Resolution Number 92-7-21-5RESOLUTION NO. 92-7-21-5
CERTIFYING FINAL ENVIRONMENTAL IMPACT REPORT - SAN JUAN MEADOWS
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SAN
JUAN CAPISTRANO, CALIFORNIA, CERTIFYING THE FINAL
ENVIRONMENTAL IMPACT REPORT FOR GENERAL PLAN
AMENDMENT 92-1, REZONE 91-1, AND VESTING TENTATIVE
TRACT MAP 14343, SAN JUAN MEADOWS
WHEREAS, the City of San Juan Capistrano wishes to approve an amendment
to Comprehensive Development Plan 81-1 (Forster Canyon Planned Community and
Comprehensive Development Plan) for the 148 -acre San Juan Meadows property located
in the City of San Juan Capistrano in Sections 7 and 18 of Township 8 South, Range 7
West and Sections 12 and 13 of Township 8 South, Range 8 West of the San Bernardino
Base and Meridian; and,
WHEREAS, an Environmental Impact Report (EIR) has been prepared to
address the environmental effects, mitigation measures, and project alternatives
associated with the proposed General Plan Amendment, Amendment to the
Comprehensive Development Plan, and Vesting Tentative Tract Map; and,
WHEREAS, the Environmental Impact Report was prepared pursuant to the
requirements of the California Environmental Quality Act (CEQA), and the State CEQA
Guidelines; and,
WHEREAS, written and oral comments on the Environmental Impact Report
were received from the public and responsible agencies during and after the review
period; and,
WHEREAS, the San Juan Capistrano Planning Commission and City Council
conducted public hearings to receive all public testimony with respect to the
Environmental Impact Report; and,
WHEREAS, such documents and testimony were responded to through a
Response to Comments document and various staff reports submitted to the City of San
Juan Capistrano; and,
WHEREAS, the City Council of the City of San Juan Capistrano has reviewed
all environmental documentation comprising the Environmental Impact Report and has
found that the Environmental Impact Report considered all environmental effects of the
proposed project and is complete and adequate and fully complies with all requirements
of the California Environmental Quality Act and the Guidelines; and,
WHEREAS, Section 21081 of the California Environmental Quality Act and
Section 15491 of the California Environmental Quality Act Guidelines require that the
City Council make one or more of the following findings prior to approval of a project
for which an Environmental Impact Report has been completed, identifying one or more
significant effects of the project, along with a statement of facts supporting each
finding:
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MM
Findin 1 - Changes or alterations have been required in, or incorporated into
the project which mitigate or avoid the significant environmental effects thereof as
identified in the Environmental Impact Report.
Finding 2 - Such changes or alternations are within the responsibility and
jurisdiction of another public agency and not the agency making the finding. Such
findings have been adopted by other such agency or can and should be adopted by such
other agency.
Finding 3 - Specific economic, social, or other considerations make infeasible
the mitigation measures or other project alternatives identified in the Environmental
Impact Report; and,
WHEREAS, Section 15093(a) of the Guidelines requires the City Council to
balance the benefits of a proposed project against its unavoidable environmental risks in
determining whether to approve the project; and,
WHEREAS, Section 15093(b) requires, where the decision of the City Council
allows the occurrence of significant affects which are identified in the Environmental
Impact Report but are not mitigated, the City must state in writing the reasons to
support its action, based on the Environmental Impact Report or other information in the
record; and,
WHEREAS, this City Council has reviewed and considered all of the
environmental documentation prepared to evaluate the proposed project, including all
elements of the Environmental Impact Report; and,
WHEREAS, this City Council contemplates and directs continuing compliance
with the California Environmental Quality Act and the Guidelines as necessary in the
implementation of the phases and elements of the project; and,
WHEREAS, this City Council by this Resolution adopts the Statement of Facts
as required by Section 15091 and 15093 of the Guidelines.
1. The Final Environmental Impact Report is composed of the following
elements:
a. Draft Environmental Impact Report.
b. Appendices to the Draft Environmental Impact Report.
C. City of San Juan Capistrano Planning Commission staff reports
dated May 4, and June 9, 1992.
d. Minutes of the San Juan Capistrano Planning Commission meetings
dated May 4, and June 9, 1992.
e. Minutes of the San Juan Capistrano City Council meeting dated
July 7, 1992.
f. Comments received on the Draft Environmental Impact Report and
responses to those comments.
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g. All attachments, incorporation, and references delineated in a -f
above.
All of the above information has been and will be on file with the San Juan
Capistrano Planning Department, 32400 Paseo Adelanto, San Juan Capistrano, California.
2. This City Council makes the findings contained in the Statement of Facts
with respect to significant effects identified in the Final Environmental
Impact Report and finds that each fact in support of the findings is true
and is based upon substantial evidence in the record, including the Final
Environmental Impact Report. The Statement of Facts is attached
hereto (Attachment A) and incorporated herein by this reference.
3. This City Council finds that the Final Environmental Impact Report has
identified all significant environmental effects of the project and that
there are no known potential environmental effects not addressed in the
Final Environmental Impact Report.
4. This City Council finds that although the Final Environmental Impact
Report identifies certain significant environmental effects that will
result if the project is approved, all significant effects that can be
feasibly mitigated or avoided have been reduced to an acceptable level
by the imposition of mitigation measures on the approved project. All
mitigation measures shall be incorporated into conditions of approval.
5. This City Council finds that potential alternatives not incorporated into
the project (including the "No Project" alternative) were rejected as
infeasible, based upon specific economic, social, or other considerations
as set forth in the Statement of Facts and the Final Environmental
Impact Report. A Mitigation Monitoring Plan is contained in Attachment
B.
6. The City Council finds that all unavoidable significant impacts of the
project, as identified in the Statement of Facts, that have been reduced
to a level of insignificance have been substantially reduced in their
impacts by the imposition of mitigation measures which shall be
incorporated into conditions of approval.
7. This City Council finds that the Final Environmental Impact Report has
described all reasonable alternatives to the project that could feasibly
obtain the basic objectives of the project (including the "No Project"
alternative), even when these alternatives might impede the attainment
of project objectives and might be more costly. Further, this City
Council finds that a good faith effort was made to incorporate
alternatives in the preparation of the Draft Environmental Impact
Report and all reasonable alternatives were considered in the review
process of the Final Environmental Impact Report and ultimate decisions
on the project.
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NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of
San Juan Capistrano does hereby certify the Final Environmental Impact Report for San
Juan Meadows as complete and adequate in that it addresses all environmental effects of
the proposed project and fully complies with all requirements of the California
Environmental Quality Act and the State the California Environmental Quality Act
Guidelines.
PASSED, APPROVED, AND ADOPTED this
of July , 1992.
ATTEST:
21st
day
/ �.�
mow, w .��
STATE OF CALIFORNIA )
COUNTY OF ORANGE ) ss
CITY OF SAN JUAN CAPISTRANO )
I, CHERYL JOHNSON, City Clerk of the City of San Juan Capistrano,
California, DO HEREBY CERTIFY that the foregoing is a true and correct copy of
Resolution No. 92-7-21-5 adopted by the City Council of the City of San Juan
Capistrano, California, at a regular meeting thereof held on the 21st day
of July , 1992, by the following vote:
AYES: Councilmen Friess, Hausdorfer, Harris,
Vasquez and Mayor Jones
NOES: None
ABSTAIN: None
ABSENT: None
(SEAL) .�nO ���i,
CHERYL JOH N, TY
I
` CLERK
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®33
ATTACHMENT A
SIGNIFICANT ENVIRONMENTAL EFFECTS WHICH CANNOT BE AVOIDED IF THE
PROPOSED PROJECT IS IMPLEMENTED, FINDINGS WITH RESPECT TO SAID
EFFECTS, AND STATEMENT OF FACTS IN SUPPORT THEREOF, ALL WITH
RESPECT TO THE CERTIFICATION OF AN ENVIRONMENTAL IMPACT REPORT FOR
THE IMPLEMENTATION OF THE AMENDMENT TO COMPREHENSIVE DEVELOPMENT
PLAN 81-1 (SAN JUAN MEADOWS) RZ-91-01, GENERAL PLAN AMENDMENT 92-
01, VESTING TENTATIVE TRACT MAP 14343, AND DEVELOPMENT AGREEMENT
IN THE CITY OF SAN JUAN CAPISTRANO, CALIFORNIA.
