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HomeMy WebLinkAboutResolution - 93-27 RESOLUTION NO. RDA 9 3-2 7 A RESOLUTION OF THE SAN JACINTO REDEVELOPMENT AGENCY CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT ON THE SAN JACINTO REDEVELOPMENT PROJECT AMENDMENT NO. 1 WHEREAS, the San Jacinto Redevelopment Agency (the "Agency") has prepared a Redevelopment Plan for the proposed San Jacinto Redevelopment Project Amendment No. 1 (the "Amendment") and has filed its Report on the Amendment with the City Council of the City of San Jacinto; and WHEREAS, the Planning Commission of the City of San Jacinto has approved and forwarded to the Agency its report and recommendation, pursuant to Health and Safety Code Section 33346, that the proposed Amendment is in conformity with the General Plan of the City of San Jacinto and has recommended approval of said Amendment; and WHEREAS, the proposed Amendment involves the addition of territory to the Project Area (the "Project Amendment Area") and various language changes (hereinafter, the "Project"); such amendments to a redevelopment plan are a "project" as defined by the California Environmental Quality Act (Public Resources Code Sections 21000, et seq.: "CEQA"); and WHEREAS, the Agency has prepared an Environmental Impact Report (the "EIR") on the Amendment pursuant to CEQA, the Guidelines for Implementation of the California Environmental Quality Act (Title 14, California Code of Regulations, Sections 15000, et seq.: the "State CEQA Guidelines"), and procedures adopted by the Agency relating to environmental evaluation of public and private projects; and WHEREAS, all action required to be taken by applicable law related to the preparation, circulation, and review of the Draft EIR have been taken; and WHEREAS, following notice duly and regularly given as required by law, a joint public hearing has been held by the Agency and the City Council concerning the adoption of the Amendment and review of the Draft EIR relating thereto and all interested persons expressing a desire to comment thereon or object thereto have been heard; and WHEREAS, the Final EIR consists of the Draft EIR, as revised and supplemented to incorporate all comments received during the public review period and the response of the Agency and the City thereto; and WHEREAS, the Agency has reviewed and considered the Final EIR and the Mitigation Monitoring Plan with respect to the Amendment and all comments and responses thereto. NOW, THEREFORE, it is resolved by the San Jacinto Redevelopment Agency as follows: SECTION 1. A full and fair public hearing has been held on the Final EIR prepared on the proposed Project, the Agency has considered all continents received thereon, which comments and responses thereto are contained in the Final EIR, and the Agency finds, pursuant to Section 21082.1 of CEQA, that the Final EIR reflects the independent judgment of the Agency. These actions having been taken, the Final EIR is hereby approved, certified, and adopted as the Final EIR for the San Jacinto Redevelopment Project Amendment No. 1. SECTION 2. The Agency hereby certifies that the Final EIR for the proposed Project is adequate and has been completed in compliance with CEQA, the State CEQA Guidelines and local procedures adopted by the Agency pursuant thereto, and that the Agency has reviewed and considered the Final EIR and the information contained therein prior to deciding whether to approve the proposed Project. SECTION 3. The Agency hereby makes the written findings set forth in Exhibit A, attached hereto and incorporated herein by reference, for each of the potentially significant environmental effects identified in Exhibit A, and further approves the Findings of Fact set forth in Exhibit A. Based on such Findings of Fact, the Agency hereby finds that mitigation measures have been required in, or incorporated into, the Project which will eliminate or reduce to a level of insignificance the potentially significant environmental effects of the Project identified in Exhibit A. SECTION 4. The Agency further finds that the project alternatives identified in Sections 6.1, 6.29 6.3, 6.4, and 6.5 of the Final EIR either would not achieve the objectives of the Project or would do so only with unacceptable adverse impacts. Accordingly, and for the reasons set forth herein and in Chapter 6.0 of the Final EIR, those alternatives are infeasible, and none of the alternatives are environmentally superior. With the exception of increasing the size of the Project Amendment Area (6.3), each alternative analyzed, including the "no-project" alternative, reduces development activities and limits the Agency's ability to correct current environmental problems. Furthermore, these alternatives lessen the Agency's ability to accelerate the achievement of the General Plan's land use goals. Enlarging the Project Amendment Area would lead to unanticipated environmental impacts, and may not be eligible under the law. An alternative site was not considered feasible because the redevelopment of an alternative site would not address the conditions of blight present in the Project Amendment Area and thus would not achieve program goals. SECTION 5. The mitigation measures for traffic/circulation, air quality, schools, solid waste, and conversion of agricultural land impacts as identified in Exhibit A substantially lessen the potentially significant traffic/circulation, air quality, schools, solid waste, and conversion of agricultural land impacts of the Amendment identified in the Final EIR. Further, the social, economic and other benefits of the Project outweigh any unavoidable adverse traffic/circulation, air quality, schools, solid waste, and conversion of agricultural land impacts that may occur. Due to such overriding benefits and considerations, the Agency finds that these unavoidable adverse environmental impacts of the Project are acceptable. The Project will revitalize and upgrade the Project Amendment Area by increasing sales tax revenues, providing adequate roadways, providing improved housing opportunities, correcting deficiencies in the public POsL:9219_113361132763.1 2 12/01/93 infrastructure, and promoting aesthetic improvements. This Project will also promote employment opportunities, promote economic development and alleviate conditions of blight in the Project Amendment Area. Implementation of the Project will also help accelerate achievement of General Plan goals for land uses within the Project Amendment Area. This paragraph constitutes a "Statement of Overriding Considerations" pursuant to Section 15093 of the State CEQA Guidelines. SECTION 6. The Agency hereby finds and determines that the mitigation measures incorporated into the Final EIR, the Findings of Fact, and the Mitigation Monitoring Plan set forth in the Final EIR, will mitigate or avoid all significant environmental effects that can feasibly be mitigated or avoided. The Agency hereby adopts the Mitigation Monitoring Plan as set forth in the Final EIR. SECTION 7. The Agency Secretary, in cooperation with the Executive Director of the Agency, is hereby authorized and directed to file with the County Clerk of the County of Riverside, a Notice of Determination, pursuant to Section 15094 of the State CEQA Guidelines, along with any and all fees required pursuant to Title 14, California Code of Regulations, Section 753.5. ADOPTED this 21 day of December, 1993. . C airman, an Jacin o edev pment Agency ATTEST: I � Q,-L- Agency Secretary San Jacinto Redevelopment Agency APPROVED AS TO FORM: Stradling, Yocca, Carlson & Rauth Agency Special Counsel PUBL:9219_113361B2763.1 3 12/01/93 STATE OF CALIFORNIA } COUNTY OF RIVERSIDE } ss. CITY OF SAN JACINTO } I, , Agency Secretary of the San Jacinto Redevelopment Agency, hereby certify that the above and foregoing Resolution No. was duly and regularly passed and adopted by the San Jacinto Redevelopment Agency at a pubiicly noticed regular meeting thereof, held on the day of December, 1993, by the following vote: AYES: Agencymembers Ford, Solorio , Williams , Chairman Hafliger NOES: none ABSTAIN: Agencymember Leahy ABSENT: None Agency Secretary, San Jacinto Redevelopment Agency au13L:9219_113361B2763.1 4 12/01/93 EXHIBIT "All FINDINGS OF FACT CONCERNING THE SIGNIFICANCE OF SPECIFIC POTENTIAL ENVIRONMENTAL IMPACTS IDENTIFIED IN THE FINAL, ENVIRONMENTAL IMPACT REPORT FOR THE SAN JACINTO REDEVELOPMENT ENT PROJECT AMENDMENT NO. L 1. LAND USE A. Potential Environmental Impacts Blight The proposed Redevelopment Plan Amendment is intended to alleviate existing conditions of blight that were found to exist within the Project Amendment Area, as described in the Report to City Council and the Final EIR. In turn, the'elimination of blighting conditions will result in further implementation of the goals and policies of the San Jacinto General Plan, with the resultant overall beneficial impact on area land uses. Implementation of the proposed Redevelopment Plan Amendment will provide the fiscal resources to improve flood control and other public facilities throughout the Project Amendment Area. This will help reduce, if not eliminate, existing blighting conditions that result from a lack of adequate public facilities. New development will be induced to the extent that improved public facilities increase the availability of presently vacant land for new development. Consistency with the General Plan Land Use Element Implementation of the General Plan is expected to result from the encouragement of new industrial, commercial, and residential development through a variety of financial incentives, the upgrading of the existing public service infrastructure in the Project Amendment Area, and the provision of new facilities where required. Rehabilitation or reconstruction of existing land uses also will occur throughout the Project Amendment Area, but the precise extent or rate at which either reconstruction, new development, or rehabilitation will take place is not known at this time due to the Iack of specific land use proposals and the unpredictability of future economic conditions. Notwithstanding the uncertainty as to the character and extent of future development, the Final EIR (Section 3.5: Project Description) contains an expected development scenario for the purposes of estimating reasonably expected redevelopment activities based on the General Plan. Based on the estimates contained in the Final