city of costa mesa 125 east baker street apartment project

288 Pages·2013·16.94 MB·English

CITY OF COSTA MESA
125 EAST BAKER STREET
APARTMENT PROJECT
Environmental Impact Report
SCH No. 2013081051
Draft EIR
Prepared for
City of Costa Mesa
Planning Division/Development Services Department
77 Fair Drive
Costa Mesa, California 92628

Prepared by
Atkins
12301 Wilshire Boulevard, Suite 430
Los Angeles, California 90025
November 2013

Draft EIR Contents
November 2013
Contents
Draft EIR
CHAPTER 1 Introduction ............................................................................................................ 1-1
1.1 Overview of the Proposed Project ............................................................................... 1-1
1.2 Purpose and Legal Authority ......................................................................................... 1-1
1.3 Scope of the EIR ............................................................................................................. 1-2
1.3.1 Environmental Setting/Definition of the Baseline ..................................... 1-3
1.4 Intended Use of the EIR ................................................................................................ 1-3
1.5 Lead, Responsible, and Trustee Agencies .................................................................... 1-4
1.6 Environmental Review Process ..................................................................................... 1-4
1.7 Areas of Controversy and Issues to Be Resolved ....................................................... 1-6
1.8 Document Organization ................................................................................................ 1-7
CHAPTER 2 Summary ................................................................................................................. 2-1
2.1 Purpose of the Summary ................................................................................................ 2-1
2.2 Introduction ..................................................................................................................... 2-1
2.3 Summary of Proposed Project ...................................................................................... 2-1
2.4 Public Actions and Approvals Required ...................................................................... 2-2
2.5 Classification of Environmental Impacts .................................................................... 2-4
2.6 Significant and Unavoidable Impacts ........................................................................... 2-5
2.7 Alternatives ....................................................................................................................... 2-5
2.8 Summary of Impacts and Mitigation Measures .......................................................... 2-5
CHAPTER 3 Project Description ................................................................................................. 3-1
3.1 Existing Project Site Characteristics ............................................................................. 3-1
3.1.1 Project Location ............................................................................................... 3-1
3.1.2 Surrounding Land Uses ................................................................................... 3-1
3.2 Project Objectives ........................................................................................................... 3-1
3.2.1 City Objectives .................................................................................................. 3-2
3.2.2 Project Applicant Objectives .......................................................................... 3-2
3.3 Project Characteristics .................................................................................................... 3-7
3.4 Intended Uses of This EIR ......................................................................................... 3-13
3.5 Proposed Project Alternatives .................................................................................... 3-13
3.6 Public Actions and Approvals Required ................................................................... 3-14
3.6.2 Preliminary Project (Screening) Review ..................................................... 3-15
3.6.3 State and Local Agencies .............................................................................. 3-16
3.7 Cumulative Development Scenario ........................................................................... 3-16
CHAPTER 4 Environmental Analysis ......................................................................................... 4-1
4.0 Introduction to the Analysis .......................................................................................... 4-1
4.1 Aesthetics ...................................................................................................................... 4.1-1
4.1.1 Environmental Setting ................................................................................. 4.1-1
4.1.2 Regulatory Framework .............................................................................. 4.1-17
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Contents Draft EIR
November 2013
4.1.3 Impacts and Mitigation Measures ............................................................ 4.1-18
4.1.4 Cumulative Impacts ................................................................................... 4.1-22
4.1.5 References .................................................................................................... 4.1-23
4.2 Air Quality .................................................................................................................... 4.2-1
4.2.1 Environmental Setting ................................................................................. 4.2-1
4.2.2 Regulatory Framework ................................................................................ 4.2-6
4.2.3 Impacts and Mitigation Measures ............................................................ 4.2-12
4.2.4 Cumulative Impacts ................................................................................... 4.2-26
4.2.5 References .................................................................................................... 4.2-28
4.3 Greenhouse Gas Emissions ....................................................................................... 4.3-1
