Single-Family Residential (7,200 s.f. min. lot size)
RS-3 Single-Family Residential (5,000 s.f. min. lot size)
RM-4 Multiple-Family Residential (Up to 36 units/acre)
C-G General Commercial
O-L Low Intensity Office
T Transition
Bound ra y
°0 100 200
Feet
Euclid and Broadway Project Description
SOURCE: City of Anaheim GIS (2017)
Current Zoning
FIGURE 4
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
14 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
15 October 2017
2.3 Proposed Project
The Proposed Project would involve construction of 39 attached and detached condominium
units, along with associated on-site and site-adjacent improvements (Figure 5, Site Plan). The
Proposed Project would also involve demolition of the existing office, commercial, and
restaurant buildings and parking lot areas located on the Project Site.
The condominium units would be composed of two different floor plans: Plan 1 would consist of
a two-story, three-bedroom, approximately 1,489-square-foot unit, and Plan 2a would consist of
a three-story, three-bedroom, approximately 1,977-square-foot unit. Each condominium unit
would include an approximately 430-square-foot, side-by-side garage capable of fitting two
vehicles. Of the 39 total condominium units, 13 would be the Plan 1 floor plan and 26 would be
the Plan 2a floor plan. Condominium units located on the southern half of the site (south of the
northern driveway off South Euclid Street) would be detached units, and condominium units
located on the northern half of the site would be attached units. The two-story Plan 1 and three-
story Plan 2a units would be approximately 25.5 feet and 35.5 feet tall, respectively.
The design of the Proposed Project was influenced by Spanish and Italian architectural
vernaculars, with the Spanish vernacular adopting two specific regional styles: Santa Barbara
and Monterey (Figure 6, Architectural Elevations). The Monterey style would be the more
subdued style, and the Santa Barbara and Italian styles would be more ornate. Notwithstanding,
all architectural styles would share similar design elements and would be constructed of high-
quality materials, including low-profile concrete tile roofs, wrought iron and brick detail, bay
windows, faux wood corbels and shutters, and exposed truss tails.
Common areas would be located throughout the Project Site, including passive sitting areas with
water features, barbecue and picnic areas, and courtyard areas between some of the
condominium units. In addition to these communal leisure areas, each condominium unit, with
the exception of four units, would include a private patio.
Landscape setbacks would be provided along the street frontages of the Proposed Project
facing South Euclid Street and West Broadway. A minimum landscape setback of 8 feet, 6
inches is designed along South Euclid Street , and a setback of 15 feet is designed along West
Broadway, in lieu of a minimum requirement of 20 feet. A 6-foot-tall, split-face block wall
would be located along the perimeter of the Project Site, and vinyl fencing ranging in height
between 3 and 6 feet would be used to separate the individual condominium units and their
private patios and side yards.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
16 October 2017
Site Access, Internal Circulation, and Parking
The Project Site would be accessible through three points of entry: two driveways off of South
Euclid Street, and one off of West Broadway. Each driveway would transition into an internal
drive aisle that would connect to the other drive aisles and provide access to each of the
condominium units. Pedestrian walkways would also be provided throughout the Project Site.
The northernmost driveway of the Proposed Project’s two driveways along South Euclid Street
would be in proximity to the intersection of West Broadway/South Euclid Street. Vehicles would
not be permitted to cross the left-turn lane within the northbound lanes of South Euclid Street to
enter or exit the Project Site. The Proposed Project would include installation of signage at this
driveway to clearly indicate to drivers exiting the Project Site at this location that only right turns
are permitted.
The Proposed Project would include 130 parking spaces: 78 garage parking spaces, 26 off-street
guest spaces, and 26 driveway guest spaces.
Utilities and Infrastructure Improvements
Domestic water, sanitary sewer, stormwater, electrical, and natural gas utilities already serve the
existing office, commercial, and restaurant building on the Project Site. However, these utilities
would require reconfiguring and/or expansion to serve the condominium units.
Storm Drains
Currently, a 24-inch-diameter storm drain is located within West Broadway; no storm drain
system is located within South Euclid Street adjacent to the Project Site. Approximately 0.51
acres of the Project Site drains to an existing curb and gutter located along West Broadway to an
existing catch basin located west of the Proposed Project’s driveway off of West Broadway, and
the remainder of the site drains to an existing curb and gutter located along South Euclid Street
(Appendix F, Hydrology and Hydraulics Study, Preliminary Water Quality Management Plan,
Sewer Study (DMS Consultants Inc. 2016/2017)). This existing on-site drainage pattern would
remain following implementation of the Proposed Project. Since the Proposed Project would not
increase the amount of impervious surfaces on the Project Site, the Proposed Project is not
required to upgrade or expand the existing storm drain system that currently serves the Project
Site. However, construction of the driveway for the Proposed Project off of West Broadway
would require relocation of an existing 18-inch-diameter storm drain lateral that connects to the
existing 24-inch-diameter storm drain located within West Broadway (Appendix F, Hydrology
and Hydraulics Study, Preliminary Water Quality Management Plan, Sewer Study (DMS
Consultants Inc. 2016/2017)).
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Site Plan
FIGURE 5
Euclid and Broadway Project Description
SOURCE: KTGY Group, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
18 October 2017
INTENTIONALLY LEFT BLANK
Architectural Elevations
FIGURE 6
Euclid and Broadway Project Description
SOURCE: KTGY Group, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
20 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
21 October 2017
Although the existing storm drain system would not be upgraded or expanded, the Proposed
Project would still be required to include a series of water quality and infiltration best
management practices (BMPs) to collect and treat on-site stormwater. BMPs would consists of
permeable pavers installed on an open gravel bed, infiltration trenches (i.e., perforated pipe in
gravel bed), and bottomless trench drains (Appendix F, Hydrology and Hydraulics Study,
Preliminary Water Quality Management Plan, Sewer Study (DMS Consultants Inc. 2016/2017)).
Sewer System
An existing 10-inch-diameter City sewer line is located within West Broadway, and an existing
8-inch-diameter City sewer line is located within South Euclid Street. An existing 48-inch-
diameter Orange County Sanitation District (OCSD) interceptor sewer line is also located within
South Euclid Street (Appendix F, Hydrology and Hydraulics Study, Preliminary Wat er Quality
Management Plan, Sewer Study (DMS Consultants Inc. 2016/2017)).
The City has indicated that the existing 8-inch-diameter South Euclid Street sewer line is
deficient and too shallow (i.e., less than 5 feet below grade). As a result, the Proposed Project
would connect to the 48-inch-diameter OCSD interceptor sewer line, which has been found to
have the capacity to adequately handle the Proposed Project’s sanitary sewer needs (Appendix F,
Hydrology and Hydraulics Study, Preliminary Water Quality Management Plan, Sewer Study
(DMS Consultants Inc. 2016/2017)).
2.4 Construction and Phasing
The Proposed Project would be constructed in a single phase starting in approximately fall 2017
and is expected to be completed in 2018. To facilitate construction of the Proposed Project, the
existing office, commercial, and restaurant buildings, and the parking lot areas on the Project
Site, totaling 102,432 square feet, would be demolished. The demolished asphalt would be
ground and reused as base underlying the Project Site, and the remainder of the demolition debris
would be transported to recycling and landfill facilities. Approximately 4,800 cubic yards of
imported fill coming from other construction sites in the surrounding area is expected to be used
on the Project Site.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
22 October 2017
For a breakdown of construction sub-phases and schedule, refer to the California Emissions
Estimator Model (CalEEMod) air quality modeling outputs provided in Appendix A, Air Quality
and Greenhouse Gas Emissions Modeling (CalEEMod 2017).1
2.5 Project Approvals
The Proposed Project would require the following discretionary approvals from the City Council
prior to the issuance of demolition, grading, and building permits and the start of construction:
General Plan Amendment (GPA2016-00509) to change the Project Site’s General Plan
Land Use Designation from General Commercial (APN 250-05-102) and Corridor
Residential (APN 250-05-103) to Low-Medium Residential
Zoning Reclassification (RCL2016-00293) from General Commercial (C-G) to Multiple-
Family Residential (RM-3)
Conditional Use Permit (CUP2017-05933) to allow a planned unit development with
modified development standards (reduced setbacks and distance between buildings)
Tentative Tract Map (SUBTM18045) to subdivide the Project Site to allow for
development of 39 single-family, for-sale residential units
1 Construction phasing estimates are based on default assumptions provided in CalEEMod (Appendix A, Air
Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017)). These assumptions are based on the size
of the Project Site, the proposed land use, and the size of the planned improvements.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
23 October 2017
3 INITIAL STUDY CHECKLIST
1. Project title:
Euclid and Broadway Residential Project (Development Project No. 2016-00042)
2. Lead agency name and address:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard, Suite 162
Anaheim, California 92805
3. Contact person and contact info:
Christine Saunders, Associate Planner
714.765.5238
csaunders@anaheim.net
4. Project location:
The Project Site is located in the western part of the City of Anaheim, which is in
northwestern Orange County. The Project Site consists of two parcels (APNs 250-051-02
and 250-051-03). The street addresses associated with the Project Site are 312 through
400 South Euclid Street and 1678 West Broadway. The Project Site is bounded by West
Broadway to the north, existing medium-density residential (36 dwelling units per acre)
uses to the east, existing commercial uses to the south, South Euclid Street to the west,
and an existing Mobil gas station to the northwest (Figure 2).
5. Project sponsor’s name and address:
Frank Chen, Director, Forward Planning
KB Home Coastal Inc.
107 Bright Poppy
Irvine, California 92618
949.861.4192
fchen@kbhome.com
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
24 October 2017
6. General Plan Designation:
Existing: General Commercial (APN 250-051-02) and Corridor Residential (APN 250-051-03)
Proposed: Low-Medium Residential
7. Zoning:
Existing: General Commercial (C-G)
Proposed: Multiple-Family Residential (RM-3)
8. Description of project. (Describe the whole action involved, including but not
limited to later phases of the project, and any secondary, support, or off -site
features necessary for its implementation. Attach additional sheets if necessary):
The Proposed Project would involve demolition of 102,432 square feet of existing office,
commercial, and restaurant buildings, and parking lot areas on the Project Site, and
construction of 39 attached and detached condominium units, along with associated on-
site and site-adjacent improvements. Refer to Section 2.3, Proposed Project, for a full
description of the Proposed Project.
9. Surrounding land uses and setting (Briefly describe the project’s surroundings):
The Project Site is located in a developed part of the City of Anaheim. The following mix
of land uses surrounds the Project Site, including existing medium-density residential (36
dwelling units per acre) and commercial uses:
North: West Broadway
East: Medium-density residential (36 dwelling units per acre)
South: Commercial
West: South Euclid Street
Northwest: Mobil gas station
10. Other public agencies whose approval is required (e.g., permits, financing approval,
or participation agreement):
OCSD: Approval for the Proposed Project to connect to the existing 48-inch-
diameter OCSD interceptor sewer line located within South Euclid Street.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
25 October 2017
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 Resources Air Quality
Biological Resources Cultural Resources Geology and Soils
Greenhouse Gas
Emissions Hazards and
Hazardous Materials Hydrology and
Water Quality
Land Use and Planning Mineral Resources Noise
Population and Housing Public Services Recreation
Transportation and Traffic Tribal Cultural
Resources Utilities and
Service Systems
Mandatory Findings
of Significance
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
26 October 2017
DETERMINATION: (To be completed by the Lead Agency)
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,
there will not be a significant 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
ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION pursuant to
applicable standards, and (b) have been avoided or mitigated pursuant to that earlier
ENVIRONMENTAL IMPACT REPORT or NEGATIVE DECLARATION, including
revisions or mitigation measures that are imposed upon the proposed project, nothing further
is required.
Signature Date
10/5/2017
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
27 October 2017
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 is 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 Impact” 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 No. 5,
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)(3)(D). 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.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
28 October 2017
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 information
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 project’s 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.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
29 October 2017
3.1 Aesthetics
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
I. AESTHETICS – Would the project:
a) Have a substantial adverse effect on a scenic
vista?
b) Substantially damage scenic resources
including, but not limited to, trees, rock
outcroppings, and historic buildings within a
state scenic highway?
c) Substantially degrade the existing visual
character or quality of the site and its
surroundings?
d) Create a new source of substantial light or
glare which would adversely affect day or
nighttime views in the area?
a) Would the project have a substantial adverse effect on a scenic vista?
No Impact. Scenic vista and other important visual resources are typically associated
with natural landforms such as mountains, foothills, ridgelines, and coastlines. The Cit y’s
General Plan Green Element identifies the Hill and Canyon Area of the City, Santa Ana
Mountains, and Santa Ana River as important visual landmarks within the City. In
addition, the General Plan Green Element specifically states that golf courses and the
Santa Ana River are considered visual relief from the surrounding built environment
(City of Anaheim 2017a).
The Project Site is located in a highly developed area of the western part of the City,
surrounded by existing urbanized land uses. The nearest golf course (Dad Miller Golf
Course (430 North Gilbert Street)) is located approximately 1.2 miles northwest of the
Project Site, and the Santa Ana River, Santa Ana Mountains, and Hill and Canyon Area
are 4 miles or more to the east. Because of the distances between the Project Site and
these visual resources, and due to the intervening natural topographic variations and
constructed development located between the site and these resources, the Proposed
Project would not be within the viewshed of any scenic vistas or otherwise impact visual
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
30 October 2017
resources in the broader area surrounding the Project Site, including those discussed in
the General Plan. Therefore, no impacts associated with scenic vistas would occur.
b) Would the project substantially damage scenic resources including, but not limited to,
trees, rock outcroppings, and historic buildings within a state scenic highway?
No Impact. The nearest designated state scenic highway to the Project Site is the segment
of SR-91 (Riverside Freeway) located approximately between SR-55 and the Orange
County/Riverside County line (Caltrans 2011). This segment of SR-91 is located
approximately 6.6 miles east of the Project Site. Due to the significant distance between
the Project Site and this designated state scenic highway, and because of the amount of
intervening natural topographic variations and constructed development between the
Project Site and this segment of SR-91, the Proposed Project would not be located in the
viewshed of a designated state scenic highway. Therefore, no impacts associated with
state scenic highways would occur.
c) Would the project substantially degrade the existing visual character or quality of the
site and its surroundings?
Less-Than-Significant Impact. Under the existing condition, the Project Site consists of
a two-story office building, a one-story strip shopping center building, and a one-story
restaurant building (Figures 7a and 7b, Existing Site Photos). As currently proposed, the
Proposed Project would remove all existing improvements from the Project Site and
introduce 39 attached and detached condominium units and associated adjacent
improvements onto the site. As such, compared with the existing aesthetic conditions, the
Proposed Project would result in change of the Project Site’s visual character,
predominately associated with the proposed change in land use.
To ensure that adjacent land uses are aesthetically compatible with one another, and to
prevent visual incompatibility issues between neighboring uses, the City requires a
review of all building and site plans by the Building Division of the Planning Department
pursuant to Section 18.90.110.010 of the Anaheim Municipal Code (City of Anaheim
2017b). The purpose of this review is to ensure that the design of a proposed
development project is consistent with all applicable requirements, standards, and
regulations set forth by the Anaheim Municipal Code, as well as other relevant local,
state, and federal regulations. Included as part of this review is an assessment of a
project’s architecture to ensure that an integrated architectural theme is proposed that is
compatible with and would complement the site and surrounding properties.
2. Looking north-northeast toward 400 S Euclid St, located on southwest portion of subject site
1. Looking east toward 312-316 S Euclid St, located on west side of subject site
SOURCE: GeoSoils, Inc. (2016)
Euclid and Broadway Project Description
Existing Site Photos
FIGURE 7A
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
32 October 2017
INTENTIONALLY LEFT BLANK
4. Looking northwest from southeast corner of subject site
3. Looking south toward 1678 W Broadway, located on the northeast portion of the property
SOURCE: GeoSoils, Inc. (2016)
Euclid and Broadway Project Description
Existing Site Photos
FIGURE 7B
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
34 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
35 October 2017
The design of the Proposed Project was influenced by Spanish and Italian architectural
vernaculars, with the Spanish vernacular adopting two regional styles: Santa Barbara and
Monterey (Figure 6). The Monterey style would be the more subdued style, and the Santa
Barbara and Italian style would be more ornate. Notwithstanding, all architectural styles
would share similar design elements and would be constructed of high-quality materials,
including low-profile concrete tile roofs, wrought iron and brick detail, bay windows,
faux-wood corbels and shutters, and exposed truss tails.
The Proposed Project was designed to include vertical and horizontal elements that would
break up the overall massing of the buildings and provide visual interest. Parkway and
setback landscape areas along South Euclid Street and West Broadway would also soften
views of the Project Site and enhance the overall visual quality of the Proposed Project.
The residential buildings and associated improvements were designed with a strong and
appropriately scaled framework of architectural and landscape architectural elements.
The building masses and landscaping throughout the Project Site were designed to create
a sense of unity within on-site elements and with off-site elements. High-quality
development features would be provided through site design (e.g., building orientation,
screening), architecture (e.g., mass, scale, form, style, material, and color) and streetscape
elements (e.g., lighting, paving materials).
Overall, the Proposed Project would enhance and strengthen the existing quality of the
Project Site through new landscaping, hardscape, and other improvements on site and
along public rights-of-way. Therefore, impacts associated with the visual character and
quality of the Project Site and its surroundings would be less than significant.
d) Would the project create a new source of substantial light or glare which would
adversely affect day or nighttime views in the area?
Less-Than-Significant Impact With Mitigation Incorporated. The Proposed Project
would introduce new sources of nighttime lighting from decorative exterior lighting and
parking garages and within residences. In general, nighttime lighting would be required
for safety and security and aesthetic purposes. If not properly shielded, this new exterior
lighting could potentially result in light trespass (i.e., excessive and unwanted light
generated on one property illuminating another property). To avoid light trespass,
exterior lighting would be required to be shielded with hoods, filtering louvers, glare
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
36 October 2017
reducers, or other means to maintain adequate lighting without undue nighttime glare
impacts on adjoining residential areas, pursuant to Mitigation Measure (MM-) AES-1.
MM-AES-1 Prior to the approval of building permits, the property owner/developer
shall include a note on the electrical plans for the Proposed Project stating,
“All exterior lighting shall be required to be shielded with hoods, filtering
louvers, glare reducers, or other means to maintain adequate lighting
throughout the area without undue nighttime glare impacts on adjoining
residential areas.” All lighting installed on the Project Site shall comply
with this requirement.
In regard to glare, the Proposed Project would be constructed of a variety of building
materials, including stucco, brick, and painted surfaces, many of which would have
minimal or no reflective properties. All reflective materials such as glass, metals, and
windows would be consistent with reflective building materials currently found on the
Project Site and in the surrounding area under existing conditions. Therefore, with
incorporation of MM -AES-1, impacts associated with light and glare would be less
than significant .
3.2 Agriculture and Forestry Resources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
II. AGRICULTURE AND FORESTRY 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 Department 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 Assessment
project; and forest carbon measurement methodo logy provided in Forest Protocols adopted by the California Air
Resources Board. Would the project:
a) Convert Prime Farmland, 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?
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
b) Conflict with existing zoning for agricultural
use, or a Williamson Act contract?
c) Conflict with existing zoning for, or cause
rezoning of, forest land (as defined in Public
Resources Code section 12220(g)),
timberland (as defined by Public 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 conversion
of forest land to non-forest use?
e) Involve other changes in the existing
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?
a) Would the project convert Prime Farmland, 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?
No Impact. The Project Site is located in a predominantly urbanized area. According to
the California Department of Conservation’s California Important Farmland Finder, the
Project Site and surrounding area are identified as Urban and Built-Up Land (CDC 2014).
The Project Site is not located on or adjacent to any parcels identified as Prime Farmland,
Unique Farmland, or Farmland of State Importance (collectively called Important
Farmland). Due to the lack of Important Farmland for the Project Site and the
surrounding area, development of the Proposed Project would not convert or otherwise
impact any Important Farmland. Therefore, no impacts associated with conversion of
Important Farmland would occur.
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b) Would the project conflict with existing zoning for agricultural use, or a Williamson
Act contract?
No Impact. According the California Department of Conservation’s Williamson Act
Parcels Map for Orange County, the Project Site is not located on or adjacent to lands
under a Williamson Act contract (CDC 2004). The closest parcel identified under a
Williamson Act contract is approximately 9.75 miles southeast of the Project Site in the
unincorporated area of North Tustin. Due to the large distance between the Project Site
and the nearest Williamson Act parcel, development of the Proposed Project would not
impact the parcel.
The City Zoning Map identifies the Project Site as General Commercial (C-G) (Figure 4)
(City of Anaheim 2017d). Neither the Project Site nor any surrounding parcel is zoned
for agricultural use. Therefore, no impacts associated with Williamson Act contract lands
or agricultural zoning would occur.
c) Would the project conflict with existing zoning for, or cause rezoning of, forest land
(as defined in Public Resources Code section 12220(g)), timberland (as defined by
Public Resources Code section 4526), or timberland zoned Timberland Production (as
defined by Government Code section 51104(g))?
No Impact. The Project Site is located within a highly developed portion of the
City. According to the City ’s Zoning Map, the Project Site is not located on or
adjacent to forestland, timberland, or timberland zoned Timberland Production (City
of Anaheim 2017d ). Therefore, no impacts associated with forest land or timberland
zoning would occur.
d) Would the project result in the loss of forest land or conversion of forest land to
non-forest use?
No Impact. The Project Site is located within a largely urban setting. The Project Site is
not located on or adjacent forestland. No private timberlands or public lands with forests
are located in the City. Therefore, no impact associated with the loss or conversion of
forestland would occur.
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e) Would the project involve other changes in the existing 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?
No Impact. As previously addressed, the Project Site is not located on or adjacent to any
lands identified by either the state or the City as Important Farmland or forestland. The
Proposed Project would not include any on-site or project-adjacent improvements that
would result in the conversion of Important Farmland or forestland uses. Therefore, no
impacts associated with the conversion of Important Farmland or forestland would occur.
3.3 Air Quality
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No 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 implementation of
the applicable air quality plan?
b) Violate any air quality standard or contribute
substantially to an existing or projected air
quality violation?
c) Result in a cumulatively 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 substantial
pollutant concentrations?
e) Create objectionable odors affecting a
substantial number of people?
The following analysis is based on CalEEMod air quality and greenhouse gas (GHG) emissions
modeling conducted for the Proposed Project and included as Appendix A, Air Quality and
Greenhouse Gas Emissions Modeling.
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The Project Site is located within the South Coast Air Basin (Air Basin), which includes all of
Orange County, as well as the non-desert portions of Los Angeles, Riverside, and San
Bernardino Counties. As shown in Table 1, South Coast Air Basin Attainment Status, the Air
Basin has been designated by the U.S. Environmental Protection Agency (EPA) as a federal
nonattainment area for ozone and fine particulate matter (PM2.5), and partial nonattainment for
lead. Currently, the Air Basin is in attainment with the national ambient air quality standards for
carbon monoxide (CO), sulfur dioxide (SO2), nitrogen dioxide (NO2), and coarse particulate
matter (PM10). The Air Basin has been designated by the California Air Resources Board
(CARB) as a nonattainment area for ozone, PM10, PM2.5, and lead. The South Coast Air Quality
Management District (SCAQMD) is the agency responsible for air pollution control within the
Air Basin. SCAQMD works directly with the Southern California Association of Governments
(SCAG), county transportation commissions, and local governments, and cooperates actively
with all federal and state agencies.
Table 1
South Coast Air Basin Attainment Status
Pollutant State Status1 National Status2
Ozone Nonattainment Nonattainment (Extreme)
CO Attainment Attainment/Unclassified
NO2 Attainment Attainment/Unclassified
SO2 Attainment Attainment/Unclassified
PM10 Nonattainment Attainment (Maintenance)
PM2.5 Nonattainment Nonattainment (Moderate)
Source: Health and Safety Executive 2007
CO = carbon monoxide; NO2 = nitrogen dioxide; PM2.5 = fine particulate matter; PM10 = coarse particulate matter; SO2 = sulfur dioxide
1 Source of state status: CARB 2015.
2 Source of national status: CARB 2015; EPA 2017a.
Dispersed mobile sources are the dominant pollution generators in the Air Basin, and many air
quality impacts that derive from these occur hours later and miles away after photochemical
processes have converted primary exhaust pollutants into secondary contaminants, such as
ozone. The incremental regional air quality impact of an individual project is generally very
small and difficult to measure. Thus, SCAQMD has developed significance thresholds based on
the volume of pollution emitted rather than on actual ambient air quality because the direct air
quality impact of a particular project is not quantifiable on a regional scale. The SCAQMD
CEQA Handbook states that any project in the Air Basin with daily emissions that exceed any of
the identified significance thresholds should be considered as having an individually and
cumulatively significant air quality impact (SCAQMD 1993). A regional air quality impact
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would be considered significant if emissions exceed the SCAQMD significance thresholds
shown in Table 2, SCAQMD Air Quality Significance Thresholds.
Table 2
SCAQMD Air Quality Significance Thresholds
Mass Daily Thresholds
Pollutant Construction (lbs/day) Operation (lbs/day)
NOx 100 55
VOC 75 55
PM10 150 150
PM2.5 55 55
Sox 150 150
CO 550 550
Lead 3 3
TACs, Odor, and GHG Thresholds
TACs Maximum incremental cancer risk ≥10 in 1 million
Cancer burden >0.5 excess cancer cases (in areas ≥1 in 1 million)
Chronic and acute hazard index >1.0 (project increment)
Odor Project creates an odor nuisance pursuant to SCAQMD Rule 402
GHG 10,000 MT/year CO2E for industrial projects
Ambient Air Quality Standards
Pollutant SCAQMD Standards
NO2 1-hour average 0.18 ppm (338 µg/m3)
PM10 24-hour average
Construction
Operations
10.4 µg/m3
2.5 ug/m3
PM2.5 24-hour average
Construction
Operations
10.4 µg/m3
2.5 µg/m3
SO2
1-hour average
24-hour average
0.25 ppm
0.04 ppm
CO
1-hour average
8-hour average
20 ppm (23,000 µg/m3)
9 ppm (10,000 µg/m3)
Lead
30-day average
Rolling 3-month average
Quarterly average
1.5 µg/m3
0.15 µg/m3
1.5 µg/m3
Source: SCAQMD 1993, as cited in Appendix A, Air Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017).
ug/m3 = micrograms per cubic meter; CO2E = carbon dioxide equivalent; CO = carbon monoxide; GHG = greenhouse gas;
lbs/day = pounds per day; MT = metric ton; NOx = oxides of nitrogen; PM10 = coarse particulate matter; PM2.5 = fine particulate
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matter; ppm = parts per million; SCAQMD = South Coast Air Quality Management District; SO x = sulfur oxides; ; TAC = toxic
air contaminant; VOC = volatile organic compound
a) Would the project conflict with or obstruct implementation of the applicable air
quality plan?
Less-Than-Significant Impact. The SCAQMD has established the Air Quality
Management Plan (AQMP) for the Air Basin to achieve state and federal air quality
standards. The Final 2016 AQMP was adopted by the SCAQMD Governing Board on
March 3, 2017. On March 23, 2017, CARB approved the 2016 AQMP (SCAQMD 2017).
Thus, the applicable air quality plan for the Proposed Project is the SCAQMD 2016
AQMP. The SCAQMD CEQA Handbook states that “new or amended General Plan
Elements (including land use zoning and density amendments), Specific Plans, and
significant projects must be analyzed for consistency with the AQMP” (SCAQMD 1993).
Strict consistency with all aspects of the AQMP is usually not required. A project should
be considered consistent with the AQMP if it furthers one or more policies and does not
obstruct other policies.
The SCAQMD CEQA Handbook identifies two key indicators of consistency
(SCAQMD 1993):
1. Whether the project will result in an increase in the frequency or severity of existing
air quality violations or cause or contribute to new violations, or delay timely
attainment of air quality standards or the interim emission reductions specified in
the AQMP
2. Whether the project will exceed the assumptions in the AQMP or increments based
on the year of project build out and phase
Criterion 1: Increase in the Frequency or Severity of Violations?
Based on the air quality modeling analysis completed for the Proposed Project (see
discussion under Section 3.3(b)), short-term regional construction air emissions would
not result in significant impacts based on the SCAQMD regional thresholds of
significance or local thresholds of significance shown in Table 3, Regional Construction-
Related Pollutant Emissions. Ongoing operation of the Proposed Project would generate
air pollutant emissions that are inconsequential on a regional basis and would not result in
significant impacts based on SCAQMD operational thresholds of significance. The
analysis for long-term local air quality impacts showed that local pollutant concentrations
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would not exceed air quality standards. Thus, no long-term impact would occur, and no
mitigation would be required. Therefore, the Proposed Project would be consistent with
the first criterion.
Criterion 2: Exceed Assumptions in the AQMP?
Consistency with the AQMP assumptions is determined by performing an analysis of the
Proposed Project with the assumptions in the AQMP. The emphasis of this criterion is to
ensure that the analyses conducted for the Proposed Project are based on the same
forecasts as those in the AQMP. The 2016–2040 Regional Transportation
Plan/Sustainable Communities Strategy (RTP/SCS) includes chapters on the challenges
in the changing region, creating a plan for the future, and the road to greater mobility and
sustainable growth (SCAG 2016). These chapters respond directly to federal and state
requirements placed on SCAG. Local governments are required to use these as the basis
of their plans for consistency with applicable regional plans under CEQA. For the
Proposed Project, the General Plan Land Use Element defines the assumptions that are
represented in the AQMP.
Regional population, housing, and employment projections developed by SCAG are
based on the City’s General Plan land use designations. These projections form the
foundation for the emissions inventory of the AQMP. These demographic trends are
incorporated into the 2016–2040 RTP/SCS compiled by SCAG to determine priority
transportation projects and determine vehicle miles traveled within the SCAG region
(SCAG 2016). The Proposed Project is less than 500 units and is not considered
regionally significant per CEQA, Section 15206(b)(2)(A). Because the Proposed Project
is not regionally significant, changes in the population, housing, or employment growth
projections as a result of the Proposed Project do not have the potential to substantially
affect SCAG’s demographic projections or the assumptions in SCAQMD’s AQMP.
If approved, the Proposed Project would include a General Plan Amendment (GPA2016-
00509) to change the Project Site’s General Plan Land Use Designation from General
Commercial and Corridor Residential to Low-Medium Residential, and a Zoning
Reclassification (RCL2016-00293) from General Commercial (C-G) to Multiple-Family
Residential (RM-3). Although the Proposed Project is inconsistent with the current
General Plan land use designation and zoning, the proposed land use would be of similar
intensity and generate less emissions than the currently allowed commercial land uses
and adjacent residential land uses. Therefore, the Proposed Project would be in
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compliance with the Land Use Element goals and policies. As such, the Proposed Project
is not anticipated to exceed the AQMP assumptions for the Project Site and would be
consistent with the AQMP for the second criterion.
Based on the previous discussion, the Proposed Project would not result in an
inconsistency with the SCAQMD AQMP. Therefore, impacts associated with consistency
with the 2016 AQMP would be less than significant.
b) Would the project violate any air quality standard or contribute substantially to an
existing or projected air quality violation?
Less-Than-Significant Impact. An air quality modeling analysis was conducted for the
Proposed Project to calculate the potential air emissions associated with construction and
operation of the Proposed Project compared to SCAQMD standards (Appendix A, Air
Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017)). The construction-
and operation-related air emissions were analyzed for regional and local air quality
impacts, as well as potential toxic air contaminant impacts.
The Proposed Project would be required to comply with existing SCAQMD Rule 403 for
the reduction of fugitive dust emissions, which is achieved through application of
standard BMPs during construction and operation activities. These BMPs may include
applying water or chemical stabilizers to disturbed soils; managing haul road dust by
applying water, covering haul vehicles, and restricting vehicle speeds to 15 miles per
hour on unpaved roads; sweeping loose dirt from paved site access roadways; ceasing
construction activities when winds exceed 25 miles per hour; and establishing a
permanent, stabilizing ground cover on finished sites. In addition, projects that disturb 50
acres or more of soil or move 5,000 cubic yards of materials or more per day are required
to submit a fugitive dust control plan or a Large Operation Notification Form to
SCAQMD. Based on the size of the Project Site (approximately 2.35 acres), a fugitive
dust control plan or Large Operation Notification Form would not be required.
Short-Term Construction Emissions
Regional Criteria Pollutant Analysis
Typical emissions rates from construction activities were obtained from CalEEMod,
Version 2016.3.1 (see Appendix A, Air Quality and Greenhouse Gas Emissions
Modeling). The phases of construction that were analyzed for the Proposed Project were
demolition, grading, building construction, paving, and application of architectural
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coatings. The construction-related criteria pollutant emissions for each phase are shown
in Table 3. Table 3 shows that none of the analyzed criteria pollutants would exceed the
regional emissions thresholds. Therefore, short-term construction impacts associated with
regional criteria pollutant emissions would be less than significant.
Table 3
Regional Construction-Related Pollutant Emissions
Activity
Pollutant Emissions (lbs/day)
VOC NOx CO SO2 PM10 PM2.5
Demolition
On-site1 2.76 26.76 15.56 0.02 3.61 1.84
Off-site2 0.31 8.07 2.40 0.02 0.60 0.19
Subtotal 3.08 34.83 17.96 0.04 4.20 2.03
Grading
On-site1 2.32 26.16 10.78 0.02 3.81 2.50
Off-site2 0.88 27.39 6.77 0.06 1.65 0.56
Subtotal 3.20 53.56 17.55 0.08 5.46 3.06
Building Construction
On-site1 3.34 23.03 16.31 0.03 1.47 1.41
Off-site2 0.24 1.66 1.88 0.01 0.46 0.14
Subtotal 3.58 24.69 18.19 0.03 1.93 1.54
Paving
On-site1 1.59 14.25 11.98 0.02 0.85 0.78
Off-site2 0.08 0.05 0.59 0.00 0.17 0.05
Subtotal 1.66 14.30 12.57 0.02 1.02 0.83
Architectural Coating
On-site1 45.50 2.01 1.85 0.00 0.15 0.15
Off-site2 0.04 0.02 0.28 0.00 0.08 0.02
Subtotal 45.53 2.03 2.13 0.00 0.23 0.17
Total of Overlapping
Construction Phases3
50.78 41.02 32.89 0.06 3.18 2.54
SCAQMD Thresholds 75 100 550 150 150 55
Exceeds Thresholds? No No No No No No
Source: Appendix A, Air Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017).
