PC Resolution-04-05-11-01PLANNING COMMISSION RESOLUTION NO. 04-5-1 1-1
MAMMOTH EQUITIES OFFICE PROJECT
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SAN
JUAN CAPISTRANO APPROVING THE MAMMOTH EQUITIES OFFICE
PROJECT (AC 03-09) AND ACCOMPANYING CDP AMENDMENT
WHEREAS, on November 4, 2003, James Goodman, on behalf of Mammoth
Equities LLC, has filed an application with the City of San Juan Capistrano for approval of
an office project totaling approximately 98,000 square feet of gross floor area on
approximately 11.5 acres located on Rancho Viejo Road south of Via Escolar, the legal
description being Assessors Parcel 650-01 1-32; and
WHEREAS, pursuant to the California Environmental Quality Act (CEQA) and the
CEQA Guidelines, the City’s planning staff completed an Initial Study for the above-
referenced project and determined that, although the proposed project could have a
significant effect on the environment, there will not be a significant effect in this case
because of the mitigation measures described in the Initial Study and included in the
project or as conditions of project approval. The planning staff has accordingly
recommended that the Planning Commission approve a Mitigated Negative Declaration
and that no environmental impact report be required; and
WHEREAS, on May 1 I , 2004, the Planning Commission of the City of San Juan
Capistrano conducted a duly-advertised public hearing regarding the proposed project and
considered evidence presented by the Design Review Committee, the Transportation
Commission, City staff, and other interested parties; and
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WHEREAS, zoning and development on the subject property is regulated by a
Comprehensive Development Plan (CDP) previously adopted pursuant to Section 9-3.31 5
of Title 9 of the City’s Municipal Code; and
WHEREAS, subsection 9-3.31 5(d) of the Municipal Code provides that an adopted
CDP may be amended as follows: “(A) If the Planning Commission determines that the
proposed amendment is consistent with the overall purpose and general design of the
original adopted CDP, the Planning Commission may approve the amendment by
resolution. The amended CDP shall then become the specific CDP associated with the PC
district designation on the Official Zoning Map.”; and
WHEREAS, the Planning Commission finds that the proposed Comprehensive
Development Plan amendment, attached hereto as “CDP-1 ”, is consistent with the overall
purpose and general design of the original adopted CDP; and
WHEREAS, the Planning Commission finds as follows with regard to Architectural
Control AC 03-09:
A. The proposed development is permitted within the subject zone pursuant to the
approval of an architectural control application in that it complies with all
B.
C.
D.
E.
applicable provisions of the Zoning Code and the Comprehensive Development
Plan (CDP) covering the property, the goals, objectives, and policies of the San
Juan Capistrano General Plan, and the purpose and intent of the “PC” zone in
which the development is being proposed.
The site is suitable for the type and intensity of development that is proposed in
that it complies with the type and intensity requirements of the General Plan and
CDP.
As conditioned, the proposed development will not be detrimental to the public
health, safety, or welfare, nor materially injurious to properties and
improvements in the vicinity in that the land use is consistent with the General
Plan and CDP and is harmonious with the existing and planned land uses on
surrounding properties.
As conditioned, the proposed development will not be unsightly or create
disharmony with its locale and surroundings in that the site, landscaping,
architectural, and other plans have been reviewed to ensure design quality and
consistency with applicable City ordinances and policies relating to design and
visual standards.
As conditioned, the proposed development will minimize or eliminate adverse
physical or visual effects which might otherwise result from unplanned or
inappropriate development, design or location in that the development is
consistent with the General Plan, Zoning Code, and CDP relating to land use,
development standards, and other applicable regulations and policies.
NOW THEREFORE BE IT RESOLVED, that
Section 1: Pursuant to CEQA Guidelines Section 15063, an Initial Study has
been prepared for this project. After reviewing the Initial Study, the
proposed Mitigated Negative Declaration, and all comments received
during the public review process, the Planning Commission hereby:
a. Determines that, with implementation of the identified
mitigation measures, neither the CDP Amendment nor AC 03-
09 will have a significant impact upon the environment and an
environmental impact report shall not be required. The CDP
Amendment shall therefore be included in the project
description for both the Initial Study and Mitigated Negative
Declaration with AC 03-09.
b. Approves the Mitigated Negative Declaration, attached hereto
with the Initial study as “Exhibit ND-I”, reflecting the
independent judgment of the City of San Juan Capistrano.
Records relating to the Initial Study and Mitigated Negative
Declaration are retained in the Planning Division of the City of
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‘W
San Juan Capistrano.
c. Determines, pursuant to Title 14, California Code of Regulation
Section 753.5(c)( 1 ), that, after considering the record as a
whole, there is no evidence that the proposed project will have
the potential for any adverse effect on wildlife resources of the
habitat upon which the wildlife depends. Furthermore, on the
basis of substantial evidence, the Planning Commission finds
that any presumption of adverse impact has been adequately
rebutted, and therefore, pursuant to Fish and Game Code
Section 711.2 and Title 14, California Code of Regulations
Section 753.5(a)(3), determines that the project shall not be
required to pay Fish and Game Department filing fees.
Section 2: The Planning Commission of the City of San Juan Capistrano hereby
approves the amended Comprehensive Development Plan attached
hereto as “Exhibit CDP-1”.
Section 3: The Planning Commission hereby approves the Mammoth Equities
Professional Office Project (AC 03-09), the SiteAandscaping plan for
which is attached hereto as “Exhibit SL-I”, subject to the following
conditions:
GENERAL CONDITIONS:
A. Prior to submission of plans for building plan check, the Design Review Committee
shall approve detailed site, architectural, landscape, grading, boundary fencing,
window glazing, and signage plans and architectural details (such as entry details,
etc.).
B. All exterior lighting fixtures shall be provided with shielding and situated so that
direct light does not encroach on adjoining residential properties, in particular the
Spotted Bull Lane and Country Hills Estates neighborhoods. Also, prior to
submission of plans for building plan check, the Design Review Committee shall
approve detailed lighting plans, including the location of all lighting, light type (high
pressure sodium or metal halide), lens (NEMA) type, height, mounting (building,
pole, etc.), vertical tilt, horizontal orientation, and cutoff/shielding type. The lighting
plan shall comply with the provisions of Section 9-3.529 (Lighting standards) of the
Land Use Code, as determined by the Design Review Committee.
I. CONDITIONS TO BE SATISFIED PRIORTO ISSUANCE OF GRADING PERMITS
AND RIGHT-OF-WAY IMPROVEMENT PERMITS:
1.1. Pav Fees. Prior to issuance of grading and right-of-way improvement permits,
the applicant shall fulfill all applicable fee requirements in accordance with the
City Municipal Code and shall post securities to insure satisfaction performance
(Engr.).
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1.2.
I .3.
Stormwater Pollution Prevention Plan. Prior to the issuance of any grading or
building permits for soil disturbance of one or more acres of land, the applicant shall
demonstrate that coverage has been obtained 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. The applicant shall prepare and implement a
Stormwater Pollution Prevention Plan (SWPPP). A copy of the current SWPPP shall
be kept at the project site and be available for City review on request.
