The Resort at Los Coyotes

Transcription

1 The Resort at Los Coyotes CEQA Checklist City of Buena Park March 27, 2013

2 DATE FILED: March 27, 2013 General Information: 1. Name, address, and phone number of project developer/sponsor: McAuley LCX 8888 Los Coyotes Drive Buena Park, CA Site Address and/or Assessor s Parcel Number: 8888 Los Coyotes Drive Buena Park, CA Assessor s Parcel Numbers , 14 and Project Title: The Resort at Los Coyotes 4. Permit application(s) for the project: Development Agreement, Conditional Use Permit, Tentative Tract Map 5. General Plan Designation/Zoning: Open Space/(OR) Recreational Open Space 6. Surrounding Land Uses: Single-family detached homes in the City of Buena Park and the Ralph B. Clark Regional Park (County of Orange) to the north, single-family detached homes in the City of Fullerton to the east, Malvern Avenue to the south and south of Malvern Avenue are single-family detached homes and condominiums in the City of Buena Park and to the west are single-family detached homes in the City of Buena Park. Project Description 7. Proposed Development/Use: The project is located in Buena Park, CA as shown in Figure 1. Locally the project is proposed for the Los Coyotes Country Club as shown in Figure 2. The project includes construction of 200 private residences and 250 resort and hospitality units on approximately 19.9 acres. The project will require the demolition of the existing country club management office space, former swimming pool and tennis courts that are located The Resort at Los Coyotes Initial Study Checklist Page 1

3 Phil Martin & Associates, Inc. LOS COYOTES COUNTRY CLUB CITY OF BUENA PARK Project Location Source: Phil Martin & Associates, Inc. N Figure 1 Regional Map

4 Phil Martin & Associates, Inc. LOS COYOTES COUNTRY CLUB CITY OF BUENA PARK Project Location Source: Google Maps, 2013 N Figure 2 Local Vicinity Map

5 north of the main clubhouse. The proposed 250 room resort and hospitality building will include structured parking, a 5,000 square foot restaurant and 6,000 square feet of health spa. The project also includes the proposed construction of 10,000 square feet of new space atop the existing club house consisting of 5,000 square feet of gathering/event space, 1,000 square feet of private meeting space and 4,000 square feet of country club management office space. The project will remove the six existing tennis courts and construct two to three replacement courts at a different location within the Los Coyotes Country Club. The project applicant is also considering the development of recreational amenities at the existing one acre maintenance facility site that is located in the southern area of the country club, south of the driving range. If developed with recreational amenities, the existing maintenance site would be consolidated and remodeled to allow the development of recreational amenities within the existing boundary of the maintenance yard. The project site and surrounding land uses are shown in Figure 3, Aerial Photo. The proposed land use plan is shown in Figure 4. The Resort at Los Coyotes Initial Study Checklist Page 4

6 Phil Martin & Associates, Inc. Source: Google Maps, 2013 N LOS COYOTES COUNTRY CLUB CITY OF BUENA PARK Rosecrans Ave. N. Gilbert St. Malvern Ave. Project Location Figure 3 Aerial Photo Beach Blvd.

7 Phil Martin & Associates, Inc. LOS COYOTES COUNTRY CLUB CITY OF BUENA PARK N Source: IMA Design Group Figure 4 Site Plan