4.3.1 Environmental Setting ................................................................................. 4.3-1
4.3.2 Regulatory Framework ................................................................................ 4.3-3
4.3.3 Impacts and Mitigation Measures ............................................................ 4.3-11
4.3.4 Cumulative Impacts ................................................................................... 4.3-16
4.3.5 References .................................................................................................... 4.3-16
4.4 Hydrology/Water Quality .......................................................................................... 4.4-1
4.4.1 Environmental Setting ................................................................................. 4.4-1
4.4.2 Regulatory Framework ................................................................................ 4.4-2
4.4.3 Impacts and Mitigation Measures .............................................................. 4.4-5
4.4.4 Cumulative Impacts ..................................................................................... 4.4-8
4.4.5 References ...................................................................................................... 4.4-9
4.5 Land Use/Planning ..................................................................................................... 4.5-1
4.5.1 Environmental Setting ................................................................................. 4.5-1
4.5.2 Regulatory Framework ................................................................................ 4.5-2
4.5.3 Impacts and Mitigation Measures .............................................................. 4.5-4
4.5.4 Cumulative Impacts ..................................................................................... 4.5-8
4.5.5 References ...................................................................................................... 4.5-9
4.6 Noise ............................................................................................................................. 4.6-1
4.6.1 Environmental Setting ................................................................................. 4.6-1
4.6.2 Regulatory Framework .............................................................................. 4.6-13
4.6.3 Impacts and Mitigation Measures ............................................................ 4.6-17
4.6.4 Cumulative Impacts ................................................................................... 4.6-27
4.6.5 References .................................................................................................... 4.6-29
4.7 Population/Housing ................................................................................................... 4.7-1
4.7.1 Environmental Setting ................................................................................. 4.7-1
4.7.2 Regulatory Framework ................................................................................ 4.7-4
4.7.3 Impacts and Mitigation Measures .............................................................. 4.7-9
4.7.4 Cumulative Impacts ................................................................................... 4.7-11
4.7.5 References .................................................................................................... 4.7-11
4.8 Public Services ............................................................................................................. 4.8-1
Fire Protection and Emergency Response............................................................... 4.8-1
4.8.1 Environmental Setting ................................................................................. 4.8-1
4.8.2 Regulatory Framework ................................................................................ 4.8-3
4.8.3 Impacts and Mitigation Measures .............................................................. 4.8-5
4.8.4 Cumulative Impacts—Fire Protection and Emergency Response ........ 4.8-8
4.8.5 References ...................................................................................................... 4.8-8
Police Protection ......................................................................................................... 4.8-9
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Draft EIR Contents
November 2013
4.8.6 Environmental Setting ................................................................................. 4.8-9
4.8.7 Regulatory Framework ................................................................................ 4.8-9
4.8.8 Impacts and Mitigation Measures ............................................................ 4.8-10
4.8.9 Cumulative Impacts—Police Protection ................................................ 4.8-12
4.8.10 References ................................................................................................... 4.8-12
Schools ........................................................................................................................ 4.8-13
4.8.11 Environmental Setting ............................................................................... 4.8-13
4.8.12 Regulatory Framework .............................................................................. 4.8-14
4.8.13 Impacts and Mitigation Measures ............................................................ 4.8-21
4.8.14 Cumulative Impacts—Schools ................................................................. 4.8-23
4.8.15 References ................................................................................................... 4.8-23
Parks ............................................................................................................................ 4.8-24
4.8.16 Environmental Setting ............................................................................... 4.8-24
4.8.17 Regulatory Framework .............................................................................. 4.8-25
4.8.18 Impacts and Mitigation Measures ............................................................ 4.8-28
4.8.19 Cumulative Impacts—Parks ..................................................................... 4.8-29
4.8.20 References ................................................................................................... 4.8-30