Erosion and Sediment Control. Prior to issuance of any grading and/or right-of-way
improvement permits, the applicant shall submit to the City Engineer and Building
Official for their review and shall obtain approval for, Erosion/Sediment Control Plans
and programs, prepared by a Registered Civil Engineer, for the regulation and control
of pollutant run-off by using Best Management Practices (BMP’s). These plans shall
show all temporary and permanent erosion control devices, effective planting of
graded slopes, practical accessibility for maintenance purposes and proper
precautions and fences to prevent public trespass onto certain areas where
impounded water may create a hazardous condition. In order to control pollutant run-
off, the applicant shall demonstrate to the satisfaction of the City Engineer and
Building Official that all water quality best management practices incorporated into
the development of this land subdivision shall be designed in accordance with the
National Pollutant Discharge Elimination System (NPDES) standards, and the
requirements of Sections F.l .b(2)(b) and F.l .b(2)(c) of the San Diego Regional
Water Quality Control Board Order No. R9-2002-0001 and the City’s water quality
ordinance and Local Implementation Plan. - 1.4. Water Qualitv Manaaement Plan. Prior to the issuance of any grading or building
permits, the applicant shall submit to the City Engineer for review and shall obtain
approval for a Water Quality Management Plan that:
a Addresses Site Design BMPs such as minimizing impervious areas, maximizing
permeability, minimizing directly connected impervious areas, creating reduced
or “zero discharge” areas, and conserving natural areas,
Incorporates the applicable Routine Source Control BMPs as defined in the
DAMP,
Incorporates Treatment Control BMPs as defined in the DAMP,
Generally describes the long-term operation and maintenance requirements for
the Treatment Control BMPs,
Identifies the entity that will be responsible for long-term operation and
maintenance of the Treatment Control BMPS; and,
Describes the mechanism for funding the long-term operation and maintenance
of the Treatment Control BMPs.
b.
c.
d.
e.
f.
1.5. Soils/Geoloav Report. Prior to issuance of grading and right-of-way improvement
permits, the applicant shall submit to the City Engineer and Building Official for their
review and obtain approval for a Soils RepoNGeotechnical Feasibility Study,
prepared by a Registered Geologist and/or Soil Engineer, to determine the seismic
safety and soils stability of all proposed grading and development improvements
within the project as well as any affected adjacent property. The Report shall also
indicate preliminary pavement sections and substructure bedding/backfill
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recommendations for the drive way and parking lot areas. (Engr.)
1.6. Gradina Plans. Prior to issuance of grading and right-of-way improvement permits,
the applicant shall submit to the City Engineer and Building Official for their review
and obtain approval for Grading Plans prepared by a Registered Civil Engineer.
These plans shall incorporate into the grading design an emergency access road and
corresponding easement to the southerly adjoining property boundary line. The plans
shall show the limits of grading, drainage, sewer, water and driveways. The extent
of the topography shall be extended enough to determine the drainage impacts to
adjacent properties. The elevations shall correspond with the Orange County
benchmark datum. Unless determined otherwise by the City Engineer, runoff must
be filtered with Best Management Practices (BMP's) methods then conveyed to the
street or to a City approved drainage facility. (Engr.)
u
1.7. Citv Landscape Easement. The City has a landscape easement over the
Transportation Corridor Agency (TCA) slopes along the property frontage. These
slopes shall not be affected by grading activities and walls along the slope easement
shall not be permitted. Any exception to or deviation from this condition shall be
subject to review and approval by the City Engineer. (Engr.)
1.8. Propertv Frontaaes - Improvement Plans. Prior to issuance of grading and right-of-
way improvement permits, the applicant shall submit to the City Engineer, for review
and shall obtain approval for, street frontage improvement plans prepared by a
Registered Civil Engineer. These plans shall be in compliance with the Master Plan
of Arterial Highways and consistent with the City's Master Plan of Streets and
Highways Standards. Said plans shall show all existing and proposed improvements
on Rancho Viejo Road and Via Escolar. The plans shall include, but not be limited to,
the following:
A. The missing section of sidewalk along the frontage of the property on Via
Escolar shall be constructed from the existing sidewalk on easterly side of
property to connect with the existing sidewalk on westerly side of property to
allow for a continuous sidewalk.
B. Striping for a southbound left-turn lane on Rancho Viejo Road leading to the
project driveway. Design and construction of said turn lane shall be per Caltrans
Standards.
C. Sidewalks. Any proposed new sidewalk located behind public right-of way shall
be placed in a public easement and dedicated to the City.
D. Right-of-way lines. No utility boxes shall be installed within the Rancho Viejo
Road right-of-way. Above-ground utility boxes and pedestals shall be placed on-
site within their proper corresponding easements.
E. An improved entry driveway with radius curbs and wheelchair ramps which meet
ADA requirements. The driveway entrance lane shall be a minimum 16 feet wide,
with the ability to handle all delivery vehicles in their own lane without crossing
into oncoming lanes. The driveway exit shall be a minimum two lanes outbound,
with one left turn and one right turn lane of not less than 24 feet wide. Sight
distance at the project access shall be reviewed with respect to Orange County
5
Standard Plan No. 11 17 in conjunction with the preparation of precise grading
and landscape plans.
F. Proposed street lights, with Mission Bell fixtures on marbelite poles.
Any exceptions to, or deviation from the above requirements shall be subject to
review and approval by the City Engineer. (Engr.)
1.9. Sewer, Water and Trash. Prior to issuance of grading and right-of-way improvement
permits, the applicant shall submit to the City Engineer for review, and shall obtain
approval for, a site plan prepared by a Registered Civil Engineer showing the sewer
and water service lines and their corresponding points of connection with the City’s
existing and proposed public main lines. The trash enclosures shall be covered with
a solid roof, and their floor surfaces shall be connected to the sewer system through
an inlet in the center with a traffic-rated grate. A concrete apron shall be constructed
in front of the trash enclosure. The site plan shall be specific to the project and shall
reflect consistency with the City’s sewer and water standards. (Engr.)
1 .IO. Construction Mitiaation Proaram. Prior to issuance of grading and right-of-way
improvement permits, the applicant shall prepare and implement a construction
mitigation program, approved by the Planning Director and Engineering and Building
Director and containing the controls specified below, and shall post a $2,000 cash
deposit with the City for roadway cleaning purposes. Said deposit shall remain with
the City for the entire duration of the project’s construction phase (Engr & Planning).
A. Grading:
(1)
(2)
(3)
(4)
(5)
Haul route for the movement on- and off-site of heavy earth-moving
equipment.
Location of assembly and storage/service areas of heavy earth-moving
equipment and limits of hours of operation.
Worker controlled access to site, including hours of work, limits on noise
sources, and dust and soil impotVexport.
Compliance with environmental mitigation measures.
Construction waste and materials management.
B. Enforcement:
(1 ) The Planning Director and Engineering and Building Director may modify
the construction mitigation program standards if on-site observations
indicate that construction activities are creating a nuisance to adjacent
property developments.
The applicant shall hire a project enforcement person approved by the
Engineering and Building Director to ensure compliance with the
Construction Mitigation Program.
If it is determined that the applicant is in violation of the approved
construction mitigation program, the Planning Director and/or the
Engineering and Building Director are authorized to shut down the project
by reason of said violation.
(2)
(3)
1.11. Haul Route Plan and Permit. Prior to issuance of grading and right-of-way
d
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improvement permits, the applicant shall submit to the City Engineer for review, and
obtain approval for, a Haul Route Plan for importation or exportation of soil in and out
of the project site specific to the project and in compliance with all applicable City
standards. The applicant shall also submit a permit application, provide security
deposit and obtain a Haul Route Permit from the Engineering Division which will
specify the dates and times and head ways for hauling activities.(Engr.)
2. CONDITIONS TO BE SATISFIED PRIOR TO ISSUANCE OF A BUILDING PERMIT:
2.1.
2.2.
2.3.
2.4.
2.5.
2.6.
Dry Utilities (Elect., Street liuhts. Telephone. Cable TV. Gas). Prior to issuance of
building permits, the applicant shall submit to the City Engineer for review, and shall
obtain approval for, electrical, gas, telephone and cable television installation plans
and appurtenant pedestals to ensure compatibility with existing and proposed
improvements. Any exception to or deviation from this condition shall be subject to
review and approval by the City Engineer. (Engr.)
Sewer Service from Moulton Niuuel Water District. Prior to issuance of building
permits, the applicant shall submit to the City Engineer the proper documentation
from Moulton Niguel Water District (MNWD) indicating that the MNWD will service the
wastewater output of the project. (Engr.)
Sewer Easement Dedication. Prior to issuance of building permits, the applicant shall
dedicate a 20-foot wide easement to the City of San Juan Capistrano for public sewer
purposes. Said easement shall extend from the right-of-way line adjacent to the
existing sewer manhole terminus, through the property, to the southern boundary of
the property. Final alignment shall be submitted for review and determination by the
City Engineer.(Engr.)