8 INITIAL STUDY CHECKLIST CEQA suggests format and content for Initial Studies, including topical checklists to assist in evaluation of a project s potential environmental effects. The Checklist presented in this Section follows the Checklist format and presentation of information identified in the CEQA Guidelines, Appendix G. EXPLANATION OF CHECKLIST CATEGORIES Potential environmental effects of the project are classified and described within the Checklist under the following general headings: applies where the impact simply does not apply to projects like the one involved. For example, if the project site is not located in a fault rupture zone, then the item asking whether the project would result in or expose people to potential impacts involving fault rupture should be marked as. applies where the impact would occur, but the magnitude of the impact is considered insignificant or negligible. For example, a development which would only slightly increase the amount of surface water runoff generated at a project site would be considered to have a less-than-significant impact on surface water runoff. applies where the incorporation of mitigation measures has reduced an effect from to a. mitigation measures should be outlined within the checklist, and a discussion should be provided which explains how the measures reduce the impact to a less-than-significant level. This designation is appropriate for a Mitigated Negative Declaration, where potentially significant issues have been analyzed and mitigation measures have been recommended. applies where the project has the potential to cause a significant and unmitigatable environmental impact. If there are one or more items identified as a, an EIR is required. ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED: The Resort at Los Coyotes Initial Study Checklist Page 7

9 The environmental factors checked below will be potentially affected by this project, involving at least one impact that is as indicated by the checklist on the following pages. Aesthetics Hazards & Hazardous materials Public Services Agriculture Resources Hydrology/Water Quality Recreation Air Quality Land Use/Planning Transportation/Traffic Biological Resources Mineral Resources Utilities/Service Systems Cultural Resources ise Mandatory Findings Geology/Soils Population/Housing Evaluation of Environmental s: A brief explanation is required for all answers except answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A answer should be explained where it is based on project-specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project-specific screening analysis). All answers must take account of the whole action involved, including off-site as well as on-site, cumulative as well as project-level, indirect as well as direct, and construction as well as operational impacts. Environmental Determination: On the basis of this initial evaluation, I find that: I find that the proposed project COULD NOT have a significant impact on the environment and a NEGATIVE DECLARATION will be prepared. I find that although the proposed project could have a significant impact on the environment, there will not be a significant effect in this case because revisions in the The Resort at Los Coyotes Initial Study Checklist Page 8

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11 INITIAL STUDY CHECKLIST AND SUBSTANTIATION Less -Than- I. AESTHETICS. Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to trees, rocks, outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare, which would adversely affect the day or nighttime views in the area? Substantiation: a). The Buena Park General Plan Update does not identify any scenic vistas within the city. Therefore, there are no scenic vistas in Buena Park that would be impacted by the project. In addition, there are no designated scenic vistas in Fullerton that would be impacted by the project. Ralph B. Clark Park, a regional park in the County of Orange, is adjacent to and north of the project. While Ralph B. Clark Park is a regional park, it is not a designated scenic vista. The project would not impact any scenic vistas. b). The State Scenic Highway System is a list of highways that have been designated by the California Department of Transportation (Caltrans) as scenic highways. The California Scenic Highway System lists the highways within the state that are either currently designated as scenic highways or are eligible for that designation. There are no designated or eligible scenic highways within Buena Park or the project area. The closest State designated scenic highway is State Route 91 from State Route 55 to the east city limit of Anaheim, approximately nine miles east of the project. The project would not impact State Route 91 east of State Route 55 or any other state scenic highway. c). The project would require the demolition of the six existing tennis courts and the construction of two to three new tennis courts elsewhere on the site, the removal of some trees and landscaping, the demolition of the single story administrative office building and former swimming pool, grading to provide building pads and the construction of the proposed uses, including development at the maintenance facility site near the southern area of the golf course. The demolition of existing buildings, grading, and construction of the proposed uses would change the existing aesthetics and visual character of the existing golf course and improvements that could potentially have significant aesthetic impacts. The Resort at Los Coyotes Initial Study Checklist Page 10