4.9 Transportation/Traffic ............................................................................................... 4.9-1
4.9.1 Environmental Setting ................................................................................. 4.9-1
4.9.2 Regulatory Framework ................................................................................ 4.9-7
4.9.3 Impacts and Mitigation Measures .............................................................. 4.9-8
4.9.4 Cumulative Impacts ................................................................................... 4.9-25
4.9.5 References ................................................................................................... 4.9-26
4.10 Utilties/Service Systems ........................................................................................... 4.10-1
Water Supply .............................................................................................................. 4.10-1
4.10.1 Environmental Setting ............................................................................... 4.10-1
4.10.2 Regulatory Framework .............................................................................. 4.10-4
4.10.3 Impacts and Mitigation Measures ............................................................ 4.10-7
4.10.4 Cumulative Impacts ................................................................................... 4.10-8
4.10.5 References ................................................................................................... 4.10-9
Wastewater ............................................................................................................... 4.10-10
4.10.6 Environmental Setting ............................................................................. 4.10-10
4.10.7 Regulatory Framework ............................................................................ 4.10-11
4.10.8 Impacts and Mitigation Measures .......................................................... 4.10-12
4.10.9 Cumulative Impacts ................................................................................. 4.10-14
4.10.10 References ................................................................................................. 4.10-15
Solid Waste ............................................................................................................... 4.10-16
4.10.11 Environmental Setting ............................................................................. 4.10-16
4.10.12 Regulatory Framework ............................................................................ 4.10-17
4.10.13 Impacts and Mitigation Measures .......................................................... 4.10-18
4.10.14 Cumulative Impacts ................................................................................. 4.10-20
4.10.15 References ................................................................................................. 4.10-20
Energy ....................................................................................................................... 4.10-21
4.10.16 Environmental Setting ............................................................................. 4.10-21
4.10.17 Regulatory Framework ............................................................................ 4.10-22
4.10.18 Impacts and Mitigation Measures .......................................................... 4.10-23
4.10.19 Cumulative Impacts ................................................................................. 4.10-25
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Red Oak Investments, LLC SCH No. 2013081051
Contents Draft EIR
November 2013
4.10.20 References .................................................................................................. 4.10-25
CHAPTER 5 Other CEQA Considerations ................................................................................. 5-1
5.1 Effects Scoped out in the Initial Study ........................................................................ 5-1
5.1.1 Agriculture and Forestry Resources .............................................................. 5-1
5.1.2 Mineral Resources ........................................................................................... 5-1
5.2 Growth-Inducing Impacts ............................................................................................ 5-2
5.2.1 Economic and Population Growth .............................................................. 5-2
5.3 Significant Irreversible Environmental Changes ....................................................... 5-4
5.4 Significant Unavoidable Environmental Impacts ...................................................... 5-4
CHAPTER 6 Alternatives to the Proposed Project ...................................................................... 6-1
6.1 Alternatives to Be Evaluated ........................................................................................ 6-1
6.1.1 Rationale for Selecting Potentially Feasible Alternatives ........................... 6-1
6.1.2 Alternatives Determined to Be Infeasible .................................................... 6-3
6.2 Analysis of Alternatives to the Proposed Project ...................................................... 6-3
6.2.1 Alternative 1: Reduced Density Alternative ................................................ 6-4
6.2.2 Alternative 3: No Project Alternative ......................................................... 6-11
6.3 Comparison of Project Alternatives .......................................................................... 6-12
6.4 Environmentally Superior Alternative ....................................................................... 6-12
6.5 References ...................................................................................................................... 6-13
CHAPTER 7 Report Preparers ..................................................................................................... 7-1
7.1 Table of Report Preparers ............................................................................................. 7-1
Appendices
Appendix A Initial Study/Notice of Preparation and Comments on the IS/NOP
Appendix B Air Quality and Climate Change Technical Report
Appendix C Noise Technical Report
Appendix D1 Revised Traffic Impact Analysis Report