Drainase lmwovement Plans. Prior to issuance of building permits, the applicant
shall submit to the City Engineer for review, and shall obtain approval for, drainage
improvement plans prepared by a Registered Civil Engineer. These plans shall show
the proposed relocation of the storm drain inlet structure and headwall at the
southeast side of the project and shall also include, but not be limited to, the
construction of an off-site storm drain pipe system and appurtenances which connect
such relocated inlet structure to the existing off-site upstream pipe in the City’s
drainage easement. Any exception to or deviation from this condition shall be subject
to review and approval by the City Engineer. (Engr.)
Drainase Easement Dedication. Prior to issuance of building permits, the applicant
shall dedicate a 20-foot wide drainage easement to the City of San Juan Capistrano
for the existing storm drain pipe which traverses the property. Said easement shall
extend from the property boundary at the existing inlet structure near the southeast
end of the project to the Rancho Viejo Road right-of-way line. (The storm drain
system was partially constructed by the previous property owner and has not yet
been dedicated.(Engr.)
Traffic Circulation Impact Fees. Prior to issuance of Building permits, the applicant
shall pay the Capistrano Circulation Impact Fee in accordance with the Capistrano
Circulation Fee Program (CCFP).
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._ 2.7.
2.8.
2.9.
2.10.
2.11.
2.12.
FIRE PROTECTION CONDITIONS:
Fire Access Roads. Prior to issuance of a building permit, the applicant shall submit
and obtain approval of the Fire Chief and the Building Official of plans for fire
protection access roads to within 150 feet of all portions of the exterior of every
structure on the site. The plans shall include plan and sectional views and indicate
the grade and width of the access road measured flow-line to flow-line. When a dead-
end street exceeds 150 feet or when otherwise required, a clearly marked fire
apparatus access turnaround shall be provided and approved by the Fire Chief. (The
applicant should contact OCFA at 714-744-0499). (Fire)
Fire Hydrant Location. Prior to issuance of a building permit, the applicant shall
submit a fire hydrant location plan to the Fire Chief for review and approval. (Fire)
Water for Fire Flow - Prior to the issuance of a building permit, the applicant shall
provide evidence of water for adequate fire flow. The “Orange County Fire Authority
Water Availability for Fire Protection” form shall be signed by the applicable water
authority and submitted to the Fire Chief for approval. (Fire).
Water Availability - Prior to the issuance of a building permit, the applicant shall
submit a letter on company letterhead stating that water for fire-fighting purposes and
all-weather fire protection access roads shall be in place and operational before any
combustible material is placed on site. Building permits will not be issued without
Orange County Fire Authority approval obtained as a result of an on-site inspection.
(Fire)
Fire Lanes. Prior to issuance of a building permit, the applicant shall submit and
obtain approval of the Fire Chief and City Staff of plans for fire lanes on required fire
access roads less than 36 feet in width. The plans shall indicate the locations of red
curbs and signage and include a detail of the proposed signage, including the height,
stroke and colors of the lettering and its contrasting background. (Fire)
Fire Sprinklers. Prior to the issuance of a building permit, the applicant shall submit
plans for the required automatic fire sprinkler system in all structures to the Fire Chief
for review and approval. (Fire)
3. CONDITIONS TO BE SATISFIED PRIOR TO ISSUANCE OF A CERTIFICATE OF USE
AND OCCUPANCY:
3.1. Installation of Landscapins. Prior to issuance of a certificate of occupancy, the
applicant shall install all landscaping and irrigation. The applicant shall provide a
certification from a licensed landscape architect stating that the landscape materials
and irrigation systems (tested for full coverage) have been planted and installed in
compliance with the approved landscape plans.
The applicant shall re-landscape the slope facing Rancho Viejo Road, the landscape
plans must match the existing landscape on the north and south slopes of the site
facing Rancho Viejo Road. Said slope shall be privately landscaped, irrigated and
maintained by the applicant. Upon completion of the landscaping and irrigation
improvements, the City will convey its landscaping, irrigation and maintenance
responsibilities to the applicant. Any deviation from this condition shall be subject
8
to review and approval by the City Engineer. (Planning & Engr.).
3.2. Water Qualitv Implementation. Prior to issuance of certificate of occupancy, the . applicant shall:
(1) Demonstrate that all structural best management practices (BMPs) described in
the project's WQMP have been constructed and installed in conformance with
approved plans and specifications;
(2) Demonstrate that applicant is prepared to implement all non-structural BMPs
described in the project's WQMP,;
(3) Demonstrate that an adequate number of copies of the project's approved
WQMP are available onsite;
(4) Submit for review and approval by the City an Operations and Maintenance
(O&M) Plan for all structural BMPs. (Engr.)
3.3. Complete Improvements to Citv's Satisfaction. Prior to issuance of a certificate of
occupancy, the applicant shall complete to the satisfaction of the City Engineer, all
facility improvements necessary to serve the development in accordance with the
approved plan and approved exceptions. (Engr.)
Y
3.4. Provide As-Built Mvlars/Diqital Format. Prior to issuance of a certificate of
occupancy, the applicant shall submit to the City Engineer for review and obtain
approval for the reproducible "as-built" plans of all improvement works completed and
accepted. Said plans shall be prepared by a Registered Civil Engineer. Additionally,
the applicant shall submit digital copies of all "as-built" plans in accordance with the
latest edition of the City of San Juan Capistrano Digital Submission Standards.
(Engr.)
FIRE PROTECTION CONDITIONS:
3.5. Fire Lanes. Prior to issuance of a certificate of occupancy, all fire lanes shall be
installed in accordance with the approved fire lane plan.
3.6. Completion of Sorinkler Svstem. Prior to the issuance of a certificate of occupancy,
the applicant shall demonstrate that the required sprinkler system is operational in a
manner meeting the approval of the Fire Chief. (Fire)
PASSED, APPROVED AND ADOPTED this 11" day of May, 2004 by the following vote, to wit:
AYES: Commissioners Cardoza and Neely
NOES: Commissioner Ratcliffe
ABSTAIN: Commissioner Cohen
ABSENT: None
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&&&b KYSL3Q L
Molly Bogh@rnmibion Secretary
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ATTACHMENT SL-I: SITE/LAP DSCAPING PLAN \
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EXHIBIT ND-1: NEGATIVE DECLARATION AND INITIAL STUDY
I DATE POSTED: 00-00-2004
NEGATIVE DECLARATION
city of san juan capistrano, California
REMOVE POST.: 00-00-2004
2o days or 11 30 days for SCH review
I
1. APPLICANT: James Goodman, AIA for Mammoth Equities LLC
2. ADDRESS: 20532 El Tor0 Road
Mission Viejo, CA 92692
3. PHONE NUMBER: 949-8538-71 53
4. LEAD AGENCY: City of San Juan Capistrano,
32400 Paseo Adelanto, 92675
5. PROJECT MGR.: Larry Lawrence, Consulting Project Manager
6. PROJECT TITLE: Mammoth Equities Professional Buildings (AC 03-09)
7. DESCRIPTION: A 99,392 square-foot professional office development
consisting of two two-story buildings.
ENVIRONMENTAL ADMINISTRATOR (EA) DETERMINATION: This project has been
evaluated by the Environmental Administrator of the City of San Juan Capistrano in
accordance with the Section 21 080(c) of the California Environmental Quality Act (CEQA).
On April 13, 2004, the Environmental Administrator determined that this project will not
have a potentially significant adverse effect on the environment and issued a Mitigated
Negative Declaration. The basis for the Environmental Administrator's determination is the
Initial Study prepared pursuant to Section 15063 of the California Environmental Quality
Act (CEQA) Guidelines. Copies of the Initial Study may be reviewed or obtained from the
Planning Department in City Hall located at 32400 Paseo Adelanto. All public comments
on the negative declaration must be provided in writing to the Planning Department on or
before the "Posting Removal Date" cited above.