CO = carbon monoxide ; lbs/day = pounds per day; NOx = oxides of nitrogen; PM10 = coarse particulate matter; PM2.5 = fine particulate
matter; SCAQMD = South Coast Air Quality Management District; SO2 = sulfur dioxide; VOC = volatile organic compound
1 On-site emissions from equipment operated on site that is not operated on public roads.
2 Off-site emissions from equipment operated on public roads.
3 Construction phase, paving phase, and painting phase may overlap.
Mitigated on-site values for fugitive dust used during grading/site prep to show compliance with SCAQMD Rule 403.
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Local Impacts
The local air quality emissions from construction activities were analyzed using
SCAQMD’s Localized Significance Threshold (LST) Methodology to determine
potential local air quality impacts created from construction-related fugitive dust and
diesel emissions and toxic air contaminants (TACs). The LST methodology found the
primary criteria pollutant emissions of concern are NOx, CO, PM10, and PM2.5. To
determine if any of these pollutants require a detailed analysis of the local air quality
impacts, each phase of construction was screened using SCAQMD’s Mass Rate LST
Lookup Tables (SCAQMD 2003). The Lookup Tables were developed by the SCAQMD
as a resource to determine if daily on-site emissions of CO, NOx, PM10, and PM2.5 from a
project could result in a significant impact to local air quality. The Project Site is located
in Source Receptor Area 17, Central Orange County, with residential uses adjacent to the
eastern portion of the Project Site. The Project Site is approximately 2.35 acres; thus, on-
site emissions were compared with the 2-acre threshold at a distance of 25 meters. As
shown in Table 4, Unmitigated Local Construction Emissions at the Nearest Receptors,
none of the analyzed criteria pollutants would exceed the local emissions thresholds for
any phase of construction. Therefore, short-term construction impacts associated with
local air emissions would be less than significant.
Table 4
Unmitigated Local Construction Emissions at the Nearest Receptors
Activity
On-Site Pollutant Emissions (pounds per day)
NOx CO PM10 PM2.5
Demolition 26.76 15.56 3.61 1.84
Grading 26.16 10.78 3.81 2.50
Building Construction 23.03 16.31 1.47 1.41
Paving 14.25 11.98 0.85 0.78
Architectural Coating 2.01 1.85 0.15 0.15
SCAQMD Thresholds1 115 715 6 4
Exceeds Threshold? No No No No
Source: Appendix A, Air Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017).
1 Source: SCAQMD’s Mass Rate Look-up Tables for 2 acres at a distance of 25 meters in SRA 17 Central Orange County
(SCAQMD 2003)
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Operational Emissions
Regional Criteria Pollutant Analysis
The operations-related criteria air quality impacts created by the Proposed Project were
analyzed using the CalEEMod model (Appendix A, Air Quality and Greenhouse Gas
Emissions Modeling (CalEEMod 2017)). Operating emissions were calculated using
2018, the anticipated opening year of the Proposed Project. The worst-case summer and
winter VOC, NOx, CO, SO2, PM10, and PM2.5 daily emissions created from the Proposed
Project’s long-term operations were calculated and are shown in Table 5, Regional
Operational Pollutant Emissions. Table 5 shows that none of the analyzed criteria
pollutants would exceed the regional emissions thresholds. Therefore, long-term
operational impacts associated with regional criteria pollutant emissions would be less
than significant.
Table 5
Regional Operational Pollutant Emissions
Activity
Pollutant Emissions (pounds per day)
VOC NOx CO SO2 PM10 PM2.5
Area Sources1 1.70 0.62 3.49 0.00 0.06 0.06
Energy Usage2 0.04 0.31 0.13 0.00 0.02 0.02
Mobile Sources3 0.75 3.14 10.27 0.03 2.73 0.76
Total Emissions 2.48 4.06 13.89 0.04 2.82 0.84
SCAQMD Thresholds 55 55 550 150 150 55
Exceeds Threshold? No No No No No No
Source: Appendix A, Air Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017).
1 Area sources consist of emissions from consumer products, architectural coatings, and landscaping equipment.
2 Energy usage consists of emissions from generation of electricity and on-site natural gas usage.
3 Mobile sources consist of emissions from vehicles and road dust.
Local Impacts
The Proposed Project was analyzed for the potential local CO emission s impacts
from project -generated vehicular trip s and potential local air quality impacts due to
on-site operations.
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Local CO Hotspot Impacts from Project-Generated Vehicular Trips
CO is the pollutant of major concern along roadways because the most notable source of
CO is motor vehicles. For this reason, CO concentrations are usually indicative of the
local air quality generated by a roadway network and are used as an indicator of potential
local air quality impacts. Local air quality impacts can be assessed by comparing future
without and with project CO levels with the state and federal CO standards.
To determine if the Proposed Project could cause emissions levels in excess of the CO
standards shown in Table 2, SCAQMD Air Quality Significance Thresholds, a sensitivity
analysis is typically conducted to determine the potential for CO “hotspots” at a number
of intersections in the general vicinity of the Proposed Project. Because of reduced speeds
and vehicle queuing, “hotspots” can potentially occur at high-traffic-volume intersections
with a level of service (LOS) E or worse.
The Traffic Impact Analysis (Appendix H, Traffic Impact Analysis (Kunzman Associates
Inc. 2017)) found that the Proposed Project would generate a maximum of approximately
371 trips per day. The intersection with the highest peak-hour traffic volume is located at
Euclid Street and the Proposed Project’s southern driveway. This intersection has an
evening peak-hour volume of 1,709 trips for Opening Year 2018 with Project scenario.
The 1992 Federal Attainment Plan for Carbon Monoxide showed that an intersection that
has an average daily traffic volume of approximately 100,000 vehicles per day would not
violate the CO standard (SCAQMD 1992). Thus, because the intersection with the
highest traffic volume falls short of 100,000 vehicles per day, no CO hotspot modeling
was performed, and no significant long-term air quality impact is anticipated to affect
local air quality with the ongoing use of the Proposed Project. Therefore, long-term
operational impacts associated with CO hotspots would be less than significant.
Local Air Quality Impacts from On-Site Operations
Proposed-Project-related air emissions from on-site sources such as architectural
coatings, landscaping equipment, and use of natural gas appliances may have the
potential to create emissions that exceed state and federal air quality standards in the
vicinity of the Proposed Project, even though these pollutant emissions may not be
significant enough to create a regional impact to the Air Basin. According to SCAQMD
LST methodology, LSTs would apply to the operational phase of a project if the project
includes stationary sources or attracts mobile sources that may spend long periods
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queuing and idling at the site, such as warehouse/transfer facilities (SCAQMD 1993).
The Proposed Project would not include such land uses or activities. Thus, due to the lack
of stationary-source emissions, no long-term operational LST analysis is warranted.
Therefore, long-term operational impacts associated with on-site activities would be less
than significant.
c) Would the project result in a cumulatively 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)?
Less-Than-Significant Impact. Cumulative projects include local development and
general growth in the vicinity of a project. However, as with most development, the
greatest source of emissions is from mobile sources, which travel throughout the local
area. Thus, from an air quality standpoint, the cumulative analysis would extend beyond
any local projects, and when wind patterns are considered, would cover an even larger
area. Accordingly, the cumulative analysis for a project’s air quality must be generic.
Consistency with Project-Specific Thresholds
Construction-Related Impacts
The Project Site is located in the Air Basin, which is currently designated by the EPA as a
nonattainment area for ozone and PM2.5. Section 3.3(b) discusses the regional ozone and
PM2.5 emissions associated with the Proposed Project. This analysis found that
development of the Proposed Project would result in less-than-significant regional
emissions of the precursors to ozone and PM2.5 during construction. Therefore, impacts
associated with construction air emissions would not be cumulatively considerable.
Operational-Related Impacts
The greatest cumulative operational impact on the air quality to the Air Basin would be
the incremental addition of pollutants from increased traffic from residential, commercial,
and industrial development. In accordance with SCAQMD LST methodology, projects
that do not exceed SCAQMD criteria or that can be mitigated to below the criteria levels
are not significant and do not add to the overall cumulative impact (SCAQMD 1993).
The data provided in the discussion for Section 3.3(b) show that for ongoing operations
activities, VOC, NOx, CO, SO2, PM10, and PM2.5 emissions would not exceed SCAQMD
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thresholds of significance. Therefore, impacts associated with operational air emissions
would not be cumulatively considerable.
Cumulative Health Impact
The Air Basin is designated as nonattainment for ozone, PM10, and PM2.5 by CARB
(CARB 2015), which means that the background levels of those pollutants are at times
higher than the ambient air quality standards. The air quality standards were set to protect
public health, including the health of sensitive individuals (e.g., elderly, children, and the
sick). Thus, when the concentrations of those pollutants exceed the standard, it is likely
that some sensitive individuals in the population would experience health effects. The
regional analysis detailed in Section 3.3(b) found that the Proposed Project would not
exceed the SCAQMD regional significance thresholds for VOC or NOx (ozone
precursors), PM10, or PM2.5. Therefore, impacts associated with health impacts would not
be cumulatively considerable.
d) Would the project expose sensitive receptors to substantial pollutant concentrations?
Less-Than-Significant Impact. The following discussion is based on the localized
analysis contained in Section 3.3(b) and includes an analysis of the potential impacts
from TAC emissions.
Construction-Related Sensitive-Receptor Impacts
The nearest off-site sensitive receptors to the Project Site are the multifamily attached
apartments adjacent to the eastern boundary of the Project Site. There are also single-
family homes as near as 95 feet west of the Project Site, and other multifamily attached
dwelling units as near as 200 feet south of the Project Site. The analysis in Section 3.3(b)
found that none of the analyzed criteria pollutants would exceed the local emissions
thresholds for any phase of construction. Therefore, a less-than-significant local air
quality impact would occur from construction of the Proposed Project.
Operations-Related Sensitive-Receptor Impacts
Local air quality impacts from operation of the Proposed Project would occur from on-
site sources such as architectural coatings, landscaping equipment, and use of natural gas
appliances. As stated in Section 3.3(b), the operational LST analysis shows that impacts
from criteria pollutants on a localized level would be less than significant.
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CARB’s Air Quality and Land Use Handbook contains recommendations that will “help
keep California’s children and other vulnerable populations out of harm’s way with
respect to nearby sources of air pollution,” including recommendations for distances
between sensitive receptors and certain land uses (CARB 2005). CARB recommends
avoiding new sensitive land uses within 300 feet of a large fueling station (a facility with
a throughput of 3.6 million gallons per year or greater). A 50-foot separation is
recommended for typical gas-dispensing facilities. The nearest fueling station is a Mobil
station adjacent to the northeastern corner of the Project Site. According to the SCAQMD
database for gas stations, the Mobil station at 1680 West Broadway has a less than 1 in a
million peak estimated cancer risk (SCAQMD 2016). The fueling station is permitted by
SCAQMD, and fuel-related emissions are regulated by SCAQMD Rule 461. Gasoline-
dispensing facilities are required to use Phase I/II enhanced vapor recovery systems.
Phase II enhanced vapor recovery systems have an average efficiency of 95.1%, and
Phase I enhanced vapor recovery systems have an average efficiency of 98% (CARB
2013). Thus, the potential for fugitive VOC or TAC emissions from the gasoline pumps
is negligible. As such, the fueling station will not be a source of TACs, and proposed
sensitive receptors (as close as approximately 65 feet from the existing gasoline fueling
pumps) would not be exposed to toxic sources of air pollution. Therefore, the Proposed
Project would not expose on-site sensitive receptors to significant health risk from fueling
stations, and a less-than-significant sensitive-receptor impact would occur from operation
of the Proposed Project.
e) Would the project create objectionable odors affecting a substantial number of people?
Less-Than-Significant Impact. Construction of the Proposed Project would result in the
emission of fumes from the use of diesel- and gasoline-powered equipment and from the
application of asphalt-paving material. Odors from these sources would be localized and
generally confined to the immediate planning area. Construction of the Proposed Project
would use typical construction techniques in compliance with established SCAQMD
rules. Odors would be strongest near the source and would quickly dissipate off site. Any
odors associated with construction activities would be temporary and would cease upon
completion of construction.
Land uses typically associated with odor complaints include agricultural uses, wastewater
treatment plants, food-processing plants, chemical plants, composting facilities,
refineries, landfills, dairies, and fiberglass-molding facilities (SCAQMD 2005a). The
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Proposed Project would not develop any such industrial or agricultural land use.
Therefore, impacts associated with objectionable odors would be less than significant.
3.4 Biological Resources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
IV. BIOLOGICAL RESOURCES – Would the project:
a) Have a substantial adverse effect, either
directly or through habitat modifications, on
any species identified as a candidate,
sensitive, or special status species in local or
regional plans, policies, or regulations, or by
the California Department of Fish and Game
or U.S. Fish and Wildlife Service?
b) Have a substantial adverse effect on 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 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?
d) Interfere substantially with the 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 adopted
Habitat Conservation Plan, Natural
Community Conservation Plan, or other
approved local, regional, or state habitat
conservation plan?
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The following analysis is based on the biological/regulatory overview and the response to peer
review comments memorandums, prepared by Glenn Lukos Associates and included as
Appendix B, Biological/Regulatory Overview (Glenn Lukos Associates 2017).
a) Would the project have a substantial adverse effect, either directly or through habitat
modifications, on any species identified as a candidate, sensitive, or special status
species in local or regional plans, policies, or regulations, or by the California
Department of Fish and Game or U.S. Fish and Wildlife Service?
The Project Site was surveyed on March 2, 2016, by a qualified biologist to determine the
presence of potential development constraints, including sensitive biological and
jurisdictional resources. Sensitive resources considered included special-status species
(e.g., threatened and endangered, species of concern), special-status habitats, nesting
birds, waters of the United States (including wetlands) subject to the jurisdiction of the
U.S. Army Corps of Engineers and the Regional Water Quality Control Board
(RWQCB), and waters of the state (including riparian vegetation) subject to the
jurisdiction of the California Department of Fish and Wildlife.
The site reconnaissance was conducted in such a manner as to allow inspection of the
entire Project Site by direct observation, including the use of binoculars. The Project Site
was inspected to determine whether any special-status species, habitats, or potential
jurisdictional areas are present on site. In addition to site reconnaissance, evaluation of
the property included a review of the California Natural Diversity Database for the City’s
quadrangle and surrounding quadrangles, a review of the California Native Plant
Society’s online inventory, and a soil map review.
Plant Species
No Impact. The Project Site does not support any special -status plants because of the
lack of suitable habitat as a result of previous development activity. Table 6, Special -
Status Plants Evaluated for the Project Site, provides a summary of plant species
considered for analysis. Species were considered based on species identified in the
March 2016 California Natural Diversity Database as occurring (either currently or
historically) on or in the vicinity of the Project Site, and any other species that are
known to occur within the vicinity of the Project Site or for which potentially suitable
habitat occurs on site.
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Table 6
Special-Status Plants Evaluated for the Project Site
Species Name Status Habitat Requirements Potential for Occurrence
Chaparral sand-verbena
Abronia villosa var. aurita
Federal: None
State: None
CNPS: Rank 1B.1
Sandy soils in chaparral,
coastal sage scrub.
Does not occur due to a
lack of suitable habitat.
Lewis’ evening-primrose
Camissoniopsis lewisii
Federal: None
State: None
CNPS: Rank 3
Sandy or clay soils in
coastal bluff scrub,
cismontane woodland,
coastal dunes, coastal
scrub, and valley and
foothill grassland.
Does not occur due to a
lack of suitable habitat.
Parish’s brittlescale
Atriplex parishii
Federal: None
State: None
CNPS: Rank 1B.1
Chenopod scrub, playas,
vernal pools.
Does not occur due to a
lack of suitable habitat.
Salt Spring checkerbloom
Sidalcea neomexicana
Federal: None
State: None
CNPS: Rank 2B.2
Mesic, alkaline soils in
chaparral, coastal sage
scrub, lower montane
coniferous forest,
Mojavean desert scrub,
and playas.
Does not occur due to a
lack of suitable habitat.
San Bernardino aster
Symphyotrichum defoliatum
Federal: None
State: None
CNPS: Rank 1B.2
Cismontane woodland,
coastal scrub, lower
montane coniferous forest,
meadows and seeps,
marshes and swamps,
valley and foothill
grassland (vernally
mesic).
Does not occur due to a
lack of suitable habitat.
Southern California black walnut
Juglans californica
Federal: None
State: None
CNPS: Rank 4.2
Chaparral, cismontane
woodland, coastal sage
scrub, alluvial surfaces.
Does not occur due to a
lack of suitable habitat.
Southern tarplant
Centromadia parryi ssp. australis
Federal: None
State: None
CNPS: Rank 1B.1
Disturbed habitats,
margins of marshes and
swamps, vernally mesic
valley and foothill
grassland, vernal pools.
Does not occur due to a
lack of suitable habitat.
Source: Appendix B, Biological/Regulatory Overview (Glenn Lukos Associates 2017).
Federal State
FE – Federally Endangered SE – State Endangered
FT – Federally Threatened ST – State Threatened
California Native Plant Society (CNPS) Rare Plant Rank
Rank 1B – Plants rare, threatened, or endangered in California and elsewhere.
Rank 2B – Plants rare, threatened, or endangered in California, but more common elsewhere.
Rank 3 – Plants about which more information is needed (a review list).
Rank 4 – Plants of limited distribution (a watch list).
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CNPS Threat Rank Extensions
.1 – Seriously endangered in California (over 80% of occurrences threatened/high degree and immediacy of threat)
.2 – Fairly endangered in California (20%–80% occurrences threatened)
Therefore, based on the lack of suitable habitat and the developed nature of the Project Site,
there would be no direct or indirect impacts associated with special-status plant species.
Wildlife Species
No Impact. No special-status animals were observed during the site reconnaissance, and
none are expected to occur on the Project Site because of a lack of suitable habitat as a
result of previous development activity. Table 7, Special-Status Wildlife Evaluated for
the Project Site, provides a summary of all wildlife species considered for analysis.
Species were considered based on species identified by the March 2016 California
Natural Diversity Database as occurring (either currently or historically) on or in the
vicinity of the Project Site, and any other species that are known to occur within the
vicinity of the site or for which potentially suitable habitat occurs on site.
Table 7
Special-Status Wildlife Evaluated for the Project Site
Species Name Status Habitat Requirements
Potential for
Occurrence
Invertebrates
Quino checkerspot butterfly
Euphydryas editha quino
Federal: FE
State: None
Larval and adult phases each
have distinct habitat
requirements tied to host
plant species and
topography. Larval host
plants include Plantago
erecta and Castilleja exserta.
Adults occur on sparsely
vegetated rounded hilltops
and ridgelines, and are
known to disperse through
disturbed habitats to reach
suitable nectar plants.
Does not occur due to a
lack of suitable habitat.
Reptiles
Coast horned lizard
Phrynosoma blainvillii
Federal: None
State: SSC
Occurs in a variety of
vegetation types including
coastal sage scrub, chaparral,
annual grassland, oak
woodland, and riparian
woodlands.
Does not occur due to a
lack of suitable habitat.
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Table 7
Special-Status Wildlife Evaluated for the Project Site
Species Name Status Habitat Requirements
Potential for
Occurrence
Birds
Allen's hummingbird (nesting)
Selasphorus sasin
Federal: BCC
State: None
Breeds in moist coastal
areas, scrub, chaparral, and
forests. Winters in forest
edge and scrub clearings
with flowers.
Does not occur due to a
lack of suitable habitat.
Black-chinned sparrow (nesting)
Spizella atrogularis
Federal: BCC
State: None
Chaparral. Does not occur due to a
lack of suitable habitat.
Burrowing owl (burrow sites and
some wintering sites)
Athene cunicularia
Federal: BCC
State: SSC
Shortgrass prairies,
grasslands, lowland scrub,
agricultural lands
(particularly rangelands),
coastal dunes, desert floors,
and some artificial, open
areas as a year-long resident.
Occupies abandoned ground
squirrel burrows as well as
artificial structures such as
culverts and underpasses.
Does not occur due to a
lack of suitable habitat.
Coastal California gnatcatcher
Polioptila californica californica
Federal: FT
State: SSC
Low elevation coastal sage
scrub and coastal bluff scrub.
Does not occur due to a
lack of suitable habitat.
Mountain plover (wintering)
Charadrius montanus
Federal: BCC
State: SSC
Does not nest in California.
Occurs within the state only
during the wintering season.
Largest numbers winter
among grasslands and
agricultural areas within the
interior areas of the state.
Does not occur due to a
lack of suitable habitat.
Olive-sided flycatcher (nesting)
Contopus cooperi
Federal: BCC
State: SSC
Breeds in montane and
northern coniferous forests,
at forest edges and openings,
such as meadows and ponds.
Winters at forest edges and
clearings where tall trees or
snags are present.
Does not occur due to a
lack of suitable habitat.
Swainson's hawk (nesting)
Buteo swainsoni
Federal: BCC
State: ST
Summer in wide open spaces
of the American West. Nest
in grasslands, but can use
sage flats and agricultural
lands. Nests are placed in
lone trees.
Does not occur due to a
lack of suitable habitat.
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Table 7
Special-Status Wildlife Evaluated for the Project Site
Species Name Status Habitat Requirements
Potential for
Occurrence
Vermilion flycatcher (nesting)
Pyrocephalus rubinus
Federal: None
State: SSC
Scrub, desert, cultivated
lands, and riparian
woodlands.
Does not occur due to a
lack of suitable habitat.
Western yellow-billed cuckoo
(nesting)
Coccyzus americanus occidentalis
Federal: FT,
BCC
State: SE
Dense, wide riparian
woodlands with well-
developed understories.
Does not occur due to a
lack of suitable habitat.
Yellow-breasted chat (nesting)
Icteria virens
Federal: None
State: SSC
Dense, relatively wide
riparian woodlands and
thickets of willows, vine
tangles, and dense brush
with well-developed
understories.
Does not occur due to a
lack of suitable habitat.
Yellow warbler (nesting)
Setophaga petechia
Federal: BCC
State: SSC
Breed in lowland and foothill
riparian woodlands
dominated by cottonwoods,
alders, or willows and other
small trees and shrubs
typical of low, open-canopy
riparian woodland. During
migration, forages in
woodland, forest, and shrub
habitats.
Does not occur due to a
lack of suitable habitat.
Mammals
Western mastiff bat
Eumops perotis californicus
Federal: None
State: SSC
Occurs in many open, semi-
arid to arid habitats,
including conifer and
deciduous woodlands,
coastal scrub, grasslands, and
chaparral. Roosts in crevices
in cliff faces, high buildings,
trees, and tunnels.
Does not occur due to a
lack of suitable habitat.
Source: Appendix B, Biological/Regulatory Overview (Glenn Lukos Associates 2017).
Federal State
FE – Federally Endangered SE – State Endangered
FT – Federally Threatened ST – State Threatened
BCC – Birds of Conservation Concern SSC – California Species of Special Concern
Therefore, based on the lack of suitable habitat and the developed nature of the
Project Site, there would b e no direct or indirect impacts associated with special -
status wildlife species.
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b) Would the project have a substantial adverse effect on any riparian habitat or other
sensitive natural community identified in local or regional plans, policies, regulation s,
or by the California Department of Fish and Game or U.S. Fish and Wildlife Service?
No Impact. The Project Site is located entirely on developed and disturbed land. No
natural vegetation communities are present within the Project Site. Therefore, no impacts
associated with riparian or sensitive vegetation communities would occur.
c) Would the project have a substantial adverse effect on 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?
No Impact. No federally defined waters of the United States or state occur within the
Project Site. This includes the absence of federally defined wetlands and other waters
(e.g., drainages) and state-defined waters (e.g., streams and riparian extent). The
Proposed Project would be subject to the typical restrictions (e.g., BMPs) and
requirements that address erosion and runoff, including those of the Clean Water Act and
National Pollutant Discharge Elimination System (NPDES) permit. In addition, all
construction activities would be limited to developed and disturbed land. Therefore, no
impacts to jurisdictional waters or wetlands would occur.
d) Would the project interfere substantially with the 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?
Less-Than-Significant Impact With Mitigation Incorporated. The study area contains
existing ornamental landscape trees that could be used by migratory birds for breeding.
Although the Proposed Project would be limited to developed and disturbed land, direct
impacts to migratory nesting birds must be avoided to comply with the Migratory Bird
Treaty Act and California Fish and Game Code. Thus, MM-BIO-1 would be required to
minimize any potential impacts to nesting birds and raptors.
MM-BIO-1 Prior to the issuance of a demolition, grading, and/or building permit for
activities during the avian nesting season (generally February through
August), the property owner/developer shall submit a survey for active
nests to the City of Anaheim Planning a nd Building Department
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conducted by a qualified biologist a maximum of 1 week prior to the
activities to determine the presence/absence, location, and status of any
active nests on or adjacent to the Project Site. If no active nests are
discovered or ident ified, no further mitigation is required. In the event
that active nests are discovered on site, a suitable buffer determined by
the biologist (e.g., 30 to 50 feet for passerines) sh all be established
around any active nest. No ground-disturbing activities shall occur
within this buffer until the biologist has confirmed that breeding/nesting
is completed and the young have fledged the nest. Limits of construction
to avoid a nest shall be established in the field by the biologist with
flagging and stakes or construction fencing. Construction personnel shall
be instructed regarding the ecological sensitivity of the fenced area. The
results of the survey shall be documented and filed with the C ity of
Anaheim within 5 days after the survey.
With incorporation of MM-BIO-1, impacts associated with wildlife nesting sites would
be less than significant.
e) Would the project conflict with any local policies or ordinances protecting biological
resources, such as a tree preservation policy or ordinance?
Less-Than-Significant Impact. The Proposed Project would likely include removal of
existing ornamental landscape trees from the Project Site. The Anaheim Municipal Code
(City of Anaheim 2017b) identifies two ordinances pertaining to the removal of trees.
Section 18.18.040, Tree Preservation, of the Anaheim Municipal Code is related to the
City’s Scenic Corridor (SC) Overlay Zone. This section requires tree removal permits for
certain “specimen trees,” including eucalyptus (eucalyptus ssp.), oak (Quercus ssp.),
pepper (Schinus ssp.), and sycamore (Platanus ssp.), within the Scenic Corridor (SC)
Overlay Zone only, which is located east of SR-55 and is a considerable distance away
from the Project Site.
Section 13.12.060, Street Tree Replacement Plan, of the Anaheim Municipal Code
pertains to the replacement of “street trees” to be removed and would likely apply to at
least two existing trees located within the public right-of-way (i.e., sidewalk) fronting the
Proposed Project’s northern boundary along West Broadway. This section requires any
street tree removed to be replaced if a replacement is deemed possible, with the
replacement species selected in accordance with the Official Tree Species List and Tree
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Master Plan. In addition, Section 13.12.070, Street Trees in New Developments, may also
apply to the Proposed Project. This section requires any new private development project,
where there is a parkway between the sidewalk and curb, to plant street trees (City of
Anaheim 2017b).
Consistent with the requirements set forth in Chapter 18.46, Landscaping and Screening,
of the Anaheim Municipal Code, the Proposed Project would include landscape setbacks
along the frontages of the Proposed Project, facing both South Euclid Street and West
Broadway, as well as internal landscape areas located throughout the Project Site. In
addition to shrubs and other groundcover, Section 18.46.030, Required Landscaping –
Trees, of the Anaheim Municipal Code (City of Anaheim 2017b) requires that trees be
provided on the Project Site, with trees located in the setbacks along South Euclid Street
and West Broadway provided at a minimum of one tree for every 20 linear feet of street
frontage. Pursuant to this section, the size of these new trees must be a minimum of 24-
inch box trees.
Therefore, based on compliance with local requirements, impacts associated with the
City’s tree preservation ordinance would be less than significant.
f) Would the project conflict with the provisions of an adopted Habitat Conservation
Plan, Natural Community Conservation Plan, or other approved local, regional, or
state habitat conservation plan?
No Impact. The Project Site is located entirely on developed and disturbed land. The
Project Site is not located within any habitat conservation plan; natural community
conservation plan; or other approved local, regional, or state habitat conservation plan
area. Therefore, no impacts associated with an adopted conservation plan would occur.
3.5 Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
V. CULTURAL RESOURCES – Would the project:
a) Cause a substantial adverse change in the
significance of a historical resource as defined
in §15064.5?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
V. CULTURAL RESOURCES – Would the project:
b) Cause a substantial adverse change in the
significance of an archaeological resource
pursuant to §15064.5?
c) Directly or indirectly destroy a unique
paleontological resource or site or unique
geologic feature?
d) Disturb any human remains, including those
interred outside of formal cemeteries?
The following analysis is based on the Cultural Resources Study Report prepared by Helix
Environmental Planning and included as Appendix C.
a) Would the project cause a substantial adverse change in the significance of a historical
resource as defined in §15064.5?
No Impact. As part of preparing the Cultural Resources Study Report (Appendix C
(Helix Environmental Planning 2017)), recent photographs of the Project Site, historic
maps, aerial photographs, the City Historic Preservation Plan, City historic resources
listings, the National Register of Historic Places, and other online information were
reviewed. In addition, a records search of the Project Site and a 0.5-mile radius at the
South Central Coastal Information Center (SCCIC) occurred on March 8, 2016.
A reconnaissance survey of the Project Site was conducted in conjunction with the records
search on March 8, 2016, and the existing three buildings were examined and photographed.
The Native American Heritage Commission (NAHC) was contacted on March 18, 2016, for
a Sacred Lands File search and a list of Native American contacts for the Proposed Project.
On March 23, 2016, letters were sent to the contacts listed by the NAHC.
Historically, the Project Site was used for agricultural production (either as an orchard or
grove) from at least 1953 until sometime before 1963. Based on a review of historical
aerial photographs of the Project Site, the existing commercial building (316 South
Euclid Street) and restaurant building (400 South Euclid Street) appear on a photograph
from 1963. The office building (1678 West Broadway) first appears in a photograph from
1972 (Appendix C, Cultural Resources Study Report).
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Typically, researchers in California use a 50-year age threshold, following State Historic
Preservation Office recommendations. Pursuant to CEQA Guidelines, Section
15064.5(a)(3), a resource may be considered to be “historically significant” by the lead
agency if the resource meets the criteria for listing, including the following, on the
California Register of Historical Resources (PRC Section SS5024.1; 14 CCR 4852):
A. Is associated with events that have made a significant contribution to the broad
patterns of California’s history and cultural heritage
B. Is associated with the lives of persons important in our past
C. Embodies the distinctive characteristics of a type, period, region, or method of
construction, or represents the work of an important creative individual, or
possesses high artistic values
D. Has yielded, or may be likely to yield, information important in prehistory or history
CEQA allows local historic resource guidelines to serve as the historical resources
criteria, if enacted by local legislation, to act as the equivalent of the state criteria. The
City’s Citywide Historic Preservation Plan (City of Anaheim 2010a) includes criteria for
listing a structure as historically significant. To be listed, a structure must meet at least
one of the following (City of Anaheim 2010a):
1. It strongly represents a significant event or broad patterns of local, regional, or
national history.
2. It is associated with the life of a significant person in local, regional, or national history.
3. It is a very good example of a significant architectural style, property type, period,
or method of construction; or it represents the work of an architect, designer,
engineer, or builder who is locally, regionally, or nationally significant; or it is a
significant visual feature of the City.
In addition to these criteria, the structure must be at least 50 years old and possess
historic integrity as discussed in the “Design Guidelines for Historic Properties” section
of the Citywide Historic Preservation Plan (City of Anaheim 2010a). This is defined as
“the authenticity of a historic resource’s physical identity based on the survival of
features and characteristics that existed during the resource’s historical period” (City of
Anaheim 2010a).
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Two of the existing buildings are more than 50 years old, and the other is approaching 50
years. These buildings were assessed against local and state historical resources criteria.
Major events for the City include the establishment of the settlement by German
vintners in the 1850s, activities associated with Orange County’s citrus industry
throughout the late 1800s until the 1950s, and the construction of Disneyland in
1954–1955. None of the historic documents reviewed as part of the Cultural
Resources Survey Report indicate that these buildings are associated with any
significant historical event. A review of title documents for the Project Site also
showed no connection between the existing buildings and any persons of historical
significance. Further, the existing on-site buildings are nondescript post –World War
II era commercial buildings , lacking any distinguishing architectural or aesthetic
attributes, and were determined to not yield any research value for the study of the
history of the City or region. Therefor e, despite the age of the t hree existing on-site
buildings to be demolished, no impacts to historical resources would occur.
b) Would the project cause a substantial adverse change in the significance of an
archaeological resource pursuant to §15064.5?
Less-Than-Significant Impact. The records search from the SCCIC indicated that 10
cultural resources have been previously recorded, and nine cultural studies have been
conducted within a 0.5-mile search radius. The nearest recorded resource is
approximately 0.3 miles north of the Project Site. All 10 resources are historic buildings
(refer to Table 1 in Appendix C, Cultural Resources Study Report (Helix Environmental
Planning 2017)). Four of the previously completed studies were linear studies of the
railroad or I-5. The remaining studies were of localized properties, most for utility pole or
facility construction.
The Sacred Lands File search conducted by the NAHC failed to indicate the presence
of Native American cultural resources on the Project Site. Letters regarding the
Proposed Project were sent on March 23, 2016 , to the tribal contacts identified by the
NAHC. As of th e date of the Cultural Resources Study Report (Appendix C), no
responses had been received.
No archaeological resources have been recorded within a 0.5-mile radius of the Project
Site, and none were identified as part of the Cultural Resources Study Report (Appendix
C). There is no exposed ground surface within the Project Site. Given the distance from
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water and the general lack of variety of native plants supported by soils found on the
Project Site or its vicinity, the Project Site does not appear to have been attractive to
indigenous peoples. Areas located along the Santa Ana River or near other water sources
would have been more favorable habitation locations for Native American populations.