EIR, there will be a total of 12,367 dwelling units, 10,087,755 square feet of industrial development, 3,997,000 square feet of commercial development, and 3,079,000 square feet of public facilities within the Project Amendment Area upon full buildout. Future buildout of the Project Amendment Area in accordance with this development scenario would yield an increase of 11,999 dwelling units, 7,613,547 square feet of industrial development, 2,544,338 square feet of commercial development, and 1,605,839 square feet ,of public facilities. The proposed Redevelopment Plan Amendment does not contain a phasing schedule, but it is expected that the land use changes described above would occur in accordance with the build-out estimates contained in the San Jacinto General Plan. Redevelopment plans are required by State Law to be consistent with the community's general plan. The proposed Redevelopment Plan Amendment specifically adopts the City of San Jacinto General Plan by reference. To this extent, then, the proposed Redevelopment Plan Amendment is by definition consistent with the San Jacinto General Plan, and no adverse impacts on the General Plan will result from continued implementation of the Redevelopment Plan Amendment. As noted above, implementation of the Redevelopment Plan Amendment could result in a beneficial impact on the continued implementation of the General Plan by encouraging the continued development of the Project Amendment Area, and the conversion of land uses that do not conform with the General Plan to fully conforming land uses. Displacement Because one of the prime purposes of the Project is to encourage implementation of the land uses designated for the Project Amendment Area by the San Jacinto General Plan, some residences and businesses could be displaced by other development, either as a direct result of Redevelopment Agency activity or as a result of private development without direct agency participation. Exactly when and where such displacement will occur cannot be determined at present, but is likely to occur as private property is redeveloped or rehabilitated during the lifetime of the project. Residents displaced as a result of Agency actions will be relocated in conformance with a feasible relocation plan developed by the Redevelopment Agency in accordance with the California Community Redevelopment Law. Such plans must provide that no persons or families of low and moderate income can be displaced unless and until there is a suitable housing unit available and ready for occupancy at rents comparable to those paid at the time of their displacement. Such replacement dwellings must be suitable to the needs of displaced persons and families, and must be decent, safe, sanitary, and otherwise standard dwelling units. A number of existing businesses could also be displaced as a result of Redevelopment Agency activities pursuant to the proposed Redevelopment Plan Amendment. Displaced businesses will be given the opportunity to relocate within the Project Amendment Area, if feasible, and will be provided with relocation assistance and benefits in accordance with State law. Such assistance and benefits may include fair market value for the land and the business, relocation assistance, and loss of business due to any move. Property owners also shall be offered the opportunity of participating in the redevelopment activity. PUBL:9126_113361B2763.1 2 12/01/93 In regards to impacts on low and moderate income housing or families, the Redevelopment Agency is required to set aside up to 20 percent of all tax increment revenues for the development of low and moderate income housing as described in the Preliminary Report. This is an on-going program mandated by State law, and will be implemented upon adoption of the proposed Redevelopment Plan Amendment. In addition, State law requires that all low and moderate income units displaced as a direct result of Agency actions shall be replaced by the Agency on a one-for-one basis. Impacts on Surrounding Land Uses Intensified or new land uses in the Project Amendment Area could adversely affect surrounding or nearby land uses both inside and outside the Project Amendment Area. Such conflicts could arise through the improper siting of commercial, office or industrial development adjacent to sensitive uses such as schools or hospitals, inappropriate access to such development, the construction of buildings with highly reflective surfaces, or permitted noisy or otherwise noxious activities on the sites immediately adjacent to sensitive uses. Because specific development projects are unknown at this time, it is impossible to predict the exact nature of these potential impacts at this point. The potential for land use conflicts is greatest, however, where different land uses are immediately adjacent to each other, rather than being separated by a street or other barrier. Impacts on uses outside but close to the Project Amendment Area could occur as a result of continued development. Besides those discussed in the Final EIR, including traffic and circulation and air quality, adverse land use related impacts could occur, but are not considered highly likely. This is because the nature of existing and proposed development along the borders of the Project Amendment Area are consistent in character to existing and proposed uses along the periphery of the Project Amendment Area. In other words, like uses generally abut like uses. B. Mitigation Measures Blighting Conditions Existing blighting conditions in the Project Amendment Area are proposed to be alleviated by implementation of the proposed Redevelopment Plan Amendment through a combination of public facility and utility infrastructure improvements throughout the Project Amendment Area, and rehabilitation assistance and assistance to private sector developers. No other mitigation is necessary in this regard. Displacement Implementation of the displacement and housing mitigation programs described above will reduce potential displacement and housing impacts to less than significant levels. No further mitigation measures are necessary in this regard. P'UBL:9126_113361B2763.1 3 12/01/93 General Plan Land Use Element Implementation of the Redevelopment Plan will have no adverse impact on the General Plan's Land Use Element. Likewise, there will be no adverse impact on the land use policies of adjacent jurisdictions. Therefore, no mitigation measures are required in this regard. Land Use Implementation of the Project will help encourage new residential, industrial, commercial and office land uses consistent with the San Jacinto General Plan and no significant adverse land use impacts are expected. However, in order to assure consistency with the General Plan and avoid adverse land use impacts upon implementation, the following mitigation measures are conditions of Project approval: I. The City and the Redevelopment Agency shall process all future development plans within the Project Amendment Area in the manner provided for by the San Jacinto General Plan and all applicable City regulations or policies. 2. Individual site plans and environmental reviews in the Project Amendment Area shall ensure that adjacent land uses are compatible in character, design and operation, and that where significant environmental effects are identified, subsequent or tiered environmental documents are prepared. C. Finding of SiErnificance The City Council finds, based upon the evidence in the record, (1) that there are no significant adverse impacts of the Project upon blight, the General Plan Land Use Element and displacement, and (2) that implementation of the above mitigation measures as conditions of Project approval will reduce land use impacts to less than significant levels. 2. POPULATION, HOUSING AND EMPLOYMENT A. Potential Environmental Impacts Implementation of the Redevelopment Plan Amendment will result in an increase in employment, housing and population in the Project Amendment Area. While the Redevelopment Plan Amendment is consistent with the San Jacinto General Plan, and therefore does not propose any changes in land use, its provisions will serve to encourage development that would not likely take place otherwise, or will result in the faster pace of future development. This will result primarily from the plan's proposed financing of significant public infrastructure improvements. This will improve the economic attractiveness of the area as a whole. PUBL:9126_11336162763.1 4 12/01/93 Population and Housing Assuming that all undeveloped parcels within the Project Amendment Area designated for or otherwise permitting residential uses in the San Jacinto General Plan were built to their maximum permitted densities, a total of 12,367 housing units would result. This represents a net increase of 11,999 dwelling units over the existing 368 units through 2010. At a projected average of 2.6 people per dwelling unit by 2010, population would increase from the current estimate of 1,141 to 32,141. Most new housing construction would take place in Sub-Areas 1, 2, and 13 in conformance with the General Plan. San Jacinto as a whole is expected to grow from its 1993 population of 22,255 to a 2010 population of 59,729, or by 168.4%. While at present the Project Amendment Area's population represents 4.7% of the City's total population, its share will increase to 53.8% by 2010. These Project Amendment Area projections assume implementation of the Redevelopment Plan Amendment, including the incentive for new residential development that will accrue through the provision of public utility and services improvements as described in Chapter 3 of the Final EIR. Because the residential development anticipated in the Project Amendment Area is consistent with that called for by the current Growth Management Plan, by the General Plan, and by the City's most recent population projections, no significant adverse impacts i relative to population and housing growth rate issues are expected. Employment Implementation of the Redevelopment Plan Amendment will induce a significant increase in commercial and industrial employment in the Project Amendment Area. Total employment will increase by 17,717 jobs from a current estimate of 8,625 to 26,342. This represents an average annual increase in employment in the Project Amendment Area of 1,042 jobs per year over the 1993 to 2010 period, or an average rate of increase of 12% per