12 d). The development of the project would create new sources of light and glare with interior and exterior safety and security lighting, aesthetic lighting and parking lot lighting. Any metal surfaces on buildings could generate glare and possibly impact existing residents adjacent to the buildings. The project would generate new sources of light and glare that could impact existing residents. Sources: City of Buena Park General Plan. II. AGRICULTURE RESOURCES - In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Department of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the Project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use? Substantiation: a). The project site and the area surrounding the site are classified as Urban and Built-Up land by the California Department of Conservation, Division of Land Resource Protection and the project site and area include residential, commercial, industrial, airports, golf courses, etc. The Urban and Built-Up land designated does not include any type of agricultural use. As a result, the project would not convert farmland to a non-agricultural use. b). The project site is zoned Recreational Open Space, which does not allow agricultural use. The project site is not in a Williamson Act contract based on the California Department of Conservation, Division of Land Resource Protection. The project would not have any agricultural zoning or Williamson Act impacts. c). The project does not propose any changes or improvements that would convert any type of farmland to non-agricultural use. There is no farming or agricultural use on the site, thus the project would not have any farmland conversion impacts. The Resort at Los Coyotes Initial Study Checklist Page 11

13 Sources: ftp://ftp.consrv.ca.gov/pub/dlrp/fmmp/pdf/2010/ora10.pdf ftp://ftp.consrv.ca.gov/pub/dlrp/wa/orange_wa_03_04.pdf III. AIR QUALITY - Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non-attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant concentrations? e) Create objectionable odors affecting a substantial number of people? Substantiation: a). The project air emissions generated during demolition, grading, construction and the life of the project could exceed adopted air quality emissions thresholds and conflict with the implementation of the Air Quality Management Plan for the South Coast Air Quality Management District. Area source emissions could exceed adopted air emission thresholds and have localized air quality impacts. An air quality report will be prepared to determine the potential air quality impacts of the project. b). The air emissions generated during demolition, grading, construction and the life of the project could exceed adopted air emission thresholds for NOx and particulates for the South Coast Air Quality Management District. An air quality report will be prepared to estimate the level of all project generated air emissions, including NOx and particulates, to determine the potential air quality and emission impacts of the project. c). The construction and operational air emissions could, along with other projects in Buena Park and the area, exceed federal and/or state air emission thresholds and have cumulative air emission impacts. An air quality report will be prepared to estimate the cumulative air emissions and the potential cumulative air quality impact. d). The project is surrounded by residential development. The adjacent residents are considered sensitive receptors and the air emissions that would be generated during demolition, grading, construction and the life of the project could expose The Resort at Los Coyotes Initial Study Checklist Page 12

14 existing residents in close proximity to the site to substantial pollutant concentrations. An air quality report will be prepared to estimate the localized significant air emissions of the project to the adjacent residents to the site. e). While the proposed residences will not generate odors, the proposed restaurant would generate odors that could impact area residents. Odors generated by the operation of construction equipment to grade the site and construct the project could significantly impact area residents. An air quality report will be prepared to determine if the project will generate odors that could impact sensitive receptors in close proximity to the site. Sources:. IV. BIOLOGICAL RESOURCES. Would the Project: a) Have a substantial adverse affect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, polices, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) though direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Substantiation: a) Less Than. The existing habitat within the areas that are proposed for development will be removed. The existing habitat that will be removed includes introduced urban plant species. native habitat will be removed, thus no sensitive or special status The Resort at Los Coyotes Initial Study Checklist Page 13

15 plant species will be impacted. The project will require the removal of several introduced non-native ficus trees near the administrative offices that will be demolished. There are no known candidate, sensitive or special plant or animal species that will be impacted by the project. b). There are no riparian or other sensitive habitats within any of the areas that are proposed for development. The project will not impact riparian or sensitive habitat. c). There are no wetlands within the areas of the golf course that are proposed for development. The project will not impact wetlands. d) Less Than. Migratory waterfowl, such as ducks and geese, are known to be attracted to the water features and ponds within the golf course. However, the project does not propose to remove, change or modify any of the existing water features throughout the golf course that attract waterfowl. The migratory waterfowl that use the golf course water features will continue to use the water features without any substantial interference or interruption once the project is constructed. Any interruption to the wildfowl during grading and construction will be short-term. The areas of the site that are proposed for development do not include any wildlife corridors or wildlife nursery sites. The project will not impact migratory wildlife. e). The project will not remove or disturb any protected biological resources. The trees and other introduced urban landscape materials that will be removed to allow project construction are not protected by the city in the form of ordinances or other city regulations. The project will not conflict with existing city ordinances or regulations that protect biological resources on the site. f). Buena Park does not have an adopted habitat conservation plan because there are no natural habitat areas in the city. The project is not located in an approved habitat conservation plan area and will not conflict with any habitat conservation plan. Sources: Buena Park General Plan Update EIR, Section V. CULTURAL RESOURCES. Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in ? b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? The Resort at Los Coyotes Initial Study Checklist Page 14