BACKGROUND
The California Environmental Quality Act (CEQA) and the State CEQA
Guidelines (Guidelines) promulgated thereto provide:
"No public agency shall approve or carry out a project for which
an EIR has been completed which identifies one or more significant
environmental effects of the project unless the public agency makes
one or more written findings for each of those significant effects
accompanied by a brief explanation of the rationale for each
finding.
The possible findings are:
1. Changes or alterations have been required in, or
incorporated into, the project which avoid or
substantially lessen the significant effect as identified
by the EIR.
2. Such changes or alterations are within the responsibility
and jurisdiction of another public agency and not the
agency making the finding. Such changes have been
adopted by such other agency or can and should be adopted
by such other agency.
3. Specific economic, social, or other considerations make
infeasible the mitigation measures or project
alternatives identified in the Final EIR (Section 15091
of the Guidelines."
The City Council of the City of San Juan Capistrano is considering
approval of an Amendment to Comprehensive Development Plan 81-1 (RZ
91-01), General Plan Amendment 92-01, Vesting Tentative Map 14343,
and Development Agreement. Because the proposed actions constitute
a project under the CEQA Guidelines, the City of San Juan
Capistrano has prepared an Environmental Impact Report (EIR). The
EIR has identified certain significant effects which may occur as
a result of the project, or on a cumulative basis in conjunction
with other past, present, or reasonably foreseeable future
projects. Further, the San Juan Capistrano City Council desires
to approve this project and, after determining that the EIR is
complete and has been prepared in accordance with CEQA and the
Guidelines, the findings set forth herein are made: —
EFFECTS DETERMINED TO BE INSIGNIFICANT
INITIAL STUDY
The City of San Juan Capistrano Planning Department prepared an
Initial Study to identify effects of the proposed project which are
not potentially significant. Those topics which were determined
not to be significant are stated below:
Earth
F. The project will not result in any changes in deposition or
erosion of beach sand or the modification of any river or
stream channel.
Air
B. Implementation of the project will not result in the creation
of objectional odors.
C. The project will not cause any alteration of air movement,
either locally or regionally.
Water
A. No changes in currents or the course or direction of water
movements will be caused by the project.
C. The project is not located in a floodplain area. Therefore,
it will not result in any alteration to the course or flow of
flood waters.
D. The project will not cause a change in the amount of water in
any surface water body.
E. Implementation of the project will not cause the discharge of
any pollutants which will affect the surface water quality of
any water body.
F. The project will have no effect on the rate or direction of
flow of any ground water sources.
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G. The project will not result in the addition or removal of
water from any ground water source. Therefore, it will not
cause any impact to the quantity or quality of any ground
water.
I. The site is not located in a floodplain area. Therefore, the
project will not result in the exposure of persons or property
to flooding or tidal waves.
Plant Life
D. The project will not result in the reduction in acreage of any
agricultural crop.
Animal Life
C. The project will not result in the introduction of new species
of animals into an area, or result in a barrier to the
migration or movement of animals.
Natural Resources
A. The project will not result in the increase in the rate of use
of any natural resources.
B. Implementation of the project will not cause a substantial
depletion of any non-renewable resource.
Transportation/Circulation
B. The proposed project will not have significant effects on
existing parking facilities, or demand new parking.
E. The project will not result in the alteration to waterborne,
rail, or air traffic.
Public Services
A. The proposed project is not located in a high crime area and
it will not pose any significant problems to the Orange County
Sheriff Department.
F. Other governmental services will not be affected by project
implementation.
Enerov
A. The project will not result in any significant increase in the
amount of fuel or energy used in the project environs.
B. No substantial increase in energy demand will result from
project implementation. The project will not require the
development of new energy resources to serve it.
t]
Utilities
A. Project implementation will not result in a need for new
systems, or substantial alterations to electrical and/or
natural gas.
B. Project Implementation will not result in a need for new
systems, or substantial alterations to communications systems.
EFFECTS DETERMINED TO BE MITIGABLE TO A LEVEL OF INSIGNIFICANCE
SOILS AND GEOLOGY
Significant Effect
Structures and future residents will be subject to potential
groundshaking from seismic activity on existing regional
faults/fault systems. These impacts will be similar to those which
occur throughout the seismically active Southern California region.
Findings
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effect as identified in the Final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. All grading shall be performed in accordance with the
preliminary recommendations associated with Site Preparation
and Corrective Grading, Fill Material and Fill Placement,
Water Level Monitoring and Dewatering, Foundations and
Pavement, and Settlement Monitoring, Surface Landfill
Drainage, and Slope Landscaping presented in the report
entitled, "Summary Report of Geotechnical Evaluation - Mesa
Area and Forster Canyon Landfill", unless specifically revised
or amended, and in accordance with all applicable codes and
requirements adopted by the City of San Juan Capistrano.
2. All grading shall be performed in accordance with the
recommendations contained in the City's Hillside Development
Guidelines, which promote natural contour grading and
discourage extensive grading, recontouring, and earth
movement.
3. All earthwork and grading operations shall be performed under
the supervision of the geotechnical consultant.
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4. The applicant shall prepare a geotechnical grading plan review
to comment on the design of footings, foundations, slopes,
remedial grading, subdrains, etc., prior to the issuance of
a grading permit.
5. Prior to the issuance of a grading permit, the applicant shall
determine the cut and fill ratio required to minimize the
amount of imported or exported soil materials needed.
6. After removal of all unsuitable surficial soils, all areas
receiving fill shall be scarified, moisture- conditioned, and
recompacted to a minimum 90 percent relative compaction of the
appropriate laboratory density.
7. Cut slopes shall be designed at a 2:1 (horizontal to vertical)
or flatter slope ratio. Due to on-site geotechnical
conditions, all cut slopes should be stabilized with an
appropriate buttress to be designed prior to grading.
Fill slopes up to 70 feet in vertical height, constructed at
a gradient of 2:1 or flatter, shall be stable against deep-
seated arcuate failure. Fill slopes in excess of 70 feet in
vertical height shall be analyzed and designed for gross
stability on a case-by-case basis prior to grading. Fill
slopes constructed at a gradient steeper than 2:1 shall be
reinforced with a Geogrid-type material to improve stability.
Analysis and appropriate Geogrid design shall be accomplished
prior to grading.
9. In accordance with Title 9 of the San Juan Capistrano City
Code, any design fill -over -cut and cut -over -fill shall be
converted to fill slope.
10. Heavy vegetation, including brush, grasses and sparse trees
shall be removed prior to fill placement.
11. The nature and extent of unsuitable on-site fill and buried
alluvial materials shall be further examined as part of future
geotechnical investigations for the Mesa area, prior to the
issuance of a grading permit.