year. The number of jobs expected in the Project Amendment Area given current development standards is consistent with the San Jacinto General Plan, because the amount of anticipated commercial, office, public and industrial development upon which the employment projections shown on Table 7 of the Final EIR were based are identical to those contained in the General Plan. Since the Redevelopment Plan Amendment is intended to facilitate and increase the rate of development in the Project Amendment Area, the creation of new jobs may be faster than presently being experienced by the City as a whole, but likely not any faster than anticipated for the City pursuant to the General Plan. The General Plan's projections appear to assume that existing infrastructure deficiencies will be overcome in the near future. This in turn appears to assume the existence of some means of funding infrastructure improvements such as the proposed Redevelopment Plan Amendment. The character of employment in the Project Amendment Area will be more industrial in nature than at present, with industrial employment accounting for 49.8% of PUBL:9126_113361B2763.1 5 12/01/93 all employment. Commercial employment will increase by an estimated 275%, and will ultimately account for 30.4% of all Project Amendment Area employment. Public employment is projected to increase by 2,730. Note, though, that much of the projected commercial development will be a mix of retail and office uses. This increase in the number of employment opportunities in the Project Amendment Area results from the development of currently vacant land, and the significant rehabilitation of existing commercial and industrial uses. In cases where existing commercial or industrial uses are either significantly rehabilitated or recycled to other commercial or industrial uses, more intense development is anticipated. Similarly, this scenario assumes that all vacant commercial land will be developed to floor area ratios that reflect typical suburban development patterns. Jobs/Housing Balance Implementation of the proposed Redevelopment Plan Amendment will improve the jobs/housing balance in San Jacinto, and by extension throughout the Central Riverside County Sub-Region. Taken alone and not accounting for City-wide job growth, the 17,717 new jobs created in the Project Amendment Area by 2010 will increase the 2010 San Jacinto jobs/housing ratio from 0.92 to 1 to 1.22 to 1. In regards to the jobs/housing balance in the Central Riverside County Sub-Region as a whole, the continued implementation of the Redevelopment Plan Amendment will result in a rise in San Jacinto's share of the Sub-Region's total employment. Given current SCAG projections, the Project Amendment Area's share of the Sub-Region's total employment will be 26,342 out of 179,500 in 2010, or 14.7%. An analysis of the impacts on the Central Riverside County Sub-Region jobs/housing balance shows that the proposed Project will have a positive impact on the jobs/housing balance ratio in the sub-region. Analytical procedures outlined in the Guidelines for Implementing the 1989 SIP for Conformity Procedures Related to General Development indicates that the Project Amendment Area will generate a positive jobs/housing balance of 13,706. B. Mitigation Measures Population and Housing Because the number of new housing units and the resultant population increase that could result from implementation of the Redevelopment Plan are consistent with the San Jacinto General Plan, and with the City's and SCAG's population projections, no significant adverse impacts are expected, and no mitigation measures are necessary. Employment Potential increases in employment in the Project Amendment Area will have beneficial impacts on the City's and the sub-region's job/housing balance by PUBL:9126 113361B2763.1 6 12/01/93 providing additional employment for San Jacinto and its surroundings. Therefore, no mitigation measures are required. Jobs/Housing Balance Because the implementation of the Project could result in an improved jobs/housing balance in San Jacinto and in the Central Riverside County Sub- Region as a whole, no adverse jobs/housing impacts are expected and no mitigation measures are necessary. C. Findine of Significance The City Council finds, based upon the evidence in the record, that there are no significant adverse impacts of the Project upon population, housing and employment because (1) implementation of the proposed Redevelopment Plan Amendment will create more jobs than demanded by housing increases, (2) no new substantial impacts not previously anticipated in the General Plan and the SCAG Growth Management Plan will accrue as a result of implementation of the Redevelopment PIan Amendment, (3) because the Redevelopment Plan Amendment is consistent with the General Plan and the SCAG Growth Management Plan, no unavoidable adverse impacts are expected,and (4) the implementation of the Project could result in an improved jobs/housing balance in San Jacinto and in the Central Riverside County Sub-Region as a whole. 3. TRAFFIC AND CIRCULATION A. Potential Environmental Impacts The proposed Redevelopment Plan Amendment will not in and of itself result in new construction of land uses that generate significant amounts of traffic. Rather, the plan only proposes improvements to the local circulation system within the Project Amendment Area that are intended to improve traffic flows. Future traffic volumes will result primarily from development in the community, and are therefore a function of the General Plan's land use and circulation policies. The primary effect of the proposed Redevelopment Plan Amendment will be to encourage new development or significant redevelopment projects that would not otherwise be undertaken by the private sector acting alone. Therefore, the cumulative amount of commercial, industrial and residential land uses in the Project Amendment Area is not affected by the Redevelopment Plan Amendment. However, because the proposed Redevelopment Plan Amendment is intended to overcome conditions of blight within the Project Amendment Area, implementation of the Redevelopment Plan Amendment is expected to increase the rate of development within the Project Amendment Area to an as yet undeterminable extent. Traffic Volumes As shown on Table 10 of the Final EIR, buildout within the Project Amendment Area can increase average daily traffic by an estimated 346,362 vehicle trips per day (not PUBL:9126_113361112763.1. 7 12/01/93 accounting for pass-by and/or double-counted trips which could decrease the total by as much as twenty five percent). Over 53,000 new vehicle trips can be generated by industrial development, nearly 181,000 additional trips by commercial development, and just over 99,000 more trips will be due to new residential development. Commercial development represents the largest increase in average daily trips. According to the General Plan, there will be adequate traffic capacity on the planned street system to serve future buildout of the General Plan's land uses. This assumes that the recommended traffic improvements are implemented in a timely manner that keeps pace with expected future development. Of critical importance are upgrades to Ramona Expressway, State Street, Highway 79, Sanderson Avenue, and other arterial streets in and around the Project Amendment Area. Over the short term it is unlikely that circulation system improvements will keep pace with the demands placed on the road system by new development. This is because without adequate capital funding sources, off-site traffic improvements needed to accommodate new development will lag behind due to a lack of capital funding, and the need to accumulate funds from numerous public and private sources prior to actually undertaking improvements. Additionally, while the overall circulation system will likely be able to carry newly generated traffic at an acceptable level of service, localized areas of poor service could arise. In some cases, individual intersections may not be able to carry expected traffic volumes without upgrading and widening. In other cases, incomplete street segments, numerous curb cuts, or other traffic impediments may contribute to unacceptable localized congestion levels. Circulation Improvements Circulation improvements are an essential part of the Redevelopment Plan Amendment. The Redevelopment Plan authorizes the San Jacinto Redevelopment Agency to use various funding methods for public improvements and calls for the widening and improvement of a number of arterial roadways and the reconstruction or continued improvement to a number of other streets. Additionally, the City requires that new development improve adjacent street frontages as part of any development proposal. As funds become available, the Agency has the authority to provide or participate in providing the following non-exclusive list of public improvements to the City's circulation system, which will help to alleviate existing and future traffic problems: o Widen Ramona Expressway to six lane divided highway in Sub-Area 1 a Widen Sanderson Avenue to six lane divided highway in Sub-area 1 ® Extend Ramona Expressway from 7th Street and Cedar Street in Sub-areas 18, 20, and 21 a Construct curb and gutter in Sub-area 13 ® Reconstruct Esplanade Avenue in Sub-area 6 ® Reconstruct Palm Avenue in Sub-area 6 ® Improve Grand Avenue in Sub-area 5 a Improve Palm Avenue in Sub-area 5 PUBL:9126_1 13361 B2763.1 8 12/01/93 The proposed Project improvements may result in alterations to the City's circulation patterns and the movement of vehicular traffic and pedestrians, both for the long-term and the short-term. For the short term, there may be temporary traffic disruptions during the construction of necessary street and infrastructure improvements. In the Iong-term, the required improvements to correct existing and future vehicular circulation deficiencies may alter circulation patterns and movement of vehicular traffic and pedestrians. However, these measures will reduce, but not completely eliminate all the significant impacts. Parking Development at the intensity proposed may also impact existing and future parking accommodations. Parking deficiencies within the Project Amendment Area are discussed in detail in the Preliminary Report for the proposed Project. Project implementation may create additional parking demands, which will be mitigated by requiring an adequate number of on-site parking spaces through the design review process. B. Mitigation Measures The following mitigation measures are conditions of Project approval: 1. Individual traffic study reports prepared by a licensed civil or traffic engineer shall be required for any large development project to ensure that peak hour operations at specific intersections, appropriate County of Riverside facilities, and impacts to the regional network are addressed from a cumulative perspective. This determination shall be made at the time of design review for each individual project submitted, and shall be prepared in a manner consistent with the County Congestion Management Plan. Major new developments must demonstrate the availability of adequate circulation system capacity consistent with the General Plan prior to the issuance of occupancy permits or other appropriate approvals. 