As such, based on the previous discussion, there is little potential for the inadvertent
discovery of intact subsurface archaeological deposits. In consideration of the negative
results of the SCCIC records search, NAHC Sacred Lands File search, and
reconnaissance-level survey, there is a low potential for buried, unrecorded cultural
resources to be encountered during construction activities. Therefore, impacts associated
with archaeological resources would be less than significant.
c) Would the project directly or indirectly destroy a unique paleontological resource or
site or unique geologic feature?
Less-Than-Significant Impact. According to the City’s General Plan EIR (City of
Anaheim 2004), because most of the City is built-out, there are very few areas containing
rock croppings that could potentially contain significant paleontological resources such as
fossils. The Hill and Canyon Area of the City contains sedimentary rocks ranging in age
from Late Cretaceous to Middle Miocene. The oldest sedimentary rocks belong to the
upper Cretaceous Holz Shale and the Schulz Ranch Member of the Williams Formation.
These strata are confined to the southeastern corner of the Hill and Canyon Area, and no
fossils have been reported. Conversely, the Project Site is not identified in the City’s
General Plan EIR as containing any rock croppings, being underlain by important
sedimentary formations, or having sensitivity for paleontological resources, and the Hill
and Canyon Area is 4 miles or more east of the Project Site. Therefore, impacts
associated with paleontological resources would be less than significant.
d) Would the project disturb any human remains, including those interred outside of
formal cemeteries?
Less-Than-Significant Impact. Since the Project Site has been previously developed,
ground-disturbing activities associated with construction of the Proposed Project are
unlikely to uncover previously unknown archaeological resources. However, if Native
American skeletal remains are uncovered during construction activities, California Health
and Safety Code, Section 7050.5, states that no further disturbance shall occur until the
county coroner makes a determination of origin and disposition pursuant to PRC Section
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5097.98. In the event of an unanticipated discovery of human remains, the county coroner
shall be notified immediately. If the human remains are determined to be prehistoric, the
county coroner shall notify the NAHC, which shall notify a most likely descendant. The
most likely descendant shall complete inspection of the site within 48 hours of
notification, and may recommend scientific removal and nondestructive analysis of
human remains and items associated with Native American burials, subject to City
approval. Therefore, based on compliance with state requirements, impacts associated
with the discovery of human remains would be less than significant.
3.6 Geology and Soils
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
VI. GEOLOGY AND SOILS – Would the project:
a) Expose people or structures to potential
substantial adverse effects, including the risk
of loss, injury, or death involving:
i) Rupture of a known 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.
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
liquefaction?
iv) Landslides?
b) Result in substantial soil erosion or the loss
of topsoil?
c) Be located on a geologic unit or 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 defined in the
incumbent version of the Uniform Building
Code, creating substantial risks to life or
property?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
VI. GEOLOGY AND SOILS – Would the project:
e) Have soils incapable of adequately supporting
the use of septic tanks or alternative waste
water disposal systems where sewers are not
available for the disposal of waste water?
The following analysis is based on Appendix D, Geotechnical Due Diligence Study (NMG
Geotechnical Inc. 2016).
a) Would the project expose people or structures to potential substantial adverse effects,
including the risk of loss, injury, or death involving:
i) Rupture of a known 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.
No Impact. According to the City’s General Plan Safety Element (City of
Anaheim 2017a), the City is located in an area considered to be seismically
active, similar to most of Southern California. Active and potentially active faults
are adjacent to the City. However, there are no faults underlying the City or any
Alquist-Priolo Earthquake Fault Zones within the City. As such, although it is
likely that the Project Site would experience strong ground shaking as a result of
an earthquake over the life of the Proposed Project (refer to Section 3.6(a)(ii)), the
Proposed Project would not be subject to surface rupture impacts as a result of a
seismic event. Therefore, no impacts associated with fault rupture would occur.
ii) Strong seismic ground shaking?
Less-Than-Significant Impact. Like most of Southern California, the Project Site
is located within a seismically active area. Numerous faults considered active or
potentially active have been mapped in Southern California, including in the
vicinity of the City. Thus, the Proposed Project’s future residents and their visitors
could be exposed to strong seismic ground shaking in the event of an earthquake.
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According to the City’s General Plan Safety Element (City of Anaheim 2017a),
the City is located between two major active fault zones: the Newport -Inglewood
Fault Zone located to the southwest and the Whittier-Elsinore Fault Zone located
to the northeast. Both the Newport-Inglewood and the Whittier-Elsinore Faults
are zoned under the Alquist-Priolo Earthquake Fault Zoning Act. The Newport-
Inglewood Fault Zone passes within approximately 7 miles of the western limits
of the City. Although no onshore surface fault rupture has taken place since 1769,
the Newport-Inglewood Fault Zone is considered capable of generating an
earthquake with a magnitude of 6.9 on the Richter scale.
The Whittier-Elsinore Fault Zone is the closest major fault system to the City and
one of the largest in Southern California. The fault zone does not extend inside
the City boundaries but approaches within less than 1 mile of the northeastern
corner of the City. The Whittier-Elsinore Fault is currently active and capable of
generating an earthquake of up to a magnitude of 6.8 on the Richter scale (City of
Anaheim 2017a).
Appropriate measures to mitigate and minimize the effects of earthquakes and
other geotechnical hazards are included in the California Building Code, with
specific provisions pertaining to seismic load and design. The California Building
Code was accepted as the basic design standard in the City, having been adopted
by the City pursuant to Chapter 15.03, Building Standards Codes and
Administrative Provision Pertaining to Building and Construction, of the
Anaheim Municipal Code. The design and construction of the Proposed Project in
accordance with the California Building Code would minimize the adverse effects
of strong ground shaking to the greatest degree feasible during an earthquake.
Additionally, a site-specific geotechnical study (Appendix D, Geotechnical Due
Diligence Study (NMG Geotechnical Inc. 2016)) was performed to better
understand the specific development constraints as a result of the characteristics
of underlying soils. This study included soil sampling and testing, a summary of
the soil characteristics, and engineering recommendations based on the
particular soil characteristics. Consistent with Section 15.03.020.0501,
Submittal Documents, of the Anaheim Municipal Code, the property
owner/developer would submit the geotechnical study to the City for review and
approval prior to each permit application, and the Proposed Project would
incorporate all applicable geotechnical recommendations, including those
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related to seismic guidelines, into the Proposed Project’s design and
engineering. Application of these recommendations would further reduce the
potential to expose people or structures to substantial risk of loss or injury
during an earthquake. Therefore, impacts associated with strong seismic ground
shaking would be less than significant.
iii) Seismic-related ground failure, including liquefaction?
Less-Than-Significant Impact. Soil liquefaction is a seismically induced form of
ground failure that has been a major cause of earthquake damage in Southern
California. Liquefaction takes place when granular materials that are saturated by
water lose strength and transform from a solid to a liquid. Liquefaction generally
occurs during significant earthquake activity, and structures located on soils such
as silt or sand may experience significant damage during an earthquake because
of the instability of structural foundations and the moving earth. Research and
historical data indicate that loose granular materials situated at depths of less than
50 feet with silt and clay contents of less than 30% that are saturated by a
relatively shallow groundwater table are most susceptible to liquefaction. These
geological and groundwater conditions exist in parts of Southern California,
typically in valley regions and alluviated floodplains.
Liquefaction has the potential to impact properties that are located along the Santa
Ana River within the City and in western portions of the City. According to
Figure S-3, Seismic and Geologic Hazards, of the City’s General Plan Safety
Element (City of Anaheim 2017a), the Project Site is located outside of an area
susceptible to liquefaction.
A site-specific geotechnical study (Appendix D) was performed to better
understand any development constraints as a result of the characteristics of the
underlying soils. The Proposed Project would incorporate all applicable
geotechnical recommendations made in the study, including those related to
seismic guidelines and liquefaction, into the Proposed Project’s design and
engineering. Application of these recommendations would further reduce the
potential to expose people or structures to substantial risk of loss or injury due
to liquefaction. Therefore, impacts associated with liquefaction would be less
than significant.
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iv) Landslides?
No Impact. The Project Site, and land within the surrounding area, is relatively
flat and lacks any hillsides or other natural topographic features typically
susceptible to landslides. According to Figure S-3, Seismic and Geologic
Hazards, of the City’s General Plan Safety Element (City of Anaheim 2017a), the
Project Site is located outside of an area susceptible to earthquake-induced
landslides. Therefore, no impacts associated with landslides would occur.
b) Would the project result in substantial soil erosion or the loss of topsoil?
Short-Term Construction Impacts
Less-Than-Significant Impact. The Proposed Project would involve earthwork and other
construction activities that would disturb surface soils and temporarily leave exposed soil
on the ground’s surface. Common causes of soil erosion from construction sites include
stormwater, wind, and soil being tracked off site by vehicles. To help curb erosion,
Proposed Project construction activities must comply with all applicable federal, state,
and local regulations for erosion control. The Proposed Project would be required to
comply with standard regulations, including SCAQMD Rules 402 and 403, which would
reduce construction erosion impacts. Rule 402 requires that dust suppression techniques
be implemented to prevent dust and soil erosion from creating a nuisance off site
(SCAQMD 1976). Rule 403 requires that fugitive dust be controlled with best available
control measures so that it does not remain visible in the atmosphere beyond the property
line of the emissions source (SCAQMD 2005b).
Since Proposed Project construction activities would disturb 1 or more acres, the
Proposed Project must adhere to the provisions of the NPDES Construction General
Permit. Construction activities subject to this permit include clearing, grading, and
ground disturbances such as stockpiling and excavating. The Construction General
Permit requires implementation of a storm water pollution prevention plan (SWPPP),
which would include construction features for the Proposed Project (i.e., BMPs) designed
to prevent erosion and protect the quality of stormwater runoff. Sediment-control BMPs
may include stabilized construction entrances, straw wattles on earthen embankments,
sediment filters on existing inlets, or the equivalent.
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In addition, the Proposed Project would be required to comply with Chapter 17.04,
Grading, Excavations, Fills, Watercourses, of the Anaheim Municipal Code (City of
Anaheim 2017b), which sets forth a series of requirements intended to minimize erosion
impacts during construction activities to the extent feasible. These requirements include
measures to be implemented on and adjacent to a construction site to control runoff,
consistent with NPDES requirements imposed by the RWQCB, to prevent accelerated
erosion that has led to, or could lead to, degradation of water quality, damage to property,
loss of topsoil and vegetation cover, disruption of water supply, and/or the deposition of
sediments and associated nutrients. Therefore, short-term impacts associated with soil
erosion and topsoil loss would be less than significant.
Long-Term Operational Impacts
Less-Than-Significant Impact. Once the Proposed Project is operational, the Project Site
would be improved with attached and detached condominium units, along with associated
on-site and site-adjacent improvements such as parking, and pedestrian and landscape
areas. Collectively, these on-site areas would reduce the potential for soil erosion and
topsoil loss. The structural and paved improvements would generally be impervious areas
lacking any exposed soils. The landscape areas, although pervious, would contain
ornamental vegetation that would help stabilize and retain surface soils on the Project
Site. Therefore, long-term operational impacts associated with soil erosion and topsoil
loss would be less than significant.
c) Would the project be located on a geologic unit or 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?
Less-Than-Significant Impact. A site-specific geotechnical study (Appendix D) was
performed to better understand the specific development constraints as a result of the
characteristics of the underlying soils. The Proposed Project would incorporate all
applicable geotechnical recommendations made in the study, including those related to
common geotechnical concerns, into the design and engineering of the Proposed Project.
Application of these recommendations would further reduce the potential to expose
people or structures to substantial risk of loss or injury due to unstable geologic units or
soils. Therefore, impacts associated with unstable geologic units or soils would be less
than significant.
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d) Would the project be located on expansive soil, as defined in Table 18-1-B of the
Uniform Building Code (1994), creating substantial risks to life or property?
Less-Than-Significant Impact. Expansive soils are characterized by their potential
shrink/swell behavior. Shrink/swell is the change in volume (expansion and contraction)
that occurs in certain fine-grained clay sediments from the cycle of wetting and drying.
Clay minerals are known to expand with changes in moisture content. The higher the
percentage of expansive minerals present in near-surface soils, the higher the potential for
substantial expansion.
According to the U.S. Department of Agriculture’s Web Soil Survey, the Project Site is
underlain by a combination of Hueneme fine sandy loam and San Emigdio fine sandy
loam, which do not have a high clay content (USDA 2016). Notwithstanding, the
Proposed Project would incorporate all applicable geotechnical recommendations made
in the site-specific geotechnical study (Appendix D), including those related to expansive
soils, into the design and engineering of the Proposed Project. Application of these
recommendations would further reduce the potential to expose people or structures to
substantial risk of loss or injury due to expansive soils. Therefore, impacts associated
with expansive soils would be less than significant.
e) Would the project have soils incapable of adequately supporting the use of septic tanks
or alternative waste water disposal systems where sewers are not available for the
disposal of waste water?
No Impact. The Proposed Project would connect to the existing OCSD sewer system that
currently serves the Project Site. As such, the Proposed Project would not require a septic
or alternative wastewater disposal system. Therefore, no impacts associated with the
ability of soils to support septic tanks would occur.
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3.7 Greenhouse Gas Emissions
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
VII. GREENHOUSE GAS EMISSIONS – Would the project:
a) Generate greenhouse gas emissions, either
directly or indirectly, that may have a
significant impact on the environment?
b) Conflict with an applicable plan, policy or
regulation adopted for the purpose of
reducing the emissions of greenhouse gases?
The following analysis is based on CalEEMod air quality and GHG emissions modeling
conducted for the Proposed Project and included as Appendix A, Air Quality and Greenhouse
Gas Emissions Modeling.
a) Would the project generate greenhouse gas emissions, either directly or indirectly, that
may have a significant impact on the environment?
Less-Than-Significant Impact. GHGs are not presented in pounds per day like criteria
air pollutants. Instead, they are evaluated on an annual basis using the metric system. The
SCAQMD is preparing recommended significance thresholds for GHGs for local lead
agency consideration (SCAQMD Draft Local Agency Threshold); however, the
SCAQMD Board has not approved the thresholds as of the date of this IS/MND. The
current draft thresholds consist of the following tiered approach (SCAQMD 2008):
Tier 1 consists of evaluating whether or not a project qualifies for any applicable
exemption under CEQA.
Tier 2 consists of determining whether or not the project is consistent with a GHG
reduction plan. If a project is consistent with a qualifying local GHG reduction
plan, it does not have significant GHG emissions.
Tier 3 consists of screening values that the lead agency can choose but that must
be consistent with all projects within its jurisdiction. A project’s construction
emissions are averaged over 30 years and are added to a project’s operational
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emissions. If a project’s emissions are under one of the following screening
thresholds, then the project is less than significant under CEQA:
o All land use types: 3,000 metric tons of carbon dioxide equivalent (MT CO2E)
per year
o Based on land use type: residential: 3,500 MT CO2E per year; commercial:
1,400 MT CO2E per year; or mixed-use: 3,000 MT CO2E per year
Tier 4 has the following options:
o Option 1: Reduce emissions from business-as-usual by a certain percentage;
this percentage is currently undefined
o Option 2: Early implementation of applicable Assembly Bill (AB) 32 Scoping
Plan measures
o Option 3, 2020 target for service populations (SP), which includes residents
and employees: 4.8 MT CO2E/SP/year for projects and 6.6 MT CO2E/SP/year
for plans
o Option 3, 2035 target: 3.0 MT CO2E/SP/year for projects and 4.1 MT
CO2E/SP/year for plans
Tier 5 involves mitigation offsets to achieve target significance threshold.
To determine whether the Proposed Project is significant, this analysis uses the
SCAQMD draft local agency tier 3 threshold of 3,000 MT CO2E per year for all land use
types as a screening threshold.
The Proposed Project would result in the development of 39 single-family residential
dwelling units. The Proposed Project is anticipated to generate GHG emissions from area
sources, energy usage, mobile sources, waste, water, and construction equipment.
CalEEMod, Version 2016.3.1, was used to calculate the GHG emissions from the
Proposed Project (see Appendix A).
As shown in Table 8, Project-Related Greenhouse Gas Emissions, the Proposed Project
would result in approximately 918.80 MT CO2E per year and would not exceed the
SCAQMD screening threshold of 3,000 MT CO2E per year. Therefore, although the
Proposed Project would generate GHG emissions, either directly or indirectly, these
emissions are not considered to have a significant impact on the environment.
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Table 8
Project-Related Greenhouse Gas Emissions
Category
GHG (Metric Tons per Year)
Bio-CO2 NonBio-CO2 CO2 CH4 N2O CO2e
Area sources1 0.00 9.09 9.09 0.00 0.00 9.15
Energy usage2 0.00 305.24 305.24 0.01 0.00 306.01
Mobile sources3 0.00 533.10 533.10 0.02 0.00 533.71
Solid waste4 9.32 0.00 9.32 0.55 0.00 23.09
Water5 0.81 35.62 36.43 0.08 0.00 39.14
Construction6 0.00 7.66 7.66 0.00 0.00 7.69
Sequestration7 2.48
Total Emissions 10.13 890.70 900.83 0.67 0.00 918.80
SCAQMD Tier 3 Draft Screening Threshold 3,000.00
Exceeds Threshold? No
Source: Appendix A, Air Quality and Greenhouse Gas Emissions Modeling (CalEEMod 2017).
CH4 = methane; CO2 = carbon dioxide; CO2E = carbon dioxide equivalent; N2O = nitrous oxide; SCAQMD = South Coast Air
Quality Management District
1 Area sources consist of GHG emissions from consumer products, architectural coatings, and landscape equipment.
2 Energy usage consist of GHG emissions from electricity and natural gas usage.
3 Mobile sources consist of GHG emissions from vehicles.
4 Solid waste includes the CO2 and CH4 emissions created from the solid waste placed in landfills.
5 Water includes GHG emissions from electricity used for transport of water and processing of wastewater.
6 Construction GHG emissions CO2E based on a 30-year amortization rate.
7 Sequestration includes GHG emissions from 70 trees planted on site.
b) Would the project conflict with an applicable plan, policy or regulation adopted for the
purpose of reducing the emissions of greenhouse gases?
Less-Than-Significant Impact. The Proposed Project would have the potential to conflict
with any applicable plan, policy, or regulation of an agency adopted for the purpose of
reducing the emissions of GHGs. The applicable plan for the Proposed Project is the
City’s Greenhouse Gas Reduction Plan (City of Anaheim 2015). The GHG Reduction
Plan was prepared to assist the City in conforming to the GHG emissions reductions
mandated under AB 32.
The City’s GHG Reduction Plan provides reduction targets for energy use, photovoltaic
rooftop installations, and electric vehicle use. For energy use, the GHG Reduction Plan
provides a target of a 15% reduction by 2020 and a 30% reduction by 2030 of the energy
used by homes in the City (City of Anaheim 2015). This target will be met through
application of state regulations, including California Code of Regulations, Title 24, and
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Part 6. The California Energy Commission adopted 2008 Standards on April 23, 2008,
and the Building Standards Commission approved them for publication on September 11,
2008. These updates became effective on August 1, 2009. The 2013 Standards have been
approved and were effective July 1, 2014. The 2016 Standards were effective January 1,
2017. All buildings for which an application for a building permit is submitted on or after
January 1, 2017, must follow the 2016 standards. The 2016 standards are estimated to be
approximately 28% more efficient than the 2013 standards (CEC 2017). Thus, through
implementation of the state regulations, the Proposed Project would meet the energy-use
reduction targets provided in the GHG Reduction Plan.
The SCAQMD’s thresholds used the Executive Order S-3-05 goal as the basis for
deriving the screening level. The California Governor issued Executive Order S -3-05,
GHG Emission, in June 2005, which established the following reduction targets:
2010: Reduce GHG emissions to 2000 levels
2020: Reduce GHG emissions to 1990 levels
2050: Reduce GHG emissions to 80% below 1990 levels
In 2006, the California State Legislature adopted AB 32, the California Global Warming
Solutions Act of 2006. AB 32 requires CARB to adopt rules and regulations that would
achieve GHG emissions equivalent to statewide levels in 1990 by 2020 through an
enforceable statewide emission cap, which was phased in starting in 2012.
Since the Proposed Project’s emissions fall below the SCAQMD draft screening
threshold of 3,000 MT CO2E for all land uses, the Proposed Project will comply with the
applicable Green Building Standards and City policies regarding sustainability (as
dictated by the City’s GHG Reduction Plan).
Senate Bill 32 requires the state board to ensure that statewide GHG emissions are
reduced to 40% below the 1990 level by 2030. Because the SCAQMD uses Executive
Order S-3-05 as the basis for its screening level, and Executive Order S-3-05 includes the
long-term goal to reduce GHG emissions to 80% below 1990 levels by 2050, the
Proposed Project would also be consistent with the goal of Senate Bill 32. Thus, projects,
such as the Proposed Project, that meet the current interim emissions targets/thresholds
established by the SCAQMD would also be on track to meet the reduction targets for
2030. Further, all post-2020 reductions in GHG emissions are addressed through
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regulatory requirements at the state level, and the Proposed Project will be required to
comply with these regulations as they come into effect.
Therefore, the Proposed Project would not conflict with any applicable plan, policy, or
regulation of an agency adopted for the purpose of reducing the emissions of GHGs, and
impacts would be less than significant.
3.8 Hazards and Hazardous Materials
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
VIII. HAZARDS AND HAZARDOUS MATERIALS – Would the project:
a) Create a significant hazard to the public or the
environment through the routine transport,
use, or disposal of hazardous materials?
b) Create a significant hazard to the 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 handle
hazardous or acutely hazardous materials,
substances, or waste within one-quarter mile
of an existing or proposed school?
d) Be located on a site that is included on a list
of hazardous materials sites compiled
pursuant to Government Code Section
65962.5 and, as a result, would it create a
significant hazard to the public or the
environment?
e) For a project located within an 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 project result
in a safety hazard for people residing or
working in the project area?
f) For a project within the vicinity of a private
airstrip, would the project result in a safety
hazard for people residing or working in the
project area?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
VIII. HAZARDS AND HAZARDOUS MATERIALS – Would the project:
g) Impair implementation of or physically
interfere with an adopted emergency response
plan or emergency evacuation plan?
h) Expose people or structures to a significant
risk of loss, injury or death involving
wildland fires, including where wildlands are
adjacent to urbanized areas or where
residences are intermixed with wildlands?
The following analysis is based on the Phase I Environmental Site Assessment (ESA) and the
limited Phase II Environmental Soil Characterization Evaluation prepared by GeoSoils Inc. and
included as Appendix E, Hazards and Hazardous Materials (GeoSoils Inc. 2016).
a) Would the project create a significant hazard to the public or the environment through
the routine transport, use, or disposal of hazardous materials?
Short-Term Construction Impacts
Less-Than-Significant Impact with Mitigation Incorporated. During construction of the
Proposed Project, potentially hazardous materials would likely be handled on the Project
Site. These materials would include gasoline, diesel fuel, lubricants, and other petroleum-
based products used to operate and maintain construction equipment. Handling these
potentially hazardous materials would be temporary and would coincide with the short-
term construction phase of the Proposed Project.
Although these materials would likely be stored on the Project Site, storage would be
required to comply with the guidelines set forth by each product’s manufacturer, as well
as in accordance with all applicable federal, state, and local regulations pertaining to the
storage of hazardous materials. Consistent with federal, state, and local requirements, the
transport of hazardous materials to and from the Project Site would be conducted by a
licensed contractor. Any handling, transport, use, or disposal of hazardous materials
would comply with all relevant federal, state, and local agencies and re gulations,
including the EPA, California Department of Toxic Substances Control, California
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Occupational Safety and Health Administration, California Department of
Transportation, Resource Conservation and Recovery Act, and the City of Anaheim’s
Certified Unified Program Agency.
A Phase I ESA (Appendix E) was performed to assess the potential for the presence of
recognized environmental conditions that could potentially affect the Proposed Project
and its residents, including hazardous materials and petroleum contamination. The ESA
identified the following recognized environmental conditions that could potentially
impact the Project Site:
The adjacent Mobil gas station
Asbestos-containing materials (ACM) and lead-based paint (LBP)
Past agricultural uses
Because of the age of the existing on-site buildings, there is a possibility that potentially
hazardous buildings materials such as ACM or LBP could be encountered during
demolition activities.
As a result, the Proposed Project would be required to comply with SCAQMD Rule
1403, Asbestos Emissions from Demolition/Renovation Activities, which addresses
asbestos emissions from demolition and renovation activities and requires the safe
handling of known or suspected ACM (SCAQMD 1989). The purpose of SCAQMD Rule
1403 is to specify work practice requirements to limit asbestos emissions from building
demolition and renovation activities, including the removal and associated disturbance of
ACM. The requirements for demolition and renovation activities include asbestos
surveying; notification; ACM removal procedures and time schedules; ACM-handling
and clean-up procedures; and storage, disposal, and landfilling requirements for asbestos-
containing waste materials. All operators are required to maintain records, including
waste shipment records, and to use appropriate warning labels, signs, and markings
(SCAQMD 1989).
During the regulatory database records search performed as part of the Phase I ESA, it
was found that the adjacent Mobil gas station located immediately northwest of the
Project Site is listed in the state leaking underground storage tank database. This property
is listed for a historical release of gasoline affecting a drinking water aquifer and soils.
Remediation activities, including soil vapor extraction, dual-phase extraction, and
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removal of contaminated soils, occurred on the gas station property in July 1991, and
groundwater monitoring occurred until approximately 2009. Because concentrations of
harmful groundwater and soil contaminants eventually fell below the maximum
concentration level thresholds set by the RWQCB; the Department of Toxic Substances
Control; and other relevant federal, state, and local agencies, the corrective actions,
remediation, and monitoring requirements were deemed complete, and closure to the
leaking underground storage tank case was granted by the RWQCB in 2010. However,
due to the proximity of this adjacent property to the Project Site, the Phase I ESA
(Appendix E) found that the Mobil gas station site still represented an environmental
concern for the Proposed Project.
As a result, a Phase II Environmental Soil Characterization Evaluation (Appendix E) was
performed to assess the Project Site for the potential presence of petroleum contamination
in the northwestern portion of the Project site, which is nearest to the Mobil gas station
property. The evaluation also assessed the potential for the soils underlying the Project
Site to be impacted by the presence of organochlorine pesticides and LBP. As part of this
evaluation, soils sampling and testing was conducted. Based on the results of the soils
testing, the potential presence of petroleum contaminants, organochlorine pesticides,
LBP, and VOC was deemed to not be a recognized environmental concern on the Project
Site, and existing and previous land uses and activities on and adjacent to the site would
not pose a threat to the Proposed Project and its residents.
Notwithstanding, given that several recognized environmental concerns were identified
on and adjacent to the Project Site, subsurface pockets of isolated contamination could
still occur under the Project Site, however unlikely. To minimize risk to construction
workers who would handle subsurface soils, as well as those residing in and in the
vicinity of the Proposed Project, MM-HAZ-1 would be required:
MM-HAZ-1 Prior to the issuance of a demolition, grading, and/or building permit, the
property owner/developer shall include the following instructions to its
construction contractor on all plans pertaining to subsurface construction
activities for the Proposed Project: “The construction contractor shall
regularly inspect the exposed soil for visual evidence of any contamination
or volatilization of contaminants (odors). If visual or odor contamination
indicators are identified during construction activities, all work shall stop
in the vicinity of the potential contamination, and an investigation shall be
designed and performed by a qualified environmental consultant to verify
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the presence and extent of contamination on the Project Site. Results of
the investigation shall be reviewed and approved by the City of Anaheim
Fire and Rescue Department, Hazardous Materials Section, or its
representative prior to resuming construction activities in the vicinity of
the contamination.”
The investigation shall include collecting samples for laboratory analysis and
quantification of contaminant levels within the disturbance areas. Subsurface
investigation shall determine appropriate worker protection and hazardous
material and disposal procedures appropriate for the Project Site.
Contaminated soil or groundwater determined to be hazardous shall be
removed by personnel who have been trained through the Occupational
Safety and Health Administration–recommended 40-hour safety program
with an approved plan for groundwater extractions, soil excavation, control of
contaminant releases to the air, and off-site transport or on-site treatment.
With the incorporation of MM-HAZ-1, short-term impacts associated with the use,
transport, and disposal of hazardous materials would be less than significant.
Long-Term Operational Impacts
Less-Than-Significant Impact. As a residential land use, potentially hazardous materials
associated with operation of the Proposed Project would include those materials typically
associated with cleaning and maintenance activities. Although these materials would
vary, they would generally include household cleaning products, solvents, paints,
fertilizers, and herbicides and pesticides. Many of these materials are considered
household hazardous wastes, common wastes, and universal wastes by the EPA, which
considers these types of wastes common to businesses and households and to pose a
lower risk to people and the environment than other hazardous wastes when properly
handled, transported, used, and disposed of (EPA 2017b). Federal, state, and local
regulations typically allow these types of wastes to be handled and disposed of under
less-stringent standards than other hazardous wastes, and many of these wastes do not
need to be managed as hazardous waste.
Additionally, any potentially hazardous material handled on the Project Site would be
limited in quantity and concentration, consistent with other similar residential uses
located in the City, and any handling, transport, use, and disposal of such material
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would comply with applicable federal, state, and local agencies and regulat ions.
Additionally, as mandated by the Occupational Safety and Health Administration, all
hazardous materials stored on the Project Site would be accompanied by a Materials
Safety Data Sheet, which would inform on -site personnel and residents of the
necess ary remediation procedures in the case of accidental release (OSHA 2017).
Therefore, long-term impacts associated with the use, transport, and disposal of
hazardous materials would be less than significant.
b) Would the project create a significant hazard to the public or the environment through
reasonably foreseeable upset and accident conditions involving the release of
hazardous materials into the environment?
Short-Term Construction Impacts
Less-Than-Significant Impact with Mitigation Incorporated. As discussed in Section
3.8(a), a Phase II Environmental Soil Characterization Evaluation (Appendix E) was
performed to assess the Project Site for the potential presence of petroleum contamination
in the northwestern portion of the site, which is nearest to the Mobil gas station property.
The evaluation also assessed the potential for the soils underlying the Project Site to be
impacted by the presence of organochlorine pesticides and LBP. As part of this
evaluation, soils sampling and testing was conducted. Based on the results of the soils
testing, the potential presence of petroleum contaminants, organochlorine pesticides,
LBP, and VOC was deemed to not be a recognized environmental concern on the Project
Site, and existing and previous land uses and activities on and adjacent to the site would
not pose a threat to the Proposed Project and its residents.
Notwithstanding, given that several recognized environmental concerns were identified
on and adjacent to the Project Site, subsurface pockets of isolated contamination could
occur under the Project Site, however unlikely. As such, to minimize risk to construction
workers who would handle subsurface soils, as well as those residing in and in the
vicinity of the Proposed Project, MM-HAZ-1 would be required. With incorporation of
MM-HAZ-1, short-term impacts associated with the use, transport, and disposal of
hazardous materials would be less than significant.
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Long-Term Operational Impacts
Less-Than-Significant Impact . As a residential land use, potentially hazardous
materials associated with operation of the Proposed Project would include those
materials typically associated with cleaning and maintenance activities. The EPA
considers m any of these materials to be household hazardous wastes, common wastes,
and universal wastes; to be common to businesses and households ; and to pose a
lower risk to people and the environment than other hazardous wastes when properly
handled, transported, used, and disposed of (EPA 201 7b). Federal, state, and l ocal
regulations typically allow these types of wastes to be handled and disposed of under
less -stringent standards than other hazardous wastes, and many of these wastes do not
need to be managed as hazardous waste.
Additionally, any potentially hazardous material handled on the Project Site would be
limited in quantity and concentration, consistent with other similar residential uses
located in the City, and any handling, transport, use, and disposal of such material
would comply with applicable federal, s tate, and local agencies and regulations.
Additionally, as mandated by the Occupational Safety and Health Administration, all
hazardous materials stored on the Project Site would be accompanied by a Materials
Safety Data Sheet, which would inform on -site personnel and residents of the
necessary remediation procedures in the case of accidental release (OSHA 2017).
Therefore, long -term impacts associated with the release of hazardous materials into
the environment would be less than significant.
c) Would the project emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-quarter mile of an existing or
proposed school?
Less-Than-Significant Impact. Land uses and activities typically associated with
hazardous emissions or handling of hazardous or acutely hazardous materials, substances,
or waste include heavy commercial, manufacturing, research, and industrial uses. The
Proposed Project does not include any such uses or activities.
In addition, as a residential land use, potentially hazardous materials associated with
operation of the Proposed Project would include those materials typically associated with
cleaning and maintenance activities, including household hazardous wastes, common
wastes, and universal wastes, which are considered common to businesses and
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households and to pose a lower risk to people and the environment than other hazardous
wastes when properly handled, transported, used, and disposed of (EPA 2017b). Further,
any potentially hazardous material handled on the Project Site would be limited in
quantity and concentration, consistent with other similar residential uses located in the
City, and any handling, transport, use, and disposal of such material would comply with
applicable federal, state, and local agencies and regulations.
As such, even though the Project Site is located approximately 0.1 miles southeast of
Loara Elementary School (1601 West Broadway), the Proposed Project would not emit
hazardous emissions or include handling of hazardous or acutely hazardous materials,
substances, or wastes. Therefore, impacts associated with the emitting or handling of
hazardous materials within 0.25 miles of a school would be less than significant.
d) Would the project be located on a site that is included on a list of hazardous materials
sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it
create a significant hazard to the public or the environment?
No Impact. The Hazardous Waste and Substances Sites (Cortese) List is a planning
document used by the state, local agencies, and developers to comply with the CEQA
requirements in providing information about the locations of hazardous materials release
sites. California Government Code Section 65962.5 requires the California EPA to
develop, at least annually, an updated Cortese List. The Department of Toxic Substances
Control is responsible for a portion of the information contained in the Cortese List.
Other state and local government agencies are required to provide additional hazardous
material release information for the Cortese List.
As part of the Phase I ESA (Appendix E), a search of select federal and state regulatory
agency databases was conducted, including a review of the Cortese List. The Project Site
was not identified on the Cortese List or any other list of hazardous materials sites that
was reviewed during this regulatory agency database records search. Therefore, no
impacts associated with inclusion on the Cortese List would occur.