-
William A. Ramsey, AICP, Environmental Administrator
The City Council has delegated authority for making environmental determinations to the
Environmental Administrator by Resolution 94-7-5-1 adopting the City's Environmental
Review Guidelines. Pursuant to Section 9-2.31 1 , Appeals of the Land Use Code, any
person may file an appeal of the Environmental Administrator's determination including
issuance of a Notice of Exemption, issuance of a Negative Declaration (ND) or Mitigated
Negative Declaration, issuance of a Notice of Preparation or issuance of a Notice of
Completion. Appeals must be filed in writing with the City Clerk within fifteen (1 5) days of
Negative Declaration
AC 03-09: Mammoth Equities 2 April 13,2004
the posting of the official notice. The filing of an appeal stays the issuance of an
environmental determination until a decision by the City Council on the appeal.
cc: County Clerk
Project file
Project applicant
CEQA file, Planning Secretary
Posting: City Hall; Public Library; project site
INITIAL STUDY
city of san juan capistrano California
NOTE: ADDITIONS TO THIS INITIAL STUDY RESULTING FROM PUBLIC INPUT DURING THE ND
REVIEW PERIOD ARE SHOWN DOUBLE UNDERLINED.
1.
2.
3.
4.
5.
6.
7.
8.
9.
PROJECT :
LEAD AGENCY:
CONTACT PERSON & PHONE:
PROJECT LOCATION:
APPLICANT:
GENERAL PLAN DESIGNATION:
ZONING:
PROJECT DESCRIPTION:
SURROUNDING LAND USES &
PROJECT SETTING:
10. OTHER REQUIRED AGENCY
APPROVALS:
1 I. PREVIOUS ENVIRONMENTAL:
DOCUMENTATION
12. CONSULTATION:
Mammoth Equities Professional Buildings (AC 03-09)
City of San Juan Capistrano
Larry Lawrence, 949-661 -81 75
The north end of the City on Rancho Viejo Road just south
of Via Escolar.
James Goodman, AIA for Mammoth Equities LLC
20532 El Tor0 Road
Mission Viejo, CA 92692
949-8538-71 53
“PI” (Public & Institutional)
“PC (Planned Community - CDP 90-2)
A 99,392 square-foot professional office development
consisting of two two-story buildings.
The site is immediately east of and above the 1-5
freeway where it connects with the San Joaquin toll road.
A church and private school and single family residential
(Country Hills Estates) are adjacent to the east.
None
Other projects proposed for the site have undergone
environmental review and received approval However,
none were constructed. There has been no previous
environmental review for the present project.
A. Federal, State, and Other Local Agencies:
County of Orange
B. City of San Juan Capistrano
Molly Bogh, Planning Director
Amy Wolfe, Principal Planner
Amy Amirani, Public Works Director
Sam Shocair, Senior Civil Engineer
Alan Oswald, Traffic Engineer
C. Documents & resources:
City of San Juan Capistrano:
General Plan
Land Use Code.
Environmental Review Guidelines
Initial StudylEnvironmental Checklist -2- City of San Juan Capistrano
-
- Architectural Design Guidelines
Specific Development Plan 90-2
Potentially
Potentially Significant Less than No ENVIRONMENTAL CATEGORY Significant Impact Significant
Impact Unless Impact
Mitigated
I. AESTHETICS. Would the project:
a. Have a substantial adverse effect on a scenic vista? [I [I [I [XI
b. Substantially damage scenic resources, including, but not
limited to trees, rock outcroppings, and historic building
along a State-designated scenic highway? [I [I [I [XI
13. SUMMARY OF ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: A summary of the
environmental factors potentially affected by this project, consisting of a “Potentially
Significant Impact Unless Mitigated”, include:
1. - -
XIV.
AESTHETICS: The project does not exceed the Citv’s threshold of sinnificance for
linht and nlare. Nevertheless, as a result of site visits and public input during the
negative declaration review period. this catenorv has been changed to “Potentially
Significant Impact Unless Mitinated” instead of “Less than Siqnificant Impact”, as
marked on the orininal draft Initial Study. These impacts will be mitigated bv the
followinn measure to be imposed as a condition of approval of the project:
“All exterior linhtinn fixtures shall be provided with shieldinn and
situated so that direct light does not encroach on adioinina residential
properties, in particular the Spotted Bull Lane and Countrv Hills
Estates neinhborhoods. Also. priorto submission of plansfor building
plan check, the Design Review Committee shall approve detailed
linhtinn plans. including the location of all linhtinn. linht tvDe (high
pressure sodium or metal halide). lens (NEMA) tvpe. height, mounting
/building. pole. etc.), vertical tilt, horizontal orientation, and
cutofflshielding tvpe. The linhtinn plan shall comply with the
provisions of Section 9-3.529 (Lirrhfina standards) of the Land Use
Code, as determined bv the Desinn Review Committee.”
With the above mitination measure, the liaht and glare impacts will be reduced to a
level less-than-sinnificant.
TRANSPORTATION/TRAFFIC: The traffic analysis for the project shows that the
project would contribute to significant long-range cumulative impacts at certain
intersections. These impacts will be mitigated by the payment of traffic fees under the
Capistrano Circulation Fee Program (CCFP). Under the CCFP, developers are required
to pay fees for traffic improvements based on the size of the project. For office
projects, the CCFP specifies a fee of $6,402 per each thousand square feet of floor
area. With the above fee payments to fund traffic improvements at the impacted
intersections, the identified long-range circulation impacts will be reduced to a level
less-than-significant.
Initial Study/Environmental Checklist -3- City of San Juan Capistrano
Potentially
Significant
impact
ENVIRONMENTAL CATEGORY
Potentially
Significant Less than No
Mitigated
Impact Significant
Unless Impact
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?
II. AGRICULTURAL RESOURCES. Would the project:
~ ~~ ~~ ~ ~~ ~
a. Convert Prime Farmland, Unique Farmland, Farmland of
Statewide Importance as depicted on maps prepared
pursuant to the Farmland Mapping and Monitoring
Program of the CA. Resources Agency?
b. Conflict with existing zoning for agricultural use, or a
Williamson Act Contract?
~ ~~ ~~ ~ ~~~
c Involve other changes in the existing environment which,
due to their location or nature, could result in conversion
of Farmland, to non-agricultural use?
Ill. AIR QUALITY. Would the project:
a. Conflict with or obstruct implementation of the applicable
air quality plan?
b. Violate an air quality standard or contribute to an existing
or projected air quality violation?
Result in a cumulatively considerable net increase of any
criteria pollutant for which the project region is non-
attainment under the 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?
c
e. Create objectionable odors affecting a substantial number
of people?
~~ ~~ ~~~ ~~
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
Deoartment of Fish and Game or the USFWS?
'Channed from Less-than-Significant impact as a
result of public input.
[XI
[XI
Initial Study/Environmental Checklist -4- City of San Juan Capistrano
ENVIRONMENTAL CATEGORY
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 (DFG) or US. 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 tree preservation
policy/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 plan7
CULTURAL RESOURCES. Would the project: V
~ ~~ ~ ~~
a. Cause a substantial adverse change in the significance of
a historical resource as defined in Q 15064.5 of CEQA?
Cause a substantial adverse change in the significance of
an archaeological resource pursuant to Q 15064.5 of
CEQA?
b
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?
Potentially
Potentially Significant Less than
Significant Impact Significant
Impact Unless Impact i Mitigated
[I [I [I [XI
[XI
Initial StudylEnvironmental Checklist -5- City of San Juan Capistrano
Potentially
Significant
Impact
ENVIRONMENTAL CATEGORY
Potentially
Significant Less than No
Mitigated
Impact Significant
Unless 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, or based on other substantial evidence
of a known fault (Refer to DM&G Pub. 42)?
ii) Strong seismic ground shaking?
iii) Seismic-related ground failure, including
iv) Landslides?
liquefaction7
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-site or off-site landslide, lateral
spreading, subsidence, liquefaction or collapse?
d. Be located on expansive soil, as defined in Table 18- I-B
of the 1994 UBC, creating substantial risks to life or
property?