2. Plans involving improvements to State Route 79 wilI require approval by the Department of Transportation (CalTrans). All work within the State right-of-way will be performed to State standards and specifications. 3. All new developments shall ensure the provision of an adequate number of on-site parking spaces in conformance with the San Jacinto Municipal Code. 4. All future circulation system improvements shall be in conformance with the Congestion Management Plan. 5. All new developments or significantly rehabilitated developments with 50 or more employees shall conform to the City's Mobile Source Pollution Reduction Ordinance. PUBL:9126_1;3361 B2763.1 9 12/01/93 6. All traffic and circulation-related mitigation measures contained in the Annexation 66 and Sunrise Ranch EIRs are hereby incorporated into this EIR as if they were set forth in full to the extent that the incorporated mitigation measure applies in whole or in part to the Project Amendment Area. C. Finding of Significance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures will reduce, but not eliminate, adverse impacts from traffic increases in and around San Jacinto. However, the proposed project will not result in unanticipated trips and, by contributing to the provision of traffic and circulation system improvements, the Project will substantially lessen the significant traffic and circulation impacts identified in the Final EIR. However, remaining traffic and circulation impacts may be significant and adverse. Therefore, this impact will require a Statement of Overriding Considerations to be adopted as a condition of Project approval. 4. AIR QUALITY A. Potential Environmental Impacts The construction phases of Project implementation will produce on-site air pollutant emissions from heavy equipment exhaust, worker travel, and from the generation of dust as a result of grading activities. The use of heavy equipment may also produce impacts from diesel fuel odors. Construction activities can also spill over into the surrounding neighborhood. Even though small in and of themselves, off-site impacts could be cumulatively significant when spread over many years and many projects. Long-term air quality impacts associated with the implementation of the Redevelopment Plan Amendment consist of emissions generated by mobile (motor vehicle) and stationary sources subsequent to the completion and operation of individual development projects. Stationary sources include the use of natural gas on-site for cooking, space and water heating, and the generation of electricity off-site. Upon buildout of the Project Amendment Area, the total amount of pollutants that the proposed Redevelopment Plan Amendment is anticipated to generate through additional motor vehicle, natural gas, and electrical emissions far exceeds the South Coast Air Quality Management District's daily threshold levels for significance. Because the Project is consistent with the San Jacinto General Plan, it is by extension consistent with the SLAG Growth Management Plan and the assumptions upon which the SCAQMD's Air Quality Management Plan is based. In addition, the Redevelopment Plan Amendment contains a number of traffic improvement measures that could lead to reduced emissions through reduced trip lengths, improved congestion levels, and an improved jobs/housing balance. Increased development in the Project Amendment Area presents opportunities to contribute substantially to reductions in regional pollution burdens by offering the opportunity to implement a transportation system management PuaL:9126_113361B2763.1 10 12/01/93 (TSM) and transportation demand management (TDM) program on a Project Amendment Area-wide basis. The Redevelopment Plan Amendment could, however, have a significant adverse cumulative impact on air quality, in that the total rate of development in the Project Amendment Area could be greater than rates of development that would occur without the Project. This increase in the rate of development relates primarily to the new development or significant rehabilitation of residential, commercial and industrial land uses. While pollutants generated by motor vehicle trips and other activity associated with these new land uses will increase, more local employment is anticipated to result in shorter motor vehicle trip lengths as more local employment is provided. In general, then, increases in locally generated pollutants will be offset to a yet undeterminable amount by reductions in total motor vehicle trip lengths. This tradeoff will in turn contribute to a reduction in the regional air pollution load, and an overall beneficial impact. B. Mitigation Measures The following mitigation measures are conditions of Project approval: 1. Development permits that involve ten or more acres shall limit on-site construction activities to no more than ten acres per day, grading shall be terminated when sustained wind speeds exceed 25 miles per hour, and construction areas shall be appropriately stabilized if construction is halted or delayed. 2. Prior to issuance of a building permit, developers or contractors shall certify that all construction equipment used on the job is required to have a 90-day low-NOX tune up, and that idling time will be limited to no more than ten minutes. 3. Construction site management shall include the following principles: a Encourage car pooling for construction workers. Limit lane closures to off-peak travel hours. ® Park construction vehicles off the public right-of-way. a Wet down or cover dirt hauled off-site. • Receive materials only during off-peak traffic hours. ® Sandbag construction sites for erosion control. • Wash or sweep access points daily. 4. Adherence to South Coast Air Quality Management District's rules that require dust control measures during grading and construction activities, shall be required during all construction operations. 5. Measures to reduce the interference of construction activities with existing traffic, and to prevent truck queuing around local sensitive receptors such as residences, shall be incorporated into any project construction permits. PUBL:9126_113361 B2763.1 11 12/0 U93 The permits will limit operations to daytime periods with better pollutant dispersion in order to minimize localized pollutant accumulation. 6. Various transportation control measures (TCMs) shall be evaluated to determine how they shall be incorporated into individual project proposals. Such measures will be aimed primarily at employees of commercial, public/institutional, and office uses, but may be used in connection with residential development. These measures include, but are not limited to: ® Ridesharing ® Vanpool incentives • Alternate transportation methods ® Work scheduling for off-peak travel periods • Appointment of a TCM program coordinator for larger projects ® Traffic signal coordination ® Roadway and signalization improvements to maintain peak traffic hour level of service E or better 7. All new developments or significantly rehabilitated developments with 50 or more employees shall conform to the City's Mobile Source Pollution Reduction Ordinance. 8. All new residential development shall contribute $90.00 per unit to the City's Carpool Mitigation Fund to be used to build park and ride facilities. C. Finding of Significance The City Council finds, based upon the evidence in the record: 1. With regard to actions that can be taken at the local level, that imposition of the above mitigation measures as conditions of Project approval will avoid or substantially lessen the significant air quality impacts as identified in the Final EIR. Because the Project is consistent with the San Jacinto General Plan, it is by extension consistent with the South Coast Air Quality Management District's Air Quality Management Plan, the Project's impacts on attaining the goals of these plans will be largely beneficial. 2. With regard to regional and cumulative air quality effects which depend on regional strategies and standards, that changes or alterations are within the responsibility and jurisdiction of another public agency. Other mitigation measures are within the responsibility and jurisdiction of the South Coast Air Quality Management District and the U.S. Environmental Protection Agency. These measures include; (1) SCAQMD Rule 403 requiring control of construction-related emission; (2) SCAQMD Regulation XV requiring all developments in the Project Area to prepare and implement Transportation Demand Management (TDM) programs at their sites; and (4) other measures and programs to reduce cumulative effects of growth in the region on air quality that have been adopted by those agencies and eu&L:9126_113361 B2763.1 12 12/01/93 include; (a) steadily improving vehicles emissions and (b) emission controls on stationary sources. 