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e) For a project located within an 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
project result in a safety hazard for people residing or working in the project area?
No Impact. The closest public airport to the Project Site is Fullerton Municipal Airport,
which is located approximately 3.5 miles northwest of the Project Site in the City of
Fullerton. It is a general aviation airport that serves private, business, and corporate
tenants. According to the Airport Impact Zones Map in the Airport Environs Land Use
Plan for the Fullerton Municipal Airport (ALUC 2004), the Project Site is located
outside of any impact zone around the airport. Therefore, no impacts associated with
public airport hazards would occur.
f) For a project within the vicinity of a private airstrip, would the project result in a safety
hazard for people residing or working in the project area?
No Impact. No private airstrips are located in the City. Therefore, no impacts associated
with private airstrip hazards would occur.
g) Would the project impair implementation of or physically interfere with an adopted
emergency response plan or emergency evacuation plan?
No Impact. According to Figure C-1, Planned Roadway Network, in the City’s General
Plan Circulation Element (City of Anaheim 2017a), South Euclid Avenue is identified as
a Primary Arterial, and West Broadway is shown as a Secondary Arterial. Both of these
roadway facilities traverse the City and connect to regional facilities, including I-5,
SR-57, and SR-91. Due to this local and regional connectivity, in the unlikely event of an
emergency, both of these project-adjacent roadway facilities would be expected to serve
as emergency evacuation routes for first responders and residents. As discussed in
Sections 3.16(a) and 3.16(b), below, the Proposed Project would not adversely affect
operations on the local or regional circulation system, and as such, would not impact the
use of these facilities as emergency response routes. Therefore, no impacts associated
with an emergency response plan or emergency evacuation plan would occur.
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h) Would the project expose people or structures to a significant risk of loss, injury or
death involving wildland fires, including where wildlands are adjacent to urbanized
areas or where residences are intermixed with wildlands?
No Impact. According to Figure S-5, Fire Protection Areas, of the City’s General Plan
Safety Element (City of Anaheim 2017a), the Project Site is located outside of a Fire
Hazard Severity Zone. The Project Site is surrounded by existing development in an
urbanized portion of the City, away from any urban/wildland interface. Therefore, no
impacts associated with wildland fire hazards would occur.
3.9 Hydrology and Water Quality
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
IX. HYDROLOGY AND WATER QUALITY – Would the project:
a) Violate any water quality standards or waste
discharge requirements?
b) Substantially deplete groundwater 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 level (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)?
c) Substantially alter the existing 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 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?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
IX. HYDROLOGY AND WATER QUALITY – Would the project:
e) Create or contribute runoff water which
would exceed the capacity of existing or
planned stormwater drainage systems or
provide substantial additional sources of
polluted runoff?
f) Otherwise substantially degrade water
quality?
g) Place housing within a 100-year flood 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 area
structures which would impede or redirect
flood flows?
i) Expose people or structures to a significant
risk of loss, injury or death involving
flooding, including flooding as a result of the
failure of a levee or dam?
j) Inundation by seiche, tsunami, or mudflow?
The following analysis is based on the Preliminary Hydrology and Hydraulics Study and
the Preliminary Water Quality Management Plan prepared by DMS Consultants Inc. and
included as Appendix F, Hydrology and Hydraulics Study, Preliminary Water Quality
Management Plan, Sewer Study (DMS Consultants Inc. 2016/2017).
a) Would the project violate any water quality standards or waste discharge requirements?
Short-Term Construction Impacts
Less-Than-Significant Impact. Construction of the Proposed Project would include
earthwork activities that could potentially result in erosion and sedimentation, which
could subsequently degrade downstream receiving waters and violate water quality
standards. Stormwater runoff during the construction phase may contain silt and debris,
resulting in a short-term increase in the sediment load of the municipal storm drain
system. Substances such as oils, fuels, paints, and solvents may be inadvertently spilled
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on the Project Site and subsequently conveyed via stormwater to nearby drainages,
watersheds, and groundwater.
Because the Proposed Project would result in more than 1 or more acres of ground
disturbance, construction activities would be subject to the NPDES stormwater program,
which includes obtaining coverage under the NPDES Construction General Permit. The
NPDES permit program, which would be administered by the Santa Ana RWQCB for the
Project Site, helps control water pollution by regulating point sources that discharge
pollutants into receiving waters.
The Construction General Permit requires development and implementation of a SWPPP.
Among the mandated items included within a SWPPP are project design features,
commonly known as BMPs, to protect against soil erosion as a result of water and wind.
Typical BMPs include maintaining or creating drainages to convey and direct surface
runoff from bare areas and installing physical barriers such as berms, silt fencing, wattles,
straw bales, and gabions. Implementation of Construction General Permit requirements,
including preparation of a SWPPP and incorporation of BMPs, would ensure that the
proper measures are in place to prevent, to the extent feasible, stormwater runoff from
conveying sediments and other constituents off site to downstream receiving waters.
In addition, the Proposed Project would be required to comply with Chapter 17.04,
Grading, Excavations, Fills, Watercourses, of the Anaheim Municipal Code (City of
Anaheim 2017b), which sets forth a series of requirements intended to minimize erosion
impacts during construction activities to the extent feasible. These requirements include
measures to be implemented on and adjacent to a construction site to control runoff,
consistent with NPDES requirements imposed by the RWQCB, to prevent accelerated
erosion that has led to, or could lead to, degradation of water quality, damage to property,
loss of topsoil and vegetation cover, disruption of water supply, and deposition of
sediments and associated nutrients. With implementation of these requirements, short-
term construction impacts associated with water quality would be less than significant.
Long-Term Operational Impacts
Less-Than-Significant Impact . An existing 24-inch-diameter storm drain is located
within West Broadway. Currently, no storm drain system is located within South
Euclid Street adjacent to the Project Site. Approximately 0.51 acres of the Project Site
drains to an existing curb and gutter located along West Broadway to an existing
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catch basin, located west of the driveway for the Proposed Project off West
Broadway, and the remainder of the site drains to an existing curb and gutter located
along South Euclid Street.
This existing on-site drainage pattern would remain following implementation of the
Proposed Project. Since the Proposed Project would not be increasing the amount of
impervious surfaces on the Project Site, the Proposed Project is not required to upgrade
or expand the existing storm drain system that currently serves the Project Site. However,
construction of the driveway for the Proposed Project off West Broadway would require
relocation of an existing 18-inch-diameter storm drain lateral that connects to the existing
24-inch-diameter storm drain located within West Broadway.
Although the existing storm drain system would not be upgraded or expanded, the
Proposed Project would still be required to include a series of water quality and
infiltration BMPs to collect and treat on-site stormwater. BMPs would consists of
permeable pavers installed on an open gravel bed, infiltration trenches (i.e., perforated
pipe in gravel bed), and bottomless trench drains.
Further, once the Proposed Project is operational, the Project Site would be improved
with attached and detached condominium units, along with associated on-site and site-
adjacent improvements such as parking and pedestrian and landscape areas. Collectively,
these on-site areas would reduce the potential for soil erosion and topsoil loss. The
structural and paved improvements would generally be impervious areas lacking any
exposed soils. The landscape areas, although pervious, would contain various ornamental
vegetation that, when established, would help stabilize and retain surface soils on the
Project Site. Therefore, long-term operational impacts associated with water quality
would be less than significant.
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b) Would the project substantially deplete groundwater supplies or interfere substa ntially
with groundwater recharge such that there would be a net deficit in aquifer volume or
a lowering of the local groundwater table level (i.e., the production rate of pre-existing
nearby wells would drop to a level that would not support existing land uses or planned
uses for which permits have been granted)?
Groundwater Supplies
Less-Than-Significant Impact. According to the City’s 2015 Urban Water Management
Plan (City of Anaheim 2016), the City depends on a combination of imported water, local
groundwater, and recycled water to meet its water needs. The City works with the
Metropolitan Water District of Southern California (Metropolitan) and Orange County
Water District (OCWD) to ensure a safe and reliable water supply that will continue to
serve the community in periods of drought and shortage. The sources of imported water
are the Colorado River and the State Water Project provided by Metropolitan.
The City’s main source of water supply is groundwater from the Orange County
Groundwater Basin (Groundwater Basin). Currently, the City relies on approximately
70% groundwater and 30% imported water. The same water supply mix is anticipated to
be available to the City through 2040 (City of Anaheim 2016). OCWD manages the
Groundwater Basin for the benefit of municipal, agricultural, and private groundwater
producers, and is responsible for the protection of water rights from the Santa Ana River
in Orange County and the management and replenishment of the Groundwater Basin.
OCWD is the groundwater manager over the Groundwater Basin, and the producers are
the local retailers of the groundwater supplies. OCWD prepared a Groundwater
Management Plan, last updated in July 2015 (OCWD 2015). The Groundwater
Management Plan identifies OCWD’s goals and management objectives in protecting and
managing the Groundwater Basin. This plan describes Groundwater Basin’s
hydrogeology, water supply monitoring, management and operation of recharge facilities,
groundwater replenishment system, seawater intrusion monitoring and barrier
management, and water quality protection.
OCWD manages the Groundwater Basin to allow use of up to 500,000 acre-feet of
storage capacity of the Groundwater Basin during dry periods, acting as an underground
reservoir and buffer against drought. OCWD operates the Groundwater Basin to keep the
target dewatered Groundwater Basin storage at 200,000 acre-feet as an appropriate
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accumulated overdraft. OCWD has made substantial investment in facilities,
Groundwater Basin management, and water rights protection, resulting in the prevention
of adverse long-term overdraft conditions (OCWD 2015).
OCWD actively manages the Groundwater Basin to ensure that groundwater within the
Groundwater Basin and supplied to retailers such as Anaheim Public Utilities does not
result in overdraft conditions or other adverse impacts to the Groundwater Basin. By
managing the Groundwater Basin, OCWD ensures the long-term sustainability of the
Groundwater Basin and groundwater supplies. As such, although the Proposed Project
would rely on water supplies composed of groundwater, the OCWD actively manages the
Groundwater Basin to ensure that existing and future development does not adversely
affect groundwater levels and supplies. Therefore, impacts associated with groundwater
supplies would be less than significant.
Groundwater Recharge
Less-Than-Significant Impact. Under existing conditions, the Project Site is entirely
developed and consists primarily of paved and otherwise impervious surfaces. As such,
the Project Site does not serve as an important groundwater recharge site, and
implementation of the Proposed Project would not adversely affect the performance of
groundwater recharge on the Project Site or in the surrounding area.
Additionally, the Proposed Project would include a series of water quality and infiltration
BMPs to collect and treat on-site stormwater. BMPs would consists of permeable pavers
installed on an open gravel bed, infiltration trenches (i.e., perforated pipe in gravel bed),
and bottomless trench drains. These new water quality and infiltration BMPs, along with
the new landscape areas, would encourage the retention of stormwater to a greater extent
when compared to existing conditions. Therefore, impacts associated with groundwater
recharge would be less than significant.
c) Would the project substantially alter the existing 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?
Less-Than-Significant Impact. The existing on-site drainage pattern would remain
following implementation of the Proposed Project. Since the Proposed Project would not
be increasing the amount of impervious surfaces on the Project Site, the Proposed Project
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is not required to upgrade or expand the existing storm drain system that currently serves
the Project Site, and, as such, the current drainage pattern would not be affected.
Therefore, impacts associated with altering the existing drainage pattern and
erosion/siltation would be less than significant.
d) Would the project substantially alter the existing 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?
Less-Than-Significant Impact. As discussed in Section 3.8(c), the existing on-site
drainage pattern would remain following implementation of the Proposed Project.
Because the Proposed Project would not be increasing the amount of impervious surfaces
on the Project Site, the Proposed Project is not required to upgrade or expand the existing
storm drain system that currently serves the Project Site. Therefore, impacts associated
with altering the existing drainage pattern and flooding would be less than significant.
e) Would the project create or contribute runoff water which would exceed the capacity of
existing or planned stormwater drainage systems or provide substantial additional
sources of polluted runoff?
Less-Than-Significant Impact. Since the Proposed Project would not be increasing the
amount of impervious surfaces on the Project Site, the Proposed Project is not required to
upgrade or expand the existing storm drain system that currently serves the Project Site.
Additionally, although the existing storm drain system would not be upgraded or
expanded, the Proposed Project would still be required to include a series of water quality
and infiltration BMPs to collect and treat on-site stormwater. Based on modeling and
calculations performed as part of the Preliminary Hydrology and Hydraulics Study and
the Preliminary Water Quality Management Plan (Appendix F), and because the Project
Site would contain a reduced amount of impervious surfaces compared to existing
conditions, stormwater volumes would not be increased compared to existing conditions,
and the current capacity of the existing stormwater drainage system, including the
existing 24-inch-diameter storm drain located within West Broadway and the project-
adjacent curb and gutter system, would provide sufficient capacity for on-site stormwater.
Therefore, impacts associated with stormwater runoff would be less than significant.
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f) Would the project otherwise substantially degrade water quality?
Short-Term Construction Impacts
Less-Than-Significant Impact. Construction activities would be subject to the NPDES
stormwater program, which includes obtaining coverage under the NPDES Construction
General Permit. The NPDES permit program, which would be administered for the
Project Site by the Santa Ana RWQCB, helps control water pollution by regulating point
sources that discharge pollutants into receiving waters.
The Construction General Permit requires development and implementation of a SWPPP.
Among the mandated items included within a SWPPP are project design features ,
commonly known as BMP, intended to protect against substantial soil erosion as a result
of water and wind. Implementation of a Construction General Permit, including
preparation of a SWPPP and incorporation of BMPs, would ensure that the proper
measures are in place to prevent, to the extent feasible, stormwater runoff from
conveying sediments and other constituents off site to downstream receiving waters.
In addition, the Proposed Project would be required to comply with Chapter 17.04,
Grading, Excavations, Fills, Watercourses, of the Anaheim Municipal Code (City of
Anaheim 2017b), which sets forth a series of requirements intended to minimize erosion
impacts during construction activities to the extent feasible. These requirements include
measures to be implemented on and adjacent to a construction site to control runoff,
consistently with NPDES requirements imposed by the RWQCB, to prevent accelerated
erosion that has led to, or could lead to, degradation of water quality, damage to property,
loss of topsoil and vegetation cover, disruption of water supply, and the deposition of
sediments and associated nutrients. Therefore, short-term construction impacts associated
with water quality degradation would be less than significant.
Long-Term Operational Impacts
Less-Than-Significant Impact. Because the Proposed Project would not be increasing the
amount of impervious surfaces on the Project Site, the Proposed Project is not required to
upgrade or expand the existing storm drain system that currently serves the Project Site.
Although the existing storm drain system would not be upgraded or expanded, the Proposed
Project would still be required to include a series of water quality and infiltration BMPs to
collect and treat on-site stormwater. Therefore, long-term operational impacts associated with
water quality degradation would be less than significant.
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g) Would the project place housing within a 100-year flood hazard area as mapped on a
federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard
delineation map?
Less-Than-Significant Impact. According to the Federal Emergency Management
Agency National Flood Hazard Layer (Flood Insurance Rate Map No. 06059C0129J)
(FEMA 2009), the Project Site is located outside of the Flood Hazard Zone A, which is
an area with a 1% annual chance of flooding (i.e., 100-year flood hazard zone or 100-year
floodplain). However, the Project Site is within Flood Hazard Zone X, which is defined
as an area with a 0.2% annual chance of flooding (500-year flood), areas of 1% annual
chance of flooding with average depth of less than 1 foot or with drainage areas less than
1 square mile, and areas protected by levees from the 1% annual chance of flooding
(FEMA 2009).
Nonetheless, since the Project Site is located outside of Flood Hazard Zone A, and
because no such flood hazard area occurs in the area including and surrounding the
Project Site, the Proposed Project would not place housing within the 100-year flood
hazard area, as defined by the Federal Emergency Management Agency. Therefore,
impacts associated with placing housing within a 100-year flood hazard area would be
less than significant.
h) Would the project place within a 100-year flood hazard area structures which would
impede or redirect flood flows?
Less-Than-Significant Impact. The Project Site is located outside of the Flood Hazard
Zone A, which is an area with a 1% annual chance of flooding (i.e., 100-year flood
hazard zone or 100-year floodplain), but within Flood Hazard Zone X, which is defined
as an area with a 2% annual chance of flooding, areas of 1% annual chance of flooding
with average depth of less than 1 foot or with drainage areas less than 1 square mile, and
areas protected by levees from the 1% annual chance of flooding (FEMA 2009).
Notwithstanding, since the Project Site is located outside of Flood Hazard Zone A, and
because no such flood hazard area exists in the area surrounding the Project Site, the
Proposed Project would not place structures within the 100-year flood hazard area, as
defined by the Federal Emergency Management Agency. Therefore, impacts associated
with placing structures within a 100-year flood hazard area would be less than significant.
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i) Would the project expose people or structures to a significant risk of loss, injury
or death involving flooding, including flooding as a result of the failure of a levee
or dam?
Less-Than-Significant Impact. In addition to flooding via storm events, the City may be
susceptible to adverse impacts due to dam failure. According to the City’s General Plan
Safety Element (City of Anaheim 2017a), flood inundation resulting from dam failure of
Walnut Canyon Reservoir, Carbon Canyon Dam, or Prado Dam are a potential hazard for
the City. Due to its proximity to the Project Site, Walnut Canyon Reservoir, which is
located in the Hill and Canyon Area of the City and has a capacity of approximately 920
million gallons, is of particular interest. However, based on Figure S-7, Dam Inundation
Map, of the Safety Element (City of Anaheim 2017a), the Project Site is not located
within the general limits of flood impact zones for any of these nearby dam structures.
In addition, the California Government Code requires reservoir owners to develop and
maintain an emergency plan to be implemented in the event that the dam is
catastrophically breached. Each dam-specific emergency plan includes a map that shows
the potential limits of the flood that would result if the dam fails while the reservoir is at
full capacity. These flooding maps show worst-case scenarios since most reservoirs and
flood control structures in Southern California are rarely filled to capacity. Reservoir
owners are also required to regularly inspect their dams for safety under supervision from
the Department of Water Resources, Division of Safety of Dams. As such, the possibility
of inundation in the event of a catastrophic dam failure is remote. Therefore, impacts
associated with flooding and dam inundation would be less than significant.
j) Inundation by seiche, tsunami, or mudflow?
No Impact. Due to its inland location, lack of adjacent lake or reservoir, and general
absence of topographical features that are typically susceptible to landslide and mudflow,
including hillsides and unlined riverbanks, the Project Site would not be susceptible to
seiche, tsunami, or mudflow. Therefore, no impacts associated with these natural events
would occur.
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3.10 Land Use and Planning
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
X. LAND USE AND PLANNING – Would the project:
a) Physically divide an established community?
b) Conflict with any applicable land 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
conservation plan or natural community
conservation plan?
a) Would the project physically divide an established community?
No Impact. The physical division of an established community typically refers to the
construction of a linear feature (such as a major highway or railroad tracks) or removal of
a means of access (such as a local road or bridge) that would impair mobility within an
existing community or between a community and outlying area. Under the existing
conditions, the Project Site is not used as a connection between established communities.
Instead, connectivity within the area surrounding the Project Site is facilitated via local
roadways and pedestrian sidewalks. Therefore, no impacts associated with physical
division of an established community would occur.
b) Would the project conflict with any applicable land 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?
Less-Than-Significant Impact. If approved, the Proposed Project would include a
General Plan Amendment (GPA2016-00509) to change the Project Site’s General Plan
land use designation from General Commercial and Corridor Residential to Low-Medium
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Residential, and a Zoning Reclassification (RCL2016-00293) from General Commercial
(C-G) to Multiple-Family Residential (RM-3).
According to Section 18.06.020, Intent of Individual Zones, of the Anaheim Municipal
Code (City of Anaheim 2017b), the intent of the RM-3 zone is to provide an attractive,
safe, and healthy environment with multiple-family units with a minimum building site
area per dwelling unit of 2,400 square feet. This zone implements the Low-Medium
Density Residential and Medium Density land use designations in the General Plan.
Chapter 18.06, Multiple-Family Residential, of the Municipal Code, sets forth various
requirements pertaining to development within the RM-3 zone, including minimum lot
size, dimensions, and coverage; maximum density, height, and setbacks; and landscape
coverage (City of Anaheim 2017b). By complying with these development standards, the
Proposed Project would be constructed consistently with the intent and purpose of the
RM-3 zone, ensuring that the Proposed Project is consistent with the underlying General
Plan land use designation, and also provides an attractive, safe, and healthy setting for
on- and off-site residents. The City of Anaheim will thoroughly review all plans for the
Proposed Project to ensure compliance with all applicable development standards set
forth in the Anaheim Municipal Code and other relevant land use plans, policies, and
regulations. Therefore, impacts associated with applicable land use plans, policies, and
regulations would be less than significant.
c) Would the project conflict with any applicable habitat conservation plan or natural
community conservation plan?
No Impact. The Project Site is located entirely on developed and disturbed land. The
Project Site is not located within any habitat conservation plan; natural community
conservation plan; or other approved local, regional, or state habitat conservation plan.
Therefore, no impacts associated with an adopted conservation plan would occur.
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3.11 Mineral Resources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XI. MINERAL RESOURCES – Would the project:
a) Result in the loss of availability of a known
mineral resource that would be of value to the
region and the residents of the state?
b) Result in the loss of availability of a locally-
important mineral resource recovery site
delineated on a local general plan, specific
plan, or other land use plan?
a) Would the project result in the loss of availability of a known mineral resource that
would be of value to the region and the residents of the state?
No Impact. According to the City General Plan Green Element, regionally significant
mineral resources are identified in parts of East Anaheim, Anaheim Canyon, and Hill and
Canyon Areas, and primarily consist of aggregate, sand, and gravel (City of Anaheim
2017a). These parts of the City are 4 miles or more east of the Project Site. In addition,
Figure G-3, Mineral Resources Map, of the General Plan Green Element (City of
Anaheim 2017a) shows the location of regionally significant aggregate resource areas
and mineral resource zones. The Project Site is not identified within either of these areas.
The Project Site is in a developed part of the City, no mineral extraction activities occur
on or adjacent to the Project Site, and no known mineral resources are present on site.
Therefore, no impacts associated with the loss of known mineral resources would occur.
b) Would the project result in the loss of availability of a locally-important mineral
resource recovery site delineated on a local general plan, specific plan, or other land
use plan?
No Impact. As previously discussed, no regionally significant aggregate resource areas or
mineral resource zones are located on or adjacent to the Project Site. No mineral
extraction activities occur on or adjacent to the Project Site, and no known mineral
resources are present on site. Therefore, no impacts associated with the loss of
availability of a locally important mineral resource recovery site would occur.
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3.12 Noise
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XII. NOISE – Would the project result in:
a) Exposure of persons to or generation of noise
levels in excess of standards established in the
local general plan or noise ordinance, or
applicable standards of other agencies?
b) Exposure of persons to or generation of
excessive groundborne vibration or
groundborne noise levels?
c) A substantial permanent increase in ambient
noise levels in the project vicinity above
levels existing without the project?
d) A substantial temporary or periodic increase
in ambient noise levels in the project vicinity
above levels existing without the project?
e) For a project located within an 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 project
expose people residing or working in the
project area to excessive noise levels?
f) For a project within the vicinity of a private
airstrip, would the project expose people
residing or working in the project area to
excessive noise levels?
The following analysis is based on noise modeling conducted for the Proposed Project and
included as Appendix G, Noise (Dudek 2017).
Noise Background and Terminology
Fundamentals of Environmental Noise
Vibrations, traveling as waves through air from a source, exert a force perceived by the human
ear as sound. Sound pressure level (referred to as sound level) is measured on a logarithmic scale
in decibels (dB) that represent the fluctuation of air pressur e above and below atmospheric
pressure. Frequency, or pitch, is a physical characteristic of sound and is expressed in units of
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cycles per second or hertz. The normal frequency range of hearing for most people extends from
approximately 20 to 20,000 hertz. The human ear is more sensitive to middle and high
frequencies, especially when the noise levels are quieter. As noise levels get louder, the human
ear starts to hear the frequency spectrum more evenly. To accommodate for this phenomenon, a
weighting system to evaluate how loud a noise level is to a human was developed. The frequency
weighting called “A” weighting is typically used for quieter noise levels , which de-emphasizes
the low frequency components of the sound in a manner similar to the response of a human ear.
This A-weighted sound level is called the “noise level” and is referenced in units of “dBA.”
Since sound is measured on a logarithmic scale, a doubling of sound energy results in a 3 dBA
increase in the noise level. Changes in a community noise level of less than 3 dBA are not
typically noticed by the human ear. Changes from 3 to 5 dBA may be noticed by some
individuals who are extremely sensitive to changes in noise. A 5 dBA increase is readily
noticeable (Caltrans 2013). The human ear perceives a 10 dBA increase in sound level as a
doubling of the sound level (e.g., 65 dBA sounds twice as loud as 55 dBA to a human ear).
An individual’s noise exposure occurs over a period of time; however, noise level is a measure
of noise at a given instant in time. Community noise sources vary continuously, being the
product of many noise sources at various distances, all of which constitute a relatively stabl e
background or ambient noise environment. The background, or ambient, noise level gradually
changes throughout a typical day, corresponding to distant noise sources, such as traffic volume,
as well as changes in atmospheric conditions.
Noise levels are generally higher during the daytime and early evening when traffic (including
airplanes), commercial, and industrial activity are the greatest. However, noise sources
experienced during nighttime hours when background levels are generally lower can be
potentially more conspicuous and irritating to the receiver. To evaluate noise in a way that
considers periodic fluctuations experienced throughout the day and night, a concept termed
“community noise equivalent level” (CNEL) was developed, wherein noise measurements are
weighted, added, and averaged over a 24-hour period to reflect magnitude, duration, frequency,
and time of occurrence. A complete definition of CNEL is provided below.
Different types of measurements are used to characterize the time-varying nature of sound.
Below are brief definitions of these measurements and other terminology used to describe noise:
Decibel (dB) is a unitless measure of sound on a logarithmic scale which indicates the
squared ratio of sound pressure amplitude to a reference sound pressure amplitude. The
reference pressure is 20 micropascals.
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A-weighted decibel (dBA) is an overall frequency-weighted sound level in dBs that
approximates the frequency response of the human ear.
Equivalent sound level (Leq) is the constant level that, over a given time period, transmits
the same amount of acoustic energy as the actual time-varying sound. Equivalent sound
levels are the basis for both the day–night average sound levels (Ldn) and CNEL scales.
Maximum sound level (Lmax) is the maximum sound level measured during the
measurement period.
Minimum sound level (Lmin) is the minimum sound level measured during the
measurement period.
Percentile-exceeded sound level (Lxx) is the sound level exceeded X% of a specific time
period. For example, L10 is the sound level exceeded 10% of the time.
Day–night average sound level (Ldn) is a 24-hour average A-weighted sound level with a
10 dBA penalty added to the nighttime hours from 10 p.m. to 7 a.m. The 10 dBA penalty
is applied to account for increased noise sensitivity during the nighttime hours. Resulting
values from application of Ldn versus CNEL rarely differ by more than 1 dBA (see
definition below); therefore, these two methods of describing average noise levels are
often considered interchangeable.
Community noise equivalent level (CNEL) is the average equivalent A-weighted sound
level during a 24-hour day. CNEL accounts for the increased noise sensitivity during the
evening hours (7 p.m. to 10 p.m.) and nighttime hours (10 p.m. to 7 a.m.) by adding 5
dBA to the sound levels in the evening and 10 dBA to the sound levels at night. CNEL
and Ldn are often considered equivalent descriptors.
Exterior Noise Distance Attenuation
Noise sources are classified in two forms: (1) point sources, such as stationary equipment or a
group of construction vehicles and equipment working within a spatially limited area at a given
time; and (2) line sources, such as a roadway with a large number of pass -by sources (motor
vehicles). Sound generated by a point source typically diminishes (attenuates) at a rate of 6 dBA
for each doubling of distance from the source to the receptor at acoustically “hard” sites and at a
rate of 7.5 dBA for each doubling of distance from source to receptor at acoustically “soft” sites.
Sound generated by a line source (i.e., a roadway) typically attenuates at a rate of 3 dBA and 4.5
dBA per doubling distance for hard and soft sites, respectively. Sound levels can also be
attenuated by constructed or natural barriers. For the purpose of sound attenuation discussion, a
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“hard,” or reflective, site does not provide any excess ground-effect attenuation and is
characteristic of asphalt or concrete ground surfaces, as well as very hard -packed soils. An
acoustically “soft,” or absorptive, site is characteristic of unpaved loose soil or vegetated ground.
Fundamentals of Vibration
Vibration is an oscillatory motion that can be described in terms of displacement, velocity, or
acceleration. The response of humans to vibration is very complex. However, it is generally
accepted that human response is best approximated by the vibration velocity level associated
with the vibration occurrence.
Heavy equipment operation, including stationary equipment that produces substantial oscillation
or construction equipment that causes percussive action against the ground surface, may be
perceived by building occupants as perceptible vibration. It is also common for groundborne
vibration to cause windows, pictures on walls, or items on shelves to rattle. Although the
perceived vibration from such equipment operation can be intrusive to building occupants, the
vibration is seldom of sufficient magnitude to cause even minor cosmetic damage to buildings.
When evaluating human response, groundborne vibration is usually expressed in terms of root
mean square (RMS) vibration velocity. RMS is defined as the average of the squared amplitude
of the vibration signal. As for sound, it is common to express vibration amplitudes in terms of
dBA defined as follows:
𝐿𝑣=20 log (𝑣𝑟𝑚𝑟
𝑣𝑟𝑒𝑒
)
vrms is the RMS vibration velocity amplitude in inches per second, and vref is the dBA reference
of 1x10-6 inches per second.
To avoid confusion with sound dB, vibration dB is abbreviated as VdB. The vibration threshold
of perception for most people is around 65 VdB (which is equivalent to 0.0018 inches per second
RMS). Vibration levels in the 70 to 75 VdB range are often noticeable but generally deemed
acceptable, and levels in excess of 80 VdB are often considered unacceptable (FTA 2006).
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Existing Noise Conditions
Currently, the Project Site and surrounding area experience traffic noise associated with the
adjacent arterial roadways on the west ern (South Euclid Street) and northern (West Broadway)
sides of the Project Site.
Three noise measurements were conducted on and near the Project Site on April 5, 2017, to
characterize the existing noise environment. The daytime, short -term (10–15 minutes)
attended sound -level measurements were taken with a Rion NL-52 sound -level meter. This
sound -level meter meets the current American National Standards Institute standard for a
Type 1 precision sound-level meter. The calibration of the sound -level meter was verified
before and after the measurements, and th e measurements were conducted with the
microphone positioned approximately 5 feet above the ground and covered with the
manufacturer -supplied foam windscreen.
An unattended short-term noise measurement (1 hour) was also made at one location adjacent to
the interior portion of the Project Site using a SoftdB Piccolo 3 integrating sound-level meter
equipped with a half-inch pre-polarized condenser microphone with pre-amplifier. When
equipped with this microphone, the sound-level meter meets the current American National
Standards Institute standard for a Type 2 general purpose sound-level meter. The sound-level
meter was positioned at a height of approximately 5 feet above the ground and covered with the
manufacturer-supplied foam windscreen.
The measurement locations (ST-1, ST-2, and CN-1) are shown in Figure 8, Noise Measurement
and Modeling Locations, and noise measurement data are summarized in Table 9, Measured
Noise Levels. Noise measurement data are also included in Appendix G, Noise (Dudek 2017).
The primary noise sources at the locations consisted of traffic along the adjacent roads and noise
associated with the parking lot currently on the Project Site. Measured noise levels ranged from
approximately 53 to 62 dBA equivalent continuous sound level (Leq).
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Table 9
Measured Noise Levels
Receptor Location/Address Date Time
Leq
(dBA)
Lmax
(dBA) Sources of Noise
ST-1 316 Euclid Street,
Anaheim, California
92801
April 5, 2017 10:37 a.m.–
10:47 a.m.
71.2 91.6 Traffic, birds, distant
conversations, distant
dog barking, distant
traffic
ST-2 1680 West Broadway,
Anaheim, California
92802
April 5, 2017 10:53 a.m.–
11:03 a.m.
68.8 82.1 Traffic, birds, distant
conversation, distant
traffic
CN-1 South of 1678 West
Broadway, Anaheim,
California 92802
April 5, 2017 10:35 a.m.–
11:35 a.m.
53.3 78.9 Traffic, parking lot
noise, birds, distant
aircraft, distant
conversation, distant
landscape noise,
distant traffic,
rustling leaves
Source: Appendix G, Noise (Dudek 2017).
Leq = equivalent continuous sound level (time-averaged sound level); Lmax = maximum sound level during the measurement
interval; dBA = A-weighted decibels
Regulatory Setting
City of Anaheim General Plan Noise Element
The Noise Element of the General Plan (City of Anaheim 2017a) is a comprehensive approach
toward incorporating noise control in the planning process. It is a tool for achieving and
maintaining environmental noise levels compatible with land use. The following goals and
policies from the City’s General Plan Noise Element are relevant to the assessment of noise
impacts associated with the Proposed Project (City of Anaheim 2017a):
Goal 1.1. Protect sensitive land uses from excessive noise through diligent plan ning
and regulation.
o Policy 1.1.1. Update City regulations to adopt Land Use Compatibility for Community
Noise Exposure and California Interior and Exterior Noise Standards as appropriate.
o Policy 1.1.2. Continue to enforce acceptable noise standards consis tent with
health and quality of life goals and employ effective techniques of noise
abatement through such means as a noise ordinance, building codes, and
subdivision and zoning regulations.
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o Policy 1.1.3. Consider the compatibility of proposed land uses with the noise
environment when preparing, revising, or reviewing development proposals.
o Policy 1.1.4. Require mitigation where sensitive uses are to be placed along
transportation routes to ensure that noise levels are minimized through appropriate
means of mitigation thereby maintaining quality of life standards.
o Policy 1.1.5. Encourage proper site planning and architecture to reduce noise impacts.
o Policy 1.1.6. Discourage the siting of sensitive uses in areas in excess of 65 dBA
CNEL without appropriate mitigation.
o Policy 1.1.7. Require that site-specific noise studies be conducted by a qualified
acoustic consultant utilizing acceptable methodologies while reviewing the
development of sensitive land uses or development that has the potential to impact
sensitive land uses.