Appendix D2 Parking Study
Figures
Figure 2-1 Architectural Site Plan ............................................................................................................................. 2-3
Figure 3-1 Location Map ............................................................................................................................................. 3-3
Figure 3-2 Surrounding Land Uses .......................................................................................................................... 3-5
Figure 3-3 Architectural Site Plan ............................................................................................................................. 3-8
Figure 3-4 North and West Conceptual Elevation .............................................................................................. 3-9
Figure 3-5 South and East Conceptual Elevation .............................................................................................. 3-10
Figure 3-6 Conceptual Landscape Plan ................................................................................................................. 3-11
Figure 4.1-1 Viewpoint Location Map ..................................................................................................................... 4.1-5
Figure 4.1-2 Viewpoints 1and 2 ................................................................................................................................. 4.1-7
Figure 4.1-3 Viewpoints 3 and 4 ................................................................................................................................ 4.1-9
Figure 4.1-4 Viewpoints 5 and 6 ............................................................................................................................. 4.1-11
Figure 4.1-5 Viewpoints 7 and 8 ............................................................................................................................. 4.1-13
Figure 4.6-1 Surrounding Land Uses and Noise Measurement Locations ................................................... 4.6-5
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Draft EIR Contents
November 2013
Figure 4.6-2 John Wayne Airport Noise Contours ............................................................................................. 4.6-9
Figure 4.6-3 Receptor Locations ............................................................................................................................. 4.6-11
Figure 4.8-1 Location of City Public Facilities (Fire and Police Stations and Libraries) ........................... 4.8-2
Figure 4.8-2 Location of SAUSD Schools ........................................................................................................... 4.8-15
Figure 4.8-3 Annual Enrollment Change ............................................................................................................. 4.8-17
Figure 4.8-4 Ten-Year Enrollment Projection Scenario A .............................................................................. 4.8-19
Figure 4.8-5 Parks, Recreation, and Open Space Inventory ........................................................................... 4.8-26
Figure 4.9-1 Traffic Study Area and Existing Conditions .................................................................................. 4.9-5
Figure 4.9-2 Project Trip Distribution Pattern .................................................................................................... 4.9-11
Figure 4.9-3 Line of Sight Analysis ......................................................................................................................... 4.9-23
Figure 6-1 Reduced Density Alternative Site Plan ................................................................................................ 6-5
Tables
Table 2-1 Revised Table 13-58 (Planned Development Standards) .............................................................. 2-4
Table 2-1 Summary of Impacts and Mitigation Measures ................................................................................ 2-6
Table 3-1 Revised Table 13-58 (Planned Development Standards) ........................................................... 3-15
Table 3-2 Cumulative Projects ............................................................................................................................... 3-17
Table 4.2-1 Ambient Air Quality Standards for Criteria Pollutants............................................................... 4.2-5
Table 4.2-2 Localized Significance Thresholds ................................................................................................. 4.2-16
Table 4.2-3 Estimated Peak Daily Construction Emissions in Pounds per Day, without
Mitigation ............................................................................................................................................... 4.2-19
Table 4.2-4 Estimated Peak Daily Construction Emissions in Pounds per Day, with Mitigation ..... 4.2-20
Table 4.2-5 Proposed Project Net Daily Operational Emissions ................................................................ 4.2-21
Table 4.2-6 Unmitigated Cancer Risk .................................................................................................................. 4.2-23
Table 4.2-7 Mitigated Cancer Risk ........................................................................................................................ 4.2-23
Table 4.2-8 Unmitigated Noncancer Risk........................................................................................................... 4.2-24
Table 4.2-9 Total On-Site Construction Emissions and Localized Significance Thresholds, with
Mitigation ............................................................................................................................................... 4.2-25
Table 4.2-10 Total On-Site Operational Emissions and Localized Significance ....................................... 4.2-25
Table 4.3-1 Estimated Annual Emissions ........................................................................................................... 4.3-15
Table 4.4-1 Existing and Proposed Project Stormwater Peak Flow Rates and Volumes ....................... 4.4-7
Table 4.5-1 General Plan Consistency Analysis .................................................................................................. 4.5-6