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
water7 I VII. 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 conditions
involving the release of hazardous materials into the
environment7
c. Emit hazardous emissions or handle hazardous or acutely
hazardous materials, substances, or waste within one-
quarter mile of an existing or proposed school?
[XI
[I [XI
Initial StudylEnvironmental Checklist -6- City of San Juan Capistrano
Potentially
Significant
Impact
ENVIRONMENTAL CATEGORY
Potentially
Significant Less than No
Mitigated
Impact Significant
Unless Impact
d. Be located on a site which 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 safety hazard for people residing or working in the
project area7
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?
f
g Impair implementation of or physically interfere with an
adopted emergency response plan or emergency
evacuation plan7
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?
h
VIII. 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?
[I 11 11 [XI
[XI
Initial StudylEnvironmental Checklist -7- City of San Juan Capistrano
Potentially
Significant
Impact
ENVIRONMENTAL CATEGORY
Potentially
Significant Less than No
Mitigated
Impact Significant
Unless Impact
=e. Create or contribute runoff water which would exceed the
capacity of existing or planned stormwater drainage
systems or provide substantial additional sources of I polluted runoff7
I 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
map7
Place within a 100-year flood hazard area structures which
would impede or redirect flood flows?
h
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?
I J Inundation by seiche, tsunami, or mudflow?
k Result in an increase in pollutant discharges to receiving
waters? Consider water quality parameters such as
temperature, dissolved oxygen, turbidity and other typical
stormwater pollutants (e.g. heavy metals, pathogens,
petroleum derivatives, synthetic organics, sediment,
nutrients, oxygen-demanding substances, and trash)
I Result in significant alteration of receiving water quality
during or following construction?
m Could the proposed project result in increased erosion
downstream?
n Result in increased impervious surfaces and associated
increased runoff7
0. Create a significant adverse environmental impact to
drainage patterns due to changes in runoff flow rates or
volumes7
p. Tributary to an already impaired water body, as listed on
the Clean Water Act Section 303(d) list? If so, can it result
in an increase in any pollutant for which the water body is
already impaired?
[I [I [I [XI
[I [I 11 [XI
[I [I [I [XI
I
ENVIRONMENTAL CATEGORY
q Tributary to other environmentally sensitive areas? If so,
can it exacerbate already existing sensitive conditions?
I nit i a I Stud yIE nv i ro n menta I C heck I i s t -8- City of San Juan Capistrano
Potentially
Potentially Significant Less than
Significant Impact Significant
Impact Unless Impact
Mitigated
[ ] [I [I
r Have a potentially significant environmental impact on
surface water quality to either marine, fresh, or wetland
waters?
s Have a potentially significant adverse impact on
groundwater quality?
No
Impact
[XI
[ ] [I [I [XI
[I [I [I [XI
t Cause or contribute to an exceedance of applicable
surface or groundwater receiving water quality objectives
or degradation of beneficial uses?
u Impact aquatic, wetland, or riparian habitat?
[I 11 11 [XI
[I [I [I [XI
v Potentially impact stormwater runoff from construction or
post construction?
Result in a potential for discharge of stormwater pollutants
from areas of material storage, vehicle or equipment
fueling, vehicle or equipment maintenance (including
washing), waste handling, hazardous materials handling
or storage, delivery areas, loading docks or other outdoor
work areas?
w
z Create significant increases in erosion of the project site
or surrounding areas?
[I [I [XI 11
[ ] [I [I [XI
x Result in the potential for discharge of stormwater to affect
the beneficial uses of the receiving waters?
Create the potential for significant changes in the flow
velocity or volume of stormwater runoff to cause
environmental harm?
y
IX LAND USE AND PLANNING Would the project:
Physically divide an established community? a
[I 11 [I [XI
[I [I [I [XI
[I [I [I [XI
c Conflict with any applicable habitat conservation plan or
natural community conservation plan?
X. MINERAL RESOURCES. Would the Droiect:
[I [I [I [XI
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?
Initial StudylEnvironmental Checklist -9 - City of San Juan Capistrano
Potentially
Significant
Impact
ENVIRONMENTAL CATEGORY
Potentially
Significant Less than No
Mi tigated
Impact Significant
Unless Impact
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 state7
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?
XI. 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?
A substantial permanent increase in ambient noise levels
in the project vicinity above levels existing without the
project7
c
d A substantial temporary or periodic increase in ambient
noise levels in the project vicinity above levels existing
without the project?
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?
e
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?
XII. 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
elsewhere7
c. Displace substantial numbers of people, necessitating the
construction of replacement housing elsewhere? I
I n it i a I Stud ylE n v i ro n m e n ta I Check I is t -1 0- City of San Juan Capistrano
ENVIRONMENTAL CATEGORY
~~~ ~
Xlll PUBLIC SERVICES 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 Protection7
Police Protection?
Schools7
Parks?
Other public facilities?
XIV. TRANSPORTATlONlTRAFFIC Would the project:
a. Cause an increase in traffic which is substantial in relation
to the existing traffic load and capacityof the street system
(I e , result in a substantial increase in either the number
of vehicle trips, the volume to capacity ratio on roads, or
congestion at intersections)?
Exceed, either individually or cumulatively, a level of
service standard established by the county
congestion/management agency for designated roads or
highways7
3
;. 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 risks7
j Substantially increase hazards due to a design feature
(e-g., sharp curves or dangerous intersections) or
incompatible uses (e.g., farm equipment)?
Result in inadequate emergency access? 3
Result in inadequate parking capacity?
J. Conflict with adopted policies, plans, or programs
supporting alternative transportation (e.g., bus turnouts,
bicycle racks)?
KV UTILITIES AND SERVICE SYSTEMS. Would the
3 rojec t.
3 Exceed wastewater treatment requirements of the
applicable Regional Water Quality Control Board?
Potentially
Potentially Significant Less than
Significant Impact Significant
Impact Unless Impact 1 Mitigated
[XI
.. .
I n it i a I Stud ylE nv i ro n m e n ta I C h ec kl is t -11- City of San Juan Capistrano
ENVIRONMENTAL CATEGORY
~~ ~~
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?
Have sufficient water supplies available to serve the
project from existing entitlements and resources, or are
new or expanded entitlements needed?
d
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?
Be served by a landfill with sufficient permitted capacity to
accommodate the project’s solid waste disposal needs?
f
g. Comply with federal, state, and local statutes and
regulations related to solid waste?
~~~~ ~~~~ ~~~
XVI 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 decrease 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 major periods
of California history or prehistory?
b Does the project have the potential to achieve short-term,
to the disadvantage of long-term, environmental goals?
c Does the project have impacts which are individually
limited, but cumulatively considerable (“Cumulatively
considerable” means the project’s incremental effects are
considerable when compared to the past, present, and
future effects of other projects)?
Does the project have environmental effects which will
have substantial adverse effects on human beings, directly
or indirectly?
d
Impact Unless Impact
Mitigated
.-
Average (fc)
Maximum (fc)
Initial StudylEnvironmental Checklist -1 2- City of San Juan Capistrano
3.8
12.5
15. DISCUSSION OF ENVIRONMENTAL EVALUATION
Minimum (fc)
Uniformity Ratio (avglmin.)
I. AESTHETICS. City-adopted significance thresholds provide that aesthetic impacts may be deemed
significant if the project would
2.5
1.5
result in visually offensive structures/uses (outdoor storage, towerdantenna, etc.) or development
within view of General Plan-designated scenic highways, or obstructs views of General Plan-
designated ridgelines, or,
be substantially inconsistent with the City's Architectural Design Guidelines; or,
the installation of outdoor lighting including lighted athletic fields/courts, commercial/ industrial
parking lots, automobile sale display areas in excess of lighting standards established by Title 9.