City of Anaheim Municipal Code
The City of Anaheim Municipal Code Noise Ordinance (City of Anaheim 2017b) is designed to
control unnecessary, excessive, and annoying sounds from sources on one property to receivers
on another; this is achieved by setting limits that cannot be exceeded at adjacent properties.
Noise taking place on public roadways or resulting from rail transit or other interstate commerce
is preempted by federal and state law.
Chapter 6.70 of the City of Anaheim Municipal Code (Sound Pressure Levels) specifies that
noise levels cannot exceed 60 dBA at any point on the property line for extended periods.
Construction noise is exempt from this standard, per Section 6.70.010 of the City Sound Pressure
Level standards, provided that such work takes place between 7 a.m. and 7 p.m. Additional work
hours may be permitted if deemed necessary by the Director of Public Works or Building
Official (City of Anaheim 2017b).
FIGURE 8
Noise Measurement and Modeling Locations
Euclid and Broadway Residential Project
SOURCE: Bing Maps (Accessed 2017)
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INTENTIONALLY LEFT BLANK
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a) Would the project result in exposure of persons to or generation of noise levels in
excess of standards established in the local general plan or noise ordinance, or
applicable standards of other agencies?
Short-Term Construction Impacts
No Impact. Noise would be produced during the construction phase of the Proposed
Project . In accordance with Section 6.70.010 (Sound Pressure Levels) of the City of
Anaheim’s Noise Ordinance (City of Anaheim 2017b), construction activities are not
permissible between 7 p.m. and 7 a.m. Section 6.70.010 of the City of Anaheim
Municipal Code exempts construction noise that occurs between 7 a.m. and 7 p.m.
from the stationary noise standard of 60 dB A at the nearby property line for all land
uses. Since the City does not have a numerical standard for construction noise,
construction noise levels would not exceed any such noise standard related to
construction noise . Therefore, no short -term construction impacts associated with
noise standards would occur.
Long-Term Operation Impacts
Less-Than-Significant Impact With Mitigation Incorporated. Long-term operational
noise associated with the Proposed Project would primarily consist of off-site traffic
noise along adjacent roadways (specifically along South Euclid Street and West
Broadway). In addition, the proposed residences on site would be subject to traffic noise
from South Euclid Street and West Broadway. The Proposed Project would also generate
conversational noise from people; music; children playing; dogs barking; car startups; car
alarms; vehicles entering and exiting private driveways; noise from heating, ventilation,
and air conditioning units; and noise from landscape maintenance activities. However,
these secondary noise sources would not be of a type or scale that would be unusual or
otherwise incompatible with the adjacent land uses. The primary noise source (traffic
noise) is addressed below.
Project-Related Traffic Noise Effects on Off-Site Receptors
The Proposed Project would generate traffic along South Euclid Street and West
Broadway. The City does not have a specific noise criterion for evaluating off -site noise
impacts to residences or noise-sensitive areas from project-related traffic. For the
purposes of this noise analysis, such impacts are considered significant when they result
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in an exceedance of the applicable noise standard (i.e., noise planning threshold of 65
dBA CNEL for noise-sensitive land uses) or cause an increase of 5 dBA compared to
existing noise levels. An increase or decrease in noise level of at least 5 dBA is required
before a noticeable change in community response would be expected (Caltrans 2013).
Thus, project-related traffic resulting in the exceedance of the 65 dBA CNEL noise
standard at a noise-sensitive land use not already in excess of the standard and/or in a
clearly perceptible increase (+5 dBA) in noise levels is considered significant.
Traffic modeling was conducted at noise measurement locations ST-1, ST-2, and CN-1,
as well as at other off-site noise sensitive receiver locations (M-1, M-2, M-3), to capture
potential noise impacts in the surrounding area (Figure 8). Potential noise impacts from
traffic were assessed using the Federal Highway Administration’s Traffic Noise Model
(TNM Version 2.5). Information used in the model included site geometry; adjacent
roadway speed limits; and the Existing, Existing Plus Project, General Plan Buildout
without Project, and General Plan Buildout with Project traffic volumes, as provided in
the Traffic Impact Analysis prepared for the Proposed Project (Appendix H, Traffic
Impact Analysis (Kunzman Associates Inc. 2017)).
Noise levels were modeled at representative existing off-site and future on-site noise-
sensitive receivers (Figure 8). The receivers were modeled to be 5 feet above the local
ground elevation, except for the future on-site receivers, for which receivers were
modeled at ground level and at second- and third-floor facade floor levels, as appropriate.
The results of the traffic modeling for the Existing and Existing Plus Project scenarios are
summarized in Table 10, Traffic Noise (Existing and Existing-Plus-Project), and the
TNM input/output files are provide in Appendix G, Noise. As shown, project-related
traffic would result in a noise level increase of 0 dB CNEL (when rounded to whole
numbers) along the studied roadways in the vicinity of the Project Site. The additional
traffic from the Proposed Project would be minimal in the context of the relatively high
traffic volumes on the adjacent arterial roadways. Noise increases would be well below
the significance threshold of 5 dB.
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Table 10
Traffic Noise (Existing and Existing-Plus-Project)
Modeled Receptor
Existing Noise Level
(dBA CNEL/Ldn)
Existing Plus
Project Noise Level
(dBA CNEL/Ldn)
Noise Level
Increase
(dB)
ST-1 71 71 0
ST-2 69 69 0
CN-1 51 50 –1a
M-1 67 67 0
M-2 65 65 0
M-3 65 65 0
Source: Appendix G, Noise (Dudek 2017).
CNEL = community noise equivalent level; dB = decibel; dBA = A-weighted decibel; Ldn = day–night average sound levels
a The small decrease (1 dB) in the predicted noise level at this location results from the additional shielding provided by the
proposed residential structures.
The noise levels associated with traffic under future (i.e., General Plan Buildout) without
the Proposed Project and with the Proposed Project are summarized in Table 11, Traffic
Noise (Future and Future Plus Project). The noise levels associated with the Proposed
Project under future proposed with project conditions would be 0 to 1 dB less (rounded to
whole numbers) than the future noise levels without the Proposed Project. These changes
would be well below the significance threshold of 5 dB. Therefore, long-term operational
impacts associated with project-related traffic noise would be less than significant.
Table 11
Traffic Noise (Future and Future Plus Project)
Modeled Receptor
Future (General Plan
Buildout) without
Project
Noise Level
(dBA CNEL/Ldn)
Future (General Plan
Buildout) with Project
Noise Level
(dBA CNEL/Ldn)
Noise Level Increase
Under Buildout
Option 1 (dB)
ST-1 72 72 0
ST-2 69 69 0
CN-1 51 50 −1
M-1 69 69 0
M-2 65 65 0
M-3 65 65 0
Source: Appendix G, Noise (Dudek 2017).
CNEL = community noise equivalent level; dB = decibel; dBA = A-weighted decibel; Ldn = day–night average sound levels
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Off-Site Traffic Noise Effects on On-Site Receptors
Exterior Noise Levels
The results of the noise analysis for traffic noise levels at proposed on-site noise-sensitive
receivers are provided in Table 12, Traffic Noise (Future Plus Project) at On-Site
Residential Receivers. On-site future noise-sensitive receiver locations consisted of the
first- and second-floor levels of Plan 1 units, and the first-, second-, and third-floor level
for Plan 2 units with a direct or side view of South Euclid Street and West Broadway.2 It
was assumed that, with the exception of Lots 21, 27, 28, and 33, each of the residential
units would have usable outdoor private spaces in the form of rear and/or side yards. This
was taken into account in the TNM model, as were the planned 6 -foot-high solid walls to
be constructed as part of the Proposed Project along the residential property lines.
As shown in Table 12, the results of the noise modeling indicate that on-site noise levels
would range from approximately 43 to 69 dBA CNEL at first-floor facade elevations, and
from approximately 52 to 70 dBA CNEL at second- and third-floor facade elevations.
Rear-yard noise levels would range from approximately 48 dBA to 59 dBA CNEL.
Common area spaces (i.e., the central sitting area and the barbecue area) noise levels
would range from approximately 50 to 52 dBA CNEL. The private and common area
spaces would comply with the City noise standard for transportation noise for residential
areas (65 dBA CNEL). Therefore, long-term operational impacts associated with off-site
traffic noise on the Project Site’s exterior spaces would be less than significant.
Table 12
Traffic Noise (Future Plus Project) at On-Site Residential Receivers
Receiver Location First Floor Second Floor Third Floor
Lot 1 Plan 2 facing north 65 66 66
Lot 1 Plan 2 facing northwest 64 64 64
Lot 1 Plan 2 rear yard 57 N/A N/A
Lot 2 Plan 2 facing east 47 59 61
2 Although usable upper-floor balconies are not part of the Proposed Project, upper-floor receiver locations were
modeled to determine if indoor noise levels have the potential to exceed California interior noise standards.
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Table 12
Traffic Noise (Future Plus Project) at On-Site Residential Receivers
Receiver Location First Floor Second Floor Third Floor
Lot 2 Plan 2 rear yard 48 N/A n/a
Lot 3 Plan 2 facing east 46 56 59
Lot 5 Plan 2 facing east 43 52 55
Lot 19 Plan 2 facing south 51 63 63
Lot 20 Plan 2 facing south 53 64 64
Lot 20 Plan 2 facing west 69 70 69
Lot 20 Plan 2 rear yard 59 N/A N/A
Lot 26 Plan 1 facing north 62 63 N/A
Lot 27 Plan 1 facing east 69 70 N/A
Lot 27 Plan 1 facing south 65 65 N/A
Lot 32 Plan 1 facing south 61 62 N/A
Lot 33 Plan 1 facing north 65 67 N/A
Lot 33 Plan 1 facing west 68 69 N/A
Lot 37 Plan 2 rear yard 51 N/A N/A
Lot 38 Plan 2 rear yard 52 N/A N/A
Lot 39 Plan 2 facing north 66 67 67
Lot 39 Plan 2 facing west 55 65 65
Lot 39 Plan 2 rear yard 55 N/A N/A
Central sitting area 52 N/A N/A
Barbecue area east side 1 50 N/A N/A
Barbecue area east side 2 52 N/A N/A
Source: Appendix G.
N/A = not applicable
Interior Noise Levels
The City and the state require that interior noise levels not exceed an Ldn/CNEL of 45
dBA within the habitable rooms of residences. Typically, with the windows open,
building shells provide approximately 15 dB of noise reduction. Thus, rooms exposed to
an exterior Ldn greater than 60 dBA could result in an interior Ldn/CNEL greater than 45
dB. The California Building Code recognizes this relationship, and, therefore, requires
interior noise studies when the exterior noise level is projected to exceed 60 dBA
Ldn/CNEL.
The data shown in Table 12 indicate that the future noise levels at the facades of the
proposed residences adjacent to South Euclid Street would range up to approximately 70
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dBA CNEL, and the facades of the proposed residences adjacent to West Broadway
would range up to approximately 67 dBA CNEL. Thus, the unmitigated interior noise
level within the habitable rooms of these dwelling units could exceed the 45 dBA Ldn
noise criterion. Once final site plans are finalized, a subsequent interior noise analysis
would be required for those residences facing South Euclid Street and facing West
Broadway, pursuant to MM-NOI-1. With incorporation of MM-NOI-1, long-term
operational impacts associated with noise from off-site traffic on the Proposed Project’s
interior spaces would be less than significant.
MM NOI-1 Prior to issuance of a building permit, the property owner/developer shall
submit a final acoustical report prepared to the satisfaction of the City of
Anaheim Planning and Building Department, Planning Services Division.
The report shall demonstrate that the proposed residential design will
result in compliance with the 45 A-weighted decibel community noise
equivalent level (dBA CNEL) interior noise levels as required by the
California Building Code and California Noise Insulation Standards (Title
24 and 25 of the California Code of Regulations).
b) Would the project result in exposure of persons to or generation of excessive
groundborne vibration or groundborne noise levels?
Less-Than-Significant Impact. Neither the City’s Municipal Code nor the City’s General
Plan provides a quantifiable vibration threshold. However, the City’s General Plan EIR
used a vibration threshold of 0.2 inches per second peak particle velocity threshold to
determine vibration impacts associated with implementation of the General Plan (City of
Anaheim 2004). The 0.2 inches per second peak particle velocity threshold was derived
from research performed by the California Department of Transportation (Caltrans 2013).
Since the 0.2 inches per second peak particle velocity threshold is a substantiated
threshold that has been used by the City, it was also used in the analysis of vibration
impacts for the Proposed Project.
Information from the California Department of Transportation indicates that transient
vibrations (such as construction activity) with a peak particle velocity of approximately
0.035 inches per second may be characterized as barely perceptible, and vibration levels
of 0.24 inches per second may be characterized as distinctly perceptible. Heavier pieces
of construction equipment, such as bulldozers, would have peak particle velocities of
approximately 0.089 inches per second or less at a distance of 25 feet (FTA 2006).
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Groundborne vibration is typically attenuated over short distances. At the existing
residential land uses nearest to the construction area (approximately 25 feet) and with the
anticipated construction equipment, the peak particle velocity would be approximately
0.089 inches per second at these residences. Thus, construction vibration would likely be
perceptible when heavy equipment is operating in the vicinity of the nearest residences ,
but would be well below the City’s vibration threshold of 0.2 inches per second.
The Proposed Project would consist of a residential development, which is not
anticipated to include any machinery or activities capable of producing substantial levels
of groundborne vibration. As such, operation of the Proposed Project would not generate
perceptible levels of vibration. Therefore, impacts associated with groundborne vibration
would be less than significant.
c) Would the project result in a substantial permanent increase in ambient noise levels in
the project vicinity above levels existing without the project?
Less-Than-Significant Impact. Long-term operational noise associated with the
Proposed Project would primarily consist of off-site traffic noise along adjacent roadways
(specifically along South Euclid Street and West Broadway). In addition, the proposed
residences on site would be subject to traffic noise from South Euclid Street and West
Broadway. The Proposed Project would also generate noise from conversations of
people; music; children playing; dogs barking; car startups; car alarms; vehicles entering
and exiting private driveways; heating, ventilation, and air conditioning; and landscape
maintenance activities. However, these secondary noise sources would not be of a type or
scale that would be unusual or otherwise incompatible with the adjacent land uses. The
primary noise source (traffic noise) is addressed below.
The Proposed Project would generate traffic along South Euclid Street and West
Broadway. The City does not have a specific noise criterion for evaluating off -site noise
impacts to residences or noise-sensitive areas from project-related traffic. For the
purposes of this noise analysis, such impacts are considered significant when they result
in an exceedance of the applicable noise standard (i.e., noise planning threshold of 65
dBA CNEL for noise-sensitive land uses) or cause an increase of 5 dB compared to
existing noise levels. An increase or decrease in noise level of at least 5 dB is required
before a noticeable change in community response would be expected (Caltrans 2013).
Thus, Proposed-Project-related traffic resulting in the exceedance of the 65 dBA CNEL
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noise standard at a noise-sensitive land use not already in excess of the standard and/or
resulting in a clearly perceptible increase (+5 dB) in noise levels is considered significant.
Traffic modeling was conducted at noise measurement locations ST-1, ST-2, and CN-1,
as well as at other off-site noise sensitive receiver locations (M-1, M-2, M-3) to capture
potential noise impacts around the surrounding area (Figure 8) (Appendix G). Potential
noise impacts from traffic were assessed using the Federal Highway Administration’s
TNM (Version 2.5). Information used in the model included the site geometry; adjacent
roadway speed limits; and the Existing, Existing Plus Project, General Plan Buildout
Without Project, and General Plan Buildout With Project traffic volumes, as provided in
the Traffic Impact Analysis prepared for the Proposed Project (Appendix H).
Noise levels were modeled at representative existing off-site and future on-site noise-
sensitive receivers (Figure 8) (Appendix G). The receivers were modeled to be 5 feet
above the local ground elevation, except for the future on-site receivers where receivers
were modeled at ground level and at second- and third-floor facade floor levels, as
appropriate. The results of the traffic modeling for the Existing and Existing Plus Project
scenarios are summarized in Table 10, Traffic Noise (Existing and Existing-Plus-Project),
and the TNM input/ouput files are provide in Appendix G, Noise. As shown, the project-
related traffic would result in a noise level increase of 0 dB CNEL (when rounded to
whole numbers) along the studied roadways in the vicinity of the Project Site. The
additional traffic from the Proposed Project would be minimal in the context of the
current, relatively high traffic volumes on adjacent arterial roadways. Noise increases
would be well below the significance threshold of 5 dB.
The noise levels associated with traffic under future (i.e., General Plan Buildout) without
the Proposed Project and with the Proposed Project are summarized in Table 11, Traffic
Noise (Future and Future Plus Project). The noise levels associated with the Proposed
Project under future with Proposed Project conditions would be 0 to 1 dB less (rounded
to whole numbers) than the future noise levels without the Proposed Project. These
changes would be well below the significance threshold of an increase of 5 dB.
Therefore, long-term operational impacts associated with a substantial permanent
increase in ambient noise levels would be less than significant.
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d) Would the project result in a substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing without the project?
Less-Than-Significant Impact With Mitigation Incorporated. Proposed Project
construction activities would temporarily increase noise levels at nearby residential land
uses and other noise-sensitive receptors near the Project Site. The magnitude of the
increases would depend on the type of construction activity, the noise generated by
various pieces of construction equipment, site geometry (e.g., shielding from intervening
terrain or other structures), and the distance between the noise source and receiver.
Construction noise is temporary and varies from hour to hour and day to day, depending
on the equipment in use, the operations being performed, and the distance between the
source and receptor.
The range of maximum noise levels for various types of construction equipment at a
distance of 50 feet is provided in Table 13, Construction Equipment Noise Levels. The
noise values represent maximum noise generation, or full-power operation of the
equipment. As the distance between equipment or the separation of areas with
simultaneous construction activity increases, dispersion and distance attenuation reduce
the effects of separate noise sources added together. Construction noise in a well -defined
area typically attenuates at approximately 6 dB per doubling of distance. When the
construction site has an absorptive ground surface, such as soft dirt, grass, or scattered
bushes and trees, an excess ground attenuation value of 1.5 dB per doubling of distance
can be assumed (Caltrans 2013). Also, typical operating cycles may involve 2 minutes of
full-power operation, followed by 3 or 4 minutes at lower levels. The average noise level
during construction activities is generally lower because maximum noise generation may
only occur up to 50% of the time.
Table 13
Construction Equipment Noise Levels
Equipment Type Typical Noise Level at 50 feet (dBA)
Air compressor 81
Backhoe 80
Compactor 82
Concrete mixer 85
Concrete pump 82
Concrete vibrator 76
Crane, mobile 83
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Table 13
Construction Equipment Noise Levels
Equipment Type Typical Noise Level at 50 feet (dBA)
Dozer 85
Generator 81
Grader 85
Loader 85
Paver 89
Roller 74
Shovel 82
Truck 88
Source: FTA 2006.
Noise-sensitive land uses in the form of existing residences exist south, east, and west of
the Project Site. The nearest residences to the Project Site are east of the boundary of the
future on-site construction areas at a distance of approximately 25 feet.
The Federal Highway Administration’s Roadway Construction Noise Model (FHWA
2016) was used to estimate construction noise levels at the nearest occupied noise-
sensitive land use. Although the model was funded and promulgated by the Federal
Highway Administration, the Roadway Construction Noise Model is often used for non-
roadway projects because the same types of construction equipment used for roadway
projects are also used for other project types. Input variables for the Roadway
Construction Noise Model consist of the receiver/land use types, the equipment type and
number of each (e.g., two graders, a loader, a tractor), the duty cycle for each piece of
equipment (e.g., percentage of hours the equipment typically works per day), and the
distance from the noise-sensitive receiver. A conservative approach was taken, with no
topographical or structural shielding being assumed in the modeling. The Roadway
Construction Noise Model has default duty-cycle values for the various pieces of
equipment that were derived from an extensive study of typical construction activity
patterns. Those default duty-cycle values were used for this noise analysis.
The estimated construction noise levels at nearby residential uses are summarized in Table
14, Construction Noise Summary of Results (dBA Leq). Construction equipment for each
subphase is based on similar-scale residential projects previously assessed by Dudek.
Construction noise levels at more distant locations would be correspondingly lower, and
intervening structures would also reduce the noise from construction activities.
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Table 14
Construction Noise Summary of Results (dBA Leq)
Case Description
dBA Leq
R1 – Nearest Source-
Receiver Noise Level
R2 – Typical Source-
Receiver Noise Level
Building demolition and site clearing 89 83
Site grading and site infrastructure 89 83
Residences construction 92 85
Source: Information compiled by Dudek in 2017
dBA = A-weighted decibels; Leq = equivalent continuous sound level.
The City’s Municipal Code exempts construction noise from the noise standards,
provided that construction takes place within the specified hours (7 a.m. to 7 p.m.).
Nonetheless, the subsequent construction noise levels would result in a temporary noise
increase at nearby sensitive receptors. Temporary noise increases resulting from
Proposed Project construction activities at adjacent existing noise-sensitive land uses
could be considered significant. As such, MM-NOI-2 is required to ensure that feasible
measures are in place during Proposed Project construction to minimize the impact of
short-term, temporary construction noise to acceptable levels of significance. With the
incorporation of MM-NOI-2, impacts associated with a substantial temporary or periodic
increase in ambient noise levels would be less than significant.
MM-NOI-2 Prior to issuance of a grading permit, the property owner/developer shall
adhere to the following measures as condition for approval of the grading
permit, as required by the City of Anaheim (City):
The construction contractor shall, to the extent feasible, schedule
construction activities to avoid the simultaneous operation of
construction equipment to minimize noise levels resulting from
operating several pieces of high-noise-level-emitting equipment.
All construction equipment, fixed or mobile, shall be equipped with
properly operating and maintained mufflers. Enforcement shall be
accomplished by field inspections by City staff (or their
representatives) during construction activities.
Construction noise reduction methods such as powering down idling
equipment, construction of a temporary noise barrier, maximization of the
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distance between construction equipment staging areas and adjacent
residences, and use of electric air compressors and similar power tools
rather than diesel equipment shall be employed wherever feasible.
During construction, stationary construction equipment shall be placed
such that emitted noise is directed away from or shielded from
sensitive receptors.
Construction hours, allowable workdays, and the phone number of the
job superintendent shall be clearly posted at all construction entrances
to allow surrounding property owners to contact the job
superintendent, if necessary. In the event the City receives a
complaint, appropriate corrective actions shall be implemented and a
report of the action provided to the reporting party.
These measures shall be printed on all applicable grading and construction
plans. The property owner/developer’s construction contractor shall
acknowledge to the City’s Planning and Building Department in writing
their receipt and understanding of these requirements.
e) Would the project be located within an 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
project expose people residing or working in the project area to excessive noise levels?
No Impact. According to the City’s General Plan Noise Element (City of Anaheim
2017a), the City is not located within the 65 dBA CNEL contours for any commercial or
private airports, and fixed-wing aircraft are typically too high to add measurably to local
noise. Therefore, no impacts associated with public airport noise would occur.
f) Would the project be within the vicinity of a private airstrip, would the project expose
people residing or working in the project area to excessive noise levels?
No Impact. The City is not located within the 65 dBA CNEL contours for any
commercial or private airports. Therefore, no impacts associated with private airstrip
noise would occur.
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3.13 Population and Housing
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XIII. POPULATION AND HOUSING – Would the project:
a) Induce substantial population growth in an
area, either directly (for example, by
proposing new homes and businesses) or
indirectly (for example, through extension of
roads or other infrastructure)?
b) Displace substantial numbers of existing
housing, necessitating the construction of
replacement housing elsewhere?
c) Displace substantial numbers of people,
necessitating the construction of replacement
housing elsewhere?
a) Would the project induce substantial population growth in an area, either directly (for
example, by proposing new homes and businesses) or indirectly (for example, through
extension of roads or other infrastructure)?
Less-Than-Significant Impact. The Proposed Project would directly induce population
growth in the City by constructing 39 attached and detached condominium units on a
property that currently does not include residential land uses. According to SCAG, the
average household size in the City is 3.4 persons per household in residential areas
(SCAG 2015). Using this factor of 3.4 persons per household, the Proposed Project could
support a residential population of approximately 133 persons.3
Figure 2-1 of the City General Plan Housing Element (City of Anaheim 2017a) indicates
that the City anticipates an additional 15,450 new residents between 2010 and 2020. The
133 new residents generated by the Proposed Project would represent less than 1% of the
15,450 new residents expected. In addition, as discussed in Section 2, Project
3 The 133 persons represents a conservative estimate and assumes that all residents of the Proposed Project
would be new transplants to the City. Under a more realistic scenario, it is probable that a portion of the
Proposed Project’s residential population will have already been liv ing within the City prior to moving
onto the Project Site.
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Description, and Section 3.18, Utilities and Service Systems, utilities and infrastructure
are already in place for the Project Site to support the Proposed Project and its new
residents. Further, the Proposed Project would assist the City in meeting its housing
needs by converting an underused infill commercial area into new housing opportunities.
Therefore, impacts associated with population growth would be less than significant.
b) Would the project displace substantial numbers of existing housing, necessitating the
construction of replacement housing elsewhere?
No Impact. Under the existing condition, the Project Site consists of office and
commercial uses. No residential land uses currently exist on the Project Site. Therefore,
no impacts associated with the displacement of existing housing would occur.
c) Would the project displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere?
No Impact. No residential land uses currently exist on the Project Site, and the Proposed
Project would not displace any existing housing. As such, the Project Site also does not
presently support a residential population and would not displace any people. Therefore,
no impacts associated with displacement of people would occur.
3.14 Public Services
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XIV. PUBLIC SERVICES
a) Would the project result in substantial adverse physical impacts associated 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:
Fire protection?
Police protection?
Schools?
Parks?
Other public facilities?
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a) Would the project result in substantial adverse physical impacts associated 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:
Fire protection?
Less-Than-Significant Impact. Anaheim Fire and Rescue (AFR) provides fire
protection services in the City. AFR operates 12 fire stations composed of 10 engine
companies and 5 truck companies, and employs approximately 227 firefighters, 6
battalion chiefs, and various other support staff. AFR is responsible for all fire, rescue,
and medical aid calls throughout the City. Euclid Station No. 6 (1313 South Euclid
Avenue) is the closest fire station to the Project Site, located approximately 1 mile via
local roads from the site. Euclid Station No. 6 houses one fire engine, one fire truck, one
patrol vehicle, and one ambulance. The second nearest fire station is Orange Station No.
4 (2736 West Orange Avenue), which is roughly 2 miles via local roads from the Project
Site (AFR 2017).
Based on the proximity of the Project Site to existing AFR facilities, and since the Project
Site is located in a developed portion of the City that is within the service area of AFR, it
is anticipated that the Proposed Project could be served by AFR without adversely
affecting personnel-to-resident ratios, response times, or other performance objectives.
The property owner/developer would be required to pay development impact fees to the
City prior to issuance of building permits. These fees would help offset incremental
impacts to AFR resources by helping to fund capital projects, as needed. Therefore,
impacts associated with AFR facilities would be less than significant.
Police protection?
Less-Than-Significant Impact. The Anaheim Police Department (APD) provides police
protection services to the City. The APD operates out of its headquarters (425 South
Harbor Boulevard), East Station (8201 East Santa Ana Canyon Road), and West Station
(320 South Beach Boulevard), and employs approximately 400 sworn officers and a
support staff of more than 173. The nearest police station to the Project Site is the
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headquarters (425 South Harbor Boulevard), located approximately 1.4 miles via local
roads from the site (APD 2017).
Based on the proximity of the Project Site to the existing APD station and since the
Project Site is located in a developed portion of the City that is within the service area
of the APD, it is anticipated that the Proposed Project could be served by the APD
without adversely affecting personnel -to-resident ratios, response times, or other
performance objectives.
The property owner/developer would be required to pay development impact fees to the
City prior to issuance of building permits. These fees would help offset incremental
impacts to APD resources by helping to fund capital improvements, as needed.
Therefore, impacts associated with APD facilities would be less than significant.
Schools?
Less-Than-Significant Impact. The Anaheim Elementary School District (AESD) would
provide elementary school education services (kindergarten through 6th grade) for
students who would live at the Project Site. The AESD is composed of 24 schools located
throughout the City (AESD 2016). Loara Elementary (1601 West Broadway) is the
closest AESD school to the Project Site, located approximately 0.1 miles northeast.
According to the California Department of Education, during the 2016–2017 school year,
AESD had an enrollment of 18,558 students (CDE 2017), which is a decline of
approximately 754 students from 5 years ago (the 2011–2012 school year), and a decline
of 1,400 students from 10 years ago (the 2006–2007 school year).
The Anaheim Union High School District (AUHSD) would serve students in 7th through
12th grades who would live at the Project Site. The AUHSD is composed of 21 schools
located throughout the central and western portions of the City (AUHSD 2017). Ball
Junior High School (1500 West Ball Road) and Loara High School (1765 West Cerritos
Avenue) are the nearest AUHSD schools to the Project Site, located approximately 0.75
miles southeast and 0.9 miles southwest, respectively, of the Project Site. The California
Department of Education indicates that enrollment was at 30,946 students for the 2016–
2017 school year (CDE 2017), which is a decline of approximately 1,758 students from 5
years ago (the 2011–2012 school year), and a decline of 2,130 students from 10 years ago
(the 2006–2007 school year).
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Using the student generation rates used in the City’s General Plan EIR, single-family
residential land uses generate 0.406 elementary school students, 0.144 middle school
students, and 0.240 high school students per dwelling unit (City of Anaheim 2004). At 39
residential units, the Proposed Project could generate approximately 16 elementary
school students, 6 middle school students, and 10 high school students . Because the
AESD and AUHSD experienced declines in student enrollment, it is assumed that each
school district has the capacity and facilities to accept what equates to a nominal increase
in students generated by the Proposed Project.
In addition, t he Proposed Project would be subject to Senate Bill 50, which requires
the payment of mandatory impact fees to offset any impact to school facilities. In
accordance with Senate Bill 50, the property owner/developer would pay its fair share
of school impact fees based on the number of proposed dwelling unit s and square
footage . Therefore, impacts associated with AESD and AUHSD facilities would be
less than significant.
Parks?
Less-Than-Significant Impact. The Proposed Project would include 39 residential units
that would house approximately 133 residents. At least a portion of these residents are
anticipated to patronize the various public park and recreation facilities located in
proximity to the Project Site. The closest park to the Project Site is the 10-acre Chaparral
Park, which is located 0.2 miles east of the site and provides a range of passive and active
recreational amenities, including a playground, an open play area, barbecues, a basketball
court, a softball field, and restroom facilities.
The Proposed Project would be subject to the state’s Quimby Act, which requires
development projects to set aside land, donate conservation easements, or pay in -lieu fees
for park improvements. Pursuant to the Quimby Act, the property owner/developer would
pay its fair share of in-lieu fees based on the number and type of dwelling units. In
addition, the Proposed Project would include common areas located throughout the
Project Site. These areas include passive sitting areas with water features, barbecue and
picnic areas, and courtyard areas between some of the condominium units. These on-site
amenities would provide an alternative to off-site public parks and recreational facilities,
allowing the Proposed Project’s residents to recreate on the Project Site while
incrementally reducing impacts to off-site public park and recreational facilities.
Therefore, impacts associated with park facilities would be less than significant.
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
9289.0002
124 October 2017
Other public facilities?
Less-Than-Significant Impact . It is reasonable to assume that at least a portion of the
approximately 133 residen ts generated by the Proposed Project would patronize
public facilities such as local library branches operated by the City. The Anaheim
Public Library system consists of a Central Library, six branches, Founders Park with
Heritage Services, and a Bookmobile. The Euclid Branch Library (1340 Euclid Street)
is the closest library to the Project Site , located approximately 0.9 miles to the south
(Anaheim Public Library 2017).
According to the City’s General Plan EIR (City of Anaheim 2004), approximately
330,000 people use the Anaheim Public Library system. The Proposed Project would add
approximately 133 residents, which represents roughly 0.04% of the existing City
residents who are served by the Anaheim Public Library system. This nominal increase in
library patrons is not expected to significantly impact the Anaheim Public Library’s
ability to serve existing and future users. Therefore, impacts associated with libraries and
other public facilities would be less than significant.
3.15 Recreation
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XV. RECREATION
a) Would the project increase the use of existing
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 recreational facilities
or require the construction or expansion of
recreational facilities which might have an
adverse physical effect on the environment?
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
125 October 2017
a) Would the project increase the use of existing neighborhood and regional parks or
other recreational facilities such that substantial physical deterioration of the facility
would occur or be accelerated?
Less-Than-Significant Impact. The Proposed Project would include 39 residential units
that would house approximately 133 residents. At least a portion of these residents are
anticipated to patronize the various public park and recreation facilities in proximity to
the Project Site. The Proposed Project would be subject to the state’s Quimby Act, which
requires development projects to set aside land, donate conservation easements, or pay in-
lieu fees for park improvements. Pursuant to the Quimby Act, the property
owner/developer would pay its fair share of in-lieu fees based on the number and type of
dwelling units. In addition, the Proposed Project would include common areas located
throughout the Project Site. These areas include passive sitting areas with water features,
barbecue and picnic areas, and courtyard areas between some of the condominium units.
These on-site amenities would provide an alternative to off-site public parks and
recreational facilities, allowing the residents of the Proposed Project to recreate on the
Project Site while incrementally reducing impacts to off-site public park and recreational
facilities. Therefore, impacts associated with the increased use of existing recreational
facilities would be less than significant.
b) Does the project include recreational facilities or require the construction or expansion
of recreational facilities, which might have an adverse physical effect on
the environment?