Table 4.5-2 Revised Table 13-58 (Planned Development Standards) .......................................................... 4.5-7
Table 4.6-1 Typical A-Weighted Noise Levels .................................................................................................... 4.6-2
Table 4.6-2 Ambient Sound Level Measurements, dBA .................................................................................. 4.6-7
Table 4.6-3 Existing Roadway Noise Levels ........................................................................................................ 4.6-8
Table 4.6-4 City of Costa Mesa Noise Compatibility Guidelines................................................................. 4.6-15
Table 4.6-5 City of Costa Mesa Residential Exterior and Interior Sound Limit Levels ........................ 4.6-16
Table 4.6-6 Hours for Construction Activities .................................................................................................. 4.6-16
Table 4.6-7 Future (Year 2025) Traffic Noise Levels ...................................................................................... 4.6-22
Table 4.6-8 Existing + Project Roadway Noise Levels ................................................................................... 4.6-25
Table 4.6-9 Future (Year 2025) Traffic Noise Levels ...................................................................................... 4.6-25
Table 4.6-10 Typical Noise Levels for Construction Equipment .................................................................. 4.6-26
Table 4.6-11 Cumulative Traffic Noise Impacts ................................................................................................. 4.6-29
Table 4.7-1 Regional Population Trends ............................................................................................................... 4.7-2
Table 4.7-2 Population Trends—Costa Mesa and Surrounding Cities, 1980–2010 ................................. 4.7-2
Table 4.7-3 Housing Units by Type, 1990–2010 ................................................................................................ 4.7-3
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Red Oak Investments, LLC SCH No. 2013081051
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Table 4.7-4 Household Trends, 1960–2010 ......................................................................................................... 4.7-3
Table 4.7-5 Household Size Trends—Costa Mesa and Orange County, 2000–2010 .............................. 4.7-4
Table 4.7-6 SCAG Population Forecast ................................................................................................................ 4.7-5
Table 4.7-7 Progress toward RHNA, 2006–2014 ............................................................................................... 4.7-6
Table 4.8-1 Capacity and Enrollment of Schools............................................................................................. 4.8-13
Table 4.8-2 Student Generation Rates by Housing Type .............................................................................. 4.8-22
Table 4.8-3 Parks, Recreation, and Open Space Inventory ........................................................................... 4.8-24
Table 4.9-1 Level of Service Criteria for Signalized Intersections .................................................................. 4.9-2
Table 4.9-2 Level of Service Criteria for Unsignalized Intersections ............................................................. 4.9-2
Table 4.9-3 HCM Level of Service Criteria for Signalized Intersections ...................................................... 4.9-3
Table 4.9-4 Existing Peak Hour Intersection Capacity Analysis ..................................................................... 4.9-4
Table 4.9-5 Project Traffic Generation Forecast .............................................................................................. 4.9-10
Table 4.9-6 Existing Plus Project Peak Hour Intersection LOS Analysis ................................................. 4.9-13
Table 4.9-7 Year 2016 Peak Hour Intersection LOS Analysis ..................................................................... 4.9-14
Table 4.9-8 General Plan Buildout Peak Hour Intersection LOS Analysis .............................................. 4.9-15
Table 4.9-9 State-Controlled Intersection LOS Analysis ............................................................................... 4.9-16
Table 4.9-10 Traffic LOS with Implementation of Mitigation ....................................................................... 4.9-17
Table 4.9-11 Project Driveway Peak Hour Intersection Capacity Analysis ................................................ 4.9-18
Table 4.9-12 Parking Summary ................................................................................................................................ 4.9-22
Table 4.10-1 Projected Normal Water Supply and Demand in Normal Years, AFY ............................. 4.10-3
Table 4.10-2 Projected Single-Dry-Year Water Supply and Demand, AFY .............................................. 4.10-3
Table 4.10-3 Estimated Sewer Flows for the Proposed Project .................................................................. 4.10-13
Table 4.10-4 Landfill Maximum Daily Capacity ............................................................................................... 4.10-16
Table 6-1 Comparison of Alternatives to the Proposed Project .................................................................. 6-12
Table 7-1 Report Preparers ....................................................................................................................................... 7-1

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Draft EIR CHAPTER 1 Introduction
November 2013 SECTION 1.1 Overview of the Proposed Project
CHAPTER 1 Introduction
This environmental impact report (EIR) examines the potential effects of the proposed 125 East Baker
Street Apartment Project (proposed project) for Red Oak Investments, LLC. The City of Costa Mesa is
the lead agency for this project. The background for the proposed project and the legal basis for
preparing an EIR are described below.
1.1 OVERVIEW OF THE PROPOSED PROJECT
The proposed project site is currently occupied by a 66,000-square-foot (sf) two-story office building.