12. To mitigate the potential settlement of compressible soils,
these materials shall either be removed prior to fill
placement or compacted in place.
13. The applicant and contractor shall, to the satisfaction of the
City, implement measures to minimize project erosion during
the construction phase. Erosion control measures include, but
are not limited to, the following:
a. Place sand bags around the perimeter of the site prior
to initial grading if grading is to be undertaken during
the rainy season.
b. Minimize the length of time soils lay exposed.
C. Water down all exposed soils periodically.
d. Revegetate graded slopes and other areas as early as
possible under the direction of a licensed landscape
architect.
14. All building plans shall be prepared and stamped by a
qualified engineer to assure that new buildings will be
constructed in conformance with the Uniform Building Code and
City Code (i.e., specifically those standards pertaining to
earthquake damage reduction).
15. If determined necessary by the City of San Juan Capistrano,
the applicant shall submit an analysis of potential seismic
effects on-site, including estimated values of peak ground
motion, in accordance with accepted engineering standards.
16. The contractor shall stabilize the site prior to development.
In order to preserve the natural slopes containing landslide
debris, it is recommended that sufficient fill mass be placed
in the toe area and, if necessary, the top of the slide mass
be excavated.
PUBLIC HEALTH AND SAFETY
Significant Effect
Proposed land uses and activities could potentially be exposed to
the effects of methane gas accumulation and migration. In
addition, a potential exists for the release of low levels of
emissions into the atmosphere through the surface of the landfill.
Finally, landfill leachate containing chemical substances that may
exceed regulatory action levels could potentially migrate into the
regional groundwater system.
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
Findings in Support of the Fact
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. Prior to issuance of grading permit, the applicant shall
implement the following provisions contained in the Final
Closure Plan for the Forster Canyon Landfill.
a. Provide final cover in accordance with appropriate design
standards, materials, and procedures.
b. Conduct final grading in accordance with the excavation
plan, grading design, and settlement analysis.
C. Construct final drainage in accordance with the proposed
drainage control system plan.
d. Install the landfill gas control and migration system.
e. Implement the liquid management plan.
f. Provide landscaping and irrigation in accordance with the
proposed landscape materials, installation procedures,
and irrigation system.
g. Comply with the sequence
improvements.
2. Prior to recordation of the Final
that the Final Closure Plan is in
Code of Regulations (CCR), Title
14, Chapter 3; and is approved
Environmental Health Department
Control Board.
and phasing for providing
Map, the City shall ensure
conformance with California
23, Chapter 15; CCR, Title
by the County of Orange
and Regional Water Quality
3. The City, prior to approval of future tract maps and plans,
shall establish and require adequate setbacks and buffer
around the landfill to separate the landfill area from future
proposed structures. It is recommended that a 50- to 100 -foot
setback from the limits of the landfill to a structure be
established.
DRAINAGE AND HYDROLOGY
Significant Effect
The major impact to drainage/hydrology is short-term peak flow
increases in storm runoff and its impact on existing freeway
culverts. Implementation of the proposed project will increase the
area devoted to impervious surfaces and increase the volume of
runoff as well as the short-term peak flow rate. In addition, the
direction of flow will also be altered. However, once development
has occurred and ground cover and landscaping are established, the
natural storm water infiltration will be improved.
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
0
Findings in Support of the Fact
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
The applicant shall provide drainage improvements as shown in
the Final Closure Plan for the Forster Canyon Landfill and the
Forster Canyon Comprehensive Development Plan Amendment.
2. All necessary drainage facilities shall be constructed to
intercept, remove, convey and discharge all surface water from
the land to be developed. These facilities shall include
streets, catch basins, drop inlets, lined ditches, terrace
drains, down drains, pipes, culverts and appurtenant
structures.
3. All local on-site facilities shall be designed for a 25 -year
storm. The lowest finish floor elevation of all habitable
structures shall be a minimum of one foot above the maximum
water level resulting from a 100 -year storm.
4. The on-site storm runoff from the proposed development shall
be routed to existing freeway culverts in such a manner as to
not exceed the hydraulic capacity of the culverts, based on
a 100 -year storm.
5. The design of all drainage facilities shall be reviewed and
approved by the City of San Juan Capistrano and California
Department of Transportation, as appropriate, to ensure that
storm water runoff created by the proposed development is
adequately controlled.
6. All drainage facility inlets and outlets shall be protected
with suitable structures and linings to prevent erosion.
7. An erosion control plan shall be prepared and erosion control
procedures followed to mitigate the effects of storm flows
during the construction stage.
8. A Storm Water Management Plan, utilizing Best Management
Practices to control/reduce the discharge of pollutants to
the maximum extent practicable in order to obtain a Storm
Water Discharge Permit in accordance with the National
Pollution Discharge Elimination System (NPDES) shall be
prepared and approved by the Director of Public Works prior
to grading of the site.
GRADING AND LANDFORM ALTERATION
Significant Effect
Generally, grading operations will stabilize unstable geologic and
soils conditions throughout the site and will reshape the existing
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landform. Implementation of the proposed project will result in
significant landform alteration to the subject property.
Approximately 935,600 cubic yards of cut and fill will be required
to prepare the site for development as proposed. Although
topographic change will be significant, the landform alteration
generally follows the existing physiography of the site. In
addition, excavation of approximately 212,000 cubic yards of refuse
will be required to be removed from the landfill to satisfy the
final grade requirements.
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
Facts in Support of the Finding
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. Grading activities shall preserve the natural landform through
the implementation of sensitive site planning and grading
techniques, circulation and architectural design techniques,
as well as innovative landscape treatments of the ridgeline
and slope, in accordance with the City's Hillside Development
Guidelines; Municipal Code, Section 9-3.505. Hillside
Management District; and Community Design Element of the
General Plan. All grading activities shall be reviewed and
accepted by the City.
2. Sensitive grading and stabilization techniques shall be
employed for the project site. All grading activities shall
be reviewed and accepted by the City.
3. The grading plan shall be based upon stabilization techniques,
accommodation of necessary General Plan elements, and
associated cut and fill necessary to create a natural
appearance.
4. Building and development profiles shall not silhouette upon
any ridgeline consistent with the intent of the guidelines
established by GPA 78-1, Forster Canyon PC.
FISCAL IMPACTS
Significant Effect
Construction of infrastructure (i.e., sewer, water, roadways, etc.)
and public improvements required to serve the currently undeveloped
project site will constitute a major portion of the cost of
implementing the proposed project. Landfill closure will
constitute a major portion (i.e., approximately 47 percent) of the
estimated costs for public improvements. The preliminary cost
estimate for these improvements is $11,053,000.00.
Findings
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effect as identified in the Final EIR.
Facts in Support of Findings
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. If the City chooses to use redevelopment and tax increment
financing to partially fund the public improvements included
in the proposed project, the City shall amend the existing
Redevelopment Project Area to include the proposed project
site. This amendment will be undertaken in accordance with
all requirements of State Redevelopment Law.
2. If redevelopment is used to partially finance the public
improvements included in the proposed project, the City shall
negotiate fair -share pass through agreements with affected
taxing agencies as required.
3. The City shall require the applicant to work with the County
to secure full County financing for the landfill closure.
4. Should the City choose to allow Mello-Roos/1911/1913
assessment district financing, the City shall establish a
Community Facilities District or benefit assessment district
to fund infrastructure construction for the proposed project
in accordance with the requirements of State Law.
5. The applicant shall provide a market rate study of potential
sales prices for residential units included in the proposed
project prior to a final City decision on financing the
proposed project from redevelopment, Mello Roos or benefit
assessment district sources.