3. That specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR. Implementation of the Project will result in emissions greater than South Coast Air Quality Management District significance thresholds and adverse impacts upon regional air quality will remain through increased air pollution emissions. Therefore, this finding will require a Statement of Overriding Considerations to be adopted as a condition of Project approval 5. PUBLIC SERVICES This section treats potential impacts and mitigation measures regarding fire, police, schools, and parks serving the Project Amendment Area. A. Potential Environmental Impacts Fire Protection Full development of the Project Amendment Area consistent with the General Plan would generate a total demand for 59.7 firefighters by full buildout based on the current standard of I firefighter per 1,000 population. This represents an increased need for approximately 58.56 firefighters by full buildout. This increased number of firefighters and fire protection equipment, including new stations, will be financed primarily by increased sales taxes, property taxes, and other revenues from the Project Amendment Area pursuant to City policy. The proposed Redevelopment Plan Amendment also authorizes the use of Agency funds to underwrite the construction of new fire stations. Increased intensity of development within the Project Amendment Area will create additional emergency calls. Anticipated structural rehabilitation activities in the older commercial portions of the City could alleviate impacts if the latest features in fire resistive construction and the addition of automatic fire detection and protection systems such as sprinklers are included. Rehabilitation that includes these improvements will help to reduce both the current and future demand on fire protection services for the Project Amendment Area. The Redevelopment Agency may assist in the provision of any necessary water system upgrades (line enlargement, additional hydrants, etc) thereby mitigating adverse effects of intensified development. Any additional required fire protection systems would be determined during plan review. Additionally, the proposed Redevelopment Plan Amendment authorizes the use of Redevelopment Agency funds to construct two new fire stations. euau9126_113361B2763.1 13 12/01/93 Police Protection Buildout of the Project Amendment Area may increase the opportunity for both crimes against property and crimes against persons to occur. The character of development in the Project Amendment Area will remain predominantly residential in nature, with an expected proportional rise in residentially related crime. Continued commercial and industrial development will result in a proportionate increase in crimes related to commercial and office properties. These include robbery, burglary, auto theft, and grand/petty theft. Also, incidents related to maintaining the public peace could rise. As traffic levels increase, traffic collisions and violations will rise in proportion to growth. Park Services Based upon population forecasts from the Southern California Association of Governments (SLAG), the population for the City of San Jacinto can be expected to increase from its current population of 22,255 to 59,729 by the year 2010. Further, based on the City's standard of 5.0 acres per thousand, demand for park land in the City will increase from 111.3 acres to 298.7 acres by full Buildout. Without the provision of additional parkland, deficits will rise from the present 57.3 acres to 238.7 acres in 2010. Current deficits in park land result from inadequate park facilities to meet current demand for park space. Because new development in the Project Amendment Area will dedicate park land or pay fees in lieu of dedication, new development in the Project Amendment Area will contribute park land and park impact fees and therefore will provide adequate park land to meet its own demand. Thus, new development in the Project Amendment Area will not exacerbate existing park land shortages. The City of San Jacinto collects park impact fees, or Quimby Act fees, of approximately $525.00 per dwelling unit at the time new residential construction is approved. Raising funds to make up current park land deficits is a very difficult task, because there are few easily implemented means of raising new funds from existing development. Tools such as benefit assessment districts or landscape maintenance districts can, however, be implemented with a majority vote. Schools Although the school district's generation figures for new students induced by new non-residential development may overstate actual student generation, and using such figures when the exact character of new non-residential development is unknown is highly speculative (see Section 3.6 of the Final EIR), expected growth in students over the next decades will require the construction of new elementary, junior high school and senior high school facilities. Based on the State standard of 2,400 students per high school, 1,200 students per junior high school, and 650 students per elementary school, new student generation from within the Project Amendment Area would result in demand for 10.5 new elementary schools, 2.0 new junior high schools, and 0.82 new high school. PUBu9126_1 13361 B2763.1 14 12/01/93 Throughout the whole of the City of San Jacinto, school impacts are primarily mitigated through enforcement of a 1991 cooperation agreement between the San Jacinto Unified School District and the City of San Jacinto. Under this agreement, the San Jacinto Unified School District may collect up to $123.5 Million ($ 1991) in school facilities funding by means of the City requiring all future residential development in the City of San Jacinto to annex to one or more Mello-Roos community facilities districts created by the School District. Annual fees will be collected according to a formula established in the agreement that includes a one-time impact fee and a subsequent annual tax based on the size of the dwelling unit. The District estimates that this combination of taxes and fees will fund between 70% and 80% of all school construction costs, with the remaining funding being through State and other sources. Additionally, the cooperation agreement expressly states that it will be the sole means of mitigating school facilities impacts, that the District will not oppose any residential projects or any redevelopment projects or plans, and that the total tax increment "pass-through" to the District is pre- negotiated at $0.137 per $1.00 of tax increment received by the San Jacinto Redevelopment Agency. Unlike the San Jacinto Unified School District, the County Office of Education and the Community College District do not charge any development impact fees and taxes. These two agencies are, therefore, reliant on property taxes and funding directly from the State for much of their revenues. Increased property taxes from the Project Amendment Area, including any pass through of tax increment from the Agency, will increase revenues for these agencies to cover increased costs. The County Office of Education and the Community College District may be eligible to receive a portion of the tax increment from the Agency. Any allocation of tax increment dollars to these agencies may be determined through negotiations, and would be intended to mitigate significant financial burdens that demonstrably result from the implementation of the Project. B. Mitigation Measures The following mitigation measures are conditions of Project approval: Fire Protection 1. Design standards for new and significantly rehabilitated construction shall be consistent with accepted fire safety standards. Existing fire safety regulations shall be enforced through established City of San Jacinto project review and permitting procedures. Police Protection 2. Input from the San Jacinto Police Department shall be solicited during the project review process regarding measures for ensuring the safety and security of construction sites. 3. Adequate security design measures shall be required for all new develop- ment, based on Police Department recommendations during each site plan review process. Puat.:9126_113361B2763.1 15 12/01/93 Park Services 4. All appropriate development in the Project Amendment Area will be required to pay a parkland dedication fee as described above. 5. The Agency shall encourage implementation of additional mitigation measures to provide capital financing for park facilities as proposed in the San Jacinto General Plan. This includes the establishment of benefit assessment districts, community facilities districts, and lighting and landscape maintenance district as appropriate. Schools Relative to the San Jacinto Unified School District, none possible because the 1991 Cooperation Agreement between the City provides that it is the exclusive method of mitigating impacts upon District schools. Potential mitigation measures for the County Office of Education and the Community College District are limited, because neither agency collects development impact fees. Participation in community facilities districts may be feasible to help underwrite the construction of new capital facilities, however. C. Finding of Significance Fire Protection The City Council finds, based upon the evidence in the record, that following implementation of the above mitigation measure as conditions of Project approval, no significant unavoidable adverse impacts are expected relative to fire protection. Police Protection The City Council finds, based upon the evidence in the record, that following implementation of the above mitigation measures as conditions of Project approval, no significant unavoidable adverse impacts are expected relative to police protection. Park Services The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce park services impacts to less than significant levels.. Schools The City Council finds, based upon the evidence in the record: 1. That there are no long-term adverse impacts of the Project upon K-12 school facilities. This is because the means of financing future K-12 school facilities are already in place. However, short-term overcrowding PUBL:9126_1 13361 B2763.1 16 12/01/93 at school facilities may occasionally accrue as new capital facilities development lags behind new residential development. 2. That changes or alterations are within the responsibility and jurisdiction of the school districts and the State of California. These changes include the districts electing to continue receiving their share of the property tax as permitted, making regular and timely applications for State construction funds, pursuing alternate means of financing schools as those are made available through changes in state law, and using year-round schedules and double sessions as necessary and appropriate. Also, these changes include the State continuing to finance construction of new schools and classrooms in response to enrollment increases. 3. That specific economic, social, or other considerations make infeasible the mitigation measures or project alternatives identified in the Final EIR. Therefore, this finding as to impacts to schools will require a Statement of Overriding Considerations to be adopted as a condition of Project approval. 