16 Substantiation: a). The Buena Park General Plan (Exhibit ) shows a historical resource (Los Coyotes Monument) within the Los Coyotes Country Club. The Los Coyotes Monument is located by a flag pole west of the Los Coyotes Country Club clubhouse near the entrance to the golf course. The Monument acknowledges the Commodore Stockton encampment, prior to the Battle of the San Gabriel River in 1847, that occurred in Buena Park. The project proposes to retain and not disturb the Los Coyotes Monument. There are no historical resources on the site that would be impacted by the project. b). The Buena Park General Plan provides information of the possibility of a prehistoric resource site extending into the City s northwest boundary (also incorporated into the Ralph B. Clark Regional Park). The site was identified in 1975 as being within the boundaries of Buena Park and Fullerton. Based on a 1995 re-evaluation the site boundaries were found to lie in Fullerton. The Archaeological Information Center at the University of California at Los Angeles has not confirmed whether the archaeological site is within the boundaries of Buena Park. The project site is in close proximity to this known prehistoric resource site and if present its disturbance by the project could have a potentially significant impact. A cultural resource survey of the area proposed for development will be conducted and the results included in the environmental impact report. c). The Emery Borrow Pit Fossil site is located at the Ralph B. Clark Regional Park that is adjacent to and north of the Los Coyotes Country Club. The Emery Borrow Pit Fossil was a marsh inhabited by many forms of life that are now extinct, including the ancient mammoth, ground sloth, and ring tailed cat. These important scientific and prehistoric resources are preserved in fossil beds at the Ralph B. Clark Regional Park. The Buena Park General Plan suggests that the discovery of additional paleontological resources within this area is possible. If present in the area of the site proposed for development, the project could significantly impact paleontological resources during grading and construction. d). There are no formal cemeteries within the boundary of the Los Coyotes Country Club. The project will not impact any known cemetery. Sources: Buena Park General Plan Update EIR, Section 5.10 Cultural Resources VI. GEOLOGY AND SOILS. Would the Project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: The Resort at Los Coyotes Initial Study Checklist Page 15

17 i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic-related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result Substantiation: of the project, and potentially result in on- or offsite landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? a) i). There are numerous faults within five miles of the project and could impact the project should an earthquake fault rupture occur by one of the faults. The rwalk fault extends in a northwest to southeast direction through the southern portion of the country club. While no surface faulting has been associated with this fault, the fault is capable to generate a 6.3 magnitude earthquake on the Richter scale. Movement of the rwalk fault or other active faults in the region could potentially have significant faulting impacts to the project. A geotechnical report will be prepared to determine if existing faults in the region will impact the project. ii). There are approximately twelve earthquake faults in the southern California area that could cause strong seismic ground shaking at the site and potentially impact the project. A geotechnical report will be prepared to determine if ground shaking will impact the project. iii). Most of Buena Park and an area in the southern area of the country club are exposed to liquefaction potential as shown in Exhibit of the Buena Park General Plan Update EIR. While the areas of the country club that are proposed for development are outside known liquefaction areas, the project is close enough to liquefaction The Resort at Los Coyotes Initial Study Checklist Page 16