LAND USE/RELEVANT PLANNING
Significant Effect
The proposed amended PC/CDP is generally consistent with the land
use and characteristics approved in 1981 for the Forster Canyon
CDP 81-1. The proposed uses of the project are generally
consistent with the surrounding uses which are predominantly
residential and open space. The seniors housing project totaling
180 dwelling units on the Public and Institutional site is not
clearly consistent with the General Plan.
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043 1
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
Facts in Support of the Findin
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. If the Public/Institutional site is not dedicated to the City
or other public agency, a general plan amendment, deleting
this requirement, would be necessary to ensure consistency
with the City's General Plan. A determination of the
appropriate amount of parkland credit for the golf course must
be made, and any deficit mitigated through payment of in -lieu
fees.
2. In order to ensure that future residential development and
other noise sensitive development meets the standards
established by Nun. Code Section 9-3.506, an acoustical
analysis shall be prepared for such development along La Novia
Avenue and "A" Street.
3. The golf course use shall not be permitted within the GOS
district and the senior housing project shall be consistent
with the general plan designation.
TRANSPORTATION AND CIRCULATION
ianificant Effect
The project is estimated to generate 3,100 daily vehicle trips.
Three intersections would be significantly impacted by the proposed
project; however, these three intersections would continue to
operate at acceptable levels of service (i.e., LOS C or better),
even with the addition of project traffic. Traffic from the
proposed project will increase the existing unacceptable traffic
conditions on the northbound approach to the Valle Road/San Juan
Creek Road intersection.
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
Facts in Support of the Finding
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
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2"`_
As noted above, the City of San Juan Capistrano shall cause
to have installed traffic signals at the following
intersections:
Valle Road/San Juan Creek Road
Valle Road/La Novia Avenue/I-5 NB Ramps
Camino Las Ramblas/Via California
La Novia Avenue/Calle Arroyo
The traffic conditions which warrant installation of these
signals are the result either of existing operational
deficiencies or of cumulative traffic growth (including the
proposed project). As such, the financial responsibility
which shall be assigned to the proposed project for
constructing these signals shall be limited to the percentage
of the increase in existing traffic during peak hours which
is attributable to the project, as shown below:
Valle Road/San Juan Creek Road - 15.6 percent
Valle Road/La Novia Avenue/I-5 NB Ramps - 25.8 percent
Camino Las Ramblas/Via California - 4.1 percent
La Novia Avenue/Calle Arroyo - 3.1 percent
The City of San Juan Capistrano shall also cause to have
installed improvements to existing streets in the vicinity of
the project site as follows: widening Valle Road at San Juan
Creek Road to provide one left and one right turn lane and
widening San Juan Creek Road to provide a westbound left turn
lane. Financial responsibility for these improvements shall
be assigned to the proposed project in the same manner as
described above.
3. The project applicant shall be responsible for widening La
Novia Avenue to provide a westbound left turn lane and
providing sufficient width on minor streets to provide one
left and one right turn lane. The applicant shall also be
responsible for providing all stop signs required to serve the
proposed project.
Significant Effect
The senior housing structures, together with the northernmost tier
of homes above La Novia Road, are the most visible elements
proposed for the site. Portions of the senior housing area and the
residences proposed around the westerly cul-de-sacs within Units
2 and 3 will be visible from several viewpoints. Some manufactured
slopes will be visible immediately behind the senior housing
structures. The most apparent visual contrast will be created
largely by structural colors contrasting with the surrounding
natural landscape. Cut slopes at the eastern edge of the project
will be visible, particularly if covered with irrigated
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landscaping, the color of which will contrast with the hillsides
above during the dry season. Finally, views of the project site
from viewpoints to the north and south are characterized by strong
linearity, proposed structural elements and landscaping and highly
visible transformation of the existing landscape.
Finding
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effects as identified in the Final EIR.
Facts in Support of the Findin
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. The substantial manufactured slopes proposed in the northwest
corner of the site within Units 2 and 3 and the senior housing
area (i.e., Unit 7) shall employ contour grading, particularly
emphasizing variable slopes. The aim shall be to create a
slope which appears to be natural in appearance. Alternative
grading solutions should be studied to reduce grading
necessary to site the senior housing.
2. Proposed cut slopes against the hills along the east edge of
the site shall employ contour grading, particularly
emphasizing variable slopes. Upper edges of the grades shall
blend with the existing natural hillsides. Hard edges or
angles are to be avoided. Tops and toes of slopes shall be
rounded.
3. Senior housing structures shall be placed on the eastern,
upslope side of the proposed pads to lessen visibility, with
access, and open space being located west of the buildings.
4. Final building design and massing for the senior housing shall
strongly emphasize horizontal architectural elements.
Visually unbroken two-story expanses of structures shall be
avoided, and no purely vertical architectural elements shall
be employed.
5. Low landscaped berms (approximately three feet in height above
pad elevation) shall be employed to conceal parking areas for
the senior housing from viewpoints to the west and northwest.
6. Single-family residential structures shall be limited to one
story for Lots 15 through 18 of Unit 3 and Lots 29 through 32
of Unit 2, the most visually prominent lots on the site.
7. A landscaping easement shall be established along the upper
edge of the slope along Lots 17 through 35 of Unit 3.
Landscaping, including trees of moderate height, shall be
placed toward the top of the slope in a clustered and informal
13
46
manner in front of lot line intersections at irregular
intervals along this easement. The goal of this mitigation
measure shall be to visually punctuate the extremely linear
mass of structures along the northern project, as viewed from
viewpoints to the north.
8. Dwelling colors for the project shall adhere to medium to
light tones of the recommended colors: browns, sepias, ochres
and grays. Bright white and light pastel colors shall be
avoided. Roof materials shall similarly avoid bright colors
and reflective surfaces. Skylights shall be designed in such
a way as to avoid facing toward significant viewpoints as
identified in the visual analysis.
9. Exterior lighting along the western edge of the site,
particularly within the area designated for senior housing,
shall be the minimum required for safety.
10. On senior housing building exteriors facing the I-5 Freeway,
low level, low wattage lights shall be used, and shall be
oriented away from freeway viewpoints.
11. Lighting of ornamental landscaping shall be prohibited in the
senior housing area and along the northern edge of the
project.
UNMITIGABLE PROJECT IMPACTS
The City Council makes the findings listed below with regard to the
unmitigable impacts of the project and finds that while the
mitigation measures described will lessen these impacts, they
cannot reduce them to a level of insignificance. These mitigation
measures will also be implemented pursuant to the Mitigation
Monitoring Program adopted as part of this project. The City
Council hereby adopts all of the mitigation measures described
below and incorporates them as part of the project.
CLIMATE AND AIR QUALITY
Sicnificant Effect
Short-term impacts will result from grading and construction
activities. Long-term project -related emissions will also occur
from the use of automobiles, contributing to the regional burden
of air emissions. This contribution to the regional burden
comprises approximately one percent of the total emissions
projected for Receptor Area 21. Although project -related impacts
are not considered to be significant, the project's contribution
to the regional burden (i.e., cumulative impacts) are determined
to be significant and cannot be mitigated to a level of
insignificance.
14
Findings
Changes or alterations have been required in, or incorporated into,
the project which avoid or substantially lessen the significant
environmental effect as identified in the Final EIR.
Such changes or alterations are within the responsibility and
jurisdiction of another public agency and not the agency making the
finding. Such changes have been adopted by such other agency or
can and should be adopted by such other agency.
Facts in Support of Findings
The significant effect has been substantially lessened to the
extent feasible by virtue of the following mitigation measures
identified in the Final EIR and incorporated into the project.