Less-Than-Significant Impact. The Proposed Project would include common areas
located throughout the Project Site. These areas would include passive sitting areas with
water features, barbecue and picnic areas, and courtyard areas between some of the
condominium units. These amenities would be fully contained on the Project Site and are
part of the Proposed Project. As such, any potential environmental impacts related to the
construction and operation of these on-site recreational amenities are already accounted
for in this IS/MND as part of the impact assessment conducted for the entirety of the
Proposed Project. No adverse physical impacts beyond those already disclosed in this
document would occur as a result of implementation of the Proposed Project’s on-site
recreational facilities. Therefore, impacts associated with the construction or expansion of
recreational facilities would be less than significant.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
126 October 2017
3.16 Transportation and Traffic
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XVI. TRANSPORTATION/TRAFFIC – Would the project:
a) Conflict with an applicable plan, ordinance 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
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?
c) Result in a change in air traffic patterns,
including either an increase in traffic levels or
a change in location that results in substantial
safety risks?
d) Substantially increase hazards due to a design
feature (e.g., sharp curves or dangerous
intersections) or incompatible uses (e.g., farm
equipment)?
e) Result in inadequate emergency access?
f) Conflict with adopted policies, plans, or
programs regarding public transit, bicycle, or
pedestrian facilities, or otherwise decrease the
performance or safety of such facilities?
The following analysis is based on the Traffic Impact Analysis prepared by Kunzman Associates
Inc. and included as Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
127 October 2017
Existing Traffic Conditions
Existing Roadway System
Local access is provided by various roadways in the vicinity of the Project Site. The east/west
roadway expected to provide local access is West Broadway. North/south roadways expected to
provide local access include Brookhurst Street and Euclid Street.
Existing Travel Lanes and Intersection Controls
Figure 9, Existing Through Travel Lanes and Intersection Controls, shows the existing roadway
conditions for study area roadways. The number of through-lanes for existing roadways and the
existing intersection controls are identified.
Existing Average Daily Traffic Volumes
Figure 10, Existing Average Daily Traffic Volumes, were obtained directly from 24-hour counts
made for Kunzman Associates (see Appendix H).
The existing roadway segment capacity analysis is shown in Table 15, Existing Roadway
Segment Capacity Analysis . As shown in Table 15, the study area roadway segments
currently provide su fficient capacity for existing traffic conditions, except for the following
roadway segments:
Euclid Street:
o North of Broadway
o South of Broadway
Table 15
Existing Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of Lanes Capacity
Average
Daily
Traffic
Volume V/C LOS
Euclid
Street
North of Broadway Anaheim 4D 37,500 42,321 1.13 F
South of Broadway Anaheim 4D 37,500 40,865 1.09 F
Broadway West of Euclid Street
East of Euclid Street
Anaheim
Anaheim
4D
4D
37,500
37,500
19,247
19,892
0.51
0.53
A
A
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C = volume-to-capacity ratio; 4D = four-lane divided
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
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128 October 2017
Existing Intersection Levels of Service
The technique used to assess the operation of an intersection is known as Intersection Capacity
Utilization, as described in the Traffic Impact Analysis (Appendix H). To calculate an
Intersection Capacity Utilization value, the volume of traffic using the intersection is compared
with the capacity of the intersection. An Intersection Capacity Utilization value is usually
expressed as a decimal. The decimal represents that portion of the hour required to provide
sufficient capacity to accommodate all intersection traffic if all approaches operate at capacity.
The existing LOS for intersections in the vicinity of the Proposed Project are shown in Table 16,
Existing Intersection Levels of Service. Existing LOS are based on manual morning and evening
peak-period intersection turning-movement counts obtained in April 2017 (as shown on Figure
11, Existing Morning Peak Hour Intersection Turning Movement Volumes, and Figure 12,
Existing Evening Peak Hour Intersection Turning Movement Volumes). Traffic count
worksheets are provided in Appendix H.
There are two peak-hour periods in a weekday. The morning peak period is from 7 a.m. to 9
a.m., and the evening peak period is from 4 p.m. to 6 p.m. The actual peak hour within the 2-
hour interval is the four consecutive 15-minute periods with the highest total volume when all
movements are added together. Thus, the evening peak hour at one intersection may be 4:45 p.m.
to 5:45 p.m. if those four consecutive 15-minute periods have the highest combined volume.
The study area intersections currently operate within acceptable LOS during the peak hours for
existing traffic conditions. Existing LOS worksheets are provided in Appendix D of the Traffic
Impact Analysis (Appendix H).
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
129 October 2017
a) Would the project conflict with an applicable plan, ordinance 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?
Less-Than-Significant Impact. The Proposed Project would not conflict with an
applicable plan, ordinance, or policy that establishes measures of effectiveness for the
performance of the circulation system, as further discussed below.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
130 October 2017
Table 16
Existing Intersection Levels of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst
Street (N/S) at
Broadway
(E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.489 (A) 0.606 (B)
Euclid Street
(N/S) at
Broadway
(E/W) – No. 2
Orange Avenue
(E/W) ‐ No. 5
Anaheim
Anaheim
TS
TS
1
1
2
1.5
1
0.5
1
1
2
1.5
1
0
1
0
1.5
1
0.5
0
1
0
1.5
0
0.5
0
0.649 (B)
0.503
(A)
0.785 (C)
0.633 (B)
Loara Street
(N/S) at
Broadway
(E/W) – No. 7
Anaheim TS 1 0.5 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.404
(A)
0.513
(A)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right-turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right-turn lane, there must be sufficient width for right-turning
vehicles to travel outside the through lanes.
L = left; T = through; R = right
2 LOS = Level of Service
volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal
Euclid and Broadway Project Description
Existing Through Travel Lanes and Intersection Controls
FIGURE 9SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
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132 October 2017
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Euclid and Broadway Project Description
Existing Average Daily Traffic Volumes
FIGURE 10SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
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134 October 2017
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Euclid and Broadway Project Description
Existing Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 11SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
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136 October 2017
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Euclid and Broadway Project Description
Existing Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 12SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
9289.0002
138 October 2017
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(Development Project No. 2016-00042)
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139 October 2017
Proposed Project Traffic
Trip Generation
Trip generation rates were determined for daily traffic and morning peak -hour
inbound and outbound traffic and evening peak -hour inbound and outbound traffic for
the proposed land use. By multiplying the trip generation rates by the land use
quantity, the traffic volumes were determined. Table 17, Near-Term Project Trip
Generation , and Table 18, General Plan Buildout Trip Gener ation show the Proposed
Project’s trip generation rates, based on rates obtained from the Trip Generation
Manual , 9th Edition (ITE 2012).
The trips generated by the Proposed Project were determined by multiplying an
appropriate trip generation rate by the quantity of land use. Trip generation rates are
predicated on the assumption that energy costs, the availability of roadway capacity, the
availability of vehicles to drive, and lifestyles remain similar to what are currently
known. A major change in these variables may affect trip generation rates.
Table 17
Near-Term Project Trip Generation
Quantity Units2
Peak Hour
Daily
Morning Evening
Inbound Outbound Total Inbound Outbound Total
Existing Trips Generated
Offices 10.452 TSF 14 2 16 3 13 16 115
Sit-Down Restaurant1 1.950 TSF 0 0 0 12 8 20 248
Specialty Retail1 6.100 TSF 3 3 6 7 9 16 270
Subtotal 17 5 22 22 30 52 633
Proposed Trips Generated
Single‐Family
Detached Residential
39 DU 7 22 29 25 14 39 371
Net Trips Generated –10 17 7 3 –16 –13 –262
Source: ITE 2012.
1 The specialty retail trip generation rates for AM peak hour and weekday were obtained from SANDAG 2002. No AM trip
generation was assumed for the restaurant land use, as it is only open during the evening.
2 DU = Dwelling Units; TSF= Thousand Square Feet
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
140 October 2017
Table 18
General Plan Buildout Trip Generation
Quantity Units1
Peak Hour
Daily
Morning Evening
Inbound Outbound Total Inbound Outbound Total
Existing General Plan Buildout
General
Commercial
(FAR= 0.50)2
36.155 TSF 52 32 84 145 158 303 3,505
Corridor
Residential (13
DU/AC)3
9 DU 2 5 7 6 3 9 86
Subtotal 54 37 91 151 161 312 3,591
Proposed Project General Plan Buildout
Low-Medium
Density
Residential (18
DU/AC)4
42 DU 8 24 32 26 16 42 400
Net Trips
Generated −46 −13 −59 −125 −145 −270 −3,191
Source: ITE 2012.
1 DU = Dwelling Units; TSF= Thousand Square Feet
2 The shopping center land use was chosen to represent the allowable land use with the most likely trip generation. Quantity
was calculated by multiplying the parcel acreage (1.66 AC) by the allowable floor area ration (0.50) for General
Commercial Land Use.
3 The Single-Family Detached Residential land use was chosen to represent the allowable land use with the highest trip
generation. Quantity was calculated by multiplying the parcel acreage (0.69 AC) by the allowable units per acre (13
DU/AC) for Corridor Residential Use.
4 The Single-Family Detached Residential land use was chosen to represent the allowable land use with the highest trip
generation. Quantity was calculated by multiplying the parcel acreage (2.35 AC) by the allowable units per acre (18
DU/AC) for Low-Medium Density Residential Land Use.
Near-Term
As shown in Table 17, Near-Term Project Trip Generation, the Proposed Project is estimated
to generate approximately 371 daily vehicle trips, 29 of which would occur during the
morning peak hour and 39 of which would occur during the evening peak hour.
Two buildings on the Project Site are currently occupied, a 10,452-square-foot office
building and an 8,050-square-foot commercial building. The commercial building
contains various retail land uses and a restaurant. The trip generation rates of the existing
land uses are currently estimated to be 633 daily vehicle trips, 22 of which occur during
the morning peak hour and 52 of which occur during the evening peak hour.
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
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141 October 2017
The Proposed Project is projected to create 262 fewer daily vehicle trips than the existing
land uses, seven more trips would occur during the morning peak hour and 13 fewer trips
would occur during the evening peak hour.
General Plan
The existing land uses identified in the City of Anaheim General Plan are General
Commercial and Corridor Residential. The General Commercial land use allows a floor
area ratio of 0.50, which means 50% of the site can be occupied by buildings. To estimate
the trip generation potential of this portion of the site, the specific existing land use was
assumed to be Shopping Center. The area currently designated General Commercial
totals 1.66 acres. The floor area ratio of 0.50 would result in a maximum building area of
36,155 square feet. The Corridor Residential land use allows a maximum of 13 dwelling
units per acre. To estimate the trip generation potential, the specific land use was
assumed to be Single Family Residential. The area currently designated Corridor
Residential totals 0.69 acres. The maximum dwelling units of 13 per acre results in a
maximum of nine dwelling units.
As shown in Table 18, General Plan Buildout Trip Generation, the existing land use
designations have the potential to generate approximately 3,591 daily vehicle trips, 91 of
which would occur during the morning peak hour and 312 of which would occur during
the evening peak hour.
The proposed General Plan land use zoning is Low-Medium Density Residential. This
land use allows a maximum 18 dwelling units per acre. To estimate the trip generation
potential, the proposed specific land use was assumed to be Single Family Residential.
The site area of 2.35 acres and the maximum dwelling units of 18 per acre result s in a
maximum of 42 dwelling units.
As shown in Table 18, the proposed land use zoning has the potential to generate
approximately 400 daily vehicle trips, 32 of which would occur during the morning peak
hour and 42 of which would occur during the evening peak hour.
The proposed General Plan Amendment would result in approximately 3,191 fewer daily
vehicle trips than the existing land uses; 59 fewer trips would occur during the morning
peak hour and 270 fewer trips would occur during the evening peak hour.
Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
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142 October 2017
Trip Distribution
Figure 13, Project Outbound Trip Distribution-Opening Year, and Figure 14, Project
Inbound Trip Distribution-Opening Year, show the directional distributions of the
Proposed Project’s trips for the proposed land use at Proposed Project Opening Year
conditions. Figure 15, Project Outbound Trip Distribution-General Plan, and Figure 16,
Project Inbound Trip Distribution-General Plan, show the directional distributions of the
Proposed Project’s trips for the proposed land use for General Plan conditions. To
determine the trip distributions for the Proposed Project, peak-hour traffic counts of the
existing directional distribution of traffic for existing areas in the vicinity of the Project
Site and other additional information on future development and traffic impacts in the
surrounding area were reviewed.
Trip Assignment
Based on the identified trip generation and distribution, the Proposed Project’s average
daily traffic volumes were calculated and are shown in Figure 17, Project Average Daily
Traffic Volumes. Morning and evening peak-hour intersection-turning-movement
volumes expected from the Proposed Project for Opening Year conditions are shown in
Figure 18, Project Morning Peak Hour Intersection Turning Movement Volumes –
Opening Year, and Figure 19, Project Evening Peak Hour Intersection Turning
Movement Volumes – Opening Year. Morning and evening peak-hour intersection-
turning-movement volumes expected from the Proposed Project for General Plan
conditions are shown in Figure 20, Project Morning Peak Hour Intersection Turning
Movement Volumes-General Plan, and Figure 21, Project Evening Peak Hour
Intersection Turning Movement Volumes-General Plan.
Euclid and Broadway Project Description
Project Outbound Trip Distribution - Opening Year
FIGURE 13SOURCE: Kunzman Associates, Inc. (2017)
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(Development Project No. 2016-00042)
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Euclid and Broadway Project Description
Project Inbound Trip Distribution - Opening Year
FIGURE 14SOURCE: Kunzman Associates, Inc. (2017)
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146 October 2017
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Euclid and Broadway Project Description
Project Outbound Trip Distribution - General Plan
FIGURE 15SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
Project Inbound Trip Distribution - General Plan
FIGURE 16SOURCE: Kunzman Associates, Inc. (2017)
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150 October 2017
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Euclid and Broadway Project Description
Project Average Daily Traffic Volumes
FIGURE 17SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
Project Morning Peak Hour Intersection Turning Movement Volumes - Opening Year
FIGURE 18SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
Project Evening Peak Hour Intersection Turning Movement Volumes - Opening Year
FIGURE 19SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
Project Morning Peak Hour Intersection Turning Movement Volumes - General Plan
FIGURE 20SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
Project Evening Peak Hour Intersection Turning Movement Volumes - General Plan
FIGURE 21SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
160 October 2017
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Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
161 October 2017
Future Traffic Conditions
To assess future traffic conditions, existing traffic is combined with ambient growth,
other development, and traffic attributable to a project. The opening year for analysis
purposes in this report is 2018.
Method of Projection
Ambient Growth
To account for ambient growth on roadways, opening year traffic volumes were calculated
based on a 1% annual growth rate of existing traffic volumes over a 1-year period.
Other Development
Information about other developments in the study area was obtained from the Cities of
Anaheim and Garden Grove in May 2017. Other developments within the study area are
included in the analysis if they are not currently built but are approved, their approval has
not expired, and they would contribute trips to the study area intersections.
Table 19, Other Development Trip Generation, shows the proposed land uses for the
nearby development for opening year traffic conditions. Table 19 shows the daily and
peak-hour vehicle trips generated by the surrounding approved development in the study
area. Figure 22, Other Development Average Daily Traffic Volumes, shows the average
daily traffic volumes that can be expected for the other development traffic conditions.
Other development morning and evening peak-hour intersection-turning-movement
volumes are shown in Figure 23, Other Development Morning Peak Hour Intersection
Turning Movement Volumes, and Figure 24, Other Development Evening Peak Hour
Intersection Turning Movement Volumes.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
162 October 2017
Table 19
Other Development Trip Generation
TAZ Project Land Use Quantity Units1
Peak Hour Trips
Daily
Trips
Morning Evening
Inbound Outbound Total Inbound Outbound Total
1 203 N Euclid Street Car wash 1 Site 18 18 36 55 55 110 900
2 1659 W Lincoln
Avenue
Soccer park 2 Fields 1 1 2 23 12 35 143
3 1557 W Mable Street Preschool 32 ST 14 12 26 12 14 26 140
4 901–951 S Euclid
Street
Fast food
restaurant with
drive through
2.800 TSF 65 62 127 47 44 91 1,389
5 310 W Broadway Preschool
Private school
Subtotal
40
60
ST
ST
17
30
47
15
24
39
32
54
86
15
17
32
17
19
36
32
36
68
175
77
252
6 10870 Katella
Avenue Suite A
Gym 44.007 TSF 31 31 62 88 67 155 1,449
7 10870 Katella
Avenue Suite G
Grocery store 29.010 TSF 42 31 73 121 121 242 2,636
8 11162 Garden Grove
Boulevard
Coffee shop
with drive
through
16 DU 15 15 30 15 15 30 694
Total (Opening Year) 233 209 442 394 363 757 7,603
Sources: ITE 2012; SANDAG 2002.
TAZ = traffic analysis zone
1 DU = Dwelling Units; TSF = thousand square feet; ST = students
Euclid and Broadway Project Description
Other Development Average Daily Traffic Volumes
FIGURE 22SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
164 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Other Development Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 23SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
166 October 2017
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Euclid and Broadway Project Description
Other Development Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 24SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
168 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
169 October 2017
General Plan Buildout
The average daily traffic and peak-hour intersection-turning-movement volumes for
General Plan buildout conditions were directly obtained from City staff (see Appendix
H). The ultimate roadway configurations shown in the City of Anaheim General Plan
Circulation Element were assumed for this scenario.
Average Daily Traffic Volumes
Existing Plus Project
Existing Plus Project average daily traffic volumes are shown in Figure 25, Existing Plus
Project Average Daily Traffic Volumes. The Existing Plus Project roadway segment capacity
analysis is shown in Table 20, Existing Plus Project Roadway Segment Capacity Analysis.
Table 20
Existing Plus Project Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of Lanes Capacity
Project-
Related
Change
in
Volume
Average
Daily
Traffic
Volume V/C LOS
Change
in V/C
Ratio
Euclid
Street
North of
Broadway
Anaheim 4D 37,500 –8 42,313 1.13 F 0.000
South of
Broadway
Anaheim 4D 37,500 –47 40,818 1.09 F –0.001
Broadway West of
Euclid
Street
Anaheim 4D
37,500
–93
19,154
0.51
A
–0.002
East of
Euclid
Street
Anaheim 4D 37,500 –47 19,845 0.53 A –0.001
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C volume-to-capacity ratio; 4D = four-lane divided
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
170 October 2017
As shown in Table 20, the study area roadway segments are projected to provide
sufficient capacity for Existing Plus Project traffic conditions, except for the following
roadway segments:
Euclid Street:
o North of Broadway
o South of Broadway
As shown in Table 20, the Proposed-Project-generated trips would not result in a significant
impact at study area roadway segments for Existing Plus Project traffic conditions.
Opening Year (2018) Without Project
The average daily traffic volumes for Opening Year (2018) Without Project traffic
conditions were determined by combining existing traffic with ambient growth and
other develop ment. Opening Year (2018) Without Project average daily traffic
volumes are shown in Figure 26, Opening Year (2018) Without Project Average Daily
Traffic Volumes.
The Opening Year (2018) Without Project roadway segment capacity analysis is shown
in Table 21, Opening Year (2018) Without Project Roadway Segment Capacity Analysis.
Table 21
Opening Year (2018) Without Project Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of Lanes Capacity
Average Daily
Traffic Volume V/C LOS
Euclid Street North of Broadway
South of Broadway
Anaheim
Anaheim
4D
4D
37,500
37,500
43,926
42,878
1.17
1.14
F
F
Broadway West of Euclid
Street
East of Euclid
Street
Anaheim
Anaheim
4D
4D
37,500
37,500
19,849
20,461
0.53
0.55
A
A
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C = volume-to-capacity ratio; 4D = four-lane divided
Euclid and Broadway Project Description
Existing Plus Project Average Daily Traffic Volumes
FIGURE 25SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
172 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Opening Year (2018) Without Project Average Daily Traffic Volumes
FIGURE 26SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
174 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
175 October 2017
As shown in Table 21, the study area roadway segments are projected to provide
sufficient capacity for Opening Year (2018) Without Project traffic conditions, except for
the following roadway segments:
Euclid Street:
o North of Broadway
o South of Broadway
Opening Year (2018) With Project
The average daily traffic volumes for Opening Year (2018) With Project traffic
conditions were determined by adding the traffic attributable to the Proposed Project to
Opening Year (2018) Without Project traffic conditions. Opening Year (2018) With
Project average daily traffic volumes are shown in Figure 27, Opening Year (2018) With
Project Average Daily Traffic Volumes.
The Opening Year (2018) With Project roadway segment capacity analysis is shown in
Table 22, Opening Year (2018) With Project Roadway Segment Capacity Analysis.
Table 22
Opening Year (2018) With Project Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of
Lanes Capacity
Project-
Related
Change
in
Volume
Average
Daily
Traffic
Volume V/C LOS
Change
in V/C
Euclid
Street
North of
Broadway
South of
Broadway
Anaheim
Anaheim
4D
4D
37,500
37,500
-8
-47
43,918
42,831
1.17
1.14
F
F
0.000
–0.001
Broadway West of
Euclid
Street
East of
Euclid
Street
Anaheim
Anaheim
4D
4D
37,500
37,500
–93
-47
19,756
20,414
0.53
0.54
A
A
–0.002
–0.001
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C = volume-to-capacity ratio; 4D = four-lane divided
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
176 October 2017
As shown in Table 22, the study area roadway segments are projected to provide
sufficient capacity for Opening Year (2018) With Project traffic conditions, except for
the following roadway segments:
Euclid Street:
o North of Broadway
o South of Broadway
As shown in Table 22, the Proposed Project’s generated trips would not result in a
significant impact at study area roadway segments for Opening Year (2018) With Project
traffic conditions.
General Plan Buildout Without Project
The average daily traffic volumes for General Plan Buildout Without Project traffic
conditions were directly obtained from the City. General Plan Buildout Without Project
average daily traffic volumes are shown in Figure 28, General Plan Buildout Without
Project Average Daily Traffic Volumes.
The General Plan Buildout Without Project roadway segment capacity analysis is shown in
Table 23, General Plan Buildout Without Project Roadway Segment Capacity Analysis.
Table 23
General Plan Buildout Without Project Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of Lanes Capacity
Average Daily
Traffic Volume V/C LOS
Euclid
Street
North of Broadway Anaheim 6D1 56,300 45,000 0.80 C
South of Broadway Anaheim 6D 56,300 41,900 0.74 C
Broadway West of Euclid
Street East of Euclid
Street
Anaheim
Anaheim
4D
4D
37,500
37,500
17,900
16,100
0.48
0.43
A
A
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C = volume-to-capacity ratio; D = divided
1 Bold = Improvement
Euclid and Broadway Project Description
Opening Year (2018) With Project Average Daily Traffic Volumes
FIGURE 27SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
178 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
General Plan Buildout Without Project Average Daily Traffic Volumes
FIGURE 28SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
180 October 2017
INTENTIONALLY LEFT BLANK
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
181 October 2017
As shown in Table 23, the study area roadway segments are projected to provide
sufficient capacity for General Plan Buildout Without Project traffic conditions.
General Plan Buildout With Project
The average daily traffic volumes for General Plan Buildout With Project traffic
conditions were determined by adding Proposed Project traffic to General Plan Buildout
Without Project traffic conditions. General Plan Buildout With Project average daily
traffic volumes are shown in Figure 29, General Plan Buildout With Project Average
Daily Traffic Volumes.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
182 October 2017
The General Plan Buildout With Project roadway segment capacity analysis is shown in Table 24, General Plan Buildout With
Project Roadway Segment Capacity Analysis.
Table 24
General Plan Buildout With Project Roadway Segment Capacity Analysis
Roadway Segment Jurisdiction
Number
of Lanes Capacity
General Plan
Amendment
Change In
Volume
Average
Daily
Traffic
Volume V/C LOS
Change
in V/C
Significant
Impact?
Euclid Street
North of
Broadway
Anaheim 6D 56,300 -798 44,202 0.79 C -0.015 No
South of
Broadway
Anaheim 6D 56,300 -638 41,262 0.73 C -0.007 No
Broadway
West of Euclid
Street
Anaheim 4D 37,500 -1,117 16,783 0.45 A -0.032 No
East of Euclid
Street
Anaheim 4D 37,500 -638 15,462 0.41 A -0.018 No
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
LOS = level of service; V/C = volume-to-capacity ratio; 4D = four-lane divided
As shown in Table 2 4, Proposed-Project -generated trips would not result in a significant impact at the study area roadway
segments for General Plan Buildout With Project traffic conditions .
Euclid and Broadway Project Description
General Plan Buildout With Project Average Daily Traffic Volumes
FIGURE 29SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
184 October 2017
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Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
185 October 2017
Future Level of Service
Existing Plus Project
The Existing Plus Project LOS values for the study area roadway network are shown in
Table 25, Existing Plus Project Intersection Levels of Service. Table 25 shows LOS
values based on the geometrics at the study area intersections without and with
improvements. Existing Plus Project LOS worksheets are provided in Appendix H.
Existing Plus Project morning and evening peak-hour intersection-turning-movement
volumes are shown in Figure 30, Existing Plus Project Morning Peak Hour Intersection
Turning Movement Volumes, and Figure 31, Existing Plus Project Evening Peak Hour
Intersection Turning Movement Volumes.
As shown in Table 25, the study area intersections are projected to operate at acceptable
LOS during the peak hours for Existing Plus Project traffic conditions.
Table 26, Existing Plus Project Traffic Contribution, shows the Existing Plus Project trip
contribution at the study area intersections. As shown in Table 26, for Existing Plus
Project traffic conditions, the Proposed-Project-generated trips would not result in a
significant impact at study area intersections.
Opening Year (2018) Without Project
The Opening Year (2018) LOS for the study area roadway network without the Proposed
Project are shown in Table 27, Opening Year (2018) Without Project Intersection Levels
of Service. Table 27 shows LOS values based on the geometrics at the study area
intersections without and with improvements. Opening Year (2018) Without Project LOS
worksheets are provided in Appendix H, Traffic Impact Analysis. Opening Year (2018)
Without Project morning and evening peak-hour intersection-turning-movement volumes
are shown in Figure 32, Opening Year (2018) Without Project Morning Peak Hour
Intersection Turning Movement Volumes, and Figure 33, Opening Year (2018) Without
Project Evening Peak Hour Intersection Turning Movement Volumes.
As shown in Table 27, study area intersections are projected to operate at acceptable LOS
during the peak hours for Opening Year (2018) Without Project traffic conditions.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
186 October 2017
Opening Year (2018) With Project
The Opening Year (2018) levels of service for the study area roadway network with the
Proposed Project are shown in Table 27. Table 27 shows LOS values based on the
geometrics at the study area intersections without and with improvements. Opening Year
(2018) With Project LOS worksheets are provided in Appendix H. Opening Year (2018)
With Project morning and evening peak-hour intersection-turning-movement volumes are
shown in Figure 34, Opening Year (2018) With Project Morning Peak Hour Intersection
Turning Movement Volumes, and Figure 35, Opening Year (2018) With Project Evening
Peak Hour Intersection Turning Movement Volumes.
As shown in Table 28, Opening Year (2018) With Project Intersection Levels of Service,
the study area intersections are projected to operate at acceptable LOS during the peak
hours for Opening Year (2018) With Project traffic conditions.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
187 October 2017
Table 25
Existing Plus Project Intersection Levels of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.489
(A)
0.604
(B)
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Anaheim TS 1 2 1 1 2 1 1 1.5 0.5 1 1.5 0.5 0.646
(B)
0.781
(C)
North Project Driveway (E/W) –
No. 3
Anaheim CSS 0 1.5 0.5 0 2 0 0 0 0 0 0 1 0.445
(A)
0.523
(A)
South Project Driveway (E/W) –
No. 4
Anaheim CSS 0 1.5 0.5 1 2 0 0 0 0 0.5 0 0.5 0.446
(A)
0.529
(A)
Orange Avenue (E/W) –
No. 5
Anaheim TS 1 1.5 0.5 1 1.5 0.5 0 1 0 0 0 0 0.502
(A)
0.633
(B)
Project North Driveway (N/S) at
Broadway (E/W) – No. 6
Anaheim CSS 0.5 0 0.5 0 0 0 0 1.5 0.5 1 2 0 0.309
(A)
0.291
(A)
Loara Street (NS) at
Broadway (E/W) – No. 7
Anaheim TS 1 0.5 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.405
(A)
0.512
(A)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right-turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right-turn lane, there must be sufficient width for right-turning
vehicles to travel outside the through lanes.
L = Left; T = Through; R = Right; BOLD = Improvement
2 LOS = Level of Service; Volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal; CSS = Cross Street Stop
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
188 October 2017
Table 26
Existing Plus Project Traffic Contribution
Intersection Jurisdiction
Traffic
Control1 Peak Hour
Existing Existing Plus Project
V/C3 LOS2 V/C3 LOS2
Project
Impact
Significant
Impact?4
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS Morning
Evening
0.489
0.606
A
B
0.489
0.604
A
B
+0.000
-0.002
No
No
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Orange Avenue (E/W) – No. 5
Anaheim
Anaheim
TS
TS
Morning
Evening
Morning
Evening
0.649
0.785
0.503
0.633
B
C
A
A
0.646
0.781
0.502
0.633
B
C
A
B
-0.003
-0.004
-0.001
+0.000
No
No
No
No
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS Morning 0.404 A 0.405 A +0.001 No
Evening 0.513 A 0.512 A -0.001 No
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 TS = traffic signal
2 LOS = level of service
3 V/C = volume-to-capacity ratio
4 For signalized intersections, an impact is considered significant if the Proposed-Project-related increase in the volume-to-capacity ratio equals or exceeds the thresholds
shown below:
Significant Impact Threshold for Intersections
LOS Without Project Incremental Increase
C equal to or greater than 0.05 or more
D equal to or greater than 0.03 or more
E/F equal to or greater than 0.01 or more
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
189 October 2017
Table 27
Opening Year (2018) Without Project Intersection Levels of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.502 (A) 0.619 (B)
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Orange Avenue (E/W) –
No. 5
Anaheim
Anaheim
TS
TS
1
1
2
1.5
1
0.5
1
1
2
1.5
1
0.5
1
0
1.5
1
0.5
0
1
0
1.5
0
0.5
0
0.674 (B)
0.520 (A)
0.820 (D)
0.666 (B)
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS 1 0.5 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.414 (A) 0.529 (A)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right turn lane, there must be sufficient width for right-turning
vehicles to travel outside the through lanes.
L = Left; T = Through; R = Right
2 LOS = Level of service; Volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
190 October 2017
Table 28
Opening Year (2018) With Project Intersection Levels of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.501
(A)
0.617
(B)
Euclid Street (N/S) at Broadway
(E/W) – No. 2 North Project Driveway
(E/W) – No. 3 South Project Driveway
(E/W) – No. 4
Orange Avenue (E/W) – No. 5
Anaheim
Anaheim
Anaheim
Anaheim
TS
CSS
CSS
TS
1
0
0
1
2
1.5
1.5
1.5
1
0.5
0.5
0.5
1
0
1
1
2
2
2
2
1
0
0
d
1
0
0
0.5
1.5
0
0
0.5
0.5
0
0
d
1
0
0.5
0
1.5
0
0
0
0.5
1
0.5
0
0.672
(B)
0.461
(A)
0.463
(A)
0.520
(A)
0.816
(D)
0.549
(A)
0.554
(A)
0.665
(B)
Project North Driveway (N/S) at
Broadway (E/W) – No. 6
Anaheim CSS 0.5 0 0.5 0 0 0 0 1.5 0.5 1 2 0 0.317
(A)
0.301
(A)
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS 1 1 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.415
(A)
0.529
(A)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right turn lane, there must be suf ficient width for right-turning
vehicles to travel outside the through lanes.
L = Left; T = Through; R = Right; BOLD = Improvement
2 LOS = level of service; Volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal; CSS = Cross Street Stop
Euclid and Broadway Project Description
Existing Plus Project Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 30SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
192 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Existing Plus Project Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 31SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
194 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Opening Year (2018) Without Project Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 32SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
196 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Opening Year (2018) Without Project Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 33SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
198 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Opening Year (2018) With Project Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 34SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
200 October 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Project Description
Opening Year (2018) With Project Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 35SOURCE: Kunzman Associates, Inc. (2017)
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
202 October 2017
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Table 29, Opening Year (2018) Traffic Contribution, shows the Opening Year (2018)
Proposed Project trip contribution at the study area intersections. As shown in Table 29,
for Opening Year (2018) With Project traffic conditions, the Proposed-Project-generated
trips would not result in a significant impact at study area intersections.
General Plan Buildout Without Project
The General Plan buildout levels of service for the study area roadway network without
the Proposed Project are shown in Table 30, General Plan Buildout Without Project
Intersection Levels of Service. Table 30 shows LOS values based on the geometrics at
the study area intersections without and with improvements. General Plan Buildout
Without Project LOS worksheets are provided in Appendix H. General Plan Buildout
Without Project morning and evening peak-hour intersection turning-movement volumes
are shown in Figure 36, General Plan Buildout Without Project Morning Peak Hour
Intersection Turning Movement Volumes, and Figure 37, General Plan Buildout Without
Project Evening Peak Hour Intersection Turning Movement Volumes.
As shown in Table 30, the study area intersections are projected to operate at acceptable
LOS during the peak hours for General Plan Buildout Without Project traffic conditions.
General Plan Buildout With Project
At the request of the City of Anaheim, the General Plan Buildout With Project analysis
includes credit for the trip generations of existing land uses. However, the credit is only
taken at off-site intersections. Therefore, only new Proposed Project traffic is shown
entering or exiting Proposed Project driveways.
The General Plan buildout levels of service for the study area roadway network with the
Proposed Project are shown in Table 31, General Plan Buildout With Project Intersection
Level of Service. Table 31 shows LOS values based on the geometrics at the study area
intersections without and with improvements. General Plan Buildout With Project LOS
worksheets are provided in Appendix H, Traffic Impact Analysis. General Plan Buildout
With Project morning and evening peak-hour intersection turning-movement volumes are
shown in Figure 38, General Plan Buildout With Project Morning Peak Hour Intersection
Turning Movement Volumes, and Figure 39, General Plan Buildout With Project
Morning Peak Hour Intersection Turning Movement Volumes.
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As shown in Table 31, the study area intersections are projected to operate at acceptable
LOS during the peak hours for General Plan Buildout With Project traffic conditions.