6. PUBLIC UTILITIES This section treats potential impacts and mitigation measures regarding electricity, natural s, water, wastewater, and solid waste utilities serving the Project Amendment Area. A. Potential Environmental Impacts Electricity As shown on Table 16 of the Final EIR, Project implementation at the level of development projected in the Final EIR will result in a ten-fold increase in electric power consumption. Southern California Edison does not anticipate any problems providing electrical services upon buildout of the Project Amendment Area, based on currently available electricity generation, transmission and distribution facilities. Natural Gas As shown on Table 16 of the Final EIR, rough estimates indicate natural gas consumption is expected to increase by approximately 942% upon buildout of the Project. According to the Southern California Gas Company, natural gas can be supplied by existing mains. Availability of natural gas is assumed based on present conditions of gas supply and regulatory policies. Water Buildout of the Project Amendment Area will increase water demands. Table 17 of the Final EIR estimates that future development will consume nearly 13 million gallons per day, or over 11 million more gallons than at present. This constitutes an almost PUBL:9126_1 13361 B2763.1 17 12/01/93 seven-fold increase over existing consumption levels. The exact extent of future impacts will depend on consumer demands and consumer uses, and on the availability of local and imported water supplies. At present, it is unknown whether the overdraft condition will be alleviated by the time full development is reached. If not, then development may have to be limited due to lack of adequate water supplies. If the issue is resolved, then the additional demand that the proposed Redevelopment Plan Amendment will have upon the water supply will not be significant. Water distribution is an intricate system which requires maintenance and upgrading as growth occurs. An essential element of the Redevelopment Plan Amendment is the provision of these public improvements. In order to alleviate impacts upon the water distribution system, the proposed Redevelopment Plan Amendment authorizes the Agency to use various funding mechanisms to upgrade the existing water system serving the Project Amendment Area. The Agency is authorized to provide or participate in providing the following non-exclusive list of water system improvements: • Drill four wells in Sub-Area 1 • Construct 18 million gallon storage tank in Sub-Area 1 • Install 12" to 30" water mains in Sub-Area 1 • Extend lines along Ramona Expressway extension in Sub-Areas 18, 19, 20, and 21 • Construct complete water service in Sub-Area 2 • Install and upgrade hydrants to adequate spacing and proper type in Sub- Areas 1, 2, and 13 • Install needed water lines in Sub-Area 13 • Reposition 48" transmission main to adequate depth in Sub-Area 6 • Improve water main in Sub-Area 6 Wastewater Sewage generation subsequent to buildout of the Project Amendment Area will be increased by approximately 6 million gallons per day: from less than 1 million gallons per day to well over 6 million gallons per day. This increase is due primarily to the extent of new residential development expected in the Project Amendment Area, followed by industrial development. While these increases exceed currently available capacity, they will be phased over the lifetime of the Redevelopment Plan Amendment. New sewerage transmission and treatment facilities will be required during the early decades of the next century. The Redevelopment Plan Amendment includes provisions for upgrading the sewer system in order to adequately serve the proposed development within the Project Amendment Area. These improvements may be constructed with funding sources provided through the Redevelopment Plan Amendment, on an as needed basis. The extension of these improvements will result in the extension of sewer services to presently unserved areas, and upgrade services to other areas. These improvements include: • Construct complete sewer service in Sub-Area 1 (trunk and local transmission line) PUBL:9126_113361 B2763.1 18 12/01M • Extend lines along Ramona Expressway extension in Sub-Areas 18, 19, 20, and 21 • Construct complete sewer service in Sub-Area 2 ® Construct permanent sewer service in Sub-Area 3 • Install needed sewer lines in Sub-Area 13 Solid Waste As shown on Table 18 of the Final EIR, Project buildout can potentially increase the overall amount of solid waste generated from within the Project Amendment Area by 427,500 pounds per day. In addition, more equipment such as trash containers and refuse collection vehicles will be required. These generation rates do not include the effects of recycling programs, and so represent the worst case. With implementation of recycling and other waste reduction efforts, these volumes can be reduced significantly. If a full 50% reduction in the waste stream is achieved at some point in the future, then the total increase in solid waste generated from within the Project Amendment Area would decline to just over 300,000 pounds per day. Implementation of mitigation measures will reduce refuse generation to acceptable levels, but will not eliminate the generation of solid waste from within the Project Amendment Area. B. Mitigation Measures The following mitigation measures are conditions of Project approval: Electricity 1. Project design and operations will be required to implement energy conservation measures to conform to Title 24 requirements and any other applicable requirements of the City of San Jacinto. 2. The California Code of Regulations and local Building and Safety Codes incorporate provisions and guidelines for construction of more energy efficient structures. To reduce visual impacts, undergrounding of utility lines should be required in design specifications for development projects within the Project Amendment Area. Natural Gas 3. Project design and operations will incorporate and implement those energy conservation measures as appropriate to conform to Title 24 requirements. Water 4. Precise water system requirements will be determined during specific project design review. Water design requirements will be subject to the provisions of the site plan review by the City of San Jacinto. PUB1:9126_113361 B2763.1 19 12/01/93 5. Water distribution system improvements shall be constructed prior to or concurrent with future development as required. 6. All City ordinances or other actions regulating the use of water approved by the City Council shall be implemented by all new development within the Project Amendment Area. 7. Water conservation measures recommended by the California Department of Water Resources shall be incorporated in all new or substantially rehabilitated projects, including: ® Low flush toilets of no greater than 1.6 gallons per flush. O Low flow shower heads. 0 Insulation of hot water lines to provide hot water faster with less water waste and to keep hot pipes from heating cold water pipes. ® Water pressures greater than 50 pounds per square inch be reduced to less than 50 pounds per square inch by means of a pressure reducing valve. • Landscape with low water consuming or drought tolerant plants in all commercial and industrial projects, and in public areas in residential projects. Landscaped areas should also be mulched to the maximum extent to reduce evaporation and maintain soil moisture. ® Install efficient irrigation systems that minimize runoff and evaporation, and maximize the water that will reach the plant roots. Drip irrigation, soil moisture sensors and automatic irrigation systems are a few methods to consider in increasing irrigation efficiency. 0 Require projects of appropriate size to connect to the reclaimed water system for irrigation purposes. Wastewater 8. All new development within the Project Amendment Area must obtain approval from the City of San Jacinto prior to occupancy. Evidence of the Eastern Municipal Water District's ability to serve shall be submitted prior to the issuance of iluilding permits. 9. All industrial and commercial users must take on-site measures to reduce the load strength of the sewage. 10. Implementation of the water conservation mitigation measures above also will reduce per unit sewage flows. PUBL:9126_1 13361 B2763.1 20 12/01/93 Solid Waste 11. Where feasible, commercial and industrial buildings shall install refuse compacting equipment to substantially reduce the number of refuse hauling trips and allow for more effective and sanitary disposal. 12. Each building occupant shall, as a condition of use, participate in any source reduction or recycling programs developed or adopted by the City or the appropriate trash hauler to reduce waste generation. U. Any hazardous waste that is generated on-site, or is found on-site during demolition, rehabilitation, or new construction activities shall be remediated, stored, handled, and transported to an appropriate disposal facility by a licensed hauler in accordance with appropriate local, State and Federal laws, as well as with the City's Source Reduction and Recycling Element of the General Plan. All National Pollution Discharge Elimination System (NPDES) requirements shall be complied with. 14. All future commercial, industrial and office buildings shall be provided with enclosed trash bins. Additionally, all future residential, industrial, commercial and office development shall be reviewed for and conditioned for the construction of recycling facilities, including conveniently located bins. 15. The City will cooperate with County efforts to establish a County-wide integrated solid waste management system in implementation of the California Integrated Solid Waste Management Act of 1991. C. Finding of Si;nificance Electricity The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce impacts from electricity demand to less than significant levels. Natural Gas The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measure as a condition of Project approval will reduce impacts from natural gas demand to less than significant levels. Water The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval and other measures contained throughout the Final EIR will reduce impacts from additional water consumption to less than significant levels. eueL:9126_1 13361 B2963.1 21 12/01/93 Wastewater The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce impacts from wastewater generation to less than significant levels. Solid Waste The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce impacts from solid waste generation to acceptable levels but will not eliminate the regional need for additional landfills and other disposal sites. Therefore, this finding as to cumulative regional impacts from solid waste generation will require a Statement of Overriding Considerations to be adopted as a condition of Project approval. 