1. Certain mandatory measures such as dust control during
construction to prevent a dust nuisance and compliance with
energy conservation standards in Title 24 of the California
Administrative Code will be implemented.
2. The AQMP contains a number of transportation control measures
(TCM) which should, therefore, be considered for inclusion
where possible in project planning. These measures include:
o Improved public transit
o Areawide carpool programs
o On -street parking controls
o Park -and -Ride lots
o Incentives for carpools, transit, bicycles and walking
o Bicycle lanes and storage
o Staggered work hours
o Traffic flow improvements
3. Project construction was also identified as an impact area in
need of careful control, particularly with respect to dust
emissions and their regional PM -10 impact. The menu of
recommended construction activity control measures includes:
Minimize Construction Activitv Emissions
o Water site and equipment morning and evening using non -
potable water resources, where available.
o Pave on-site roads as soon as possible into the
construction cycle.
o Operate street sweepers on paved roads adjacent to the
site.
o Reestablish ground cover on construction site through
seeding and watering, if disturbed sites are to be left
unconstructed for more than 90 days.
15
mom
o Terminate grading and travel on unpaved surfaces if winds
exceed 25 mph.
Reduce Construction Eguivment Emissions
o Wash off trucks leaving the site. -
o Properly tune and maintain construction equipment.
Reduce Construction -Related Traffic Congestion
o Encourage rideshare incentives for construction
personnel.
o Encourage transit incentives for construction workers.
o Configure construction parking to minimize traffic
interference.
o Schedule operations affecting roadways for off-peak
traffic hours.
16
STATEMENT OF OVERRIDING CONSIDERATIONS
GPA 92-01, RZ 91-01, VTTM 14343, AND DEVELOPMENT AGREEMENT
SAN JUAN MEADOWS
CITY OF SAN JUAN CAPISTRANO, CA
The California Environmental Quality Act requires a public agency
to balance the benefits of a proposed project against its
unavoidable environmental risks in determining whether to approve
the project. The San Juan Capistrano City Council has determined
that the unavoidable risks of this project are acceptable when
balanced against the benefits of this project, giving greater
weight to the unavoidable environmental risks. In making this
determination, the following factors and public benefits were
considered or decisions made:
1. The project will serve a critical need, that being the
relief of inadequate senior housing, public facilities
and services through the provision of new infrastructure,
including sewer and water facilities, roadways, and other
public facilities.
2. The project is consistent with adopted plans and policies
of the San Juan Capistrano General Plan as well as the
Comprehensive Development Plan/Planned Community.
3. The project will provide tax revenues to the City of San
Juan Capistrano which can be used to provide public
services and facilities and to implement needed
improvements to serve the project's residents.
4. The intensity of the project is consistent with other
projects, existing and proposed, in the vicinity of the
Planned Community.
5. The project will be designed and landscaped so as to
provide an aesthetically pleasing environment compatible
with surrounding land uses.
6. The proposed residential/recreational project which
includes 455 residential dwelling units will be
consistent with the goals and objectives established by
regional plans to create a "jobs/housing balance".
7. Implementation of the amended CDP will result in the
Final Closure of the Forster Canyon Landfill which may
pose a potential health threat from gas migration and
leachate if not properly closed, thereby enhancing the
public health and safety of the surrounding properties
and residents.
8. Project implementation would provide for significant open
space and recreational opportunities which would not
otherwise be possible without development of the site.
1
The public golf course and significant general open space
will provide recreational opportunities to residents in
the community.
ALTERNATIVES
In making this Statement of Overriding Considerations, the City
Council has also considered whether the project alternatives
described in the Final EIR and in the Findings of Fact would
achieve the project's objectives and would allow the City and
Agency to realize the benefits described above. The City Council
has found that the alternatives discussed in the Final EIR and
proposed through comments on the Draft EIR are infeasible for the
reasons described above in these Findings. Some of the
alternatives would cause greater environmental impacts than would
the project. The project alternatives also would not provide the
benefits to the City that the project would provide.
Specific economic, social, or other considerations make infeasible
the mitigation measures of project alternatives identified in the
Final EIR (Section 15091 of the CEQA Guidelines).
A. The alternatives were rejected for the reasons set forth as
follows:
1. No Project Alternative
Implementation of the "No Project" alternative would
result in the continuation, at least in the short-term,
of the existing undeveloped condition of the project
site. In the absence of the proposed project, the
quantifiable impacts identified in this document,
particularly those associated with traffic, air quality,
grading and aesthetics, would not occur. However, the
City's General Plan has designated the site for mixed
residential development. This alternative has been
rejected for the following reasons.
a. Additional housing opportunities, consistent with the
adopted goals and objectives of the City's General
Plan, would be lost if the site is not developed.
b. The provision of affordable senior housing would not
be possible.
c. The project would not provide for needed recreational
opportunities, infrastructure facilities and housing
to serve the City of San Juan Capistrano.
d. The project would not provide for needed senior
housing.
051
e. Final closure of the Forster Canyon landfill would
not occur, resulting in the continuation of potential
health risks to the nearby and future development.
f. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
' the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the No Project Alternative.
2. Additional Senior Housing North of La Novia Road
Under this alternative, additional senior housing units
would be constructed at the northern edge of the proposed
project site, north of La Novia Road, in the area
identified as "Lot K". Overall, the potential impacts of
this alternative would be expected to be marginally
higher than the proposed project, particularly with
regard to traffic, air quality, aesthetics, and fiscal
impacts. This alternative was not selected for several
reasons, including:
a. This alternative would necessitate amending the
Comprehensive Development Plan and General Plan which
both presently identify General Open Space (GOS) for
that area.
b. The population growth associated with this
alternative would require additional municipal costs
to be allocated to the project, resulting in a
slightly higher municipal deficit when compared to
the preferred project.
c. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Additional Senior Housing North of La Novia
Road Alternative.
3. Higher Density Residential Project
This alternative to the proposed project would increase
the residential densities, resulting in a nearly 33
percent increase in the number of dwelling units
permitted. The principal impacts which would occur from
this alternative include increased traffic and air
quality impacts as well as potentially greater grading
and visual impacts. This alternative has been rejected
for the following reasons:
a. Additional demands on public services and facilities
would likely result from the development of
additional dwelling units and the accommodation of
additional population on the project site.
M
b. The identified traffic, noise and air quality impacts
would be increased over the proposed project and
would likely require additional grading on the site
in order to expand the developable area of the site.
C. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Higher Density Residential Alternative.
Lower Density Residential
This alternative, if approved, would replace the proposed
townhouse development with single-family detached
residential dwelling units. A total of 394 such units
would be permitted, or approximately 15 percent fewer
than reflected on the preferred project. This
alternative has been rejected due to the following
reasons.
a. The City's opportunity to expand the housing stock
to provide for a range of residential opportunities
and expand the economic base could be diminished with
such an alternative.
b. Less revenue would be generated for a project which
would require the same level of municipal services,
resulting in a potential revenue shortfall.
c. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Low Density Residential Alternative.
Project Without Golf Course
Under this alternative, the commercial recreational
development (i.e., golf course and driving range) would
be replaced with a developed community park facility.
The residential components would not change from the
parameters of the proposed project and the resulting
impacts would be generally similar to project -related
impacts. This alternative has been rejected for the
following reasons:
a. The municipal revenues which would be generated from
the golf course facility would be lost from the
operation of such a commercial/recreational use.