Table 32, General Plan Buildout Traffic Contribution, shows the General Plan buildout
with Proposed Project trip contribution at the study area intersections. As shown in Table
32, the Proposed-Project-generated trips would not result in a significant impact at the
study area intersections.
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Table 29
Opening Year (2018) Traffic Contribution
Intersection Jurisdiction
Traffic
Control1 Peak Hour
Opening Year (2018)
Without Proposed
Project With Proposed Project
V/C3 LOS2 V/C3 LOS2
Project
Impact
Significant
Impact?4
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS Morning
Evening
0.502
0.619
A
B
0.501
0.617
A
B
-0.001
-0.002
No
No
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Orange Avenue (E/W) – No. 5
Anaheim
Anaheim
TS
TS
Morning
Evening
Morning
Evening
0.674
0.820
0.520
0.666
B
D
A
B
0.672
0.816
0.520
0.665
B
D
A
B
-0.002
-0.004
+0.000
-0.001
No
No
No
No
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS Morning
Evening
0.414
0.529
A
A
0.415
0.529
A
A
+0.001
+0.000
No
No
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 TS = Traffic Signal
2 LOS = Level of service
3 V/C = Volume-to-capacity ratio
4 For signalized intersections, an impact is considered significant if the Proposed-Project-related increase in the volume-to-capacity ratio equals or exceeds the thresholds
shown below:
Significant Impact Threshold for Intersections
Level of Service
Without Proposed Project Incremental Increase
C equal to or greater than 0.05 or
more
D equal to or greater than 0.03 or
more
E/F equal to or greater than 0.01 or
more
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Table 30
General Plan Buildout Without Project Intersection Level of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst Street (N/S) at
Broadway (E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.664
(B)
0.760
(C)
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Orange Avenue (E/W) –
No. 5
Anaheim
Anaheim
TS
TS
1
1
2.5
2.5
0.5
0.5
1
1
2.5
2.5
0.5
0.5
1
0
1.5
1
0.5
0
1
0
1.5
0
0.5
0
0.825
(D)
0.481
(A)
0.840
(D)
0.460
(A)
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS 1 0.5 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.651
(B)
0.645
(B)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right turn lane, there must be sufficient width fo r right-turning
vehicles to travel outside the through lanes.
L = Left; T = Through; R = Right
2 LOS = Level of service; Volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal
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Table 31
General Plan Buildout With Project Intersection Level of Service
Intersection Jurisdiction
Traffic
Control3
Intersection Approach Lanes1 V/C (LOS)2
Northbound Southbound Eastbound Westbound Peak Hour
L T R L T R L T R L T R Morning Evening
Brookhurst Street (N/S)
at
Broadway (E/W) – No. 1
Anaheim TS 1 2.5 0.5 1 2.5 0.5 1 1.5 0.5 1 1.5 0.5 0.661
(B)
0.754
(C)
Euclid Street (N/S) at
Broadway (E/W) – No. 2
North Project Driveway
(E/W) – No. 3 South
Project Driveway (E/W)
– No. 4
Orange Avenue (E/W) –
No. 5
Anaheim
Anaheim
Anaheim
Anaheim
TS
CSS
CSS
TS
1
0
0
1
2.5
2.5
2.5
2.5
0.5
0.5
0.5
0.5
1
0
0
1
2.5
3
3
2.5
0.5
0
0
0.5
1
0
0
0
1.5
0
0
1
0.5
0
0
0
1
0
0
0
1.5
0
0
0
0.5
1
1
0
0.813
(D)
0.368
(A)
0.367
(A)
0.479
(A)
0.833
(D)
0.389
(A)
0.389
(A)
0.450
(A)
Project North Driveway
(N/S) at
Broadway (E/W) – No. 6
Anaheim CSS 0.5 0 0.5 0 0 0 0 1.5 0.5 1 2 0 0.431
(A)
0.360
(A)
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS 1 0.5 0.5 0 1 0 1 1.5 0.5 1 1.5 0.5 0.650
(B)
0.636
(B)
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 When a right turn lane is designated, the lane can either be striped or unstriped (i.e., de facto). To function as a right turn lane, there must be suf ficient width for right-turning
vehicles to travel outside the through lanes.
L = Left; T = Through; R = Right; BOLD = Improvement
2 LOS = Level of service; Volume-to-capacity ratio (V/C) and LOS were calculated using the Vistro (Version 5.0‐00) software.
3 TS = Traffic Signal; CSS = Cross Street Stop
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Table 32
General Plan Buildout Traffic Contribution
Intersection Jurisdiction
Traffic
Control1 Peak Hour
Opening Year (2018)
Without Proposed
Project With Proposed Project
V/C3 LOS2 V/C3 LOS2
Project
Impact
Significant
Impact?4
Brookhurst Street (N/S)
at Broadway (E/W) – No.
1
Anaheim TS Morning
Evening
0.664
0.760
B
C
0.661
0.754
B
C
–0.003
–0.006
No
No
Euclid Street (N/S) at
Broadway (E/W) – No. 2
Orange Avenue (E/W) –
No. 5
Anaheim
Anaheim
TS
TS
Morning
Evening
Morning
Evening
0.825
0.840
0.481
0.460
D
D
A
A
0.813
0.833
0.479
0.450
D
D
A
A
–0.012
–0.007
–0.002
–0.010
No
No
No
No
Loara Street (N/S) at
Broadway (E/W) – No. 7
Anaheim TS Morning
Evening
0.651
0.645
B
B
0.650
0.636
B
B
–0.001
–0.009
No
No
Source: Appendix H, Traffic Impact Analysis (Kunzman Associates Inc. 2017).
1 TS = Traffic Signal
2 LOS = Level of service
3 V/C = volume-to-capacity ratio
4 For signalized intersections, an impact is considered significant if the Proposed-Project-related increase in the volume-to-capacity ratio equals or exceeds the thresholds
shown below:
Significant Impact Threshold for Intersections
Level of Service Without Proposed
Project Incremental Increase
C equal to or greater than 0.05 or more
D equal to or greater than 0.03 or more
E/F equal to or greater than 0.01 or more
Euclid and Broadway Project Description
General Plan Buildout Without Project Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 36SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
General Plan Buildout Without Project Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 37SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
General Plan Buildout With Project Morning Peak Hour Intersection Turning Movement Volumes
FIGURE 38SOURCE: Kunzman Associates, Inc. (2017)
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Euclid and Broadway Project Description
General Plan Buildout With Project Evening Peak Hour Intersection Turning Movement Volumes
FIGURE 39SOURCE: Kunzman Associates, Inc. (2017)
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Summary and Conclusion
Based on the methodology, modeling, and findings in the Traffic Impact Analysis
prepared for the Proposed Project (Appendix H), the Proposed Project would not result in
an adverse impact to local or regional roadway operations for the Existing Plus Project,
Opening Year (2018) With Project, or General Plan Buildout With Project conditions.
Therefore, impacts associated with an applicable plan, ordinance, or policy establishing
measures of effectiveness for the performance of the circulation system would be less
than significant.
b) Would the project conflict with an applicable congestion 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?
No Impact. Orange County Transportation Authority’s 2015 Orange County Congestion
Management Program (CMP) (OCTA 2015) is the applicable CMP for the City and the
Project Site. According to Figure 2 in the 2015 Congestion Management Program
Highway System, no CMP intersections or CMP roadway segments are located in the
broader study area. As discussed in Section 3.16(a), the Proposed Project would not result
in an adverse impact to local or regional roadway operations for the existing or future
conditions for all study area intersections, including local and regional (CMP) facilities.
Therefore, no impacts associated with the 2015 Orange County CMP would occur.
c) Would the project result in a change in air traffic patterns, including either an increase
in traffic levels or a change in location that results in substantial safety risks?
No Impact. The closest public airport to the Project Site is Fullerton Municipal Airport,
which is located approximately 3.5 miles northwest of the Project Site in the City of
Fullerton. It is a general aviation airport that serves private, business, and corporate
tenants. No private airstrips are located in the City.
According to the Height Restriction Zone Map in the Airport Environs Land Use Plan for
the Fullerton Municipal Airport (ALUC 2004), the Project Site is located outside of areas
identified as having height restrictions in place as a result of the potential to interfere with
overhead air traffic. Further, since the Proposed Project would only extend up to three
stories in height, it would not be tall enough to have the potential to impede any overhead
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air traffic, which would occur at several thousand feet overhead. Therefore, no impacts
associated with air traffic patterns would occur.
d) Would the project substantially increase hazards due to a design feature (e.g., sharp
curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
No Impact. The property owner/developer would be responsible for various on-site
circulation improvements (driveways and internal drive aisles), as well as the Proposed
Project’s frontage improvements (utility connections, landscape areas) adjacent to West
Broadway and South Euclid Street. These on-site and adjacent improvements would be
designed in accordance with all applicable design standards set forth by the City, which
were established to ensure safe and efficient vehicular circulation on City roadway
facilities. In addition, the City reviews all site plans to ensure that adequate line-of-sight
is provided at all driveways, making sure that no structures or landscaping block the
views of vehicles entering and exiting a site. As such, no sharp curves, dangerous
intersections, or incompatible uses would be introduced by the Proposed Project.
The Project Site would be accessible through three points of entry: two driveways off of
South Euclid Street and one driveway off of West Broadway. Each driveway would
transition into an internal drive aisle that would connect to the other drive aisles and
provide access to each of the condominium units. The northernmost of the Proposed
Project’s two driveways along South Euclid Street would be in proximity to the
intersection of West Broadway/South Euclid Street, and crossing the left-turn lane within
the northbound lanes of South Euclid Street would not be a permitted action. As such,
signage would be installed at this driveway to clearly indicate to vehicles exiting the
Project Site that only right turns are permitted. Therefore, no impacts associated with
hazardous design features or incompatible land uses would occur.
e) Would the project result in inadequate emergency access?
No Impact. The Project Site would be accessible through three points of entry: two
driveways off of South Euclid Street and one driveway off of West Broadway. Each
driveway would transition into an internal drive aisle that would connect to the other
drive aisles and provide access to each of the condominium units. Each of the Proposed
Project’s driveways would be designed and constructed to City standards and comply
with City width, clearance, and turning-radius requirements. The Project Site would be
accessible to emergency responders during construction and operation of the Proposed
Project. As a result of the Proposed Project’s multiple access driveways and because it
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would comply with all applicable local requirements related to emergency vehicle access
and circulation, the Proposed Project would not result in inadequate emergency access.
Therefore, no impacts associated with inadequate emergency access would occur.
f) Would the project conflict with adopted policies, plans, or programs regarding public
transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety
of such facilities?
No Impact. The City of Anaheim Bicycle Master Plan was adopted by the City Council
on May 23, 2017. The Bicycle Master Plan proposes to build out the bikeway network in
the City of Anaheim over the next 20 years (City of Anaheim 2017e). The Bicycle Master
Plan identifies an existing Class II Bikeway on South Euclid Street and a proposed Class
II Bikeway on West Broadway, north of the Project Site. Class II Bikeways provide a
restricted right-of-way designated for the exclusive or semi-exclusive use of bicycles,
with through-travel by motor vehicles or pedestrians prohibited, but with vehicle parking
and crossflows by pedestrians and motorists permitted (City of Anaheim 2017e).
Class II Bikeways provide striped and signed lanes within the street right -of-way. South
Euclid Avenue is identified as a Primary Arterial, and West Broadway as a Secondary
Arterial. Primary Arterials are typically six-lane divided facilities with no parking, or
four-lane divided with left-turn pockets and two parking lanes. The typical right-of-way
width of a Primary Arterial is 106 feet (City of Anaheim 2017a). Secondary Arterials are
four-lane roadways with two parking lanes that are undivided, and have a typical right-of-
way width of 90 feet (City of Anaheim 2017a).
South Euclid Street is a four-lane divided street with left- and right-turn pockets and two
parking lanes. There is an existing Class II Bikeway on South Euclid Street. The 106-foot
right-of-way width includes the four lanes and a Class II Bikeway.
West Broadway is a Secondary Arterial with a four-lane roadway and two parking lanes
that are undivided. The proposed Class II Bikeway would be included within the 90 feet
ultimate right-of-way width. Existing West Broadway is 64 feet wide with 13-foot-wide
sidewalks on both sides. According to the City of Anaheim General Plan EIR, West
Broadway is built to the ultimate right-of-way (City of Anaheim 2004). Since the
Proposed Project would not extend into the public right-of-way, and because West
Broadway is at its ultimate right-of-way capacity, implementation of the Proposed Project
would not conflict with the City of Anaheim Bicycle Master Plan.
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Public transit is provided by Orange County Transportation, a public transportation
agency in Orange County. The nearest transit route is the Bus No. 37 La Habra–Fountain
Valley via Euclid Street route. The nearest bus stop is the Euclid–Orange stop south of
the Project Site, and the next stop is past the Euclid–Broadway intersection. The
Proposed Project would not interfere with the Bus No. 37 stops. In addition, there is not a
route that goes along West Broadway; therefore, there are no stops along this street that
would conflict with the Proposed Project (OCTA 2017). Implementation of the Proposed
Project would not conflict with existing public transit facilities or routes.
The Proposed Project would not include site improvements that would extend into the
public right-of-way or interfere with existing public transit, bicycle, or pedestrian
facilities, or impede the construction of new or the expansion of such existing facilities in
the future. Therefore, no impacts associated with alternative modes of transportation
would occur.
3.17 Tribal Cultural Resources
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XVII. TRIBAL CULTURAL RESOURCES – Would the project cause a substantial adverse change in the
significance of a tribal cultural resource, defined in Public Resources Code section 21074 as either a site,
feature, place, cultural landscape that is geographically defined in terms of the size and scope of the landscape,
sacred place, or object with cultural value to a California Native American tribe, and that is:
a) Listed or eligible for listing in the California
Register of Historical Resources, or in a local
register of historical resources as defined in
Public Resources Code section 5020.1(k)?
b) A resource determined by the lead agency, in
its discretion and supported by substantial
evidence, to be significant pursuant to criteria
set forth in subdivision (c) of Public
Resources Code Section 5024.1. In applying
the criteria set forth in subdivision (c) of
Public Resource Code Section 5024.1, the
lead agency shall consider the significance of
the resource to a California Native American
tribe?
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a) Listed or eligible for listing in the California Register of Historical Resources, or in a
local register of historical resources as defined in Public Resources Code
section 5020.1(k)?
No Impact. As discussed in Section 3.5, Cultural Resources, since two of the existing on-
site buildings are older than 50 years and the other is approaching 50 years old, all
buildings were assessed against local and state historical resources criteria, including
criteria for listing in the California Register of Historical Resources.
None of the historic documents reviewed as part of the cultural resources assessment
indicate that these buildings are associated with any significant historical event. A review
of title documents for the Project Site also showed no connection between the existing
buildings and any persons of historical significance. Further, the existing on-site
buildings are nondescript post–World War II era commercial buildings lacking any
distinguishing architectural or aesthetic attributes, and were determined to not yield any
research value for the study of the history of the City or the region. Thus, despite the age
of the three existing buildings to be demolished on the Project Site, none of the buildings
meet the criteria for either the California Register of Historical Resources or the City’s
Citywide Historic Preservation Plan (City of Anaheim 2010a).
The records search from the SCCIC indicated that 10 cultural resources have been
previously recorded, and nine cultural studies have been conducted within a 0.5-mile
search radius. The nearest recorded resource is approximately 0.3 miles north of the
Project Site. All 10 resources are historic buildings (refer to Table 1 in Appendix C,
Cultural Resources). Therefore, no impacts associated with historical resources listed or
eligible for listing in the California Register of Historical Resources or the Citywide
Historic Preservation Plan would occur.
b) A resource determined by the lead agency, in its discretion and supported by
substantial evidence, to be significant pursuant to criteria set forth in subdivision (c) of
Public Resources Code Section 5024.1. In applying the criteria set forth in subdivision
(c) of Public Resource Code Section 5024.1, the lead agency shall consider the
significance of the resource to a California Native American tribe?
Less-Than-Significant Impact with Mitigation Incorporated. The Sacred Lands File
search conducted by the NAHC did not indicate the presence of Native American cultural
resources on or in proximity to the Project Site. Letters regarding the Proposed Project
were sent on March 23, 2016, to the tribal contacts identified by the NAHC. As of the
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date of the Cultural Resources Study Report (Appendix C, Cultural Resources (April
2017)), no responses had been received.
No archaeological resources have been recorded within a 0.5-mile radius of the Project
Site, and none were identified as part of the Cultural Resources Study Report. No
exposed ground surface occurs within the Project Site. Given the distance from water and
the general lack of variety of native plants supported by soils found on the Project Site or
its vicinity, the Project Site does not appear to have been attractive to indigenous peoples.
Areas located along the Santa Ana River or near other water sources would have been
more favorable habitation locations for Native American populations.
The Proposed Project is subject to compliance with AB 52 (PRC Section 21074), which
requires consideration of impacts to tribal cultural resources as part of the CEQA process,
and requires the City, as the lead agency, to notify any groups that are traditionally or
culturally affiliated with the geographic area of the Proposed Project and who have
requested notification.
On June 8, 2016, the City sent notification letters to representatives with the Gabrieleño
Band of Mission Indians – Kizh Nation (Gabrieleño) and Juaneño Band of Mission
Indians – Acjachemen Nation (Juaneño). On June 15, 2016, the Gabrieleño responded to
the City’s notification letter and stated that the Project Site lies in the ancesterial
territories of the Gabrieleño and requested that Native American monitors be present
during ground-disturbing construction activities. The representative from the Gabrieleño
reiterated this request during a follow-up consultation telephone call on June 22, 2016.
On June 22, 2016, the representative from the Juaneño responded to the City notification
letter and asked for the results of the NAHC Sacred Lands File search and the SCCIC
records search. Since neither of these was available at that time, the City responded to
this request on July 21, 2016, and informed the representative from the Juaneño that these
items would be available at a later date. As of June 2017, the City has reengaged the
Juaneño regarding the Proposed Project, but has yet to receive a response. All records
related to AB 52 are currently on file with the City.
As previously discussed, there is little potential for the inadvertent discovery of intact
subsurface archaeological deposits on the Project Site. Nonetheless, given that a cultural
resources evaluation was likely not conducted when the Project Site was originally
developed several decades ago, the possibility exists, albeit remote, that tribal cultural
resources of significance could be encountered during subsurface ground-disturbing
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activities. As such, in an abundance of caution, tribal cultural resources monitoring would
be required, as specified in MM-CUL-1. With the incorporation of MM-CUL-1, impacts
associated with tribal cultural resources would be less than significant.
MM-CUL-1 During subsurface ground-disturbing construction activities, the property
owner/developer shall retain a qualified Native American tribal
representative of the Gabrieleño Band of Mission Indians – Kizh Nation
(Gabrieleño). If tribal cultural resources are encountered during ground-
disturbing activities, work in the immediate area must halt. Depending on
the nature of the find, if the discovery proves to be potentially significant
under CEQA, as determined by the tribal representative, additional
measures such as data recovery excavation, avoidance of the area of the
find, documentation, testing, data recovery, reburial, archival review
and/or transfer to the appropriate museum or educational institution, or
other appropriate actions may be warranted. The tribal representative shall
complete a brief letter report of excavations and findings, and submit the
report to the City of Anaheim (City). After the find is appropriately
mitigated, work in the area may resume.
At the discretion of the tribal representative, monitoring activities may be
allowed to cease if sufficient evidence is produced that soils underlying
the Project Site are not native, undisturbed soils. In this event, the tribal
representative shall document all pertinent evidence that justifies the
ceasing of monitoring activities and provide it within a brief letter report
for the City’s review. Should the City concur with these findings,
monitoring shall be permitted to cease within all areas on the Project Site
shown to contain only disturbed, non-native fill soils.
3.18 Utilities and Service Systems
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XVIII. UTILITIES AND SERVICE SYSTEMS – Would the project:
a) Exceed wastewater treatment requirements of
the applicable Regional Water Quality
Control Board?
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Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XVIII. UTILITIES AND SERVICE SYSTEMS – Would the project:
b) Require or result in the construction of new
water or wastewater treatment facilities or
expansion of existing facilities, the
construction of which could cause significant
environmental effects?
c) Require or result in the construction of new
storm water drainage facilities or expansion
of existing facilities, the construction of
which could cause significant environmental
effects?
d) Have sufficient water supplies available to
serve the project from existing entitlements
and resources, or are new or expanded
entitlements needed?
e) Result in a determination by the 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 provider’s existing
commitments?
f) Be served by a landfill with sufficient
permitted capacity to accommodate the
project’s solid waste disposal needs?
g) Comply with federal, state, and local statutes
and regulations related to solid waste?
a) Would the project exceed wastewater treatment requirements of the applicable
Regional Water Quality Control Board?
Less-Than-Significant Impact. Wastewater generated on the Project Site would be
transported by trunk sewers to the OCSD Reclamation Plant No. 1, located in the City of
Fountain Valley, and Reclamation Plant No. 2, located in the City of Huntington Beach.
The effluent discharged to the ocean is a blend of advanced primary and secondary
treated wastewater, as specified in the OCSD’s NPDES permit. Both of these reclamation
plants are required to comply with the treatment requirements specified in the NPDES
permits issued by the RWQCB (City of Anaheim 2010b).
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Although these treatment capacities are expected to expand in the future, Reclamation
Plant No. 1 currently has a design capacity of 144 million gallons per day (mgd), and
Reclamation Plant No. 2 has a design capacity of 108 mgd (City of Anaheim 2004).
Despite these existing design capacities, for the 2015–2016 fiscal year, average
wastewater flows at Reclamation Plant No. 1 were 117 mgd, and flows at Reclamation
Plant No. 2 were 67 mgd, totaling 184 mgd (OCSD 2017). Thus, under their current
design capacities, Reclamation Plant Nos. 1 and 2 have a collectively surplus treatment
capacity of approximately 68 mgd. In addition, Reclamation Plants Nos. 1 and 2 are
required to adhere to the treatment requirements specified in the NPDES permits issued
by the RWQCB, which requires wastewater produced by the Proposed Project to comply
with RWQCB treatment requirements (City of Anaheim 2017b).
The Proposed Project would generate the same types of municipal wastewater that are
currently generated throughout the City. The Proposed Project would not include
industrial uses or activities that would require unique wastewater treatment processes.
Because of this, and because the Proposed Project’s wastewater generation would
represent only a nominal fraction of this present surplus treatment capacity, wastewater
produced by the Proposed Project and required treatment would comply with the
treatment requirements of the RWQCB. Therefore, impacts associated with wastewater
treatment requirement would be less than significant.
b) Would the project require or result in the construction of new water or wastewater
treatment facilities or expansion of existing facilities, the construction of which could
cause significant environmental effects?
Water Facilities
Less-Than-Significant Impact. According to the City’s 2015 Urban Water Management
Plan (City of Anaheim 2016), the City depends on a combination of imported water, local
groundwater, and recycled water to meet its water needs. The City works with two
primary agencies, Metropolitan and OCWD, to ensure a safe and reliable water supply
that will continue to serve the community in periods of drought and shortage. The sources
of imported water supplies are the Colorado River and the State Water Project provided
by Metropolitan.
The City’s main source of water supply is groundwater from the Groundwater Basin.
Currently, the City relies on approximately 70% groundwater and 30% imported water.
The same water supply mix is anticipated to be available to the City through 2040. Table
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33, Multiple Dry Years Supply and Demand Comparison, provides the City’s projected
water demand and supplies for the single- and multiple-year dry year scenario.
Table 33
Multiple Dry Years Supply and Demand Comparison (Acre-Feet per Year)
Dry Year
Scenario
Supply
and
Demand 2020 2025 2030 2035 2040
First Year Supply
totals
65,774 70,605 71,089 71,070 71,172
Demand
totals
65,774 70,605 71,089 71,070 71,172
Difference 0 0 0 0 0
Second
Year
Supply
totals
65,774 70,605 71,089 71,070 71,172
Demand
totals
65,774 70,605 71,089 71,070 71,172
Difference 0 0 0 0 0
Third Year Supply
totals
65,774 70,605 71,089 71,070 71,172
Demand
totals
65,774 70,605 71,089 71,070 71,172
Difference 0 0 0 0 0
Source: City of Anaheim 2016.
Every urban water supplier is required to assess the reliability of their water service to its
customers under normal, dry, and multiple dry water years. The City depends on a
combination of imported and local supplies to meet its water demands, and has taken
numerous steps to ensure it has adequate supplies. There are various factors that may impact
reliability of supply, such as legal, environmental, water quality, and climatic. With the
projects and programs implemented by Metropolitan, OCWD, and the City, the water
supplies are projected to meet full-service demands. Metropolitan’s 2015 UWMP found that
it would be able to meet full-service demands of its member agencies from 2020 through
2040 during normal, single dry, and multiple dry years (City of Anaheim 2016).
Because the City’s water demands can be met under multiple dry years, and because supply
would meet projected demand due to diversified supply and conservation measures, the
Proposed Project’s water demands would be served by the City’s projected current and future
supplies, especially since the Proposed Project would use a relatively nominal percentage of
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the projected supplies available to the City moving forward. Therefore, impacts associated
with water facilities and supplies would be less than significant.
Wastewater Treatment Facilities
Less-Than-Significant Impact. The Proposed Project would generate the same types of
municipal wastewater that are currently generated throughout the City. The Proposed
Project would not include industrial uses or activities that would require unique
wastewater treatment processes. In addition, Reclamation Plants Nos. 1 and 2 are
required to adhere to the treatment requirements specified in the NPDES permits issued
by the RWQCB, which requires wastewater produced by the Proposed Project to comply
with RWQCB treatment requirements (City of Anaheim 2017b). Because of this, and
because the Proposed Project’s wastewater generation would represent only a nominal
fraction of this present surplus treatment capacity, wastewater produced by the Proposed
Project and required treatment would comply with the treatment requirements of the
RWQCB. Therefore, impacts associated with wastewater treatment facilities and
capacities would be less than significant.
c) Would the project require or result in the construction of new storm water drainage
facilities or expansion of existing facilities, the construction of which could cause
significant environmental effects?
Less-Than-Significant Impact. Since the Proposed Project would not increase the
amount of impervious surfaces on the Project Site, the Proposed Project is not required to
upgrade or expand the existing storm drain system that currently serves the Project Site.
However, construction of the Proposed Project’s driveway off West Broadway would
require relocation of an existing 18-inch-diameter storm drain lateral that connects to the
existing 24-inch-diameter storm drain located within West Broadway.
Although the existing storm drain system would not be upgraded or expanded, the
Proposed Project would still be required to include a series of water quality and
infiltration BMPs to collect and treat on-site stormwater. These stormwater drainage
improvements, along with the relocated existing 18-inch-diameter storm drain lateral, are
part of the Proposed Project analyzed herein, and as such, any potential environmental
impacts related to these components of the Proposed Project are already accounted for in
this IS/MND as part of the impact assessment conducted for the entirety of the Proposed
Project. No adverse physical effects beyond those already disclosed in this IS/MND
would occur as a result of implementation of the Proposed Project’s stormwater drainage
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system improvements. Therefore, impacts associated with the construction or expansion
of storm drain facilities would be less than significant.
d) Would the project have sufficient water supplies available to serve the project from
existing entitlements and resources, or are new or expanded entitlements needed?
Less-Than-Significant Impact. As addressed in Section 3.18(b), because the City’s water
demands can be met under multiple dry years, and because supply would meet projected
demand due to diversified supply and conservation measures, the Proposed Project’s
water demands would be served by the City’s projected current and future supplies,
especially since the Proposed Project would use a relatively nominal percentage of the
projected supplies available to the City moving forward. Therefore, impacts associated
with water supplies would be less than significant.
e) Would the project result in a determination by the 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 provider’s existing commitments?
Less-Than-Significant Impact. As discussed in Section 3.18(a), the Proposed Project’s
generation of wastewater would represent only a nominal fraction of this current surplus
treatment capacity, and because OCSD Reclamation Plants No. 1 and 2 are required to
adhere to the treatment requirements specified in the NPDES permits issued by the
RWQCB, wastewater produced by the Proposed Project would comply with the treatment
requirements of the RWQCB. In addition, the Proposed Project would generate the same
types of municipal wastewater that are currently generated throughout the City. The
Proposed Project would not include industrial uses or activities that would require unique
wastewater treatment processes. Therefore, impacts associated with wastewater treatment
capacities would be less than significant.
f) Would the project be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
Less-Than-Significant Impact. Solid waste generated in the City is hauled by the City’s
franchised hauler to material recovery facilities located in the City, with the remaining
waste taken primarily to the Olinda Alpha Landfill near the City of Brea. Refuse is also
taken to the Frank R. Bowerman Landfill near the City of Irvine and the Prima Deshecha
Landfill near the City of San Juan Capistrano. To ensure that the maximum permitted
daily tonnage at a particular landfill is not exceeded, trash trucks may need to transport
material to one or the other.
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The California Department of Resources Recycling and Recovery publishes solid waste
generation rates based on land use types. According to the California Department of
Resources Recycling and Recovery, single-family residential uses can generate solid
waste at a rate of approximately 11.4 pounds per dwelling unit per day (CalRecycle
2016). Based on these generation rates, the Proposed Project’s 39 residential units could
generate solid waste at a rate of approximately 445 pounds per day.4
In addition, prior to the operation of the Proposed Project, the existing office,
commercial, and restaurant buildings on the Project Site, totaling 102,432 square feet,
would be demolished, as would the existing parking lot areas. The demolished asphalt
would be ground and reused as base underlying the Project Site, and the remainder of the
demolition debris would be transported to recycling and landfill facilities.
Olinda Alpha Landfill has a permitted maximum daily throughput of 8,000 tons
(CalRecycle 2017a), the Frank R. Bowerman Landfill has a permitted maximum daily
throughput of 11,500 tons (CalRecycle 2017b), and the Prima Deshecha Landfill has a
permitted maximum daily throughput of 4,000 tons (CalRecycle 2017c). As such, even
when considering the impending closure of the Olinda Alpha Landfill in or around 2021,
solid waste generated by the Proposed Project would represent a nominal percentage of
the collective maximum daily throughput permitted for the local landfills. Therefore,
impacts associated with solid waste disposal would be less than significant.
g) Would the project comply with federal, state, and local statutes and regulations related
to solid waste?
Less-Than-Significant Impact. Under AB 939, the Integrated Waste Management Act of
1989, the City is required to develop source reduction, reuse, recycling, and composting
programs to reduce the amount of solid waste entering landfills. Local jurisdictions are
mandated to divert at least 50% of their solid waste generation into recycling. The
Proposed Project would be required to submit plans for the Proposed Project to the Public
Works Department, Streets and Sanitation Division, for review and approval to ensure
that the plans comply with AB 939, as well as the Orange County and City of Anaheim
Integrated Waste Management Plans as administered by the City of Anaheim.
4 This estimate does not account for diversion of recyclables from the solid waste stream, and thus, should be
considered a conservative projection.
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In addition, the state has set an ambitious goal of 75% recycling, composting, and source
reduction of solid waste by 2020. To help reach this goal, the state has adopted AB 341
and AB 1826. AB 341 is a mandatory commercial recycling bill, and AB 1826 is
mandatory organic recycling. Waste generated by the Proposed Project would enter the
City’s waste stream but would not adversely affect the City’s ability to meet AB 939, AB
341, or AB 1826, since the Proposed Project’s waste generation would represent a
nominal percentage of the waste created within the City. Therefore, impacts associated
with solid waste disposal regulations would be less than significant.
3.19 Mandatory Findings of Significance
Potentially
Significant
Impact
Less Than
Significant
with
Mitigation
Incorporated
Less-Than-
Significant
Impact No Impact
XIV. MANDATORY FINDINGS OF SIGNIFICANCE
a) Does the project have the potential 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?
b) Does the project have impacts that 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 projects, and the effects of
probable future projects)?
c) Does the project have environmental effects
which will cause substantial adverse effects
on human beings, either directly or indirectly?
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a) Does the project have the potential 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?
Less-Than-Significant Impact With Mitigation Incorporated. As discussed in Section
3.4, Biological Resources; Section 3.5, Cultural Resources; and Section 3.17, Tribal
Cultural Resources, with the incorporation of mitigation to minimize potential impacts
related to nesting birds and tribal cultural resources, the Proposed Project would not
result in impacts to biological, cultural, or tribal cultural resources. Therefore, the
Proposed Project would not 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.
b) Does the project have impacts that 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 projects, and the effects of probable future projects)?
Less-Than-Significant Impact With Mitigation Incorporated. As addressed throughout this
IS/MND, the Proposed Project would have no impact, a less-than-significant impact, or a less-
than-significant impact with mitigation incorporated with respect to all environmental impact
areas. Cumulative impacts of several resource areas have already been addressed in several
individual resource sections, including Section 3.3, Air Quality; Section 3.7, Greenhouse Gas
Emissions; Section 3.12, Noise; and Section 3.16, Transportation and Traffic. CalEEMod was
used to assess the air quality and GHG emissions impacts resulting from the Proposed Project,
concluding less-than-significant impacts. Noise and traffic assessments conducted as part of
this IS/MND considered cumulative increases in traffic and concluded that cumulative impacts
would be less than significant. Some of the other resource areas (i.e., Section 3.1, Aesthetics;
Section 3.2, Agricultural and Forestry Resources; Section 3.9, Hydrology and Water Quality;
Section 3.10, Land Use and Planning; Section 3.11, Mineral Resources; Section 3.13,
Population and Housing; Section 3.14, Public Services; Section 3.15, Recreation; and Section
3.18, Utilities and Services Systems) were determined to have a less-than-significant or no
impact compared to existing conditions, and thus, the Proposed Project would not contribute to
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cumulative impacts related to these environmental topics. Other issues areas (i.e., Section 3.5,
Cultural Resources; Section 3.6, Geology and Soils; Section 3.8, Hazards and Hazardous
Materials, and Section 3.17, Tribal Cultural Resources) are by their nature site-specific, and
impacts at one location do not add to impacts at other locations or create additive impacts.
For all resource areas analyzed, with the incorporation of feasible mitigation measures
identified within this IS/MND, the Proposed Project’s individual-level impacts would be
reduced to less-than-significant levels, which would, in turn, reduce the potential for these
impacts to be considered part of any possible cumulative impact. Therefore, the Proposed
Project would not result in individually limited but cumulatively considerable impacts.
c) Does the project have environmental effects which will cause substantial adverse
effects on human beings, either directly or indirectly?