7. RISK OF UPSET A. Potential Environmental Impacts There are two potential sources of health hazards that could impact those in and around the Project Amendment Area as a result of Project implementation. These include undetected hazards associated with prior activities and hazards related to improper handling and storing of hazardous materials by future site specific uses. Examples of businesses which store hazardous materials consist of automobile service stations, body and repair shops, nurseries, and printing shops. These uses typically contain underground storage tanks and may utilize potentially hazardous materials. However, each of the uses is considered to be compatible and the risks are considered normal for a mixed use environment. Therefore no significant hazard is anticipated. Furthermore, future industrial facilities developed within the proposed Project Amendment Area must comply with all Federal and State policies and procedures that pertain to the generation, transportation, treatment, storage and disposal of hazardous substances. B. Mitisation Measures The following mitigation measures are conditions of Project approval: 1. All State and local laws and policies that govern the manufacturing and handling of hazardous substances must be followed by all new industrial uses constructed within the proposed Project Amendment Area. 2. Provisions for the use and storage of any potentially hazardous materials within the proposed Project Amendment Area shall be reviewed by the Fire Department and County Environmental Health Services, and strict controls shall be placed upon their use and storage to ensure safety. PURL:9126_113361B2763.1 22 12/01/93 C. Finding of SiLmificance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce risk of upset impacts to less than significant levels. 8. GEOLOGY AND SEISMICITY A. Potential Environmental Impacts Redevelopment and new development throughout the Project Amendment Area will require some grading in order to provide for building pads, parking facilities, utilities and drainage. The precise extent of required grading cannot be determined until specific development proposals are prepared and submitted to the City for approval; however, the gentle topography of most of the Project Amendment Area should minimize the overall amount of earthwork needed to provide adequate building sites. The proximity of an earthquake fault is a primary consideration when evaluating the impact of ground shaking on an area. Other factors, including depth of focus, epicenter location and magnitude, contribute to the intensity of ground shaking produced by a seismic event. For instance, a 6.5 Richter magnitude earthquake on the San Jacinto Fault in the immediate vicinity of San Jacinto will produce greater ground shaking and damage than a much larger earthquake located some distance away. The alluvial soils that underlie most of the Project Amendment Area have a tendency to amplify ground motion from earthquakes because they are not as dense or consolidated as solid bedrock. Given the proximity of the Project Amendment Area to the San Andreas and San Jacinto Faults, future seismic events and the resulting ground shaking could cause major structural damage to buildings, with the consequent personal injury and possible loss of life. In addition, overhead and underground utility lines could be susceptible to damage during periods of seismic activity, which in turn could leave all or portions of the Project Amendment Area without essential water, power and sanitary services during the critical period immediately following a major earthquake. B. Mitigation Measures The following mitigation measures are conditions of Project approval: 1. Future site-specific development proposals shall include comprehensive geotechnical investigations to explore and evaluate soil, groundwater, geological and seismic conditions, to provide soil engineering criteria, and document the potential for seismically induced ground shaking on the building site. An analysis of liquefaction, landsliding, and ground subsidence induced by groundwater withdrawal shall be undertaken as necessary and appropriate. Such investigations shall be conducted by a licensed civil engineer specializing in the practice of soil mechanics, and by a certified engineering geologist. Construction shall be in compliance with the findings and recommendations of the required investigations. puau9126_1 j 3361 B2763.1 23 12/01/93 2. In portions of the Project Amendment Area that lie near suspected faults which may be identified in future studies, geotechnical evaluations acceptable to the City of San Jacinto shall be undertaken to establish the presence and location of the suspected faults, and to establish whether or not they are potentially active. 3. No structure intended for human occupancy or use shall be placed directly on or within 50 feet of any active or potentially active fault. Nor shall any structure intended for human occupancy be placed within 150 feet of an inferred fault whose exact location is unknown. Additionally, no sensitive structures including hospitals and schools should be placed within any study zone, or within 200 feet of any inferred fault. 4. All construction of new buildings or rehabilitation of existing buildings shall be in conformance with latest adopted edition of the Uniform Building Code. 5. Structures of unreinforced masonry shall be brought up to existing State and local building standards at the time of application for a change in use or for major additions or alterations. The Redevelopment Agency shall develop and continue to implement programs for assisting owners of unreinforced concrete buildings in bringing their buildings up to current State and Local earthquake standards. 6. All grading in the Project Amendment Area shall be in conformance with the City of San Jacinto Municipal Code. C. Finding of Significance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce geology and seismicity impacts to a less than significant level. 9. FLOODING AND DRAINAGE A. Potential Environmental Impacts Potential impacts from the implementation of the proposed Project could have significant adverse impacts by exposing people and property to flooding, and by increasing the amount of storm water runoff generated in the Project Amendment Area. On the other hand, the implementation of the Project could have significant beneficial impacts by financing the construction of flood control facilities in the Project Amendment Area. Construction within the 100-year flood plain could subject people and property to inundation during a 100-year or greater storm. This affects portions of the Project Amendment Area. Development of vacant land, and intensification of development on PusL:9126_11336162763.1 24 12/01/93 presently underdeveloped parcels will increase the amount of ground surface impervious to water. In turn, storm runoff into nearby streets and channels will be increased incrementally, thus increasing the height and volume of flood waters during rainy periods. This increase in impervious covering will also decrease percolation of surface water into the groundwater basin, thereby reducing incrementally ground water levels. Adoption of the Redevelopment Plan Amendment will assist in the alleviation of existing and future drainage-related deficiencies, because the Agency would be authorized to provide or participate in providing the following non-exclusive list of drainage improvement projects: a Construct levee along the south side of San Jacinto River in Sub-Area 1 • Construct various flood control channels and other improvements as needed in Sub-Area 1 ® Construct necessary drainage improvements in Sub-Area 2 including storm drain facility between Ramona Expressway and the San Jacinto River i Construct storm drains to eliminate surface drainage at the intersection of Ramona Expressway and State Street in Sub-Area 3 ® Construct storm drain along State Street to the San Jacinto River in Sub- Area 3 ® Construct necessary drainage improvements in Sub-Areas 6 and 13 B. Mitigation Measures The following mitigation measures are conditions of Project approval: 1. Development design shall include measures to ensure adequate drainage, including construction of open or closed conveyance structures. 2. New development or significant rehabilitation shall be required to pay impact fees in accordance with the City's drainage impact fee program. 3. No structures shall be placed within the 100-year flood plain, nor shall any structure or grading be sited or constructed in such a way as to increase the height or rate of downstream storm runoff. 4. If a future development project involves a Federal Emergency Management Agency (FEMA) mapped flood plain, the City will condition the applicant to provide all studies, calculations, plans and other information necessary to meet FEMA requirements, and will further condition the applicant to obtain a Conditional Letter of Map Revision (CLOMAR) prior to grading, recordation or other final approval of the project, and a Letter of Map Revision (LOMAR) prior to occupancy. 5. If a natural watercourse or mapped flood plain is impacted by a future development project, the City shall require the applicant to obtain a Section 1601/1603 Agreement from the California Department of Fish and Game, and a Clean Water Act Section 404 permit from the U.S. Army roEu9126_113361 B27631 25 12/01/93 Corps of Engineers, or written correspondence from these agencies indicating the project is exempt from these requirements. A Clean Water Act Section 401 Water Quality Certification may be required from the local California Regional Quality Control Board prior to issuance of the Corps of Engineers Section 404 Permit. C. Finding of Significance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval will reduce flooding and drainage impacts to less than significant levels. 