18 areas to warrant further study. A geotechnical report, including a liquefaction analysis, will be prepared to determine if liquefaction exist for the areas proposed for development and if present, the potential impact to the project. iv) Less Than. The areas that are proposed for development are less than 4% slope and relatively flat. There are no steep hillsides in any of the areas proposed for development. The project will not be impacted by or cause landslides. The project will not have landslide impacts. b). The project will require demolition of the existing singlestory administrative office building, tennis courts, and maintenance facility. The site will also require grading to provide building pads, parking and proper drainage facilities. The exposure of dirt during grading and construction could result in potentially significant soil erosion impacts if the exposed soil is not adequately protected. c). Most of Buena Park and the southern area of the country club are exposed to liquefaction potential as shown in Exhibit of the Buena Park General Plan Update EIR. While the areas proposed for development are outside the known potential liquefaction areas, the development is close enough to liquefaction areas to warrant further study. A geotechnical report, including a liquefaction analysis, will be prepared to determine if liquefaction is present for any of the areas that are proposed for development and the significance of the impact to the project. d). There are expansive soils in Buena Park and could exist in the areas that are proposed for development. A geotechnical report will be prepared to determine if expansive soils are present and if present, the potential impact to the project. e). The project will be required by the City of Buena Park to connect to the existing public wastewater collection and treatment system that presently serves the country club. The project applicant is not proposing the use of septic tanks for the disposal of wastewater. Sources: Buena Park General Plan Update EIR: Exhibit Regional Faults; Exhibit Liquefaction/Landslide Potential; Exhibit Differential Settlement and Expansion Potential; Table Fault Location and Probability.. VII. HAZARDS AND HAZARDOUS MATERIALS. Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? The Resort at Los Coyotes Initial Study Checklist Page 17

19 b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the likely release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Section and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for the people residing or working in the project area? f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for the people residing or working in the project area? g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Substantiation: a) Less Than. The project does not propose to use any materials that will be classified as hazardous. The only potentially hazardous materials that will be used after completion of the project are janitorial and cleaning materials that are routinely used to maintain and clean hospitality units and residences. The janitorial cleaning products that will be used by the project will not create a significant hazard to the public or the environment. b). Due to the age of the existing administrative office building it is likely that hazardous materials such as asbestos, lead based paint, and mercury in thermostats exist in the building. The National Emission Standards for Hazardous Air Pollutants (NESHAP) mandates that building owners conduct an asbestos survey to determine the presence of asbestos containing materials (ACMs) prior to the commencement of remedial work, including demolition. If ACM material is found, abatement of asbestos will be required prior to any demolition activities. Prior to the demolition of the administrative office building it will be surveyed for hazardous materials including asbestos, lead based paint, mercury, etc. All hazardous materials must be removed from all buildings The Resort at Los Coyotes Initial Study Checklist Page 18