Less-Than-Significant Impact With Mitigation Incorporated. As evaluated throughout this
document, with incorporation of mitigation, environmental impacts associated with Proposed
Project would be reduced to less-than-significant levels. Thus, the Proposed Project would
not directly or indirectly cause substantial adverse effects on human beings.
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4 REFERENCES AND PREPARERS
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SCAQMD (South Coast Air Quality Management District). 1976. Rule 402: Nuisance. Accessed
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source/planning/air-quality-guidance/complete-guidance-document.pdf.
SCAQMD. 2005b. Rule 403: Fugitive Dust. Accessed May 2017. http://www.aqmd.gov/
docs/default-source/rule-book/rule-iv/rule-403.pdf
SCAQMD. 2008. Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG)
Significance Threshold. October 2008. http://www.aqmd.gov/docs/default-
source/ceqa/handbook/greenhouse-gases-(ghg)-ceqa-significance-thresholds/year-2008-
2009/ghg-meeting-6/ghg-meeting-6-guidance-document-discussion.pdf?sfvrsn=2.
SCAQMD. 2016. “Retail Gasoline Dispensing Facilities.” Station search function. Accessed
2016. http://www.aqmd.gov/home/regulations/compliance/toxic-hot-spots-ab-2588/iws-
facilities/iws-gas-station.
SCAQMD. 2017. Draft Final 2076 Air Quality Management Plan. March 23, 2017. Accessed
May 2017. http://www.aqmd.gov/home/library/clean-air-plans/air-quality-mgt-plan/
final-draft-2016-aqmp.
USDA (U.S. Department of Agriculture). 2016. Web Soil Survey. USDA Natural Resources
Conservation Service, Soil Survey Staff. Last modified August 10, 2016. Accessed May
2017. https://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm.
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
238 October 2017
4.2 List of Preparers
Collin Ramsey, Project Manager
Sabrina Alonso, Environmental Planner
Katie Wilson, Air Quality Specialist
Jonathan Leech, Noise Specialist
Rachel Strobridge, GIS
Lindsey Messner, Technical Editor
Devin Brookhart, Publications Specialist Lead
Taylor Eaton, Publications Specialist
David Mueller, Publications Specialist
Planning Services Division, Planning and Building Department, City of Anaheim
Susan Kim, Principal Planner
Christine Saunders, Associate Planner
Amy Vazquez, Contract Planner
Wayne Carvalho, Contract Planner
Development Services Division, Public Works Department, City of Anaheim
Mike Eskander, Principal Civil Engineer
Rafael Cobian, Principal Traffic Engineer
Community Services Department, Library Automation/Collection Support Division,
City of Anaheim
Thomas Edelblute, Senior Library Services Manager
RESPONSE TO COMMENTS/ERRATA
INITIAL STUDY/MITIGATED
NEGATIVE DECLARATION
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
Prepared for:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
Contact: Christine Saunders, Associate Planner
Prepared by:
27372 Calle Arroyo
San Juan Capistrano, California 92675
Contact: Collin Ramsey, Project Manager
NOVEMBER 2017
ATTACHMENT NO. 8
Printed on 30% post-consumer recycled material.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
i November 2017
TABLE OF CONTENTS
Section Page No.
ACRONYMS AND ABBREVIATIONS ................................................................................... III
1 INTRODUCTION..............................................................................................................1
2 RESPONSE TO COMMENTS .........................................................................................3
3 ERRATA ...........................................................................................................................11
4 REFERENCES .................................................................................................................13
TABLE
1 Comment Letter Summary ...................................................................................................1
APPENDIX
A Comment Letters
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
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Initial Study/Mitigated Negative Declaration
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(Development Project No. 2016-00042)
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ACRONYMS AND ABBREVIATIONS
Acronym/Abbreviation Definition
CARB California Air Resources Board
CEQA California Environmental Quality Act
HRA health risk assessment
IS/MND Initial Study/Mitigated Negative Declaration
OCSD Orange County Sanitation District
SCAQMD South Coast Air Quality Management District
SoCalGas Southern California Gas Company
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
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Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
1 November 2017
1 INTRODUCTION
An Initial Study/Mitigated Negative Declaration (IS/MND) was prepared for the proposed
Euclid and Broadway Residential Project (Proposed Project) and made available for public
comment for a 20-day public review period from October 5, 2017, through October 24, 2017. In
accordance with the California Environmental Quality Act (CEQA) Guidelines, Section
15074(b) (14 CCR 15074(b)), before approving the Proposed Project, the City of Anaheim
(City), as the lead agency under CEQA, will consider the MND with any comments received
during this public review period. Specifically, Section 15074(b) of the CEQA Guidelines (14
CCR 15074(b)) states the following:
Prior to approving a project, the decision-making body of the lead agency shall
consider the proposed negative declaration or mitigated negative declaration
together with any comments received during the public review process. The
decision-making body shall adopt the proposed negative declaration or mitigated
negative declaration only if it finds on the basis of the whole record before it
(including the initial study and any comments received), that there is no
substantial evidence that the project will have a significant effect on the
environment and that the negative declaration or mitigated negative declaration
reflects the lead agency’s independent judgment and analysis.
The agencies and individuals that provided substantive written comments on the environmental
issues addressed within the IS/MND are listed in Table 1. Although CEQA (California Public
Resources Code, Section 21000 et seq.) and the CEQA Guidelines (14 CCR 15000 et seq.) do
not explicitly require a lead agency to provide written responses to comments received on a
proposed IS/MND, the lead agency may do so voluntarily. Individual comments within each
communication are numbered so comments can be cross-referenced with responses. Comment
letters received during the public review period are included in Appendix A.
Table 1
Comment Letter Summary
Letter Number Commenter Date
1 Darryl Taylor, Director, Facility Planning, District
Construction, and Support Services, Rancho
Santiago Community College District
October 9, 2017
2 Jamie K. Smith, Assistant Planner, City of Yorba
Linda
October 12, 2017
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
2 November 2017
Table 1
Comment Letter Summary
Letter Number Commenter Date
3 Lijin Sun, JD, Program Supervisor, CEQA IGR,
Planning, Rule Development, and Area Sources,
South Coast Air Quality Management District
October 18,2017
4 Patricia Martz, PhD, President, California Cultural
Resource Preservation Alliance Inc.
October 19, 2017
5 Justin Equina, Associate Planner, Planning
Department, City of Irvine
October 23, 2017
6 Ann Crafton, Principal Staff Analyst, Planning,
Orange County Sanitation District
October 23, 2017
7 James Chuang, Senior Environmental Specialist,
Southern California Gas Company
October 24, 2017
Responses to comments are made in the following text to further supplement, clarify, or expand upon
information already presented in the IS/MND. These responses do not change the significance
determinations made or the severity of potential environmental impacts evaluated in the IS/MND.
Section 15073.5(c)(4) of the CEQA Guidelines (14 CCR 15073.5(c)(4)) permits the inclusion of new
information within an MND if the additional information “merely clarifies, amplifies, or makes
insignificant modifications to the negative declaration.”
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
3 November 2017
2 RESPONSE TO COMMENTS
Comment Letter 1: Darryl Taylor, Director, Facility Planning, District Construction, and
Support Services, Rancho Santiago Community College District
Comment 1-1
Comment
The comment states that Rancho Santiago Community College District reviewed the IS/MND
and has no comment.
Response
The City appreciates Rancho Santiago Community College District’s review of the IS/MND.
Comment 1-2
Comment
The comment states that Rancho Santiago Community College District wants to be notified on
subsequent development steps associated with the Proposed Project, including upcoming
planning and environmental notices and approvals.
Response
The City will ensure that Rancho Santiago Community College District remains on the
notification list for the Proposed Project and will send future notices to the contact and address
provided in the comment letter.
Comment Letter 2: Jamie K. Smith, Assistant Planner, City of Yorba Linda
Comment 2-1
Comment
The comment states that the City of Yorba Linda reviewed the IS/MND and has no comment.
Response
The City appreciates the City of Yorba Linda’s review of the IS/MND.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
4 November 2017
Comment Letter 3: Lijin Sun, JD, Program Supervisor, CEQA IGR, Planning, Rule
Development, and Area Sources, South Coast Air Quality
Management District
Comment 3-1
Comment
The comment states the following:
In the Air Quality analysis, the Lead Agency found that the Proposed Project’s
construction and operational air quality impacts would be less than significant.
But, the Lead Agency did not conduct a health risk assessment (HRA). The
Proposed Project will be sited next to two gasoline dispensing stations. Residents
at the condominium units would be exposed to benzene, ethylbenzene, and
naphthalene, and all of which are known human carcinogens. To disclose the
potential health risks from exposures to those human carcinogens, SCAQMD
[South Coast Air Quality Management District] staff recommends conducting
a[n] HRA in the Final MND.
Response
When determining whether or not an HRA was required for the Proposed Project, the City relied
on the guidance in the California Air Resources Board’s (CARB) Air Quality and Land Use
Handbook: A Community Health Perspective (CARB 2005). This document recommends that
lead agencies avoid siting residences within 300 feet of a large gas station (defined as a facility
with a throughput of 3.6 million gallons per year or greater) or 50 feet for a typical gas station.
Based on the small size (four fueling islands) of the adjacent Mobile gas station located on the
southeastern corner of Euclid Street and Broadway and the 76 gas station found on the
northeastern corner of the same intersection, these gas stations are considered to be “typical gas
stations” (i.e., a facility with a throughput of less than 3.6 million gallons per year). Thus,
pursuant to CARB’s guidance, the Proposed Project should be sited 50 feet or more from these
nearby gas stations’ emission sources (i.e., the fueling islands/pumps).
The distance between the Proposed Project’s property boundaries and the closest fueling canopy
at the Mobile gas station would be 50 feet, with a greater distance between the property
boundaries and the nearest fueling island (approximately 65 feet). Regarding the 76 gas station,
the closest property boundary would be located more than 175 feet away from the fueling
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
5 November 2017
canopy. Therefore, the Proposed Project complies with CARB’s guidance. It should also be
noted the CARB’s guidance is advisory and not regulatory; however, the City strives to comply
with this guidance, as discussed herein.
Case law (California Building Industry Association v. Bay Area Air Quality Management
District 2015) found that agencies subject to CEQA generally are not required to analyze the
impact of existing environmental conditions on a project’s future residents or users (i.e., “CEQA-
in-reverse”) but need to focus on the impacts of the project’s effects on the environment. Since
the nearby gas stations are already part of the existing environment, the City is not required to
evaluate their potential impacts on the Proposed Project.
It should be noted that there are exceptions to the court’s decision. For instance, when a project has
potentially significant exacerbating effects on existing environmental hazards, those impacts are
properly within the scope of CEQA because they can be viewed as impacts of the project on
existing conditions rather than impacts of the environment on the project. The court concluded that
it is proper under CEQA to undertake an analysis of the dispersal of existing contaminants because
such an analysis would be focused on how the project “would worsen existing conditions
(California Building Industry Association v. Bay Area Air Quality Management District 2015). In
addition, there are also limited statutory exceptions to the rule. The court found that the limited
number of express CEQA provisions that require analysis of the impacts of the existing
environment on a project, such as impacts associated with school siting and airports, should be
viewed as specific statutory exceptions to the general rule that such impacts are not properly within
CEQA’s scope (California Building Industry Association v. Bay Area Air Quality Management
District 2015). However, none of these provisions apply to the Proposed Project because it would
not exacerbate emissions produced at the nearby gas station, and the proposed residential land use
identified by the court as an exemption to their finding would not either.
Operation of the nearby gas stations is permitted by SCAQMD, and fuel-related emissions are
regulated by SCAQMD Rule 461. Gasoline-dispensing facilities are required to use Phases I/II
enhanced vapor recovery systems. Phase II enhanced vapor recovery systems have an average
efficiency of 95.1%, and Phase I enhanced vapor recovery systems have an average efficiency of
98% (CARB 2013). Thus, the potential for fugitive volatile organic compounds or toxic air
contaminant emissions from the nearby gasoline pumps is negligible. As such, the fueling pumps
would not be a significant source of toxic area contaminants, and receptors located on the Project
Site (as close as approximately 65 feet from the existing fueling pumps) would not be exposed to
toxic sources of air pollution.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
6 November 2017
Comment 3-2
Comment
The comment states the following:
The Lead Agency included a discussion on CARB’s Air Quality and Land Use
Handbook recommendation and the cancer risk associated with the Mobil gasoline
station that is located at 1680 West Broadway. However, the cancer risk cited for
the Mobile gasoline station is for the residential community 50 meters east of the
gasoline station and not the Proposed Project, which will be sited immediately
adjacent to the Mobile gasoline station. Additionally, the Air Quality analysis did
not include a discussion on the potential cumulative health impacts from the second
gas station that is located at 260 Euclid Street. Therefore, SCAQMD staff
recommends that the Lead Agency disclose the potential health risks from both
gasoline dispensing stations in the HRA. Guidance for performing a gasoline
dispensing station health risk assessment is available at SCAQMD website.
Response
A response to the SCAQMD’s comment on the potential health risk impacts related to both
nearby gas stations, as well as their comment on the necessity for an HRA, is provided in the
response to Comment 3-1.
Comment 3-3
Comment
The comment states the following:
Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed
Project, the Lead Agency shall consider the MND for adoption together with any
comments received during the public review process. SCAQMD staff is available
to work with the Lead Agency to address any air quality questions that may arise
from this comment letter. Please contact Jack Cheng, Air Quality Specialist,
CEQA IGR Section, at (909) 396-2448, if you have any questions.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
7 November 2017
Response
The City’s responses to agency and public comments received during the IS/MND’s public
review period are provided in this Response to Comments/Errata. All written comments received
have been adequately responded to in accordance with CEQA Guidelines, Section 15074.
Comment Letter 4: Patricia Martz, PhD, President, California Cultural Resource
Preservation Alliance Inc.
Comment 4-1
Comment
The comment states that California Cultural Resource Preservation Alliance concurs with the
IS/MND’s conclusion that the Proposed Project has a low potential to impact buried prehistoric
archaeological resources. The comment continues by stating that, since the Project Site was
previously developed prior to the passage of CEQA, cultural resources surveys would not have
been conducted at the time of development. The comment concludes by stating that provisions,
including compliance with California Public Resources Code, Section 5097.98, for the treatment
of archaeological resources, if they are discovered on the Project Site during construction
activities, should be included in the IS/MND.
Response
As stated in the IS/MND, based on the negative results of the South Central Coastal Information
Center records search, Native American Heritage Commission Sacred Lands File search, and
reconnaissance-level survey, there is a low potential for buried, unrecorded cultural resources to
be encountered during construction activities. However, based on feedback from a representative
of the Gabrieleño Band of Mission Indians during the tribal notification and consultation process
for the Proposed Project, and because a cultural resources evaluation was likely not conducted
when the Project Site was originally developed several decades ago, the possibility exists, albeit
slight, that tribal cultural resources of significance could be encountered during subsurface
ground-disturbing activities. As such, in an abundance of caution, tribal cultural resources
monitoring would be required as specified in Mitigation Measure MM-CUL-1. Among other
requirements, Mitigation Measure MM-CUL-1 mandates that, during subsurface ground-
disturbing construction activities, the property owner/developer shall retain a qualified Native
American tribal representative of the Gabrieleño Band of Mission Indians, Kizh Nation. Pursuant
to Mitigation Measure MM-CUL-1, if tribal cultural resources are encountered during ground-
disturbing activities, and if the discovery proves to be potentially significant under CEQA as
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
8 November 2017
determined by the tribal representative, additional measures, such as data recovery excavation,
avoidance of the area of the find, documentation, testing, data recovery, reburial, archival review
and/or transfer to the appropriate museum or educational institution, or other appropriate actions ,
may be warranted.
Comment Letter 5: Justin Equina, Associate Planner, Planning Department, City of Irvine
Comment 5-1
Comment
The comment states that the City of Irvine reviewed the IS/MND and has no comment.
Response
The City appreciates the City of Irvine’s review of the IS/MND.
Comment Letter 6: Ann Crafton, Principal Staff Analyst, Planning, Orange County
Sanitation District
Comment 6-1
Comment
The comment states that the Orange County Sanitation District (OCSD) concludes that there
would be no significant impact due to increased hydraulic demand as a result of the Proposed
Project. The comment continues that, while the IS/MND found that the nearest local City sewer
at South Euclid Street is too shallow and hydraulically deficient to service the Proposed Project
and that the Proposed Project will connect to the nearby OCSD sewer, a direct connection will
not be permitted by the Proposed Project to the OCSD trunk sewer because OCSD is a regional
sewer service provider and only permits direct connections to cities and other local sewer
agencies. The comment concludes by stating that KB Home Coastal Inc. (Applicant) should
consult the City to locate another connection point to the City’s sewer system.
Response
In an email dated December 29, 2016, and appended to the Sewer Study (see Appendix F of the
IS/MND), a representative of the Applicant (Surender Dewan of DMS Consultants) was told by
an engineer from OCSD (Rudy Davila in the OCSD Planning Division) that OCSD is agreeable
to a private sewer lateral connecting to the City’s sewer system and then to OCSD’s sewer
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
9 November 2017
system. Specifically, Mr. Davila stated that a “stub out” was previously constructed adjacent to
the Project Site and is currently unused. Mr. Davila stated that, if the Applicant can verify that
this stub out still exists, OCSD is agreeable to a new connection to this facility as long as the
City’s nearby, existing flows also discharge through the connection.
The IS/MND inadvertently implied that the Proposed Project would connect directly to the
OCSD sewer system. More accurately, the Proposed Project would connect to a private sewer
lateral connecting to the City’s sewer system, and then subsequently connect to OCSD’s sewer
system. This clarification has been made to the IS/MND as reflected in Section 3, Errata, of this
Response to Comments/Errata. Ultimately, this clarification does not change the IS/MND’s
conclusion that the OCSD interceptor sewer line has been found to have the capacity to
adequately handle the Proposed Project’s sanitary sewer needs; therefore, there would be no
change in circumstances or significance as a result of this clarifying information being added to
the IS/MND.
Comment Letter 7: James Chuang, Senior Environmental Specialist, Southern California
Gas Company
Comment 7-1
Comment
That comment states that the Southern California Gas Company (SoCalGas) has a 3-inch,
medium-pressure distribution pipeline underneath the westbound lanes along West Broadway
north of the Project Site, as well as several medium-pressure service pipelines that enter the
Project Site from West Broadway and Euclid Street at the western boundary of the Project Site.
Response
The comment is acknowledged and will be forwarded to the Applicant to acknowledge and take
into account during the final design and excavation phases and to implement prior to the start of
excavation activities.
Although the Proposed Project would likely have to connect to and/or extend farther onto the
Project Site, no relocations or other activities are required for these existing distribution and
service natural gas pipelines as a result of the Proposed Project.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
10 November 2017
Comment 7-2
Comment
The comments states that SoCalGas recommends that the project proponent call Underground
Service Alert at 811 at least 2 business days prior to performing any excavation work for the
Proposed Project. Underground Service Alert will coordinate with SoCalGas and other utility
owners in the area to mark the locations of buried utility-owned lines.
Response
The comment is acknowledged and will be forwarded to the Applicant to implement prior to the
start of excavation activities.
Comment 7-3
Comment
The comments states that, if it is determined that the Proposed Project may require SoCalGas to
abandon and/or relocate or otherwise modify any portion of its existing natural gas lines,
SoCalGas respectfully requests that the County and/or the project proponent coordinate with
SoCalGas by calling 877.238.0092 for residential to follow up on this matter.
Response
The comment is acknowledged and will be forwarded to the Applicant to implement prior to the
start of construction activities.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
11 November 2017
3 ERRATA
The following provides minor revisions, corrections, and additions to the IS/MND. The
corrections and additions are organized by section and page number of the IS/MND. New text
additions are shown in underline format, and deletions are shown in strikeout format.
Section 2.3 – Proposed Project
Page 21
The “Sewer System” subsection of the Project Description has been updated as follows to clarify
that the Proposed Project would connect to a private sewer lateral connecting to the City’s sewer
system, and then subsequently connect to OCSD’s sewer system:
Sewer System
An existing 10-inch-diameter City sewer line is located within West Broadway,
and an existing 8-inch-diameter City sewer line is located within South Euclid
Street. An existing 48-inch-diameter OCSD interceptor sewer line is also located
within South Euclid Street (Appendix F, Hydrology and Hydraulics Study,
Preliminary Water Quality Management Plan, Sewer Study (DMS Consultants
Inc. 2016/2017)).
The City has indicated that the existing 8-inch-diameter South Euclid Street sewer
line is deficient and too shallow (i.e., less than 5 feet below grade). As a result,
the Proposed Project would reconstruct the City’s sewer line within South Euclid
Street, to which the Proposed Project’s sewer lateral would connect. In addition,
the City’s sewer line would connect to the 48-inch-diameter OCSD interceptor
sewer line, which has been found to have the capacity to adequately handle the
Proposed Project’s sanitary sewer needs (Appendix F, Hydrology and Hydraulics
Study, Preliminary Water Quality Management Plan, Sewer Stu dy (DMS
Consultants Inc. 2016/2017)).
Section 3 – Initial Study Checklist
Page 24
The “Other public agencies whose approval is required (e.g., permits, financing approval, or
participation agreement)” subsection of the Section 3, Initial Study Checklist, has been updated
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
12 November 2017
as follows to clarify that the Proposed Project would connect to a private sewer lateral
connecting to the City’s sewer system, and then subsequently connect to OCSD’s sewer system:
10. Other public agencies whose approval is required (e.g., permits, financing
approval, or participation agreement):
OCSD: Approval for the Proposed Project to connect through a
reconstructed City sewer line to the existing 48-inch-diameter OCSD
interceptor sewer line located within South Euclid Street.
Section 3.6 – Geology and Soils
Page 71
Section 3.6(e) has been updated as follows to clarify that the Proposed Project would connect to
a private sewer lateral connecting to the City’s sewer system, and then subsequently connect to
OCSD’s sewer system:
e) Would the project have soils incapable of adequately supporting the use of
septic tanks or alternative waste water disposal systems where sewers are not
available for the disposal of waste water?
No Impact. The Proposed Project would connect through a reconstructed City
sewer line to the existing OCSD sewer system that currently serves the Project
Site. As such, the Proposed Project would not require a septic or alternative
wastewater disposal system. Therefore, no impacts associated with the ability
of soils to support septic tanks would occur.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
9289.0002
13 November 2017
4 REFERENCES
14 CCR 15000–15387 and Appendices A–L. Guidelines for Implementation of the California
Environmental Quality Act, as amended.
California Building Industry Association v. Bay Area Air Quality Management District, 62
Cal.App.4th 369; no. S213478.
CARB (California Air Resources Board). 2005. Air Quality and Land Use Handbook: A
Community Health Perspective. Accessed November 2017. http://www.arb.ca.gov/
ch/landuse.htm.
CARB. 2013. Revised Emission Factors for Gasoline Marketing Operations at California
Gasoline Dispensing Facilities. December 23, 2013. Accessed May 2017.
https://www.arb.ca.gov/vapor/gdf-emisfactor/gdf%20umbrella%20document%20-
%2020%20nov%202013.pdf.
Response to Comments/Errata
Initial Study/Mitigated Negative Declaration
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
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14 November 2017
INTENTIONALLY LEFT BLANK
APPENDIX A
Comment Letters
Comment Letter 1
1-1
1-2
1
Wayne Carvalho
From:Jamie Smith <JSmith@yorba-linda.org>
Sent:Thursday, October 12, 2017 8:06 AM
To:Wayne Carvalho
Cc:David Brantley
Subject:IS/MND- Euclid and Broadway Residential Project
Mr. Carvalho,
The City of Yorba Linda has reviewed the above noted IS/MND and has no comments.
Best regards,
Jamie K. Smith
Assistant Planner
City of Yorba Linda
4845 Casa Loma Avenue
Yorba Linda, CA 92886
Phone (714) 961-7130
jsmith@yorba-linda.org
#YorbaLinda50
Comment Letter 2
2-1
SENT VIA E-MAIL AND USPS: October 18, 2017
wcarvalho@anaheim.net
Wayne Carvalho, Contract Planner
City of Anaheim – Planning Department
200 South Anaheim Boulevard, Suite 162
Anaheim, CA 92805
Mitigated Negative Declaration (MND) for the Proposed
Euclid and Broadway Residential Project
The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity
to comment on the above-mentioned document. The following comments are meant as guidance
for the Lead Agency and should be incorporated into the Final MND.
SCAQMD Staff’s Summary of Project Description
The Lead Agency proposes to demolish 102,432 square feet of existing commercial structures
and construct 39 condominium units totaling 87,529 square feet on 2.35 acres (Proposed
Project). The Proposed Project is bounded by two gasoline stations to the northwest, residential
uses to the east and west, and commercial uses to the south.
SCAQMD Staff’s Summary of Air Quality Analysis and Comments
In the Air Quality analysis, the Lead Agency found that the Proposed Project’s construction and
operational air quality impacts would be less than significant. But, the Lead Agency did not
conduct a health risk assessment (HRA). The Proposed Project will be sited next to two gasoline
dispensing stations. Residents at the condominium units would be exposed to benzene,
ethylbenzene, and naphthalene, and all of which are known human carcinogens. To disclose the
potential health risks from exposures to those human carcinogens, SCAQMD staff recommends
conducting a HRA in the Final MND1.
The Lead Agency included a discussion on CARB’s Air Quality and Land Use Handbook
recommendation and the cancer risk associated with the Mobil gasoline station that is located at
1680 West Broadway. However, the cancer risk cited for the Mobile gasoline station2 is for the
residential community 50 meters east of the gasoline station and not the Proposed Project, which
will be sited immediately adjacent to the Mobile gasoline station. Additionally, the Air Quality
analysis did not include a discussion on the potential cumulative health impacts from the second
gas station that is located at 260 Euclid Street. Therefore, SCAQMD staff recommends that the
Lead Agency disclose the potential health risks from both gasoline dispensing stations in the
HRA. Guidance for performing a gasoline dispensing station health risk assessment is available
at SCAQMD website3.
1 SCAQMD has developed the CEQA significance threshold of 10 in one million for cancer risk. When SCAQMD acts as the
Lead Agency, SCAQMD staff conducts a HRA, compares the maximum cancer risk to the threshold of 10 in one million to
determine the level of significance for health risk impacts, and identifies mitigation measures if the risk is found to be significant.
2 Initial Study/Mitigated Negative Declaration. Page 50.
3 South Coast Air Quality Management District. Risk Assessment Procedures – Appendix X. http://www.aqmd.gov/docs/default-
source/planning/risk-assessment/riskassprocjune15.pdf
Comment Letter 3
3-1
3-2
Wayne Carvalho 2 October 18, 2017
Pursuant to CEQA Guidelines Section 15074, prior to approving the Proposed Project, the Lead
Agency shall consider the MND for adoption together with any comments received during the
public review process. SCAQMD staff is available to work with the Lead Agency to address any
air quality questions that may arise from this comment letter. Please contact Jack Cheng, Air
Quality Specialist, CEQA IGR Section, at (909) 396-2448, if you have any questions.
Sincerely,
Lijin Sun, J.D.
Program Supervisor, CEQA IGR
Planning, Rule Development & Area Sources
LS:JC
ORC171004-02
Control Number
3-3
CCRPA California Cultural Resource Preservation Alliance, Inc.
P.O. Box 54132 An alliance of American Indian and scientific communities working for
Irvine, CA 92619-4132 the preservation of archaeological sites and other cultural resources.
October 19, 2017
Mr. Wayne Carvahlo, Contract Planner
City of Anaheim Planning Department
200 South Anaheim Blvd., Suite 276
Anaheim, CA 92805
Re: Euclid and Broadway Residential Project Development Project No. 2016-00042
Dear Mr. Carvahlo:
Thank you for the opportunity to review the Mitigated Negative Declaration for the above-mentioned
project. We concur with the determination that the proposed project has a very low potential for the
presence of buried prehistoric archaeological resources. However, many of the buildings were constructed
prior to the passage of CEQA and therefore, cultural resource surveys would not have been conducted.
We recommend that the Mitigated Negative Declaration include provisions for the treatment of
archaeological resources should they be discovered during construction. This should include compliance
with Public Resources Code Section 5097.98 in the event that human remains are discovered.
Your consideration of this recommendation is greatly appreciated.
Sincerely,
Patricia Martz, Ph.D.
President
Comment Letter 4
4-1
Comment Letter 5
5-1
6-1
Comment Letter 6
James Chuang
Senior Environmental Specialist
Southern California Gas Company
Sempra Energy utilities
GT17E2
555 Fifth Street
Los Angeles, Ca. 90013
Tel: 213-244-5817
Fax: 323 518 2324
10/24/2017
Mr. Wayne Carvalho
Contract Planner
City of Anaheim Planning Department
200 South Anaheim Boulevard
Anaheim, CA 92805
Re: Euclid and Broadway Residential Project
Dear Mr. Carvalho:
Southern California Gas Company (SoCalGas) appreciates the opportunity to review and respond to the Draft Initial
Study/Mitigated Negative Declaration (IS/MND) for the Euclid and Broadway Residential Project. SoCalGas
understands that the proposed project would involve demolition of 102,432 square feet of existing office,
commercial, and restaurant buildings and parking lot areas on a 2.35-acre site to construct a 39-unit apartment
complex of attached and detached condominiums with associated landscaping and 130 parking spaces. We
respectfully request that the following comments be incorporated in the Final IS/MND.
SoCalGas has a 3-inch medium pressure distribution pipeline underneath the westbound lanes along West
Broadway north of the project site as well as several medium pressure service pipelines that enter the
project site from West Broadway and from Euclid Street at the western boundary of the project site.
SoCalGas recommends that the project proponent call Underground Service Alert at 811 at least two
business days prior to performing any excavation work for the proposed project. Underground Service
Alert will coordinate with SoCalGas and other Utility owners in the area to mark the locations of buried
utility-owned lines.
Should it be determined that the proposed project may require SoCalGas to abandon and/or relocate or
otherwise modify any portion of its existing natural gas lines, SoCalGas respectfully requests that the
County and/or the project proponent coordinate with us by calling (877) 238-0092 for Residential to
follow-up on this matter.
Once again, we appreciate the opportunity to comment on the Draft IS/MND. If you have any questions, please feel
free to contact SoCalGas Environmental Review at Envreview@semprautilities.com or (213) 244-5817.
Sincerely,
James Chuang
Senior Environmental Specialist
Southern California Gas Company
Cc/Jennifer Pezda, SoCalGas
Comment Letter 7
7-1
7-2
7-3
MITIGATION MONITORING AND
REPORTING PROGRAM NO. 348
INITIAL STUDY/MITIGATED NEGATIVE
DECLARATION
Euclid and Broadway Residential Project
(Development Project No. 2016-00042)
Prepared for:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
Contact: Christine Saunders, Associate Planner
Prepared by:
27372 Calle Arroyo
San Juan Capistrano, California 92675
Contact: Collin Ramsey, Project Manager
NOVEMBER 2017
ATTACHMENT NO. 9
Printed on 30% post-consumer recycled material.
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
i November 2017
TABLE OF CONTENTS
Section Page No.
1 INTRODUCTION..............................................................................................................1
2 MITIGATION MONITORING AND REPORTING PROGRAM CHECKLIST .....3
TABLE
1 Mitigation Monitoring and Reporting Program Checklist .................................................. 3
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
ii November 2017
INTENTIONALLY LEFT BLANK
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
1 November 2017
1 INTRODUCTION
The California Environmental Quality Act (CEQA) requires that a public agency adopting a
Mitigated Negative Declaration (MND) take affirmative steps to determine that approved
mitigation measures are implemented after project approval. The lead or responsible agency must
adopt a reporting and monitoring program for the mitigation measures incorporated into a project
or included as conditions of approval. The program must be designed to ensure compliance with
the MND during project implementation (California Public Resources Code, Section
21081.6(a)(1)).
This Mitigation Monitoring and Reporting Program (MMRP) will be used by the City of Anaheim
to ensure compliance with adopted mitigation measures identified in the MND for the proposed
Euclid and Broadway Residential Project (Proposed Project) when construction begins. The City
of Anaheim, as the lead agency, will be responsible for ensuring that all mitigation measures are
carried out. Implementation of the mitigation measures would reduce impacts to below a level of
significance for aesthetics, biological resources, hazards and hazardous materials, noise, and tribal
cultural resources.
The remainder of this MMRP consists of a table that identifies the mitigation measures by resource
for each project component. Table 1 identifies the mitigation monitoring and reporting
requirements, including the entity(s) responsible for verifying implementation of the mitigation
measure, timing of verification (prior to, during, or after construction), and responsible party.
Space is provided for sign-off following completion/implementation of the mitigation measure.
Along with the MND and related documents, this MMRP will be kept on file at the following
location:
City of Anaheim
Planning and Building Department, Planning Services Division
200 South Anaheim Boulevard
Anaheim, California 92805
Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
2 November 2017
INTENTIONALLY LEFT BLANK
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3
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9289.0002
5
November 2017
Ta
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6
November 2017
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8
9289.0002
7
November 2017
Ta
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1
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Euclid and Broadway Residential
(Development Project No. 2016-00042)
Mitigation Monitoring and Reporting Program No. 348
9289.0002
8 November 2017
INTENTIONALLY LEFT BLANK
ATTACHMENT NO. 10
267.30 FT
148.20 FT
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DN.BEDROOM 29'-10" x 10'-4"BEDROOM 310'-1" x 9'-11"BATH 25'-6" x 8'-5"W.I.C.M. BED16'-8" x 12'-0"21'-0"39'-10"M BATH5'-4" x 12'-9"LIN.10"
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PLAN 2a - THIRD FLOOR
4
'
8
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2
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ATTACHMENT NO. 12
200 S. Anaheim Blvd.
Suite #162
Anaheim, CA 92805
Tel: (714) 765-5139
Fax: (714) 765-5280
www.anaheim.net
City of Anaheim
PLANNING DEPARTMENT
There is no new correspondence
regarding this item.