4
53
b. Municipal costs associated with the development,
operation and maintenance of a public park facility
would exacerbate the fiscal imbalance resulting from
project implementation.
c. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Project Without Golf Course Alternative.
6. Alternative Uses for Public/Institutional Site
Implementation of this alternative would include the
replacement of the senior housing with a different public
or institutional use such as a school, church, community
center, or health-related institutional use.
Substitution of any one of a number of uses which fit
into the more general categories identified above in
place of the senior housing would reduce the development
density of the 148 -acre Mesa property. This alternative
has been rejected for the following reasons:
a. Although this alternative would permit the
development of an educational facility or other
needed public use, it would not provide for needed
senior housing for which there is a demand in
southeast Orange County.
b. Impacts associated with this alternative are similar
in magnitude to those identified for the proposed
project. implementation of this alternative would
not, therefore, result in a significant benefit over
the proposed project.
C. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Public/Institutional Site Alternative.
7. Alternative Site
Two sites were considered as an alternative site on which
the proposed project could be implemented. Site 1 is
located in unincorporated territory northeast of the City
limits; Site 2 is located in the City's Northwest
Planning Area, generally west of Camino Capistrano and
north of Del Obispo Street. Neither site is owned by the
applicant and neither site has been identified to be
developed with urban densities such as those proposed by
the project. This alternative has been rejected for the
following reasons:
a. The impacts of the project at either of the
alternative locations would generally be equal to or
greater than those at the proposed site, depending
on the adopted land uses and the adequacy of the
existing infrastructure, public facilities and
services. _
b. If not located in San Juan Capistrano, the City would
lose its opportunity to provide housing, recreational
and open space uses.
C. Final closure of the Forster Canyon landfill would
not occur, resulting in the continuation of potential
health risks to the nearby and future development.
d. Significant effects of the preferred project are
acceptable when balanced against facts set forth in
the Statement of Overriding Considerations and stated
above, and are more acceptable than those anticipated
from the Alternative Site.
ATTACHMENT B
MITIGATION MONITORING PROGRAM
GENERAL PLAN AMENDMENT (GPA 92-01)
AMENDMENT TO CDP 81-1 (RZ 91-01)
VESTING TENTATIVE TRACT MAP 14343
DEVELOPMENT AGREEMENT
SAN JUAN MEADOWS
CITY OF SAN JUAN CAPISTRANO, CA
Effective January 1, 1989, the California Environmental Quality Act
(CEQA) was amended to add Section 21081.6, implementing Assembly
Bill (AB) 3180. As part of CEQA (State -mandated) environmental
review procedures, AB 3180 requires a public agency to adopt a
monitoring and report program for assessing and ensuring efficacy
of any required mitigation measures applied to proposed
developments. As stated in Section 21081.6 of the Public Resources
Code:
". the public agency shall adopt a reporting or
monitoring program for the changes to the project which
it has adopted, or made a condition of project approval,
in order to mitigate or avoid significant affects on the
environment."
AB 3180 provides general guidelines for implementing monitoring and
reporting programs. Specific reporting and/or monitoring
requirements, to be enforced during project implementation, shall
be defined prior to final approval of the project proposal by the
responsible decision-making body.
The Mitigation Monitoring Program (MMP) for the San Juan Meadows
Comprehensive Development Plan is presented in the following
section. Each mitigation measure is listed and categorized by
impact area. The MMP identifies the method and timing of
verification of implementation of the mitigation measure, the
responsible department within the City to ensure that the measure
has been carried out. A standard, written compliance report shall
be prepared by the project sponsor and submitted to the applicable
enforcement agency prior to the specified compliance date. This
report shall demonstrate compliance with each mitigation measure.
Further, the project sponsor shall also provide quarterly reports
regarding compliance with such conditions.
For easy reference, the following abbreviations have been used to
simplify the MMP.
Method of Verification
PC Plan Check
FC Field Check
OG Ongoing
1
Timing of Verification
FM Final Tract Map
GP Grading Permit
BP Building Permit
SPR Site Plan Review
DG/C During Grading/Construction
OP Occupancy Permit
IP Improvement Plan
Responsible Department/Division
BSD Building and Safety
ED Engineering
PD Planning
MITIGRITOM MOMPJrB7M0 Pr2M
HIS JDAM MMMDare
By J®M CIPIH'MM* CA
Method of Timing of Rasponaible Date
Mitigation Measure Verifi'fftion Verification Dwartmaot/Dlvlaim Completed
A.
Soils and geology
1.
All grading shall be performed in accordance with the prelim-
PC
PM
BSD
inary recommendations associated with Site Preparation and
Corrective grading, Pill Material and Pill Placement, Water
Level Monitoring and Dewatering, Foundations and Pavement, and
Settlement Monitoring, Surface Landfill Drainage, and Slops
Landscaping presented in the report entitled, -Summary Report
of geotechnical Rvaluation - Mena Area and Forster Canyon Land-
fill-, unlem specifically revised or amended, and in accord-
ance with all applicable codes and requirements adopted by the
City of San Jam Capistrano.
2.
All grading shall be performed in accordance with the recem-
PC
BPS
SSD
mandations contained in the City's Hillside Development Guide-
lines, which promote natural contour grading and discourage
axt"aive grading, recontmring, and earth movant.
3.
All earthwork and grading operations shall be performed ander
PC
DO/C
RSD
the supervision of the geotachnlcal consultant.
a.
The applicant shall prepare a geotechnical grading plan review
PC
PM
SSD
to comment an the design of footings, foundations, slop", re-
medial grading, subdrai", etc., prior to the issuance of a
grading permit.
5.
Prior to the issuance of a grading permit, the applicant shall
PC
PM
RSD
determine the cat and fill ratio required to minimise the mount
of imported or exported soil materials needed.
6.
After removal of all unsuitable surficial soils, all areas re-
FC
DO/C
Hao
ceiving fill shall be scarified, moisture- conditioned, and re -
compacted to a minimum 90 percent relative compaction of the
appropriate laboratory density.
7.
Cut slopes shall be designed at a 2:1 (horizontal to vertical)
PC
FM
SRD
or flatter slope ratio. Due to on-site geotechnical conditions,
all cut slop" should be stabilized with an appropriate but-
tress to be designed prior to grading.
3
Mitigation
Measure
Method of Timing of
verification Verification
Romp—Bible Date
Dsmrtmont/Division Ccasletad
B.
Pill slopes up to 70 fast in vertical height, constructed at a
PC PM
BSD
gradient of 2:1 or flatter, shall be stable against deep-seated
arcuate failure. Pill slopes in excess of 70 fast in vertical
height shall be analyzed and designed for gross stability on a
case-by-case basis prior to grading. Pill slopes constructed at
a gradient steeper than 2:1 shall be reinforced with a Oeogrid-
type material to improve stability. analysis and appropriate
0aogrid design shall be accomplished prior to grading.
9.
In accordance with Title 9 of the Ban Juan Capistrano City Code,
PC PM
BBD
Buy design fill -over -cut and cutover -fill shall be converted to
fill slope.
10.
Heavy vegetation, including brush, grasses and sparse trees
PC DO/C
BSD
shall be removed prior to fill placement.
11.
The nature and extent of unsuitable ou-alta fill and buried al-
PC Op
BBD
luvial materials shall be further examined as part of future
geotechnical investigations for the Mesa area, prior to the is-
suance of a grading permit.
12.
To mitigate the potential settlement of compressible soils, theme
PC DO/C
BSD
materials shall either be removed prior to fill placement or com-
pacted in place.
13.