Maximum/minimum ratio
I I Maintained Illumination (fc) I
5.0
Class
Class I
Spectators Min. Level (fc)
>30,000 100
Class II
Class Ill
10,000-30,000 50
5,000-1 0,000 30
Class IV
Class V
<5,000 20
no fixed seating 10
II. AGRICULTURAL RESOURCES. The City's adopted significance thresholds provide that an
agricultural resource impact may be deemed significant if the project would,
*
convert Prime Farmland (as defined by the California Dept. of Agriculture) to a non-agricultural
use, or,
conflict with existing agricultural zoning a Williamson Act contract or require cancellation of a
contract, or,
result in changes in the physical environment which would result in the conversion of farmland
to non-agricultural use
The project would not exceed significance thresholds with respect to potential agricultural
resource impacts.
Initial Study/Environmental Checklist -1 3- City of San Juan Capistrano
Ill. AIR QUALITY. The City's adopted significance thresholds provide that air resource impacts may be
deemed significant if the project would:
exceed advisory project emission thresholds established by the SCAQMD using the Mobile
Assessment of Air Quality Impacts (MAAQI) model or other air quality assessment method(s)
recognized or established by the California Air Resources Board, or,
result in locally elevated levels of regulated air emissions (e.g. carbon monoxide) in close
proximity to schools, hospitals, senior housing, senior assisted livingkongregate care facilities
or similar land uses, or
involve animal storage, manure stockpiling, industrial processes, food processing or similar uses
which consistently produce detectable, offensive odors.
Staff evaluated the project using the Urbemis 2002 program, which analyzes both mobile
source and stationary source emissions. The model, developed by the SCAQMD, provides a
fair estimate of projected emissions. Based on that analysis, staff found that project related
daily emissions would be as follows, compared to SCAQMD's thresholds of significance:
Estimated Project Emissions; Mobile Assessment for Air Quality Impacts (MAAQI)
Pollutant
Carbon monoxide (CO)
Reactive Organic Comp
Nitrogen oxides (NOx)
Sulphur oxides (SOX)
Particulate matter (PMIO)
Lead
(ROC)
Emissions (Ibs)
242.8
18.0
22.1
0.2
17.2
0.000
Threshold (Ibs)
550
55
55
150
150
550
% Threshold
44.1%
32 7%
40.2%
0.1%
11.5%
na
The above table shows that the project will not result in significant impacts to air quality.
IV BIOLOGICAL RESOURCES: The City's adopted significance thresholds provide that biological
resource impacts may be deemed significant if the project would:
clear areas, previously undeveloped, of existing natural vegetation which serves as primary
habitat for animal species protected by the California Endangered Species Act (CESA) and
Federal Endangered Species Act (FESA); or,
alter or remove areas under jurisdiction of the US Army Corps of Engineers pursuant to Section
404 of the Federal Clean Water Act; or,
block/develop over established wildlife corridors (streams and valleys) which link major habitat
areas or introduce livestock or unrestricted domestic pets to previously undeveloped areas
The project would not exceed significance thresholds with respect to biologic resource
impacts.
V. CULTURAL RESOURCES. City-adopted significance thresholds provide that cultural resource
impacts may be deemed significant if the project would:
disturb paleontological resources, or,
disturb archeological resources; or,
Initial StudylEnvironmental Checklist -1 4- City of San Juan Capistrano
demolish/alter a site/structure, or alter the context of a site/structure listed on the City's Inventory
of Historic and Cultural Landmarks or the State or National Register of Historic Places (CEQA,
Appendix "K'); or the project is on a recorded sensitive site or adjoins such a site, or
effect a site of City-documented historical significance to the Juaneiio Band of Mission Indians,
or,
restrict existing religious or sacred uses.
The project would not exceed significance thresholds with respect to impacts to cultural
resources.
VI GEOLOGY & SOILS. The City's adopted significance thresholds provide that geologic impacts may
be deemed significant if the project would.
. .
.
be situated in an area of moderate or high risk potential for seismic ground shaking per the
General Plan Seismic Safety Element; or,
be situated in an area of moderate or high risk potential for seismic ground shaking per the
General Plan Seismic Safety Element; or,
be situated in an area of moderate or high risk potential for liquefaction per the General Plan's
Geotechnical Land Use Capabilities Map; or,
be situated within the potential area of effect associated with seiche, tsunami, or volcanic events;
or,
be situated in an area of moderate or high risk potential for landslides per the General Plan's
Geotechnical Land Use Capabilities Map; or,
grade erosion-prone soils in areas subject to high winds or water flow (channel or sheet); or,
bore, grade, cut, or construct on an otherwise stable land mass resulting in a reduction of bearing
capacity below minimum accepted engineering limits; or,
be situated in an area of moderate or high risk potential for expansive/erosive soils per the
General Plan's Geotechnical Land Use Capabilities Map; or,
grade or develop within a General Plan-designated "major ridgeline", or a canyon, drainage
swale, steep slopes, floodplain, or significant rock outcropping.
The project would not exceed significance thresholds with respect to geology and soil
impacts.
VI1 HAZARDS & HAZARDOUS MATERIALS: The City's adopted significance thresholds provide that hazard
impacts may be deemed significant if the project would.
consist of a service station, commercial nursery, agriculture, electroplating, or similar use which
uses, stores, dispenses, and/or transports hazardous materials (per California Government
Code) within 300 feet of sensitive receptors including residential areas, daycare centers,
hospitals, convalescent homes, etc.; or,
be inconsistent with the San Onofre Nuclear Generating Station (SONGS) emergency evacuation
plan, or,
include the use, processing, and/or transport of solid waste (landfill), household hazardous waste
(facilities), manufacture of explosives or flammables, hazardous waste processing, radioactive
materials (medical) or similar uses; or,.
develop residential uses in close proximity to a solid waste landfill, household hazardous waste
facilities, manufacturing of explosives or flammables, hazardous waste processing, radioactive
materials or similar uses; or,
not comply with the City's adopted fuel modification ordinance provisions
The project would not exceed significance thresholds and therefore will not have significant
hazard impacts.
Initial StudylEnvironmental Checklist -1 5- City of San Juan Capistrano
VIII. HYDROLOGY & WATER QUALITY: The City's adopted significance thresholds provide that water
resource impacts may be deemed significant if the project would. . . .
.
.
. . . . .
.
increase the impervious surface coverage more than 20%, or increase the quantity of stormwater
runoff by greater than 20%, or discharge new stormwater to existing storm drainage facilities; or,
be located in a designated 100 year special flood hazard area per FEMA Flood Insurance Rate
Maps or the project would obstruct or interfere with stream flows in such areas; or,
consist of power plant operation, industriaVmanufacturing processes, or automotive repaidservice
subject to NPDES (National Pollution Discharge Elimination System) standards which would
involve the discharge of cooled/heated water, or pollutant laden runoff into surface waters; or,
change the water surface elevations of ponds/lakes by at least one foot or the quantity (Q) of
water by at least lo%, or,
move the alignment or modify the channel geometrics of existing an "blueline" stream
change the quantity of groundwater, either through direct additions or withdrawals, or by
interception of an aquifer by cuts or excavations, or,
alter the direction or rate of flow of groundwater; or,
likely result in conditions which violate groundwater quality standards established by the San
Diego Regional Water Quality Control Board (RWQCB); or,
use at least 5% of existing estimated groundwater capacity as determined by the San Diego
Regional Water Quality Control Board (RWQCB); or,
result in an increase in pollutant discharges to receiving waters considering water quality
parameters such as temperature, dissolved oxygen, turbidity and other typical stormwater
pollutants (e.g heavy metals, pathogens, petroleum derivatives, synthetic organics, sediment,
nutrients, oxygen-demanding substances, and trash), or,
result in significant alternation of receiving water quality during or following construction, or,
result in increased erosion downstream; or,
result in increased impervious surfaces and associated increased runoff, or,
change in runoff flow rates or volumes; or,
tributary to an already impaired water body, as listed on the Clean Water Act Section 303(d) list,
and increase any pollutant for which the water body is already impaired; or,
tributary to other environmentally sensitive areas, and exacerbate already existing sensitive
conditions; or,
have a potentially significant environmental impact on surface water quality to either marine,
fresh, or wetland waters; or,
have a potentially significant adverse impact on groundwater quality; and,
cause or contribute to an exceedance of applicable surface or groundwater receiving water
quality objectives or degradation of beneficial uses; and,
impact aquatic, wetland, or riparian habitat; or,
impact stormwater runoff from construction or post construction, or,
result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle
or equipment fueling, vehicle or equipment maintenance (including washing), waste handling,
hazardous materials handling or storage, delivery areas, loading docks or other outdoor work
areas, or,
result in the potential for discharge of stormwater to affect the beneficial uses of the receiving
waters, or,
create the potential for significant changes in the flow velocity or volume of stormwater runoff; or,
create significant increases in erosion of the project site or surrounding areas?