The proposed project would replace the office building and surface parking areas with an apartment
building and parking structure. Specifically, the project consists of a five-story 240-unit residential
apartment building (63 feet overall height) that wraps around a six-level parking structure (57 feet overall
height) with 465 parking spaces in the structure and four outdoor on-grade parking spaces. The project
would involve a General Plan Amendment to change the land use designation from Industrial Park (MP)
to High Density Residential and a Zone Change from Commercial Limited (CL) to Planned
Development Residential – High Density (PDR-HD).
1.2 PURPOSE AND LEGAL AUTHORITY
The proposed project requires the discretionary approval of the Costa Mesa Planning Commission and
City Council. Therefore, this EIR has been prepared in accordance with the California Environmental
Quality Act (CEQA) (Public Resources Code [PRC] Sections 21000 et seq.), the CEQA Guidelines
(California Code of Regulations Title 14, Sections 15000 et seq.), and the City of Costa Mesa’s CEQA
procedures. The determination that the City of Costa Mesa is the lead agency for purposes of CEQA is
made in accordance with CEQA Guidelines Section 15367, which defines the lead agency as the public
agency with the principal responsibility for carrying out or approving a project and conducting the
environmental review. The lead agency is also responsible for preparing the environmental documents
for the project, pursuant to CEQA.
As required by CEQA, this EIR serves to (1) assess the expected direct, indirect, and cumulative impacts
of the proposed project’s physical development; (2) identify means of avoiding or minimizing potential
adverse environmental impacts; and (3) evaluate a reasonable range of alternatives to the proposed
project, including the No Project Alternative.
In accordance with California PRC Section 21002.1, the City has prepared this EIR for the following
purposes:
■ To inform the general public, the local community, responsible and interested public agencies,
the decision making bodies, and other organizations, entities, and interested persons of the scope
of the proposed project, its potential environmental effects, possible measures to reduce
potentially significant environmental impacts, and alternatives that could reduce or avoid the
significant effects of the proposed project
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Red Oak Investments, LLC SCH No. 2013081051
CHAPTER 1 Introduction Draft EIR
SECTION 1.3 Scope of the EIR November 2013
■ To enable the City to consider environmental consequences when considering approval of the
proposed project
■ To satisfy the substantive and procedural requirements of CEQA
The EIR has been prepared as a Project EIR pursuant to CEQA Guidelines Section 15161. A Project
EIR is appropriate for a specific development project. As stated in the CEQA Guidelines:
… this type of EIR should focus on the changes in the environment that would result from the
development project. The EIR shall examine all phases of the project, including planning, construction
and operation.
This EIR is intended to serve as an informational document for the public and City of Costa Mesa
decision-makers. The City will consider approval of the project as part of the City’s development review
process and would certify the project’s Final EIR concurrently with project approval.
1.3 SCOPE OF THE EIR
This EIR addresses the potential environmental effects of implementation of the proposed project
within Costa Mesa. The scope of the EIR includes assessment and evaluation of potentially significant
environmental issues identified in the IS, comments in response to the NOP, and scoping discussions
among consulting staff and the City of Costa Mesa. The IS/NOP and comment letters received during
the NOP review period are included in Appendix A. The IS/NOP identified potentially significant
impacts on the following issue areas associated with the construction and/or operation of the proposed
project, which are addressed in detail in this EIR:
■ Aesthetics
■ Air Quality
■ Greenhouse Gas Emissions
■ Hydrology/Water Quality
■ Land Use/Planning
■ Noise
■ Population/Housing
■ Public Services
■ Transportation/Traffic
■ Utilities/Service Systems
This EIR addresses the issues referenced above and identifies environmental impacts, including project-
specific and cumulative effects of the proposed project, in accordance with the provisions set forth in the
CEQA Guidelines. In addition, the EIR recommends feasible mitigation measures, where possible, that
would reduce or eliminate adverse environmental effects.
In accordance with CEQA Guidelines Section 15128 (Effects Not Found to Be Significant), Chapter 5
(Other CEQA Considerations) of this EIR provides reasons why some environmental impacts related to
agriculture/forestry resources, biological resources, cultural resources, geology/soils, hazards/hazardous
materials, hydrology/water quality, mineral resources, and recreation were not considered significant and,
therefore, are not analyzed further in this EIR.
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