20 and/or structures that will be demolished and hauled to a suitable location for disposal in compliance with all Federal and State regulations. Proof of the proper removal and disposal of all hazardous materials from the office building and other structures that are demolished must be provided to the city before a demolition permit is issued. Because the city will require that all hazardous materials that are present within any building that will be demolished must be removed and disposed in compliance with all laws and regulations prior to demolition, no significant impacts are anticipated to the public or the environment through the release of hazardous materials into the environment. In the past there may have been crankcase oil, pesticides, herbicides or petrochemicals spilled on the ground within the golf course maintenance yard. Depending on the type and quantity of material spilled, if any, there could be hazardous materials that could be released to the environment during project grading and construction at the maintenance yard site and have a potentially significant impact. A Phase I Environmental Site Assessment will be prepared to identify any hazardous materials on the site which could impact the project. c). Emery Intermediate School is located approximately one-quarter mile west of the site and the closet existing school to the project. As discussed in a) and b) above, the project will not emit any hazardous emissions or acutely hazardous materials that could impact Emery Intermediate School. d) Less Than. The McColl Federal Superfund petroleum waste dump site is located adjacent to and northeast of the Los Coyotes Country Club. The waste site is approximately 1,500 feet northeast of the area proposed for development. The McColl site has been successfully remediated. EPA approved the Final Remedial Action Report for the McColl site in April 1998 and signed the Superfund Closeout Report on June 30, The project does not propose any development adjacent to or within 1,500 of the McColl site. The McColl site will not impact the project. e). The project is located approximately one mile north of Fullerton Airport, which is a public municipal general aviation airport. The Orange County Airport Land Use Commission (ALUC) adopted an Airport Environs Land Use Plan (AELUP) for Fullerton Airport. The AELUP (amended vember 18, 2004) identifies the maximum height of buildings that can be developed within the environs of Fullerton Airport. The project is located within the building height restriction area of Fullerton Municipal airport. Development of structures more than 200 feet above ground level will require filing with the Federal Aviation Administration (FAA) and ALUC. Any new construction or addition in excess of the building height restriction of 200 feet would potentially impact the allowable height environs of the Fullerton Municipal airport. f). There is no private airport within two miles of the project. The closest private airport is the Joint Forces Training Base in Los Alamitos, which is approximately six miles southwest of the project. The project will not impact operations at the Joint Forces Training Base or any other private airport in the region. g) Less Than. Buena Park adopted an Emergency Operations Plan (EOP) in vember There are no aspects of the project that will interfere with or significantly impact the Buena Park EOP.. The Resort at Los Coyotes Initial Study Checklist Page 19

21 h). The areas surrounding the country club are primarily developed with singlefamily residential homes. Ralph B. Clark Regional Park is located adjacent to and north of the country club. There are no wildlands either on or adjacent to the project site. The project will not be impacted by a wildland fire. Sources: Buena Park General Plan Update EIR, Section 5.9 Hazards and Hazardous Materials VIII. HYDROLOGY AND WATER QUALITY. Would the project: a) Violate any water quality standards or waste discharge requirements? b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of the preexisting nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or offsite? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite? e) Create or contribute runoff water which would exceed the capacity of the existing or planned storm water drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? The Resort at Los Coyotes Initial Study Checklist Page 20

22 k) impact storm water runoff from construction activities? l) Result in a potential for discharge of stormwater pollutants from areas of material storage, vehicle or equipment fueling, vehicle or equipment maintenance (including washing), waste handling, hazardous materials handling or storage, delivery areas, loading docks or other outdoor work areas for post-construction activities? m) Otherwise result in any other potential impacts to stormwater runoff from post-construction activities? n) Substantially increase the flow velocity or volume of stormwater runoff to cause erosion or habitat impacts within the project site or downstream? Substantiation: a). Chemicals and materials could be discharged during project construction and throughout the life of the project that could violate water quality standards unless measures are designed and incorporated into the project to minimize or eliminate surface water quality impacts. The project could have water quality impacts. b) Less Than. The project will reduce open space areas within the site that currently allow water percolation and groundwater recharge. Certain existing turf and landscaped areas will be proposed for development with buildings, sidewalks and other nonpermeable surfaces. An increase of impervious areas on the site will reduce the area of pervious land available for rainfall percolation and groundwater recharge. The project proposes to collect and retain the on-site surface water runoff from the proposed developed areas. Although the project will reduce some pervious areas that allow percolation and groundwater recharge, the retention of the majority of the surface water from the developed areas will continue to allow rainfall to percolate and recharge the groundwater. c). The project proposes to retain the existing storm water drainage patterns and collection systems within the golf course and accommodate the proposed development. While the project does not propose to significantly alter or change the course of any on-site drainage, the change to the existing on-site drainage system to accommodate the proposed development could have erosion and/or siltation impacts. The project does not propose to change or alter any existing stream or river that could have substantial siltation or erosion impacts. A hydrology report will be prepared to identify the drainage improvements required for the project. The project developer will be required by the Santa Ana Regional Water Quality Control Board to prepare a Water Quality Management Plan (WQMP) to describe all post-construction activities and Best Management Practices (BMPs) that will be implemented into the project to reduce storm water pollution along with on-site storm water retention and reduced surface water runoff. The Resort at Los Coyotes Initial Study Checklist Page 21