The applicant and contractor shall, to the satisfaction of the
PC DO/C
BSD
City, implement aeeemres to minimise project erosion during the
construction phase. Broslon control measures include, but era not
limited to, the follcwing:
a. Placa sand bags around the perimeter of the site prior to
initial grading if grading is to be undertaken during the
rainy season.
b. Minimize the length of time soils lay exposed.
C. Water down all exposed soils periodically.
d. Hevegetate graded slopes and other areas as early as pos-
sible under the direction of a licensed landscape architect.
16.
All building plans shall be prepared and stamped by a qualified
PC PM
BBD
anginaer to assure that new buildings will be constructed in con-
formance with the Oniform Building Cc" and City Code (i.e.,
specifically those standards pertaining to earthquake damage re-
duction).
4
Mitivation Reserve
Method of
Verification
Timing of Responsible ate
Verification Damardont/Dlvimion Completed
15. If determined necessary by the City of San Juan Capistrano, the
PC
PM Ban
applicant shall submit an analysis of potential seismic effects
a. Provide final cover in accordance with appropriate design
on -mite, including estimated values of peak ground motion, in
standards, materials, and procedures.
accordance with accepted engineering standards.
grading design, and settlement analysis.
16. The contractor shall stabilise the site prior to development. In
PC
DO/C BSD
order to preserve the natural slopes containing landslide debris,
d. Install the landfill Sas control and migration system.
it is recommended that sufficient fill mase be placed in the too
e. Implement the liquid management plan.
arae and, if necessary, the top of the slide was be excavated.
posed landscape materials, installation procedures, and irri-
B. Public Health and Safety
17. Prior to issuance of grading permit, the applicant shall implement PC FM BSD
the following provisions contained in the Final Closer@ Plan for
the Forster Canyon Landfill.
a. Provide final cover in accordance with appropriate design
standards, materials, and procedures.
b. Conduct final grading in accordance with the excavation plan,
grading design, and settlement analysis.
C. Construct final drainage in accordance with the proposed
drainage Control system plan.
d. Install the landfill Sas control and migration system.
e. Implement the liquid management plan.
I. Provide landscaping and irrigation in accordance with the pro-
posed landscape materials, installation procedures, and irri-
gation system.
g. Comply with the sequence and phasing for providing improvements.
10. Prior to recordation of the Final Map, the City shall ensure that PC PM BBD
the Final Closure Plan is in conformance with California Code of
Regulations (CCR), Title 23, Chapter 15; CCA, Title 14, Chapter 3;
and Is approved by the County of Orange Hnvircosestal Health Depart-
ment and Regional Mater Quality Control Board.
19. The City, prior to approval of future tract maps and plans, shall PC PM/SPA PD
establish and require adequate setbacks and buffer around the land-
p
fill to separate the landfill ares from future proposed Structures.
i•78y�
It is recommended that a 50- to 100 -foot setback from the limits of
the landfill to a structure be established.
V `)
5
method of
Timing of
Bsspoesible Date
yariflomtlm
verification
Daoartmant/Divisim pomplata6
Mitigation
ipasnra
C.
Drainage/Rydrology
20.
The applicant shall provide drainage improvements u shown in the
PC
FM/RPR
ED
Final Closure Plan for the Forster Canyon Landfill and the Forster
Canyon Comprehensive Development Plan AmandnenL.
21.
All necessary drainage facilities shall be constructed to intercept,
PC
PM/RPR
ED
remove, convey and discharge all surface water from the land to be
developed. Thew facilities shall include streets, catch basins,
drop inlets, lined ditches, terrane drains, down drains, pipes, Cul-
verts and appurtenant structures.
22.
All local on-alts facilities shall be designed for a 25-year store.
PC
FM/RPR
ED
The lowest finish floor elevation of all habitable structures shall
be a minimus of one foot above the a,zimas water level resulting
from a 100-year storm.
21.
The on-site store runoff from the proposed development shall be
PC
PM/RPR
ED
routed to existing freeway culverts in such a manner as to not em-
ceed the hydraulic capacity of the culverts, based on a 10D-year
storm.
26.
The design of all drainage facilities shall be reviewed and ap-
PC
PM/RPR
ED
proved by the City of Ran Juan Capistrano to ensure that storm
water runoff crested by the proposed development, is adequately
controlled.
25.
All drainage facility inlets and outlets shall be protected with
PC
FM/avu
ED
suitable structures and linings to prevent erosion.
25.
An erosion control plan shall be prepared and erosion control pro-
PC
0P
ED
cedures followed to mitigate the effects of storm flows during the
construction stage.
27.
A Store Water Macagemant Plan, utilizing Best Management Practices
PC
up
ED
to control/reduce the discharge of pollutants to the wcinum extant
practicable in order to obtain a Storm Water Discharge Permit in
accordance with the Satimal Pollution Discharge Elimination System
(SPDRS) shall be prepared and approved by the Director of Public
Works prior to grading of the site.
Method of Timing of Responsible rte
mitigation Measure Verification verification Depart sst/DSvlsion Comslettl
Valle Road/San Juan Creek Road - 15.6 percent
Valla Road/La Rovia Avemua/I-5 RS Ramps - 25.8 percent
Camino Las RamblaSNia California - 4.1 percent
La Rovia Avenue/Calle Arroyo - 3.1 percent
61. The City of San Juan Capistrano shall also cause to have installed PC PM RD
improvements to misting streets in the vicinity of the project
site as follow: widening Valle Road at San Juan Creek Road to
provide one left and ons right turn lane and widening San Juan
Creek Sued to provide a westbound left turn lane. Financial res -
possibility for these improvements shall be assigned to the pro-
posed project in the ear manner as described above.
42. The project applicant shall be responsible for widening La Rovla PC Pm SD
Avenue to provide a westbound left turn law and providing suffi-
cient width on minor streets to provide ons left and one right
turn lane. The applicant shall also be responsible for providing
all stop signs required to serve the proposed project.
B. Aesthetics
43. The substantial manufactured slopes proposed in the northwest PC SPR PD
cornar of the site within Units 2 and 3 and the Senior housing
area (i.e., Unit 7) Shall employ contour grading, particularly
emphasizing variable Slopes. The aim Shall be to create a slope
which appears to be natural in appearance. Alternative grading
Solutions should be Studied to reduce grading necessary to Site
the senior housing.
s{. Proposed cut slopes against the bills along the east edge of the PC SPR PD
site shall employ contour grading, particularly emphasizing vari-
able elopes. Upper edges of the grades shall blend with the
existing natural hillsides. Hard edges or angles ara to be
avoided. Topa and tone of Slopes shall be rounded.
45. Senior housing Structures Shall be placed on the eastern, upolops PC BPR PD
side of the proposed pads to lessen visibility, with access, and
open space being located west of the buildings.
66. Final building design and musing for the senior housing Shall PC SPR PD
Strongly emphasize horizontal architectural elements. Visually
unbroken two -Story expanses of Structures shall be avoided, and
no purely vertical architectural elements shall be employed.
9
50. Dwelling colors for the project shall adhere to medium to light PC SPS PD
tones of the recommended colors: browns, aspics, ochres and
grays. Bright white and light pastel colors shall W avoided.
Roof metmrials shall similarly avoid bright colors and reflec-
tive surfaces. Skylights shall W designed in such a way as to
avoid facing toward significant viewpoints as identified in the
visual analysis.
51. Exterior lighting along the western edge of the site, particu- PC SPR PD
larly within the arse designated for senior housing, shall W
the minimum required for Safety.
52. an senior housing building exteriors facing the I-5 Prseway, low PC SPR PD
level, low wattage lights shall W used, and shall W Oriented
away from freeway viewgoluts.