10. LIGHT AND GLARE A. Potential Environmental Impacts Future illumination of new parking areas and ornamental lighting associated with new commercial development could impact adjoining residential areas, if not properly mitigated. In addition, glare impacts may occur if highly reflective exterior building materials are used in the construction of new development in the Project Amendment Area. B. Mitigation Measures The following mitigation measures as conditions of Project approval: 1. During the required site plan review of all proposed developments, the City shall ensure that site improvements, including lighting and possible glare producing building exteriors, do not adversely affect adjacent land uses. 2. The City shall continue to implement its standard development regulations that require low pressure sodium lighting on streets, in roadways and for security. Such lighting should meet the requirements of Riverside County Ordinance No. 655. Pedestrian circulation and walkway lighting shall be fully shielded downwards, but may be full spectrum lighting because color rendition in pedestrian areas is important. C. Finding of Significance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures as conditions of Project approval, will reduce light and glare impacts to lessthan significant levels. PURL:9126_11336102763.1 26 12/01/93 It. NOISE A. Potential Environmental Impacts Noise impacts in the Project Amendment Area will come from three major sources: increases in traffic volumes, increased number of possible point sources, and construction activities. All these relate to the increased urban activity expected in the Project Amendment Area as a result of implementation of the Redevelopment Plan Amendment. Future development and redevelopment in the Project Amendment Area will result in long-term increases in existing traffic volumes within and around the City, and in turn, increased noise levels along existing and proposed arterial corridors affected by traffic increases. Construction activities will result in short-term increases in ambient noise levels in the vicinity of construction sites. These activities may pose a temporary annoyance to nearby businesses and residents during construction periods. Enforcement of applicable regulations, such as California Code of Regulations, Title 25, can reduce potential noise impacts by building sound insulation into all new structures. However, Project-related traffic will result in a cumulative incremental increase in ambient community noise levels throughout the Project Amendment Area and its environs. Continued enforcement of the General Plan Noise Element will reduce these adverse impacts to acceptable levels, and no significant adverse impact is expected. Increased commercial and industrial activity within the Project Amendment Area could result in a rise in potential point noise sources, such as manufacturing, automobile repair shops, and other activities. B. Mitigation Measures The following mitigation measures are conditions of Project approval: 1. Prior to the issuance of a building permit, applicants for future development within the Project Amendment Area shall submit evidence to the satisfaction of the City that all applicable exterior and interior noise standards established by the General Plan and implementing noise ordinances will be met. 2. Site preparation and construction activities shall be limited to daytime weekday hours. 3. All General Plan and other State and local standards for exterior and interior noise exposure shall be met by all new constructions or significant rehabilitation of existing structures. PUBL:9I26_1 13361 B2763.1 27 12/01/93 C. Finding of Significance The City Council finds, based upon the evidence in the record, that implementation of the above mitigation measures will reduce noise impacts to less than significant levels. 12. BIOLOGICAL RESOURCES A. Potential Environmental Impacts As a general rule, the nature of expected biotic changes with urban development is towards simplification of the structure and function of the natural biotic communities. The loss of diversity will occur in biotic communities when they are disturbed, such as those disturbances resulting from an increase in development. The cumulative consequence of urban development causes the habitat tolerances of individual species to be gradually exceeded, resulting in the elimination of sensitive species from the community. Regionally, there will be a reduction in species diversity and abundance as a result of the loss of undeveloped land. Development pressures within San Jacinto as well as development pressures from Hemet will continue with anticipated growth as proposed in the General Plan. The transition of agricultural uses to more urbanized uses is expected and is consistent with City objectives for the future. The hillside areas are expected to remain undisturbed. In those portions of the Project Amendment Area that are presently developed for urban purposes, or where the land has been heavily disturbed by past or present urban activity, no significant impact on plant and animal life is expected. Other areas could adversely affect existing natural plant and animal communities through either the reduction of range, the direct loss of habitat, or the interruption of migration corridors. Loss of riparian habitat could occur through inappropriate development along existing creek channels, or through the channelization of existing creeks. In such cases, urban development without appropriate mitigation measures could have significant adverse impacts either directly through the loss of habitat or individual members of threatened or sensitive species, or indirectly through the loss of range and migration corridors. B. Mitigation Measures The following mitigation measures are conditions of Project approval: l. Existing agricultural uses, in particular row crops in the southeastern portion of the City and dairies in the northwest portion of the Project Amendment Area shall be permitted to remain at the owner's prerogative. 2. Areas within agricultural preserves shall be given a lower priority for development than areas which are not in such preserves. 3. A biological survey and report shall be prepared by a qualified biologist and submitted as part of any development application in an identified PUBL:9126_113361B2763.1 28 12/01/93 biologically sensitive area within the Project Amendment Area. Upon approval, the project shall be conditioned to implement the mitigation recommendations contained in the report, plus other mitigation measures as required and appropriate. The proposed development in an identified biologically sensitive area shall be evaluated both for site-specific impacts and for cumulative impacts. Disruption of sensitive species or habitats shall be kept to a minirnum, and adequate measures to protect vegetative and animal species shall be taken. At a minimum, biological surveys shall be prepared for all projects that are within 500 feet of the outer edge of any wetlands, the San Jacinto River's natural channel, an area subject to repeated long term inundation during storm periods, or in the Eastern Municipal Water District's wetlands demonstration project. 4. Where possible, native or native-like vegetation shall be used in landscaping to blend with the natural landscape and maintain wildlife habitat as much as possible. 5. Existing sensitive riparian habitat shall be preserved and protected to the maximum feasible extent in accordance with local, State and Federal requirements. While no significant riparian habitat is known to exist in the Project Amendment Area, development adjacent to such areas could have a significant adverse impact. Therefore, the City shall review development near existing riparian habitat for its effect on such habitat, shall require studies and impact consultations as appropriate, and shall require mitigation measures as necessary. Such mitigation could include well planned buffer areas, requiring all drainage to be away from the riparian habitat area, the introduction of compatible landscaping, and other measures. 6. Mitigation measures in the Sunrise Ranch Draft Environmental Impact Report (The Peacock/Radaker Corporation, February 1992), and the West Sal Jacinto Annexation No. 66 Final Environmental Impact Report (Ultrasystems Engineers and Constructors, Inc., July 1992) shall be adopted herein by reference. 7. Setbacks of at least 200 feet shall be maintained along the San Jacinto River and its tributaries that are within the Project Amendment Area, in the vicinity of the Eastern Municipal Water District's wetlands demonstration project, and around all other significant wetlands, including those near the intersection of Ramona Expressway and Sanderson Avenue. Individual development applications within 200 feet of these areas shall be required to submit buffering, grading, landscape and drainage plans that demonstrate consistency with this mitigation measure. Along the San Jacinto River and its tributaries, notification and agreement with the State of California Department of Fish and Game shall be required pursuant to Fish and Game Code Section 1600 et seq. Pue[.:9126_113361B2763.1 29 12/01/93 C. Finding of Significance The City Council finds, based upon the evidence in the record, that upon implementation of the above mitigation measures as conditions of Project approval, no significant adverse impacts are expected relative to biological resources. Conversion of Prime Agricultural Land The conversion of land with prime agricultural soils to urban uses will result in a significant adverse environmental impact over the long term. Note that the San Jacinto General Plan calls for the conversion of this agricultural land to urban uses. The only means of mitigating adverse impacts from the loss of agricultural land would be to amend the General Plan to allow only agricultural production on prime agriculture soils in Sub- Areas 1 and 2. This may not be feasible, however, because much of this land has been committed to urban development through approved specific plans or other actions that tend to assure urban development. Therefore, this impact will require a Statement of Overriding Considerations to be adopted as a condition of Project approval. PUaL:9126_1 13361 B2763.1 30 12/01/93