23 d). While the project proposes to retain the existing storm water drainage patterns, the increase in the amount of impermeable surfaces and the resulting increase in water could increase the rate and/or amount of surface water runoff from the site and result in on- or off-site flooding. A hydrology report will be prepared to determine if the project will have surface water runoff and flooding impacts. e). Because the project will construct buildings and other impervious surfaces, the existing pervious areas on the golf course that are available for water percolation will be reduced. Therefore, the project will increase the quantity of surface water runoff generated and potentially impact the capacity of the local downstream storm drain system. As discussed in a) above, the project could also increase the quantity of polluted runoff if measures are not designed and incorporated into the project to reduce surface water runoff pollution. f). As discussed in a) above, the project could substantially degrade water quality if measures to reduce water quality impacts are not designed and incorporated into the project. g). The areas proposed for development are not located within a 100-year flood plain. The project will not place housing in a 100-year flood plain and will not have any flooding impacts to existing or proposed housing. h). As stated in g) above, the project is outside the 100-year flood zone and does not propose development in a 100-year flood zone. The project will not redirect or impede flood flows. i). There are no levees adjacent to or upstream of the project. A majority of the city is located within the dam inundation area of Prado Dam. The dam provides flood control and water conservation storage for Orange County. The dam is located approximately 22 miles northeast of the City, on the Santa Ana River, west of the City of Corona. A small area of the City located northeast of Auto Center Drive, west of Dale Street and just north of Whitaker Avenue is located within the dam inundation area of Fullerton Dam. The north/central portion of the City between the SR-91 Freeway and Malvern Avenue is located within the inundation areas of Brea and Carbon Canyon Dams. The project is not located within any of the inundation areas of Prado, Fullerton, Brea or Carbon Canyon dams. Therefore, the project will not be impacted by a dam failure. j). There are two ponds within the Los Coyotes Golf Course. Neither pond is adjacent to or upstream of the proposed areas for development. The project is approximately twelve miles inland from the Pacific Ocean. There are no hillsides adjacent to the areas of the site that are proposed for development. The project will not be impacted by a seiche, tsunami or mudflow. k). As discussed in sections a) and e) above, the project could impact surface water runoff during construction if proper measures and precautions are not installed and maintained during construction.. The Resort at Los Coyotes Initial Study Checklist Page 22

24 l). There is an above-ground fuel storage tank in the maintenance area of the golf course that may require relocation if development of recreational amenities occurs within the maintenance area. The relocation of the fuel tank, if required, could discharge diesel fuel if not properly designed, constructed and conducted. m) Less Than. There are no post-construction activities such as the existing use of fertilizers, pesticides, herbicides and other chemicals at the golf course that will increase due to the project. The project will not have any significant post-construction water quality impacts. n). The project will reduce permeable surface areas and increase the quantity of surface water runoff generated from the golf course. The increase in surface water runoff by the project could have downstream erosion or habitat impacts. Sources: Buena Park General Plan Update EIR, Section 5.8 Hydrology, Drainage and Water Quality. IX. LAND USE. Would the project: a) Physically divide or disrupt an established community? b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation plan or natural community conservation plan? Substantiation: a). The project is proposed within the boundary of the Los Coyotes Country Club and will not divide the Country Club or any other established community. b). The Los Coyotes Country Club is designated Open Space by the General Plan and Recreational Open Space by the zoning code. The project, as proposed, will include a development agreement, conditional use permit, and a tract map. By policy the Open Space and Recreation Element of the Buena Park General Plan allows additional uses at the Los Coyotes Country Club, including hospitality hotel, spa, golf course-oriented residential dwelling units, and other golf-related amenities that include the uses proposed by the project. Therefore, the project is consistent with the General Plan. c). There is no habitat conservation plan or natural community conservation plan in Buena Park. The project will not impact any conservation plan. The Resort at Los Coyotes Initial Study Checklist Page 23