53. Lighting of ornamental landscaping shall W prohibited in the PC SPS PD
senior housing area and along the northern edge of the project.
I. Air Quality
56. Certain mandatory measures such as dust control during coustrec- PC DO/C SAD
tion to prevent a dust nuisance and compliance with energy con-
servation standards in Title 24 of the California Administrative
Code will W implemented.
10
Method of
Timing of
Responaible
Data
Mitigation Measure
yarIrltlon
verification
Dewrtmant/Dlvfsioo
Caspleted
47. Lw landscaped bares (approximately three fast in height above
PC
SPS
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pad elevation) shall be employed to counsel parking areas for
the senior housing from viewpoints to the west and northwest.
68. Single-family residential structures shall be limited to one
PC
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story for Lots 15 through 18 of Unit 3 and Lots 29 through 32
of Unit 2, the most visually prominent lots on the site.
49. A landscaping easement shall be established along the upper edge
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PD
of the slope along Lots 17 through 35 of Unit 3. Landscaping,
including tree of moderate Wight, shall be placed toward the
top of the slope in a clustered and informal saucer in front of
lot line intersections at irregular intervals along this ease-
ment. The go" of this mitigation Measure shall W to visually
punctuate the extremely linear mass of structures along the
northern project, as viewed from viewpoints to the north.
50. Dwelling colors for the project shall adhere to medium to light PC SPS PD
tones of the recommended colors: browns, aspics, ochres and
grays. Bright white and light pastel colors shall W avoided.
Roof metmrials shall similarly avoid bright colors and reflec-
tive surfaces. Skylights shall W designed in such a way as to
avoid facing toward significant viewpoints as identified in the
visual analysis.
51. Exterior lighting along the western edge of the site, particu- PC SPR PD
larly within the arse designated for senior housing, shall W
the minimum required for Safety.
52. an senior housing building exteriors facing the I-5 Prseway, low PC SPR PD
level, low wattage lights shall W used, and shall W Oriented
away from freeway viewgoluts.
53. Lighting of ornamental landscaping shall W prohibited in the PC SPS PD
senior housing area and along the northern edge of the project.
I. Air Quality
56. Certain mandatory measures such as dust control during coustrec- PC DO/C SAD
tion to prevent a dust nuisance and compliance with energy con-
servation standards in Title 24 of the California Administrative
Code will W implemented.
10
Nwthod of Timing of Respmmalble Date
Mitigation Hammers Verification Verification Daoarteent/Division Cammlettl
D. grading and Landform Alteration
28. grading activities shall preserve the natural landform through the PC
implementation of sensitive site planning and grading techniques,
circulation and architectural design techniques, an wall an inno-
vative landscape treatments of the rldgella and elope, in amord-
ace with the City's Hillside Development guidelines; Municipal
Code, Section 9-3.505. Hillside Management District; and Community
Design Element of the general Plan. All grading activities shall
be reviewed and accepted by the City.
29. Sensitive grading and stabilization techniques shall be employed PC
for the project site. All grading activities shall be reviewed
and accepted by the City.
30. The grading plan shall be based upon stabilization techniques, PC
accommodation of necessary General Plan elements, and associated
cut and fill necessary to create a natural appearance.
31. Building and development profiles shall not silhouette upon any PC
ridgelim consistent with the intent of the guidelines established
by (SPA 78-1, Foistar Canyon PC.
H. Fiscal Impacts
32. If the City ohms" to use redevelopment and tax increment finan- PC
ting to partially fund the public improvements included in the
proposed project, the City shall amad the misting Redevelopment
Project Area to include the proposed project site. This amendment
will be undertaken in accordance with all requirements of State
Redevelopment Law.
33. If redevelopment is sed to partially finance the public improve- PC
menta included in the proposed project, the City shall negotiate
fair -share pass through agreements with affected taxing agencies
as required.
3e. The City shall require the applicant to work with the County to PC
secure full County financing for the landfill closure.
35. Should the City choose to allow Mallo-Roos/1911/1913 assessment PC
district financing, the City shall establish a Community Pac111-
ties District or benefit assessment district to fund SDfraetruc-
ture construction for the proposed project in accordance with the
requirements of State Law.
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BPR
BPH
M3
BPA
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PM
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PD
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PD
PD
PD
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Method of Timing of Responsible Date
Miticatl a Mmesars Verification Verification Department/Division Completed ,
36. The applicant shall provide a market rate study of Poteutlel PC PM PD
sal" prices for residential =its included in the Pr0Po5ed pro-
ject prior to a final City decision on financing the proposed
project from redevelopment, Mello Roos or benefit assessment dis-
trict soorn".
Land Use/Relevant Planning
37. If the Public/Institutional site is not dedicated to the City or PC PM PD
other public agency, a general plan amendment, deleting this re-
quirement, would be necessary to ensure consistency with the City's
general Plan. A determination of the appropriate amount of park-
land credit for the golf course auat be ride, and any deficit miti-
gated through payment of in -lieu fees.
38. In order to ans=e that future residential developmeat and other PC SPR/IP RD
noise sensitive development meets the standards established by Man.
Code Section 9-3.506, an acoustical analysis shall be prepared for
such development along La Movie Avenue and W Street.
39. The golf tour" use shall act be permitted within the g08 district PC PM PD
and the ■"Tor housing project shall be consistent with the general
plan designation.
0. Traffic and Circulation
60. As noted above, the City of San Juan Capistrano shall =Use to PC PM RD
have installed traffic signals at the following intsrswtiona:
I
Valle Road/Ban Juan Creek Road
Valle Road/La Movia Avon"/I-5 RB Ramps
Camino Las RamblssNla California
In Movia Avenua/Calle Arroyo
The traffic conditions which warrant installation of these signals
ars the result either of "Sating operational deficiencies or of
cumulative traffic growth (including the proposed project). As
such, the financial responsibility which shall be assigned to the
proposed project for constructing these signals shall be limited
to the percentage of the increase in misting traffic d=ing peak
hours which in attributable to the project, as shown below:
method of Timing of Responsible Date
Mitigation Measureverification Verification Deou2s®t/Divlalm Completed
55. The AQ►@ contains a number of transportation control measures PC
(TCM) which should, therefore, be considered for inclusion where
possible in project plowing. These mw include:
o Improved public transit
o Areswids carpool programa
o On -street parking controls
o Park -and -Rids lots
o Incentives for carpools, transit, bicycles and walking
o Bicycle leave and storage
o Staggered work hours
o Traffic flow improvements
56. Project construction was also identified as an impact ares in
need of careful control, particularly with respect to dust
emissions and their regional P14-10 impact. The mann of rewm-
manded construction activity control measure, includes:
Minimize Construction Activity Emissions
o water site and equipment morning and evening using non -
potable water resources, where available.
o Pave on -sits roads as anon as possible into the construc-
tion cycle.
o Operate street sweepers on paved toads adjacent to the
site.
o Reestablish ground cover on construction site through
seeding and watering, if disturbed sites are to be left
unconstrucW for more than 90 days.
o Terminate grading and travel on unpaved awfocas if winds
exceed 25 mph.
Reduce Construction Equipment Emissions
o wash off trucks leaving the site.
o Properly tow and maintain construction equipment.
Reduce Construction -Related Traffic Concestlon
o Encourage rideshare incentives for construction personnel.
o Encourage transit incentives for construction workers.
o Configure construction parking to minimize traffic lntwf"-
ence.
o Schedule operations affecting roadways for off-peak traffic
boors.
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SPR/DO/C BSD