The project would not exceed significance thresholds with respect to water resource impacts.
IX
X
XI
XI1
Xlll
Initial StudylEnvironmental Checklist -1 6- City of San Juan Capistrano
exceed significance thresholds and therefore will not have significant public service impacts.
LAND USE: The City's adopted significance thresholds provide that a land use impact may be
deemed significant if the project would:
not be a permitted or conditional use within the Zoning classification or proposes a General Plan,
or Zoning Map designation which are inconsistent with the General Plan or Land Use Code
consistency matrix; or,
conflict with adopted environmental plans/policies adopted by agencies with jurisdiction over the
project, or,
include a General Plan Amendment or zone change to change the designation of a parcel from
one category to another (categories include residential [l .O], open space and recreation [2 01,
commercial [3.0], industrial [4.0], and institutional [5.0]); or,
convert an amount of agricultural acreage so that less than 20 acres or 50% of the original
acreage remained; or,
propose a physical barrier including an arterial street, utility corridor, open drainage way, or
similar feature.
Based on the significance thresholds, the project would not result in significant land use
impacts.
MINERAL RESOURCES: The City's significance threshold provides that energy & mineral resource
impacts may be deemed significant if the project would conflict with adopted energy conservation
plans, or use non-renewable resources in an inefficient manner; or result in the loss of availability of
a known mineral resource that would be a future value to the region and State's residents The project
will not exceed thresholds and therefore will not result in significant energy & mineral resource
impacts.
NOISE The City's adopted significance thresholds provide that noise impacts may be deemed
significant if the project would:
include outdoor recreation, amplified sound, industrial processes, automotive repair or similar
activities and/or is situated next to noise sensitive land uses including hospitals, convalescent
homes, or schools; or,
result in noise levels which exceed the standards established by the General Plan's Noise
Element
The project would not exceed significance thresholds with respect to noise impacts.
POPULATION & HOUSING The City's adopted significance thresholds provide that population and
housing impacts may be deemed significant if the project would:
exceed population projections established by the General Plan Land Use Element., or,
exceed population projections for a project site based on General Plan designations; or
eliminate existing very-low or low income dwellings (based on Housing & Urban Development
(HUD) or Housing & Community Development (HCD) criteria); or, proposes five or more
lots/dwellings with no provision for very-low or low income dwellings.
Based on the significance threshold, the projectwould not result in significant population and
housing impacts.
PUBLIC SERVICES. The City's adopted significance thresholds provide that public service impacts
may be deemed significant if the project would exceed the General Plan Growth Management
Element service standard for police, fire, parks, roads, and government services; or in the case of
schools, Capistrano Unified School District (CUSD) service standards The project would not
Initial StudylEnvironmental Checklist -1 7- City of San Juan Capistrano
Land Use
XIV TRANSPORTATION. The City’s adopted significance thresholds provide that transportation impacts
may be deemed significant if the project would:
Number of dwelling units; or, 1000 GSF of floor area; or, number
of employees; or, number of beds, etc.
generate traffic resulting in at least a 1 % increase in peak hour ICU at signalized intersections;
and/or, a 1 .O second delay increase at un-signalized intersections; and/or, a 1 % increase in street
link average daily traffic (ADT) vehicle-capacity (v/c) ratio; or,
reduce intersection levels of service on primary/secondary arterials to a level below the minimum
established by the General Plan Growth Management Element; or,
provide no frontage improvements to attain a geometric section consistent with that established
by the General Plan Circulation Element and Master Plan of Streets & Highways, or,
increase traffic in areas with statistically-significant, higher than average accident rates; or,
not meet emergency access requirements of the Orange County Fire Authority (OCFA)
convert existing parking to an alternate use or requires additional parking and does not meet Title
9 parking standards, or,
create barriers to non-motorists (e.g. pedestrians, bikes, etc.); or,
conflict with adopted policies supporting alternative transportation; or,
create rail, waterborne, or air traffic impacts?
Office 99.39
ITE Trip Factors
~
AM Peak Hour PM Peak Hour
ADT In Out Tot In Out Tot
1.65 0.23 1.88 0.33 1.59 1.92 13.36
I AM Peak Hour PM Peak Hour
Based on the estimated trip generation, the traffic report evaluated service levels at the
potentially affected intersections shown in the table. Each intersection was evaluated under
three scenarios including “existing condition”, “existing plus project”, and “existing plus
project plus cumulative”. The capacity analysis determined the service levels as shown on
Table 8 from the Traffic Impact Analysis done for the project (dated February 23, 2004,
reproduced on the following page:
In Out Tot In Out Tot
Project Trip Generation 164 23 187 33 158 191 1328
Initial Stud ylEnvironmental Checklist -1 8- City of San Juan Capistrano
Tabla 8
Intersection Traffic Contribution
' Column (2) mints (1) m 0 01 or greater and LOS (2) is E M F
' Column (2) minu8 (1) IB o 01 or greater end LOS (21 IS A, B. C. or o and LOS (3) IS E M F
' Column (2) minus (1) IS 1 o or greater and LOS (2) o E or F
' Cobmn (2) minus (1) IS 1 0 or greater. and LOS (2) 6 4 B, C, or D. snd LOS (3) o E M F
* MA = Not Applicable Inlemection is located Whin Cty d Mission Viqa
' Level of Sem od required (m Fcc4notes 1 and 2)
The above analysis shows that the project would not exceed significance thresholds with
respect to short-range circulation impacts. However, the analysis also shows that the project
would contribute to significant long-range cumulative impacts at certain intersections. These
Initial StudylEnvironmental Checklist -1 9- City of San Juan Capistrano
impacts will be mitigated by the payment of traffic fees under the Capistrano Circulation Fee
Program (CCFP). Under the CCFP, developers are required to pay fees for traffic
improvements based on the size of the project. For office projects, the CCFP specifies a fee
of $6,402 per each thousand square feet of floor area. Thus, as an example using approximate
floor area, if the project has 99,000 square feet of floor area, the traffic fee will be 6402 x 99 =
$633,798. The exact traffic fee will be computed after determination of the precise floor area
at building permit issuance.
With the above fee payments to fund traffic improvements at the impacted intersections, the
identified long-range circulation impacts will be reduced to a level less-than-significant.
XV. UTILITIES. The City’s adopted significance thresholds provide that utility impacts may be deemed
significant if the project would exceed standards of San Diego Gas and Electric (SDG&E) Company
for gas and electric, SBC for telephone, the City of San Juan Capistrano for water, Southeast
Regional Reclamation Authority (SERRA) for sanitary sewer, the City of San Juan Capistrano (City
Master Plan of Drainage) for storm drainage, and the County of Orange Integrated Waste
Management Board/Agency for solid waste. The project would not exceed significance
thresholds and therefore will not have significant utility impacts,
XVI. MANDATORY FINDINGS OF SIGNIFICANCE.
a The project does not 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 decrease
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, nor eliminate important
examples of major periods of California history or prehistory.
b The project does not have the potential to achieve short-term, to the disadvantage of long-term,
environmental goals.
c. The project does not have impacts which are individually limited, but cumulatively considerable
(“Cumulatively considerable” means the project’s incremental effects are considerable when
compared to the past, present, and future effects of other projects).
d. The project will not have environmental effects which will have substantial adverse effects on
human beings, directly or indirectly.