25 Sources: Buena Park General Plan and Zoning Ordinance X. MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and to the residents of the state? b) Result in the loss of availability of a locally important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Substantiation: a) - b). There are no mineral resources on the site or in the project area that are of any value to the region or the State of California. The Buena Park General Plan does not designate any locally important mineral resource areas in the city. The project will not have mineral resource impacts. Sources: Buena Park General Plan XI. NOISE. Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive ground borne vibration or ground borne noise? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? The Resort at Los Coyotes Initial Study Checklist Page 24

26 Substantiation: a). The increase in the intensity of development within the Los Coyotes Country Club by the project could increase noise levels and expose future residents of the project as well as country club guests and existing adjacent residents to levels that exceed existing city noise level standards. A noise study will be prepared to evaluate the potential noise levels of the project and determine if the project generated noise levels will exceed city noise level standards and significantly impact project residents, guests and/or adjacent residents. b) Less Than. The project is not anticipated at this time to generate any excessive ground borne vibrations that will significantly impact existing uses within the Los Coyotes Country Club or adjacent residents. While some vibration will be generated during project construction associated with the operation of grading equipment to grade the site and compact the soil for building pads, the areas where grading and soil compaction will occur are far enough from existing residents that significant vibration impacts are not anticipated. c). As discussed in a) above, the operations of the project will increase the existing noise levels both on and adjacent to the Los Coyotes Country Club. The project will increase noise levels due to increased traffic by project residents and hospitality guests, the movement of service vehicles and added people on the site, which will increase noise. A noise study will be prepared to determine if increased noise levels will substantially increase over existing noise levels and impact guests of the country club and area residents. d). The project could generate short-term noise levels during construction that temporarily and periodically exceed existing noise levels and impact guests within the Los Coyotes Country Club that are closest to the construction area. The shortterm construction noise impacts could also impact area residents that are in close proximity to the construction area. The noise report that will be prepared will calculate the short-term project noise levels generated during construction and identify any potential short-term construction noise impacts. e) - f) Less Than. The project is located approximately one mile north of Fullerton Airport, which is a public municipal general aviation airport. The noise associated with the operation of the Fullerton Airport will not impact project residents and hospitality guests because the flight patterns of the airport do not extend over the golf course. Therefore, noise from the airport will not significantly impact the project. Sources: XII. POPULATION AND HOUSING. Would the project: a) Induce substantial population growth in the area, either directly (e.g., by proposing new homes and businesses) or indirectly (e.g., through the extension or roads or other infrastructure)? The Resort at Los Coyotes Initial Study Checklist Page 25

27 b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people necessitating the construction of replacement housing elsewhere? Substantiation: a) Less Than. The development of up to 200 residences could, based on an average household size of 3.37 persons 1, generate up to 506 new residents to Buena Park. Based on a current population of 80,530 people the addition of 506 new residents equals an increase to the current population of 0.6 percent. Some of the project residents could be existing Buena Park residents which in this case not all of the estimated 506 project residents would be new people to Buena Park. While the average household size in Buena Park is 3.37 persons the residential units proposed for the project may not all be occupied by families, but occupied by empty nesters and/or retired couples so the number of new residents to the city due to the project could be less than estimated. Even with the maximum number of 506 new residents the project will not substantially increase the city s population. The project will not have a significant population increase and impact. b) c). There are no current residences on the site, thus the project will not require the demolition of any existing housing that will require the construction of replacement housing either on or off the site. Sources: XIII. PUBLIC SERVICES. Would the project result in substantial adverse physical impacts associated with the provision of the new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire Protection? b) Police Protection? c) Schools? Census The Resort at Los Coyotes Initial Study Checklist Page 26