16. PREPARATION. The initial study for the subject project was prepared by.
Larry N Lawrence AICP, Consulting Project Manager
Initial StudylEnvironmental Checklist -20- City of San Juan Capistrano
17. DETERMINATION. (To be completed by lead agency) Based on this initial evaluation
[I I find that the proposed project COULD NOT have a significant effect on the environment, and
a NEGATIVE DECLARATION will be prepared.
[XI 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 the mitigation
measures described herein have been included in this project. A MITIGATED NEGATIVE
DECLARATION wi II be prepared.
[I I find that the proposed project MAY have a significant effect on the environment, and an
ENVIRONMENTAL IMPACT REPORT is required.
18. DE MINIMIS FEE DETERMINATION (Chapter 1706, Statutes of 1990-AB 3158)
[XI It is hereby found that this project involves no potential for any adverse effect, either
individually or cumulatively, on wildlife resources and that a "Certificate of Fee
Exemption" shall be prepared for this project.
11 It is hereby found that this project could potentially impact wildlife, individually or cumulatively, and
therefore fees shall be paid to the County Clerk in accordance with Section 71 1.4(d) of the Fish
and Game Code.
19. ENVIRONMENTAL ADMINISTRATOR DETERMINATION (Section 9-2.201 of SJC Municipal Code)
The initial study for this project has been reviewed and the environmental determination, contained in
Section V. preceding, is hereby approved:
William A Ramsey, AICP, Environmental Administrator
20. PROPERTY OWNEWAPPLICANT CONCURRENCE: The property owner/ applicant signifies by their
signature below their concurrence with all mitigation measures contained within this environmental
document:
EXHIBIT CDP-1
CITY OF SAN JUAN CAPISTRANO
COMPREHENSIVE DEVELOPMENT PLAN 90-2:
MAMMOTH EQUITIES OFFICE PARK
MAY 11,2004
Adopted as SDP 90-2: April 16,1991
Amended: May 20,1997
May 11,2004
PURPOSE AND INTENT
The purpose and intent of this Comprehensive Development Plan is to:
1. Provide development concepts and permitted land uses for approximately 18 acres
located on the east side of Rancho Viejo Road south of Via Escolar (see attached
Exhibit LM-1) in order to facilitate implementation of the Land Use and other
Elements of the General Plan; and
2. To provide for the utilization of innovative land planning and building design as a
means of achieving high quality, variety, flexibility and efficiency in design for the
designated property.
3. To ensure high quality unobtrusive development design at this gateway to the City.
The properties in this CDP are highly visible from both the 1-5 freeway and the San
Joaquin toll road and are among the first views drivers experience as they enter San
Juan Capistrano. As such, projects must be ofhigh quality and designed to blend into
the natural terrain and their visual backdrops.
DESIGN STANDARDS
1. GOALS
To provide for well-designed office-oriented development which is sensitive to
existing site topography and off-site views and which meets the standards of the PC
(Planned Community) District.
2. SITE DESIGN/GRADING
Site and grading design shall preserve the integrity ofmajor landforms and minimize
visual impacts from off site, New manufactured slopes shall be designed to resemble
natural topography and shall be heavily landscaped.
Building pads shall be sited and designed to minimize grading.
Pedestrian walkways shall be provided between parking areas, from the
public street to all buildings, and between buildings.
Grades in parking areas shall be less than 7 percent.
4. ARCHITECTURE
Rooftop design, colors and equipment screening shall consider views of the
site from residential properties located at a higher grade than the project site.
Building colors shall be relatively dark earthtones.
Building materials shall incorporate stone treatment at the base and on major
architectural features such as columns and entrances.
0 Building facades should not have continuous bands of glazing; long or tall
window treatments should be broken up with other architectural features.
5. LANDSCAPING
Landscaping plant palettes shall be consistent with the building design and
shall demonstrate a consistent thematic treatment. Use of sycamore, poplar
and oak combined with native plant materials is encouraged.
PRINCIPAL USES PENWITTED
1. Permitted uses include:
a. General office uses such as business, professional and similar office uses.
b. Public and semi-public buildings, services and facilities including
governmental buildings, public utility offices and exchanges, but excluding
public schools, police stations, etc.
c. Architecture, engineering, design and consulting firms who provide a service
to other business firms.
d. Real estate brokerage, mortgage banking, insurance firms.
e. Large offices, such as corporate headquarters.
f. Offices of nonprofit and civic organizations.
g. Libraries, museums and art galleries.
h. Financial, insurance, legal and accounting services and travel agencies.
i. Small-scale personal services incidental to the above office uses, including
snack bars, delicatessens, business supplies and printing and reproduction
services, excluding newspaper and other publications. Such uses shall be
permitted only in conjunction with the principal permitted office uses and
shall not exceed a total of five percent of the total gross square feet of the
project.
2. Prohibited uses:
a. Banks, savings and loan and credit unions, retail banking outlets, except for
mortgage banking and general and corporate offices for banks, sa\iings and
loans and credit unions.
b. Medical and dental offices.
c. Public and private schools except for general offices related to public and
private schools.
d. Retail and restaurant uses, except as allowed under “Permitted Uses”,
preceding.
e. All non-specified uses are prohibited.
2
DEVELOPMENT STANDARDS
This project falls under the requirements ofthe Zoning Code’s PC District (Section 9-3.3 1.9,
as well as Supplementary District Regulations (Zoning Code Chapter 3, Article 5), including,
but not limited to, Parking and Signing. Development of the site shall adhere to the
fo 1 1 owing standards :
a. Building heights and the elevations of the building pads, as well as the overall
project design shall allow visual access to surrounding open space.
b. The integrity of hilly terrain and respect for views both of and from the hills
shall be maintained, and proposed development shall be integrated with the
natural topography.
c. There shall be no flat roofs.
d. There shall be no visible roof-mounted mechanical equipment, unless placed
in screened wells.
e. Summer shading, windbreaks and visual buffering shall be provided by a
number of evergreen trees. Vegetation shall consist of indigenous and
domestic species complimentary to the architecture of the project.
MODIFICATIONS TO DEVELOPMENT STANDARDS
Modification to this Specific Development Plan shall be made in accordance with Section
Subsection 9-3.3 15(d) of the Municipal Code.
PUBLIC NOTIFICATION
All property owners of Country Hills Estates and Spotted Bull shall be included in the notice
list for any proposed land use entitlement or project changes subsequent to the effective date
of the approval of this Comprehensive Development Plan.
SUPPLEMENTARY DISTRICT REGULATIONS
The Supplementary District Regulations of Chapter 3, Article 5 of the Municipal Code.
However, specific regulations adopted as part of this Comprehensive Development Plan shall
supersede said Supplementary District Regulations.
ISSUES NOT ADDRESSED
In cases where standard regulation or other issues are not addressed in this Specific
Development Plan, the appropriate provision of Title 9 ofthe Municipal Code shall regulate.
3
COMMON AREAS
1. Appropriate legal instruments such as CC&R’s, management agencies and/or
owners’ associations, shall provide means for the on-going maintenance of
all retaining walls, open spaces, private streets, parking lots, buildings and
landscaping. Said legal instruments shall be approved by the City and shall
be appropriately recorded prior to the issuance of building permits.
2. The CC&R’s or legal instruments shall incorporate provisions of the
responsible owners’ association for maintenance of any commonly owned
land should the City determine, after reasonable and customary notice to the
property owners’ association, that adequate maintenance is not being
performed on such land.
3 In the case of owners’ associations, no in-common holding may be sold or
otherwise transferred to the control of any other entity, except one conceived
and designed to fulfill the same basic purposes as the owners’ association.
4
CDP EXHIBIT LM-1: CDP LOCATION MAP AND BOUNDARIES